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Agenda 12/12/2017 Item #9A12/12/2017 EXECUTIVE SUMMARY Recommendation to approve the single petition within the 2016 Cycle 3 of Growth Management Plan Amendments for transmittal to the Florida Department of Economic Opportunity for review and Comments response for an amendment specific to the Goodlette/Pine Ridge Commercial Infill Subdistrict at the northeast corner of Pine Ridge Road and Goodlette-Frank Road. (Transmittal Hearing) (PL20160002360/CP-2016-3) OBJECTIVE: For the Board to approve the single petition in the 2016 Cycle 3 of amendments to the Collier County Growth Management Plan (GMP) for transmittal to the Florida Department of Economic Opportunity. CONSIDERATIONS: Chapter 163, F.S., provides for an amendment process for a local government’s adopted Comprehensive Plan. Collier County Resolution No. 12-234 provides for a public petition process to amend the GMP. The Collier County Planning Commission (CCPC), sitting as the “local planning agency” under Chapter 163.3174, F.S., held their Transmittal hearing for the 2016 Cycle 3 petition on November 16, 2017 (one petition only, PL20160002360/CP-2016-3). This Transmittal hearing for the 2016 Cycle 3 considers an amendment to the Future Land Use Element (FLUE). The GMP amendment requested is specific to the entire Subdistrict, approximately 30.65 acres, and is located in the northeast quadrant of Pine Ridge Road (CR 896) and Goodlette-Frank Road North (CR 851) in Section 10, Township 49 South, Range 25 East (Central Naples Planning Community). The subject site encompasses the Pine Ridge Commons PUD and is already approved for 275,000 sq. ft. of office and retail commercial uses and preserve ‒ and has been partially developed with approximately 205,000 square feet. This petition seeks to amend the GMP, adopted by Ordinance No. 89-05, as amended, specifically amending the Future Land Use Element (FLUE) and Map Series by: Removing the text of the Goodlette/Pine Ridge Commercial Infill Subdistrict from the Urban Commercial District and adding the Goodlette/Pine Ridge Mixed Use Subdistrict text to the Urban Mixed Use District; allowing up to 375 multi-family residential rental dwelling units and 275,000 square feet of commercial development; and, creating a new Goodlette/Pine Ridge Mixed Use Subdistrict map, for inclusion in the Future Lane Use Element map series to replace the existing Goodlette/Pine Ridge Commercial Infill Subdistrict map. The proposed amended Subdistrict text, as recommended by the Collier County Planning Commission (CCPC), is depicted in Ordinance Exhibit “A.” Based on the review of this large-scale GMP amendment petition, including the supporting data and analysis, staff makes the following findings and conclusions. There are no adverse environmental impacts as a result of this petition. No historic or archaeological sites are affected by this amendment. The proposed uses are generally compatible with surrounding development. The proposed Subdistrict shares characteristics of the Mixed Use Activity Center Subdistrict, 12/12/2017 including mixed use, high density, location at a major intersection, and proximity to residential development. The infrastructure needed to serve the development can be provided without related levels of service concerns. Transportation-related concerns were brought forward by citizens at the Neighborhood Information Meeting; however, Transportation Planning has determined there would be a net decrease in the number of vehicle trips. Based on data and analysis submitted for the supply of, and demand for, existing and potential multi-family residential rental development within the study area for the subject property, the need for the maximum of 375 dwelling units contemplated by this amendment has been demonstrated. This location fulfills the localized need to provide market-rate rental housing near employment and shopping. The Pine Ridge Commons PUD was approved via Ordinance #99-94 for commercial/office uses in December 1999, almost 18 years ago. Correlating amendments to the Pine Ridge Commons PUD have been submitted and may be heard subsequent to, or concurrent with, the Adoption phase of this GMPA application. The data and analysis provided for the amendment generally supports the proposed changes to the FLUE. The complete staff analysis of this petition is provided in the CCPC Staff Report. FISCAL IMPACT: No fiscal impacts to Collier County result from this amendment, as this approval is for the Transmittal of this proposed amendment. Petition fees account for staff review time and materials, and for the cost of associated legal advertising/public notice for the public hearings. GROWTH MANAGEMENT IMPACT: Approval of the proposed amendment by the Board for Transmittal and its submission to the Florida Department of Economic Opportunity will commence the Department’s thirty (30) day review process and ultimately return the amendment to the CCPC and the Board for Adoption hearings tentatively to be held in the Spring of 2018. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: “plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.” Section 163.3177(1)(f), FS. In addition, Section 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys, studies and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. 12/12/2017 i. The discouragement of urban sprawl. j. The need for job creation, capital investment and economic development that will strengthen and diversify the community’s economy. And FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. It requires a majority vote for approval because this is a transmittal hearing. [HFAC] STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC forward petition PL20160002360/CP-2016-3 to the Board with a recommendation of approval. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition at their November 16, 2017 meeting and voted unanimously 6-0 to forward the subject petition to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity. There was public opposition to the petition and therefore it could not be placed on the summary agenda. Prepared by: Sue Faulkner, Principal Planner, and David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section, Zoning Division ATTACHMENT(S) 1. CCPC Staff Report CP-2016-1 Pine Ridge Commons FNL (PDF) 2. PL20160002360_Rev_Reso_ - 110317 (PDF) 3. [Linked] PineRidgeCommons_Petition_#4059 (PDF) 4. Legal Ad - Agenda ID 4059 (PDF) 12/12/2017 COLLIER COUNTY Board of County Commissioners Item Number: 9.A Doc ID: 4059 Item Summary: Recommendation to approve the single petition PL20160002360/CP-2016-3 within the 2016 Cycle 3 of Growth Management Plan Amendments for transmittal to the Florida Department of Economic Opportunity for review and Comments response for an amendment specific to the Goodlette/Pine Ridge Commercial Infill Subdistrict at the northeast corner of Pine Ridge Road and Goodlette-Frank Road. (Transmittal Hearing) Meeting Date: 12/12/2017 Prepared by: Title: Planner, Senior – Zoning Name: Marcia R Kendall 11/08/2017 10:50 AM Submitted by: Title: Division Director - Planning and Zoning – Zoning Name: Michael Bosi 11/08/2017 10:50 AM Approved By: Review: Growth Management Department David Weeks Additional Reviewer Completed 11/08/2017 11:23 AM Zoning Michael Bosi Additional Reviewer Completed 11/08/2017 11:26 AM Growth Management Department Judy Puig Level 1 Reviewer Completed 11/09/2017 10:35 AM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 11/17/2017 8:25 AM Growth Management Department Thaddeus Cohen Department Head Review Completed 11/17/2017 4:23 PM Growth Management Department James French Deputy Department Head Review Completed 11/27/2017 7:27 AM Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 11/27/2017 8:40 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 11/28/2017 10:31 AM Budget and Management Office Mark Isackson Additional Reviewer Completed 11/28/2017 3:25 PM County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 11/29/2017 12:03 PM Board of County Commissioners MaryJo Brock Meeting Pending 12/12/2017 9:00 AM Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 11 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: November 16, 2017 RE: PETITION CP-2016-03/PL20160002360, LARGE SCALE GROWTH MANAGEMENT PLAN AMENDMENT (Companion to PUDA- PL20160002306) [TRANSMITTAL HEARING] ELEMENT: FUTURE LAND USE ELEMENT (FLUE) AGENT/APPLICANT/OWNER(S): Agents: Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Owner/Applicant: Trail Boulevard, LLLP. 2600 Golden Gate Parkway Naples, FL 34105 Owner: Goodlette Pine Ridge II, LLC 2600 Golden Gate Parkway Naples, FL 34105 GEOGRAPHIC LOCATION: The subject property, a ±30.65-acre planned unit development, is located in the northeast quadrant of Pine Ridge Road (CR 896) and Goodlette-Frank Road N. (CR 851) in Section 10, Township 49 South, Range 25 East. (Central Naples Planning Community). Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 11 REQUESTED ACTION: The applicant proposes a large-scale Comprehensive Plan amendment to the Future Land Use Element (FLUE), specifically to rename the Goodlette/Pine Ridge Commercial Infill Subdistrict as Goodlette/Pine Ridge Mixed Use Subdistrict and amend the text to add a residential use for a maximum of 375 multi-family dwelling units for rental, while continuing to allow a maximum of 275,000 square feet of office and commercial uses to create a Mixed Use Subdistrict. The applicant also proposes to create a new map (“Goodlette/Pine Ridge Mixed Use Subdistrict”) to replace the map “Goodlette/Pine Ridge Commercial Infill” in the Future Lane Use Map series, which will identify the newly named and revised Subdistrict. Though the existing Subdistrict is deleted from the Urban Commercial District and the new Subdistrict is added to the Urban Mixed Use District, the substantive change is to add the allowance for 375 multi -family rental units and a maximum height for residential buildings – see below. The proposed amended Subdistrict text is as follows: (Single underline text is added, single strike-through text is deleted, and is also reflected in the Ordinance Exhibit A). A. Urban Mixed Use District [Page 47] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 19. Goodlette/Pine Ridge Mixed Use Subdistrict This Subdistrict consists of 31 acres and is located at the northeast quadrant of two major arterial roadways, Pine Ridge Road and Goodlette-Frank Road. In addition to uses generally allowed in the Urban designation, the intent of the Goodlette/Pine Ridge Commercial Infill Mixed Use Subdistrict is to provide shopping, personal services and Proposed Project Site Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 3 of 11 employment for the surrounding residential areas within a convenient travel distance. The Subdistrict also permits multi-family rental residential dwelling units. The Subdistrict is intended to be compatible with the neighboring Pine Ridge Middle school and nearby residential development and therefore, emphasis will be placed on common building architecture, signage, landscape design and site accessibility for pedestrians and bicyclists, as well as motor vehicles. Access to the Goodlette/Pine Ridge Commercial Infill Mixed Use Subdistrict may feature a signalized traffic access point on Goodlette-Frank Road, which may provide for access to the neighboring Pine Ridge Middle School. Other site access locations will be designed consistent with the Collier County access management criteria. Commercial Ddevelopment intensity within the Subdistrict will be limited to single-story retail commercial uses, while professional or medical related offices, including financial institutions, may occur in three-story buildings. A maximum of 275,000 square feet of gross leasable area for retail commercial and office and financial institution development may occur within this Subdistrict. Retail commercial uses shall be limited to a maximum of 125,000 square feet of gross leasable area on the south +/- 23 acres. No individual retail commercial use may exceed 65,000 square feet of gross leasable area. Residential development within the Subdistrict will be a maximum of 375 multi -family rental dwelling units. The maximum height for residential buildings shall be 4 stories over parking. Unless otherwise required by the South Florida Water Management District, the 0.87± acre wetland area located on the northeastern portion of the site will be preserved. A total of 1.47 acres of native vegetation shall be provided within this Subdistrict. PURPOSE/DESCRIPTION OF PROJECT: The purpose of the Growth Management Plan Amendment is to create text and a map for a new Mixed Use Subdistrict (Goodlette/Pine Ridge Mixed Use Subdistrict) to replace the commercial- only Subdistrict (Goodlette/Pine Ridge Commercial Infill Subdistrict). The Subdistrict boundaries and acreage will remain the same but will allow residential uses along with previously approved retail commercial and office uses. The amendment is necessary in order to allow residential development of a maximum of 375 multi-family rental dwelling units in addition to the previously approved maximum of 275,000 square feet of retail commercial and office uses, as part of this proposed mixed use Subdistrict. A new map will be created of the Goodlette/Pine Ridge Mixed Use Subdistrict and included in the Future Land Use Map Series of the Future Land Use Element, while the Goodlette/Pine Ridge Commercial Infill Subdistrict Map will be removed from same. SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Subject Property: The +30.65-acre subject site is zoned Pine Ridge Commons Planned Unit Development (PUD) allowing uses from the Commercial Professional and General Office District (C -1), Commercial Convenience District (C-2), and Commercial Intermediate District (C-3) zoning districts. The Future Land Use designation of the Subdistrict as shown on the Future Land Use Map is Urban Designation, Commercial District, Goodlette/Pine Ridge Commercial Infill Subdistrict. The site is Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 4 of 11 developed with approximately 205,000 square feet of the approved maximum of 275,000 square feet of commercial and office uses. Surrounding Land Uses: North: To the north is the North Naples United Methodist Church Mixed Use Planned Unit Development (MPUD) that is designated Urban, Mixed Use District, Urban Residential Subdistrict; it is developed with a multipurpose field, sand volleyball courts, and parking lot. Further to the north is the North Naples United Methodist Church and Village School campus and single-family subdivision (Autumn Woods), all zoned 300 Acre Goodlette Road PUD and designated Urban, Mixed Use District, Urban Residential Subdistrict. South: Immediately adjacent to the south (across Pine Ridge Road), are residential single- family units and recreation area zoned Northgate Village PUD and partially zoned within the Corridor Management Overlay; this area is designated Urban, Mixed Use District, Urban Residential Subdistrict. Further to the south is a golf course zoned GC, Golf Course, and designated Urban, Mixed Use District, Urban Residential Subdistrict, and residential single-family units, zoned Residential Single-Family 3 dwelling units per acre (RSF-3), designated Urban, Mixed Use District, Urban Residential Subdistrict, and the Moorings Park development with a mix of residential dwelling units, assisted living and nursing facilities, located in the City of Naples. West: Immediately adjacent to the west (across Goodlette-Frank Road N.) are residential single-family units and undeveloped lots, zoned A, Rural Agricultural and designated Urban, Mixed Use District, Urban Residential Subdistrict. Further to the west are mostly residential single-family units, zoned Residential Single-Family 1 dwelling unit per acre (RSF-1) and designated Urban, Mixed Use District, Urban Residential Subdistrict, and beyond the residential there are parcels zoned General Commercial District (C-4), designated Urban, Commercial District, Mixed Use Activity Center #12 Subdistrict, and developed mostly with retail, office, and restaurant uses. East: Immediately adjacent to the east is a North Naples Fire Station and offices, zoned Commercial Professional and General Office District (C-1) and Pine Ridge Middle School, zoned A, Agricultural with provisional use, designated Urban, Mixed Use District, Urban Residential Subdistrict. Further to the east is the Mission Square PUD developed with a shopping center containing restaurants, retail uses, etc., and designated Urban, Mixed Use District, Urban Residential Subdistrict, and a commercial PUD (Jaeger) and Heavy Commercial District (C-5), developed with a variety of commercial uses and designated Urban, Mixed Use District, Urban Residential Subdistrict, and the Pine Ridge Industrial Park, zoned I, Industrial, designated Urban, Industrial District, and developed with a variety of industrial uses. STAFF ANALYSIS: Background and Considerations: The Goodlette/Pine Ridge Commercial Infill Subdistrict was created via Ordinance #99-15, approved by the Collier County Board of County Commissioners on February 23, 1999. The intent of the Subdistrict was to provide shopping, personal services and employment for the surrounding residential areas within a convenient travel distance. According to Ordinance #99- Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 5 of 11 15, “retail commercial uses shall be limited to a maximum of 125,000 square feet of gross leasable area on the south ±23 acres and no individual retail tenant may exceed 65,000 square feet of gross leasable area. Development intensity within this district will be limited to single-story retail commercial uses, while professional or medical related offices, including financial institutions, may occur in three-story buildings.” The applicant proposes to create a Mixed Use Subdistrict to allow residential development in the Subdistrict in addition to the previously allowed commercial development. The proposed text for the new Subdistrict includes the following statements: “Residential development within the Subdistrict will be a maximum of 375 multi-family rental dwelling units. The maximum height for residential buildings shall be 4 stories over parking.” Residential density, building height and compatibility (including appropriateness of the location) for this project are identified by staff as the main areas of concern to address. Density: This petitioner is proposing adding a residential component of 375 multi-family rental dwelling units. Comprehensive Planning staff reviewed the FLUE’s density rating system to determine residential density eligibility for the Goodlette/Pine Ridge Subdistrict site. The Base Density in the Urban Designation Area of 4 dwelling units per acre (DU/A), plus 1 additional DU/A for access to two or more arterial roads, plus 3 additional DU/A for being within the Northwest Transportation Concurrency Management Area (depending on whether it is determined that it follows Policies 6.1-6.7) yields a total of up to 8 DU/A or 245 dwelling units (30.65A * 8 DU/A = 245.2 DUs). The FLUE states: “The County has designated Transportation Concurrency Management Areas (TCMA) to encourage compact urban development where an integrated and connected network of roads is in place that provides multiple, viable alternative travel paths or modes for common trips.” The project site is located within the Northwest Transportation Concurre ncy Management Area, which enables this project to be eligible for 3 additional DU/A, as stated in the Density Rating System of the FLUE. Northwest TCMA is bounded by the Collier ‒ Lee County Line on the north side; the west side of the I-75 right-of-way on the east side; Pine Ridge Road on the south side; and, the Gulf of Mexico on the west side (See Map TR-5 in the Transportation Element of the FLUE). FLUE Policy 6.3 states: “Collier County’s designated Transportation Concurrency Management Areas (TCMAs) shall discourage the proliferation of urban sprawl by promoting residential and commercial infill development and by promoting redevelopment of areas wherein current zoning was approved prior to the establishment of this Growth Management Plan (January 10, 1989). Infill development and redevelopment within the TCMAs shall be consistent with Objective 5, and relevant subsequent policies, of this Element.” The petitioner is requesting a maximum of 375 DUs. The requested 375 DUs would be a density of 12.23 DU/A (375DU / 30.65 A = 12.23 DU/A), which is 4 DU/A higher than the number calculated by the Density Rating System. The FLUE encourages Mixed Use developments. FLUE Policy 7.5 states, “The County shall encourage mixed-use development within the same buildings by allowing residential dwelling units over and/or abutting commercial development. This Policy shall be implemented through provisions in specific Subdistricts in this Growth Management Plan.” The FLUE goes on to say, “The Urban Mixed Use District is intended to accommodate a variety of residential and non - residential land uses, including mixed-use developments such as Planned Unit Developments.” Although this Subdistrict is not located within a Mixed Use Activity Center, it does present many of the same characteristics (allows both residential and commercial retail/office uses; is located Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 6 of 11 at an intersection of two major roadways; may be developed at a human-scale; may be pedestrian-oriented; provides an interconnection with one abutting project (North Naples Middle School). Street, pedestrian pathway and bike lane interconnections with abutting properties, where possible and practicable, is being proposed with this Subdistrict. Also, this Subdistrict is located proximate to major employment centers and goods and services located along the Pine Ridge Road Corridor and along US 41 located ½ mile to the west. If a project is located within the boundaries of a Mixed Use Activity Center, which is not within the Urban Residential Fringe Subdistrict and is not within the Coastal High Hazard Area, the eligible density is sixteen (16) dwelling units per acre. Because this project has many of the same characteristics as a Mixed Use Activity Center, it could be appropriate to allow a density greater than that potentially allowed by the density rating system from 8 DU/A to 12.23 DU/A (which is still almost 4 DU/A less than allowed in the Mixed Use Activity Center). Because this is a new Subdistrict, it is not limited by the Density Rating System and the petitioner may request 12.23 DU/A. Height: The maximum height for residential development (4 stories over parking) is proposed to be higher than the approved height for professional or medical related offices, including financial institutions (three stories not over parking). There are currently three 3-story buildings within the Subdistrict, including the offices for Raymond James Financial Services, and two other office buildings at the northern portion. The number of floors of underneath parking are not specified in this proposed Subdistrict. The closest distance from the Subdistrict’s western boundary to the nearest lot to the west that could be developed residentially is approximately 165 feet and is zoned A, Rural Agricultural, which can only allow one single family dwelling unit, with a maximum building height of 35 feet. The closest distance to the nearest single family dwelling to the south is approximately 285 feet. The maximum building height for the closest dwelling units to the south of the site is 30 feet above finished grade of lot or from the minimum base flood elevation required by the Flood Elevation Ordinance, whichever is higher. Building setbacks on the subject property (and on the “A” parcel) would increase the separation beyond these stated distance figures. Compatibility: There are a wide range of uses in the area surrounding the Subdistrict. They range from Agriculture with single family homes to the west across Goodlette -Frank Road N., to a large church to the north, to the Pine Ridge Industrial Park and C-1 and C-5 uses to the east and residential single family to the south. The FLUE encourages development to transition from higher intensities to lower intensities. Use intensities diminish as development moves from the industrial lands to the east towards Goodlette Road and beyond to the west in this section of Pine Ridge Road. One purpose of the transition of uses is to ensure that residential developments are not located next to high intensity uses. The proposed uses of this Subdistrict help produce this type of transition, with a proposed mix of residential uses and lower intensity commercial and office. The Subdistrict is presently approved for, and developed with, C-1 through C-3 uses, with retail uses limited to the southerly ¾ of the site. The addition of residential multi-family use further lessens the use intensity of the site. Compatibility can be more specifically addressed at time of zoning, and may include building height and size limitations, setback and buffer requirements, etc. Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 7 of 11 Justifications for Proposed Amendment: The petitioner states, “The amendment is consistent with other Goals, Objectives and Policies of the Growth Management Plan, which promote mixed use development and connectivity.” The applicant’s justification for the requested amendment is to meet the market demands for multi- family rental housing, while continuing to offer opportunities for commercial development in this Urban Subdistrict. The petitioner believes this location will allow for residents to live, shop and work within a convenient travel distance. The petitioner submitted a market study with his application that indicated that there is a demand in Collier County for multi-family rental housing that would be supported at this location. One recent development (Orchid Run located at the southwest corner of Golden Gate Parkway and Livingston Road) of new multi-family rental housing at market price has been well-received. The proposed residential component of this Subdistrict is anticipated to follow the success of Orchid Run. The subject site is located in the northeast quadrant at the intersection of two arterial roadways, Pine Ridge Road and Goodlette-Frank Road N. This Subdistrict location is within 4 miles of high employment centers such as NCH North on Immokalee Road, NCH Downtown, multiple shopping areas (including Coastland Center), Naples High School, Pine Ridge Middle School, and many other employment locations. With easy access to t wo arterial roadways and commuting times and distances potentially reduced, this location can be attractive to prospective renters. This location is well situated for a mixed use development. Identification and Analysis of the Pertinent GMPA Criteria in 2017 Florida Statutes Chapter 163.3177: (6)(a) 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: (a) The amount of land required to accommodate anticipated growth. [The applicant conducted a market study to determine the number of multi-family dwelling units that might be supported at the project’s location and what the demand might be on the 31 acres. The applicant determined that a density might exceed the Density Rating System’s eligible density (potentially 8 DU/A) for this site and still be supported on this project site.] (b) The projected permanent and seasonal population of the area. [The consultant estimated that the total population that will reside within this Subdistrict might (with a maximum of 375 multi-family dwelling units) result in an estimated population of approximately 900 full time residents. (c) The character of undeveloped land. [The Subdistrict land has been largely cleared and filled and supports a variety of retail and office development. A portion of an existing retail building will need to be raised in order to provide sufficient land area to support the proposed 375 units.] (d) The availability of water supplies, public facilities, and services. [Adequate infrastructure is available to serve the site.] (e) The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. [The proposed development of multi-family dwelling units would represent a redevelopment of Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 8 of 11 a site in order to respond to a changing market. The market study showed there is great demand for dwelling units in close proximity to other urban services and employment areas.] (f) The compatibility of uses on lands adjacent to or closely proximate to military installations. [n/a, no military installations are near the subject property.] (g) The compatibility of uses on lands adjacent to an airport as defined in s.330.35 and consistent with s. 333.02. [n/a, the site is not proximate to an airport.] (h) The discouragement of urban sprawl. [The redevelopment of the site will discourage urban sprawl consistent with the goals, objectives, and policies of the State, Regional, and Collier County Growth Management Plan.] (i) The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. [The proposed multi-family dwelling units support job creation and capital investment during construction and after construction, the dwelling units will provide needed housing for employees to support the local economy.] (j) The need to modify land uses and development patterns within antiquated subdivisions. [This project is not within an antiquated subdivision.] 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. [The applicant has stated that he has analyzed the proposed impacts of the addition of dwelling units on all public facilities. There are no projected deficiencies.] b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. [The 31 acre Subdistrict site is located at the intersection of two 6 lane arterial roadways. The site is located adjacent to additional commercial development and is within walking distance of public and private school. There are no natural resource constraints impacting development potential of the site.] c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. [A market feasibility analysis shows that the demand for the proposed mixed use project on the 31 acres represents the minimum area necessary to support the proposed mix of residences and non-residentials developments.] Environmental Impacts and Historical and Archaeological Impacts: The Environmental Planning Section reviewed the petition. The proposed revisions do not impact the previously recorded preserves within the Pine Ridge Commons PUD. The PUD Preserve requirement of 1.47 acres was finalized with the Pine Ridge Commons Site Development Plan, that included the preserve calculation for the entire PUD. The 1.47 acres of required preservation was based off the commercial development preservation standard of fifteen (15) percent of the existing native vegetation. With the proposed addition of residential use to the PUD and Subdistrict, a preservation standard of twenty-five (25) percent would be required. As Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 9 of 11 permitted site clearing impacts have occurred within the PUD, the redevelopment from commercial to mixed use will not be able to meet the 25% standard. Staff is not recommending additional preserve be required for this specific PUD as all the impacts to native vegetation (outside of the preserve areas) onsite have been previously permitted. Summer Araque, Principal Environmental Specialist with Collier County Environmental Planning Section, completed her review and approved this petition in November 2016. No historical or archaeological impacts were addressed in this application. This site is previously cleared and currently significantly developed. Public Facilities Impacts: Eric Fey, Senior Project Manager with Collier County Public Utilities Engineering & Project Management Division, completed his review and approved this petition in July 2017. Transportation Impacts: Michael Sawyer, Project Manager with Collier County Transportation Planning, completed his review and approved this petition in December 2016. He added one note: “Note: net decrease in trips (75 new non-pass-by-net decrease) proposed with residential use. Applicant intends to retain current use allowance (942 total trips, 736 non-pass-by trips).” NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: A Neighborhood Information Meeting (NIM), as required by Land Development Code (LDC) Section 10.03.05 A, was duly advertised, noticed, and held on April 24, 2016, 5:30 p.m. at Naples Area Board of Realtors, 1455 Pine Ridge Road, Naples, FL 34109. This NIM was advertised, noticed, and held jointly for this large scale GMP amendment and the companion Planned Unit Development Amendment (PUDA) petition. The applicant’s team gave a presentation and then responded to questions. A total of approximately 35 members of the public along with approximately 6 members of the applicant’s team and County staff signed in at the NIM. The public asked questions about the project details. The consultant explained the application included a maximum of 400 multi-family dwelling units (DUs) either rental or townhomes; however, the petition was subsequently revised to provide for a maximum of 375 multi-family DUs, rental only. Many voiced concerns over the traffic and access points and opposed the petition for this reason. The consultants explained that the access points would remain unchanged from what is currently operating and that although the trips generated from the project would not increase beyond the previously approved total number of trips, the pattern of travel times might be different. Concerns were also voiced over the capacity in the nearby Pine Ridge Middle School. The meeting ended at approximately 6:10 p.m. [synopsis prepared by Sue Faulkner, Principal Planner, Comprehensive Planning Section] FINDING AND CONCLUSIONS: • There are no adverse environmental impacts as a result of this petition. • No historic or archaeological sites are affected by this amendment. Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 10 of 11 • Transportation-related concerns were brought forward by citizens at the Neighborhood Information Meeting; however, Transportation Planning has approved this project and determined there would be a net decrease in the number of trips. • There are no utility-related concerns as a result of this petition. • The Pine Ridge Commons PUD was approved via Ordinance #99-94 for commercial/office uses in December 1999, almost 18 years ago. • The use is generally compatible with surrounding development. • The proposed Subdistrict shares characteristics of the Mixed Use Activity Center Subdistrict, including mixed use, high density, location at a major intersection, proximity to residential development. LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney’s Office on November 3, 2017. The criteria for GMP amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2, Florida Statutes. [HFAC] STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition PL20160002360/CP-2016-3 to the Board of County Commissioners with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity. [REMAINDER OF PAGE INTENTIONALLY BLANK] RESOLUTION NO. 17- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES TO REMOVE THE GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT FROM THE URBAN COMMERCIAL DISTRICT AND TO ADD THE GOODLETTE/PINE RIDGE MIXED- USE SUBDISTRICT TO THE URBAN MIXED-USE DISTRICT, TO ALLOW UP TO 375 MULTI -FAMILY RESIDENTIAL RENTAL DWELLING UNITS AND 275,000 SQUARE FEET OF GROSS LEASABLE COMMERCIAL DEVELOPMENT, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS 31 ACRES AND LOCATED AT THE NORTHEAST QUADRANT OF PINE RIDGE ROAD AND GOODLETTE-FRANK ROAD IN SECTION 10, TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA. [PL20160002360] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act of 1985, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Petitioners, Trail Boulevard LLLP and Goodlette Pine Ridge II, LLC, have initiated this amendment to the Future Land Use Element; and WHEREAS, on November 16, 2017, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, F.S., and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, on December 12, 2017, the Board of County Commissioners at a public hearing approved the transmittal of the proposed amendment to the state land planning agency in accordance with Section 163.3184, F.S.; and Words underlined are additions; Words struck through are deletions * * * * * * * * * * * * are a break in text [16 -CMP -00974/1351309/1] 65 Pine Ridge Commons/PL20160002360 11/3/17 Page 1 of 2 WHEREAS, upon receipt of Collier County's proposed Growth Management Plan Amendment, various State agencies and the Department of Economic Opportunity (DEO) have thirty (30) days to review the proposed amendment and DEO must transmit, in writing, to Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and WHEREAS, Collier County, upon receipt of the written comments from DEO must adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: The Board of County Commissioners hereby approves the proposed Growth Management Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies thereby initiating the required State evaluation of the Growth Management Plan Amendment prior to final adoption. THIS RESOLUTION ADOPTED after motion, second and majority vote this day of , 2017. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA I: Deputy Clerk Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit "A" Words underlined are additions; Words struck through are deletions *** *** *** *** are a break in text , Chairman [16 -CMP -00974/1351309/1] 65 Pine Ridge Commons/PL20160002360 e 2 of 2 Page g EXHIBIT A FUTURE LAND USE ELEMENT PL201600023 60/CP2016-3 *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** TABLE OF CONTENTS *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** II. IMPLEMENTATION STRATEGY *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** FUTURE LAND USE MAP SERIES [Page vi] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** • Orange Blossom Mixed Use Subdistrict Map • Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map • Goodlette/Pine Ridge Mixed Use Subdistrict Map • Henderson Creek Mixed Use Subdistrict Map • Buckley Mixed Use Subdistrict Map *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** Policy 1.5 The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. URBAN — MIXED USE DISTRICT [Page 9] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 17. Hibiscus Residential Infill Subdistrict 18. Vincentian Mixed Use Subdistrict 19. Goodlette/Pine Ridge Mixed Use Subdistrict C. URBAN — COMMERCIAL DISTRICT [Page 10] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 9. Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict -1-A 44, 10. Orange Blossom/Airport Crossroads Commercial Subdistrict 4-2- 11. Davis — Radio Commercial Subdistrict *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** Page 1 of 4 Words underlined are added; words etFUGk thFeuo are deletions PL20160002360/CP2016-3 FUTURE LAND USE DESIGNATION DESCRIPTION SECTION *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** I. URBAN DESIGNATION *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** b. Non-residential uses including [Page 26] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 12. Commercial uses subject to criteria identified in the Urban — Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed -Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Goodlette/Pine Ridge Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict, Vincentian Mixed Use Subdistrict, Davis — Radio Commercial Subdistrict; and, in the Urban Commercial District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, Goodletteipine Ridge GemmeFGial IRA' , Orange Blossom/Airport Crossroads Commercial Subdistrict, in the Bayshore/Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** A. Urban Mixed Use District [Page 47] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 19. Goodlette/Pine Ridge Mixed Use Subdistrict This Subdistrict consists of 31 acres and is located at the northeast quadrant of two major arterial roadways, Pine Ridge Road and Goodlette-Frank Road. In addition to uses generally allowed in the Urban designation, the intent of the Goodlette/Pine Ridge Mixed Use Subdistrict is to provide shopping, personal services and employment for the surrounding residential areas within a convenient travel distance. The Subdistrict also Permits multi -family rental residential dwelling units. The Subdistrict is intended to be compatible with the neighboring Pine Ridge Middle school and nearby residential development and therefore, emphasis will be placed on common building architecture, signage, landscape design and site accessibility for pedestrians and bicyclists, as well as motor vehicles. Access to the Goodlette/Pine Ridge Mixed Use Subdistrict may feature a signalized traffic access point on Goodlette-Frank Road, which may provide for access to the neighboring Page 2 of 4 Words underlined are added; words StFUGk thFough are deletions PL20160002360/CP2016-3 Pine Ridge Middle School. Other site access locations will be desiqned consistent with the Collier County access management criteria. Commercial development intensity within the Subdistrict will be limited to single -story retail commercial uses, while professional or medical related offices, including financial institutions, may occur in three-story buildings. A maximum of 275,000 square feet of gross leasable area for retail commercial and office and financial institution development may occur within this Subdistrict. Retail commercial uses shall be limited to a maximum of _125,000 square feet of gross leasable area on the south +/- 23 acres. No individual retail commercial use may exceed 65,000 square feet of gross leasable area. Residential development within the Subdistrict will be a maximum of 375 multi -family rental dwelling units. The maximum height for residential buildings shall be 4 stories over parking Unless otherwise required by the South Florida Water Management District, the 0.87± acre wetland area located on the northeastern portion of the site will be preserved. A total of 1.47 acres of native vegetation shall be provided within this Subdistrict. *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** C. Urban Commercial District [Page 63] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** This SubdiStFiGt Gensists of 31 aGFes and 06 IOGated at the northeast quadrant of two FnajGF aFteFial roadways, Pone Ridge Read and Goodlette Frank Read. in addition to u generally allowede—I:JFban-designation, the intent Goodr'eRe%e- Ridge for the surrounding Fe6idential areas within a GenveRient travel distaRGe. ThP- Sslubdi6tFiGt 0 s mntended to be Gernpatible with the neighbeFing Pine Ridge Middle SGhool and near -by aFGh;teGtUFe, signage, landr.,Gape design and site aGGeS6'bml*ty for pedestrians and biGyGlist6, as well a6 motor vehirsles. 10. Orange Blossom/Airport Crossroads Commercial Subdistrict Page 3 of 4 Words underlined are added; words stFUsk through are deletions PL20160002360/CP2016-3 *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** a-? 11. Davis — Radio Commercial Subdistrict *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** FUTURE LAND USE MAP SERIES [Page 144] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** Orange Blossom Mixed Use Subdistrict Map Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map Goodlette/Pine Ridge Gernmemial infill Mixed Use Subdistrict Map Henderson Creek Mixed -Use Subdistrict Map Buckley Mixed -Use Subdistrict Map *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** Page 4 of 4 Words underlined are added; words s#Fusk through are deletions EXHIBIT A PETITION PL20160002360 / CP -2016-3 GOODLETTE/PINE RIDGE MIXED-USE INFILL SUBDISTRICT COLLIER COUNTY, FLORIDA / 1 1 1 1 1 � Autumn.Woods BLVD Jorthgate DR p m F-. rn � c E i :3 O� LEGEND PREPARED BY: GIS/CAD MAPPING SECTION 0 230460 920 Feet ®SUBDISTRICT GROWTH MANAGEMENT DEPARTMENT DATE: 7/2017 i i i i i i i i t R25E I R26E R27E 2012-2025 FUTURE LAND USE MAP Collier County Florida -i DETAILS OF THE RLSA OVERLAYAREAARE SHOWN to ON THE FUTURE LAND USE MAP TITLED: y "COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT STEWARDSHIP OVERLAY MAP" ID SUBJECT SITE PL20160002360 CP -2016-3 LEE -TI � 2y co Re NREA CUM BAY j � c0urtv. 1 sO rn Y EXHIBIT"A" PETITION PL20160002360ICP-,' R28E R29E R30E MENDRY COUNTY FLORIDAPAMHER NATIONAL WILDLIFE REFUGE R32 I R33 I R34 URBAN DESIGNATION g RML DI6INCT 1:3 Mae MXEa USE qS T -Mxm Uw Dose gnrucr Vtn �xx„ M, x Lx, s -,.—a a oexrw�Mueo use xewxeoRx000 wsasrNCT C-1111AL 11-1T Estates Deslanrtlon -,pia.xUw sM.am�, ®co,.oi mn snmw.x -exa. O conservation Designation o°w"m.m.Iswa�nF, STRANp OVERLAYS AND �1 - °omm.,.Mi s.mmi�nC1O°°p°m SPECIAL FEATURES ® � r Re �R x e orecMuo�i.ocr aARK sueasrmcT °a�d°o comm..Mlsma.mM �� ro�Man,... _ eu.xpMx.e U..wxa.s..i AGRICULTURALI RURAL •••••••• �°-ixrex w.wn,°i L MaeU UsesuaolsmK:r o DESIGNATION p xA. xcxem sm. car.." o AaeKMLnaAMRMRA.M�gMae�araKr o . F Kx a A,_ m �" OI �g,x,rx.a. a� O CA C Vtn 1 O I 1_— FAKNiATCHEE STRANp �1 STATE ® � r PRESERVE 1 MEM BIG CYPRESS N n�- 1 I_s I y _ NAT -1 Q F tf� INOLE �" OI �g,x,rx.a. a N aPe xousnxgrsuugs esm"e �F' (A ' 2 � uoE= Kee Mex. oen.xTMExr J R25E I R26E I R27E A R28 R29E R30 R31 R32E R33E I R34E a� O CA Prepared October 26, 2017 Goodlette/Pine Ridge Commercial Infill Subdistrict (PL20160002360/CP-2016-3) Application and Supporting Documents November 16, 2017 CCPC Hearing PDFPage 1 of 228 PDFPage 2 of 228 1 APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATOIN NUMBER PL20160002360 DATE RECEIVED ______________________________ PRE-APPLICATION CONFERENCE DATE __________________________________________________ DATE SUFFICIENT ______________________________________________________________________ This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Department, Suite 400, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252-2400 (Fax 239-252-2946). The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 as amended by Resolution 98-18 (both attached). If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant _David Genson________________________________ Company _Trail Boulevard LLLP________________________________ Address 2600 Golden Gate Parkway _____________________________________________ City Naples State Florida Zip Code 34105 Phone Number 239-262-2600 Fax Number ________________________________ B. Name of Agent * D. Wayne Arnold, AICP • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Q. Grady Minor and Associates, P.A. Address 3800 Via Del Rey City Bonita Springs State Florida Zip Code 34134 Phone Number 239-947-1144 Fax Number ___________________________ B1. Name of Agent * Richard D. Yovanovich • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Coleman, Yovanovich and Koester, P.A. Address 4001 Tamiami Trail North, Suite 300 City Naples State Florida Zip Code 34103 Phone Number 239-435-3535 Fax Number ___________________________ C. Name of Owner (s) of Record _Trail Boulevard LLLP________________________________ Address 2600 Golden Gate Parkway City Naples State Florida Zip Code 34105 Phone Number 239-262-2600 Fax Number ______________________________ C1. Name of Owner (s) of Record _Goodlette Pine Ridge II LLC________________________________ PDFPage 3 of 228 2 Address 2600 Golden Gate Parkway City Naples State Florida Zip Code 34105 Phone Number 239-262-2600 Fax Number ______________________________ D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. Please see Exhibit I-D II. Disclosure of Interest Information: A. If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership Not Applicable _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Name and Address Percentage of Stock Please see Exhibit II _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest Not Applicable _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership Please see Exhibit II _________________________ __________________________________________ _________________________ PDFPage 4 of 228 3 __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership Not Applicable _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ Date of Contract: __________________ F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Name and Address Not Applicable ________________________________________________________ ________________________________________________________ ________________________________________________________ G. Date subject property acquired (X 12/2010, 12/2009, 10/2002) leased ( ):________Term of lease______yrs./mos. If, Petitioner has option to buy, indicate date of option:______________ and date option terminates: ______________, or anticipated closing: _______________________. H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY: A. LEGAL DESCRIPTION Please see Exhibit III.A _________________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ B. GENERAL LOCATION Northeast quadrant of Goodlette-Frank Road and Pine Ridge Road _________________________________________________________________________________ C. PLANNING COMMUNITY North Naples D. TAZ 116 and 117 PDFPage 5 of 228 4 E. SIZE IN ACRES 31± acres F. ZONING Pine Ridge Commons PUD G. SURROUNDING LAND USE PATTERN Developed residential, commercial, school and Church H. FUTURE LAND USE MAP DESIGNATION(S) Urban Designation, Commercial District, Goodlette/Pine Ridge Commercial Infill Subdistrict IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: _______ Housing Element _______ Recreation/Open Space _______ Traffic Circulation Sub-Element _______ Mass Transit Sub-Element _______ Aviation Sub-Element _______ Potable Water Sub-Element _______ Sanitary Sewer Sub-Element _______ NGWAR Sub-Element _______ Solid Waste Sub-Element _______ Drainage Sub-Element _______ Capital Improvement Element _______ CCME Element X Future Land Use Element _______ Golden Gate Master Plan _______ Immokalee Master Plan B. AMEND PAGE (S) v, 11, 26, 47, 65, 66 and 145 OF THE Future Land Use ELEMENT AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: _________________________________________________________________________ Please see Exhibit IV.B _________________________________________________________________________ C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Goodlette/Pine Ridge Commercial Infill Subdistrict TO Goodlette/Pine Ridge Mixed Use Subdistrict D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) Goodlette/Pine Ridge Commercial Infill Subdistrict to Goodlette/Pine Ridge Mixed Use Subdistrict ________________________________________________________________________________ E. DESCRIBE ADDITINAL CHANGES REQUESTED: Not applicable __________________________________________________________________________________ __________________________________________________________________________________ V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced to 8- 1/2 x 11 shall be provided of all aerials and/or maps. A. LAND USE Exhibit V.A Provide general location map showing surrounding developments (PUD, DRI’s, existing zoning) with subject property outlined. Exhibit V.A Provide most recent aerial of site showing subject boundaries, source, and date. Exhibit V.A Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. PDFPage 6 of 228 5 B. FUTURE LAND USE AND DESIGNATION Exhibit VB Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL N.A. Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN “A” ABOVE. N.A. Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.).Identify historic and/or archaeological sites on the subject property. D. GROWTH MANAGEMENT Reference 9J-11.006, F.A.C. and Collier County’s Capital Improvements Element Policy 1.1.2 (Copies attached). 1. INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING: N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1)(a)(5), F.A.C.). IF so, identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? (Reference 9J-11.006(1)(a)7.a, F.A.C.) N/N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ? (Reference 9J-11.006(1)(a)7.b, F.A.C.) Does the proposed amendment create a significant impact in population which is defined as a potential increase in County-wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. Y, ** Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-11.007, F.A.C.) ** Please see Market Study prepared by Michael J. Timmerman E. PUBLIC FACILITIES 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Exhibit V.E. Potable Water Exhibit V.E. Sanitary Sewer *** Arterial & Collector Roads; Name specific road and LOS Pine Ridge Road Goodlette-Frank Road *** Please see Traffic Impact Analysis prepared by Trebilcock Consulting Solutions, P.A. PDFPage 7 of 228 6 Exhibit V.E. Drainage Exhibit V.E. Solid Waste Exhibit V.E. Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. Exhibit V.E. Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services. 3. N.A. Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: Zone X Flood zone based on Flood Insurance Rate Map data (FIRM). Exhibit F Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) N.A. Traffic Congestion Boundary, if applicable N.A. Coastal Management Boundary, if applicable N.A. High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION Provided $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) N.A. $9,000.00 non-refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) Provided Proof of ownership (copy of deed) Provided Notarized Letter of Authorization if Agent is not the Owner (See attached form) Submitted Electronically 1 Original and 5 complete, signed applications with all attachments including maps, at time of submittal. After sufficiency is completed, 25 copies of the complete application will be required. * Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1”=400’ or at a scale as determined during the pre-application meeting. PDFPage 8 of 228 PDFPage 9 of 228 PDFPage 10 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict 163.3177(6)(2) and (8), F.S. Criteria January 27, 2017 Page 1 of 3 Chapter 163.3177 (6) 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. The subject property is already designated for urban land use intensity and is located in the Pine Ridge Commercial Infill Subdistrict of the Future Land Use Element. In addition to the various commercial uses permitted by this land use category, all other uses permitted in the Urban Residential Future Land Use District are also permitted. Residential is one of those permitted land uses. The property owner proposes to permit a higher residential density than that currently permitted by the Future Land Use Element. The proposed maximum number of units proposed within this 31 acre Subdistrict are supported by a market analysis identifying the need for the proposed number of dwelling units. b. The projected permanent and seasonal population of the area. The analysis of public facility impacts submitted in support of the application makes assumptions of the total estimated additional population that will reside within the Subdistrict. The proposed maximum of 400 multi-family dwelling units will result in an estimated total population of approximately 960 full time residents. c. The character of undeveloped land. The property within the Subdistrict has been largely cleared and filled and supports a variety of retail and office development. A portion of an existing retail building will need to be raised in order to provide sufficient land area to support the proposed 400 units. d. The availability of water supplies, public facilities, and services. Public facilities with adequate capacities to serve the proposed 400 units are available at the site. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. The proposed development of multi-family dwelling units would represent a redevelopment of a site in order to respond to a changing market. There is great demand for dwelling units in close proximity to other urban services and employment PDFPage 11 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict 163.3177(6)(2) and (8), F.S. Criteria January 27, 2017 Page 2 of 3 areas. The redevelopment of the site as a mixed-use project is also consistent with other goals, objectives and policies of the Growth Management Plan which promote mixed use development patterns. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. NA, no military installations are near the subject property. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. NA, the site is not proximate to an airport. h. The discouragement of urban sprawl. The redevelopment of the site will discourage urban sprawl consistent with the goals, objectives and policies of the State, Regional, and Collier County Growth Management Plan. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. The proposed multi-family dwellings support job creation and capital investment during construction phases, and after construction, the dwellings will provide needed housing for employees to support the local economy. The provision of a variety of housing types is supported by the Future Land Use Element and Economic Element of the Growth Management Plan. j. The need to modify land uses and development patterns within antiquated subdivisions. Although the project is not a typical subdivision, there is a demand for housing in close proximity to urban services and employment opportunities. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. The applicant has analyzed the proposed impacts of the addition of dwelling units on all public facilities. There are no existing or projected deficiencies on public facilities resulting from the proposed amendment. PDFPage 12 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict 163.3177(6)(2) and (8), F.S. Criteria January 27, 2017 Page 3 of 3 b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. The subject Subdistrict consists of 31 acres of land located at the intersection of two 6- lane arterial roadways. The site is located adjacent to additional commercial development and is within walking distance of public and private school, making the site an ideal candidate for higher density residential development. There are no natural resource constraints impacting development potential of the site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. A market feasibility analysis has been prepared which identifies the demand in this area of Collier County for increased dwelling units. The proposed mixed-use project on the 31 acres does represent the minimum area necessary to support the proposed mix of residences and non-residential development. PDFPage 13 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit I.D Professional Consultants October 18, 2016 Page 1 of 1 Planning/Project Management: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 239.947.1144 239.947.0375 fax warnold@gradyminor.com Richard D. Yovanovich, Esq Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 239.435.3535 239.435.1218 fax ryovanovich@cyklawfirm.com Transportation: Norman J. Trebilcock, AICP, PE Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 239-566-9551 ntrebilcock@trebilcock.biz Market Analysis: Michael J. Timmerman, CRE, FRICS, SRA CEO & President MJT Realty Economic Advisors, Inc. 1415 Panther Lane, Ste 428 Naples, FL 34109 239.269.0769 mtimmerman@mjtrea.com PDFPage 14 of 228 D. Wayne Arnold, AICP Principal, Director of Planning Q. Grady Minor & Associates, P.A. Civil Engineers  Surveyors  Land Planners  Landscape Architects Education  Master of Urban Planning, University of Kansas, Lawrence  Bachelor of Science, Urban and Regional Planning/Geography, Missouri State University Professional Registrations/ Affiliations  American Institute of Certified Planners (AICP)  American Planning Association (APA)  Urban Land Institute, S.W. Florida Chapter, Board of Directors 1996  Collier County Rural Fringe Committee, Chairman, 1999  Collier County Streetscape Ad hoc Committee, 1999  Leadership Collier, Class of 2000  Bonita Springs Chamber of Commerce Government Affairs Committee  Collier Building Industry Association, Board of Directors  Collier County Jr. Deputy League, Inc., Board of Directors Mr. Arnold is a Principal and co-owner of the firm and serves as the Secretary/Treasurer and Director of Planning. As Director of Planning, Mr. Arnold is responsible for and oversees services related to plan amendments, property rezonings, expert witness testimony, ROW Acquisition, public participation facilitation, and project management. Mr. Arnold previously served as the Planning Services Director at Collier County, where he oversaw the County’s zoning, comprehensive planning, engineering, platting and Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has prior Florida planning experience with Palm Beach County Government and the South Florida Water Management District. Mr. Arnold has been accepted as an expert in land planning matters in local and state proceedings. Relevant Projects  Collier County Growth Management Plan  Marco Island Master Plan  Immokalee Area Master Plan  Collier County Land Development Code  Logan Boulevard Right-of-Way Acquisition Planning Analysis  U.S. 41 Right-of-Way Expansion Planning Analysis  Copeland Zoning Overlay  Collier County Government Center Development of Regional Impact (DRI)  Winding Cypress DRI  Pine Ridge/Goodlette Road Commercial Infill District  Lely Lakes PUD Rezoning  Henderson Creek Planned Development/Growth Management Plan Amendment  Orangetree (Settlement Area) Growth Management Plan Amendment  Mercato Mixed Use Planned Development  North Point DRI/MPD  Vornado RPUD  Orange Blossom Ranch MPD  Palermo Cove RPD PDFPage 15 of 228 Richard D. Yovanovich ______________________________ Rich Yovanovich is one of the firm’s shareholders. He moved to Naples in 1990 and was an Assistant County Attorney for Collier County from 1990-1994. As an Assistant County Attorney he focused on land development and construction matters. Since entering private practice in 1994, Mr. Yovanovich has represented property owners through the entitlement process before local and state agencies. His representation includes project ranging from small residential and commercial projects to large developments of regional impact. Professional Activities/Associations The Florida Bar Collier County Bar Association Civic/Charitable Activities/Associations Member, Furman University Trustees Council, 2007 - Chairman, Leadership Collier Foundation Alumni Assoc. Member, Board of Directors, Holocaust Museum 2007 – Member, Leadership Collier, Class of 2000 Member, Board of Directors, CBIA (Director 2004-2008, Vice President 2006-2007) Member, Board of Director, Immokalee Friendship House Member, Board of Director, Avow Hospice 2011- Member, Florida Trend Legal Elite Elder, Vanderbilt Presbyterian Church Bar & Court Admission Florida, 1988 U.S District Court, Middle District of Florida U.S. Court of Appeals, Eleventh Circuit Education University of South Carolina J.D., 1987 J. Ed., 1986 Furman University B.A., cum laude, 1983 PDFPage 16 of 228 Norman Trebilcock, AICP, P.E. Trebilcock Consulting Solutions, PA Mr. Trebilcock directs plan production, design development and permitting efforts on public works and private sector projects. Offering 26 years of professional experience, he specializes in transportation engineering, including highway design, signalization, utility relocation, drainage design, street and Site lighting, access management and permitting projects. He prepares and reviews traffic impact statements and related reports. The firm is registered by the Florida Department of Transportation (FDOT) and South Florida Water Management District (SFWMD) as a Small Business Enterprise (SBE), and certified by FDOT in several work groups. Mr. Trebilcock manages team members and various sub-consultants through contract negotiations, preliminary engineering, permitting, final design, and construction administration. He has attended numerous transportation seminars, and has held leadership positions on many transportation-related task forces and in professional societies. Consulting Engineering Services  Coordinated and spearheaded the joint pond agreement successfully executed for the Marbella Lakes project with the FDOT as part of the I-75 6-laning expansion. This agreement helped the FDOT avoid a potentially adverse pond site acquisition, and resulted in a win-win conclusion.  SFWMD surface water management permit assistance on more than 40 residential, commercial, institutional and highway projects totaling over 3,000 acres. Relevant projects include Aster Court Outfall replacement, Bald Eagle Drainage improvements, and Westlake Outfall Pipe improvement replacements.  Provided technical expertise for transportation issues affecting land development projects including Pelican Marsh, Pelican Bay, Lely and Grey Oaks communities.  Designed street lighting system for Woodlands CDD, Airport-Pulling Road, Golden Gate Parkway, Vanderbilt Beach Road, and Airport-Pulling Road/Davis Blvd. intersection.  Designed arterial roadway signalization systems for 20 locations in Southwest Florida, including mast-arm and concrete strain pole installations.  FDOT Conceptual Access permits for the northeast commercial area at Pelican Bay, Naples International Park, and Pelican Marsh PUD. Representative Projects City of Bonita Springs Old 41 Downtown Improvements Design-Build; Bonita Springs, FL As part of a Design-Build team headed by Wright Construction Group (WCG), Trebilcock Consulting Solutions provided traffic design for the roadway improvements. The main feature of the improvements was to reconstruct Old 41 as a complete street with sidewalks, bike lanes, possible narrow median and two travel lanes. Traffic calming features were proposed, as were roundabouts at Terry St and Pennsylvania Ave. Mini roundabouts were anticipated on Old 41. Project length is 4,414 lf (0.84 miles). Parking improvements were proposed along Felts and the cross streets (Wilson, Childers, Ragsdale, Abernathy, Hampton, Crockett, and Dean) within the project limits. City of Naples Design-Build Decorative Mast-arm at 5th Ave and 3rd St; OnPower The project provided design and construction services to replace the existing traffic signal span wire system at the intersection of 5th Ave and 3rd St with a decorative mast-arm assembly with pedestrian crossing signals. Trebilcock Consulting Solutions provided plan production and design development for the project. Responsibilities included signalization, signing and marking plans, maintenance of traffic plans, and coordination with the project team and City staff. Mercato – Strada Place and Vanderbilt Beach Road Signalization; Collier County, FL Trebilcock Consulting Solutions prepared a traffic study and provided design for a new traffic signal at the intersection of Strada Place and Vanderbilt Beach Road, roadway realignment, signing and marking modifications, traffic control plans, and resurfacing for nearly 0.5 miles of roadway. Multi-modal improvements included bike lanes, sidewalks, and vehicle accommodation. Total Years of Experience 26 Education  University of Florida M.E. in Public Works, 1989  University of Miami B.S. in Civil Engineering, 1988  US Army Engineering School Engineer Officer Basic Course, 1988 Licenses / Certifications  Professional Engineer, Florida #47116  Certified Planner, American  Institute of Certified Planners  Certification, FDOT Advanced Work Zone Traffic Control Affiliations  American Planning Association  American Institute of Certified Planners  American Society of Civil Engineers  Florida Engineering Society, Calusa Chapter (Past President)  Institute of Transportation Engineers  Illuminating Engineering Society  Society of American Military Engineers FDOT Pre-qualifications Group 3 Highway Design - Roadway 3.1 Minor Highway Design Group 6 Traffic Engineering & Operations Studies 6.1 Traffic Engineering Studies 6.2 Traffic Signal Timing Group 7 Traffic Operations Design 7.1 Signing, Pavement Marking & Channelization 7.2 Lighting 7.3 Signalization Group 13 Planning 13.4 Systems Planning 13.5 Subarea/Corridor Planning 13.6 Land Planning/Engineering PDFPage 17 of 228 Michael J. Timmerman, CRE, FRICS, SRA As President & CEO of MJT Realty Capital Advisors, Michael Timmerman provides expert consultation and advisory services to clients throughout the Southeast United States and in particular Florida. In October of 2013 Mr. Timmerman was awarded a Fellowship to the Royal Institute of Chartered Surveyors, with a professional specialty of Management Consultancy. This specialty provides independent impartial advice in all areas of business and real estate lifecycles. In 2007 he was awarded the CRE (Counselor of Real Estate) designation by the Counselors of Real Estate, an international group of high profile real estate practitioners who provide expert advisory services to clients on complex real property and land related matters. Mr. Timmerman has over 30 years of experience in the real estate industry including consulting, valuation and geo‐spatial analysis of a broad spectrum of residential and commercial properties. He has been quoted in the Wall Street Journal, Bloomberg News, New York Times, USA Today, Fortune Magazine, Worth Magazine, Builder Magazine and many other state and local newspapers and magazines. He is also frequent speaker for the Urban Land Institute (ULI), The Appraisal Institute, Florida Bar Association, National Association of Home Builders (NAHB), Florida Bankers Association and International Council of Shopping Centers (ICSC). Prior to his founding MJT Realty Capital Advisors, he was a Senior Associate at Fishkind & Associates, Florida’s premier economic consulting firm. His position as Senior Managing Director of Hanley Wood Market Intelligence was a continuation of his management after the purchase of his firm, Feasinomics, Inc., by Hanley Wood, LLC in March of 2005. Feasinomics was a full service market research firm offering real estate research, consulting and geo‐spatial analysis throughout the State of Florida. EDUCATIONAL AND PROFESSIONAL QUALIFICATIONS  FRICS, Fellow ‐ Royal Institute of Chartered Surveyors  CRE Designation, Counselors of Real Estate  SRA Designation, Appraisal Institute  Advanced coursework in financial and economic analysis, highest and best use analysis, and case studies required for the MAI designation through the Appraisal Institute.  Northland College, B.S. Business Administration and Economics  Licensed Florida Real Estate Broker  State Certified Residential Real Estate Appraiser CIVIC RESPONSIBILITY  Executive Committee Member, Urban Land Institute (ULI)  Board Member, United Cerebral Palsy (UCP) of Southwest Florida  Board Member, Naples Pelican Bay Rotary Club  Past Board Member, Collier County Economic Development Council  Performed Pro bono work for Collier EDC, Naples Chamber of Commerce, Collier Building Industry Association, Lee Building Industry Association, International Council of Shopping Centers (ICSC), Collier County School Board and many others. PDFPage 18 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit II Disclosure of Interest Information October 4, 2016 Page 1 of 2 B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Goodlette Pine Ridge II LLC 100% 2600 Golden Gate Parkway Naples, FL 34105 Name and Address Percentage of Stock Manager The Residences at the Mercato, Inc. 50% Juliet C. Sproul Family Inheritance Trust 12.50% 1998 Barron Collier III Irrev Children’s Trust 12.50% Phyllis G. Alden Irrevocable Trust 6.25% R. Blakeslee Gable 3.125% Michael Wells Gable 3.125% Christopher D. Villere 2.08333% Mathilde V. Currence 2.08333% Lamar G. Villere 2.08333% S Brent Keller 1.25% Chelsea Keller Kunde 1.25% Ashleigh N Keller 1.25% Matthew D Keller 1.25% Kathryn E Keller 1.25% D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Trail Boulevard LLLP 100% 2600 Golden Gate Parkway Naples, FL 34105 Name and Address Percentage of Ownership Barron Collier Corporation 0.1000% Juliet C. Sproul Family Inheritance Trust 24.9750% 1998 Barron Collier III Irrev Children’s Trust 37.4625% Phyllis G. Alden Irrevocable Trust 12.4875% PDFPage 19 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit II Disclosure of Interest Information October 4, 2016 Page 2 of 2 R. Blakeslee Gable 6.2438% M. Wells Gable 6.2438% Christopher D. Villere 4.1625% Mathilde V. Currence 4.1625% Lamar G. Gable 4.1625% PDFPage 20 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit III.A Legal Description October 10, 2016 Page 1 of 1 All that part of Section 10, Township 49 South, Range 25 East, Collier County Florida, being more particularly described as follows: COMMENCING at the southerly 1/4 comer of Section 10, Township 49 South, Range 25 East, Collier County, Florida; thence along the north-south 1/4 section line of said Section 10, North 01°18'35" West 69.79 feet to a point on the northerly boundary of Pine Ridge Road (S.R. 896) and the POINT OF BEGINNING of the parcel herein described; thence along said boundary, South 89°07'52" West 9.57 feet to a point of curvature on the easterly right of way of Frank Boulevard, 100 foot right-of-way as recorded in Plat Book 13, Page 58 of the Public Records of Collier County, Florida: thence along said right of way 454.08 feet along the arc of a circular curve concave the east, having a radius of 5679.65 feet, through a central angle of 04°34'51'' and being subtended by a chord which bears North 04°48'48" East 453.96 feet; thence continuing along said right-of-way North 07°06'13" East 1102.02 feet; thence leaving said right-of-way North 89°29'57" East 783.65 feet to a point on the boundary of the parcel of land described in O.R. Book 503, page 206; thence along said boundary South 00°46'24" East 1324.29 feet to a point on the boundary of the parcel described in O.R. Book 1037, pages 1602-1605; thence along said boundary South 89°29'57" West 190.00 feet thence continuing along said boundary South 00°46'24" East 232.40 feet to the northerly boundary of said Pine Ridge Road; thence along the northerly boundary of Pine Ridge Road, North 89°35'25" West 779.46 feet to a point on the north/south 1/4 section line of Section 10 and the POINT OF BEGINNING of the parcel herein described; Parcel contains 30.65 acres more or less. Subject to easements, restrictions and reservations of record. Bearings are based on the northerly boundary line of Pine Ridge Road (SR 896) being South 89°35'25" West. PDFPage 21 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit IV.B Amendment Language September 20, 2017 Page 1 of 6 Revise the FUTURE LAND USE ELEMENT *** *** *** *** *** Text break *** *** *** *** *** TABLE OF CONTENTS *** *** *** *** *** Text break *** *** *** *** *** * FUTURE LAND USE MAP SERIES * Future Land Use Map * Mixed Use & Interchange Activity Centers Maps * Properties Consistent by Policy (5.9, 5.10, 5.11, 5.12) Maps * Collier County Wetlands Map * Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map * Future Land Use Map Rivers and Floodplains Map * Estuarine Bays Map * Future Land Use Map Soils * Future Land Use Map Existing Commercial Mineral Extraction Sites * Bayshore/Gateway Triangle Redevelopment Overlay Map * Stewardship Overlay Map * Rural Lands Study Area Natural Resource Index Maps * North Belle Meade Overlay Map * North Belle Meade Overlay Map Section 24 * Future Schools and Ancillary Facilities Map * Existing Schools and Ancillary Facilities Map * Plantation Island Urban Area Map * Copeland Urban Area Map * Railhead Scrub Preserve – Conservation Designation Map * Lely Mitigation Park – Conservation Designation Map * Margood Park – Conservation Designation Map * Urban – Rural Fringe Transition Zone Overlay Map * Orange Blossom Mixed Use Subdistrict Map * Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map * Goodlette/Pine Ridge Commercial Infill Mixed Use Subdistrict Map * Henderson Creek Mixed Use Subdistrict Map * Buckley Mixed Use Subdistrict Map * Livingston/Pine Ridge Commercial Infill Subdistrict Map * Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map * Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map * Livingston Road Commercial Infill Subdistrict Map * Livingston Road/Veteran’s Memorial Boulevard Commercial Infill Subdistrict Map * Corkscrew Island Neighborhood Commercial Subdistrict Map * Collier Boulevard Community Facility Subdistrict Map * Orange Blossom/Airport Crossroads Commercial Subdistrict Map PDFPage 22 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit IV.B Amendment Language September 20, 2017 Page 2 of 6 * Coastal High Hazard Area Map * Coastal High Hazard Area Comparison Map * Gordon River Greenway Conservation Area Designation Map * Hibiscus Residential Infill Subdistrict Map * Vincentian Mixed Use Subdistrict Map * Davis ‒ Radio Commercial Subdistrict Map *** *** *** *** *** Text break *** *** *** *** *** II. IMPLEMENTATION STRATEGY A. URBAN - MIXED USE DISTRICT 1. Urban Residential Subdistrict 2. Urban Residential Fringe Subdistrict 3. Urban Coastal Fringe Subdistrict 4. Business Park Subdistrict 5. Office and Infill Commercial Subdistrict 6. PUD Neighborhood Village Center Subdistrict 7. Residential Mixed Use Neighborhood Subdistrict 8. Orange Blossom Mixed-Use Subdistrict 9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict 10. Henderson Creek Mixed-Use Subdistrict 11. Research and Technology Park Subdistrict 12. Buckley Mixed-Use Subdistrict 13. Commercial Mixed Use Subdistrict 14. Livingston/Radio Road Commercial Infill Subdistrict 15. Vanderbilt Beach Road Neighborhood Commercial Subdistrict 16. Collier Boulevard Community Facility Subdistrict 17. Hibiscus Residential Infill Subdistrict 18. Vincentian Mixed Use Subdistrict 19. Davis – Radio Commercial Subdistrict 19. Goodlette/Pine Ridge Mixed Use Subdistrict B. URBAN - COMMERCIAL DISTRICT 1. Mixed Use Activity Center Subdistrict 2. Interchange Activity Center Subdistrict 3. Livingston/Pine Ridge Commercial Infill Subdistrict 4. Business Park Subdistrict 5. Research and Technology Park Subdistrict 6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict 7. Livingston Road Commercial Infill Subdistrict 8. Commercial Mixed Use Subdistrict 9. Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict 10. Goodlette/Pine Ridge Commercial Infill Subdistrict 1110. Orange Blossom/Airport Crossroads Commercial Subdistrict PDFPage 23 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit IV.B Amendment Language September 20, 2017 Page 3 of 6 11. Davis – Radio Commercial Subdistrict *** *** *** *** *** Text break *** *** *** *** *** FUTURE LAND USE DESIGNATION *** *** *** *** *** Text break *** *** *** *** *** I. URBAN DESIGNATION *** *** *** *** *** Text break *** *** *** *** *** b. Non-residential uses including: *** *** *** *** *** Text break *** *** *** *** *** 12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed-Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Goodlette/Pine Ridge Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict, Vincentian Mixed Use Subdistrict, Davis ‒ Radio Commercial Subdistrict; and, in the Urban Commercial District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, Goodlette/Pine Ridge Commercial Infill Subdistrict; Orange Blossom/Airport Crossroads Commercial Subdistrict, in the Bayshore/Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. *** *** *** *** *** Text break *** *** *** *** *** A. Urban Mixed Use District *** *** *** *** *** Text break *** *** *** *** *** 19. Goodlette/Pine Ridge Mixed Use Subdistrict: This Subdistrict consists of 31 acres and is located at the northeast quadrant of two major arterial roadways, Pine Ridge Road and Goodlette-Frank Road. In addition to uses generally allowed in the Urban designation, the intent of the Goodlette/Pine Ridge Mixed Use Subdistrict is to provide shopping, person services and employment for the surrounding residential areas within a convenient travel distance. The Subdistrict also permits multi-family rental residential dwelling units. The Subdistrict is intended to be compatible with the neighboring Pine Ridge Middle School and nearby residential PDFPage 24 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit IV.B Amendment Language September 20, 2017 Page 4 of 6 development and therefore, emphasis will be placed on common building architecture, signage, landscape design and site accessibility for pedestrians and bicyclists, as well as motor vehicles. Access to the Goodlette/Pine Ridge Mixed Use Subdistrict may feature a signalized traffic access point on Goodlette-Frank Road, which may provide for access to the neighboring Pine Ridge Middle School. Other site access locations will be designed consistent with the Collier County access management criteria. Commercial development intensity within the Subdistrict will be limited to single-story retail commercial uses, while professional or medical related offices, including financial institutions, may occur in three-story buildings. A maximum of 275,000 square feet of gross leasable area for retail commercial and office and financial institution development may occur within this Subdistrict. Retail commercial uses shall be limited to a maximum of 125,000 square feet of gross leasable area on the south +/- 23 acres. No individual retail commercial use may exceed 65,000 square feet of gross leasable area. Residential development within the Subdistrict will be a maximum of 375 multi-family rental dwelling units. The maximum height for residential buildings shall be 4 stories over parking. Unless otherwise required by the South Florida Water Management District, the .87± acre wetland area located on the northeastern portion of the site will be preserved. A total of 1.47 acres of native vegetation shall be provided within this subdistrict. *** *** *** *** *** Text break *** *** *** *** *** C. Urban Commercial District *** *** *** *** *** Text break *** *** *** *** *** 10. Goodlette/Pine Ridge Commercial Infill Subdistrict: This Subdistrict consists of 31 acres and is located at the northeast quadrant of two major arterial roadways, Pine Ridge Road and Goodlette-Frank Road. In addition to uses generally allowed in the Urban designation, the intent of the Goodlette/Pine Ridge Commercial Infill Subdistrict is to provide shopping, person services and employment for the surrounding residential areas within a convenient travel distance. The Subdistrict is intended to be compatible with the neighboring Pine Ridge Middle School and nearby residential development and therefore, emphasis will be placed on common building architecture, signage, landscape design and site accessibility for pedestrians and bicyclists, as well as motor vehicles. Access to the Goodlette/Pine Ridge Commercial Infill Subdistrict may feature a signalized traffic access point on Goodlette-Frank Road, which may provide for access to the neighboring Pine Ridge Middle School. Other site access locations will be designed consistent with the Collier County access management criteria. Development intensity within the Subdistrict will be limited to single-story retail commercial uses, while professional or medical related offices, including financial institutions, may occur in three- PDFPage 25 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit IV.B Amendment Language September 20, 2017 Page 5 of 6 story buildings. A maximum of 275,000 square feet of gross leasable area for retail commercial and office and financial institution development may occur within this Subdistrict. Retail commercial uses shall be limited to a maximum of 125,000 square feet of gross leasable area on the south +/- 23 acres. No individual retail commercial use may exceed 65,000 square feet of gross leasable area. Unless otherwise required by the South Florida Water Management District, the .87 ± acre wetland area located on the northeastern portion of the site will be preserved. 1110. Orange Blossom/Airport Crossroads Commercial Subdistrict *** *** *** *** *** Text break *** *** *** *** *** 1211. Davis ‒ Radio Commercial Subdistrict *** *** *** *** *** Text break *** *** *** *** *** FUTURE LAND USE MAP SERIES Future Land Use Map Activity Center Index Map Mixed Use & Interchange Activity Center Maps Properties Consistent by Policy (5.9, 5.10, 5.11, 5.12) Maps Collier County Wetlands Map Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map Future Land Use Map Rivers and Floodplains Future Land Use Map Estuarine Bays Future Land Use Map Soils Existing Commercial Mineral Extraction Sites Map Bayshore/Gateway Triangle Redevelopment Overlay Map Stewardship Overlay Map Rural Lands Study Area Natural Resource Index Maps North Belle Meade Overlay Map North Belle Meade Overlay Map Section 24 Existing Schools and Ancillary Facilities Map Future Schools and Ancillary Facilities Map Plantation Island Urban Area Map Copeland Urban Area Map Railhead Scrub Preserve – Conservation Designation Map Lely Mitigation Park – Conservation Designation Map Margood Park Conservation Designation Map Urban Rural Fringe Transition Zone Overlay Map Orange Blossom Mixed Use Subdistrict Map Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map Goodlette/Pine Ridge Commercial Infill Mixed Use Subdistrict Map PDFPage 26 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit IV.B Amendment Language September 20, 2017 Page 6 of 6 Henderson Creek Mixed-Use Subdistrict Map Buckley Mixed-Use Subdistrict Map Livingston/Pine Ridge Commercial Infill Subdistrict Map Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map Livingston Road Commercial Infill Subdistrict Map Orange Blossom/Airport Crossroads Commercial Subdistrict Livingston Road/Veteran’s Memorial Boulevard Commercial Infill Subdistrict Map Corkscrew Island Neighborhood Commercial Subdistrict Map Collier Boulevard Community Facility Subdistrict Map Coastal High Hazard Area Map Coastal High Hazard Area Comparison Map Gordon River Greenway Conservation Area Designation Map Hibiscus Residential Infill Subdistrict Map Vincentian Mixed Use Subdistrict Map Davis ‒ Radio Commercial Subdistrict Map PDFPage 27 of 228 PDFPage 28 of 228 68%-(&73523(57<$&5(6 EXISTING ZONING:PINE RIDGE COMMONS PUD EXISTING FLUE:GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT EXISTING USE:DEVELOPED AND UNDEVELOPED COMMERCIAL ADJACENT PROPERTY NORTH ZONING:MPUD (NORTH NAPLES UNITED METHODIST CHURCH) USE:CHURCH AND SPORTS FIELDS SOUTH ZONING:PUD (GOODLETTE CORNERS AND MOORINGS PARK ESTATES) USE:RIGHT-OF-WAY, COMMERCIAL AND RESIDENTIAL EAST ZONING:C-1 AND A USE:FIRE STATION, OFFICES AND SCHOOL WEST ZONING:A USE:RIGHT-OF-WAY, WATER MANAGEMENT AND RESIDENTIAL SUBJECT PROPERTY 500 FOOT RADIUS ZONED: A USE: WATER MANAGEMENT, RIGHT-OF-WAY AND RESIDENTIAL PINE RIDGE ROADGOODLETTE-FRANK ROADZONED: MPUD USE: CHURCH SPORTS FIELDS ZONED: A USE: PINE RIDGE MIDDLE SCHOOL GradyMinor Civil Engineers Ɣ Land Surveyors Ɣ Planners Ɣ Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144 Fort Myers: 239.690.4380 ZONED: C-1 USE: FIRE STATION, OFFICES AND COMMERCIAL ZONED: PUD USE: COMMERCIAL GOODLETTE-FRANK ROADZONED: PUD USE: RESIDENTIAL PDFPage 29 of 228 EXHIBIT V.B. - EXISTING FUTURE LAND USE MAPSUBJECT SITE: URBAN DESIGNATION COMMERCIAL DISTRICT, GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT = 31± ACRESPage 1 of 2SITEGOODLETTE/PINE RIDGE ROAD COMMERCIAL INFILL SUBDISTRICT = 31+/- ACRESPDFPage 30 of 228 EXHIBIT V.B. - EXISTING FUTURE LAND USE MAP SUBJECT SITE: URBAN DESIGNATION COMMERCIAL DISTRICT, GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT = 31± ACRES Page 2 of 2 PDFPage 31 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit V.E Public Facilities Level of Service Analysis June 14, 2017 Page 1 of 4 Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: The Goodlette/Pine Ridge Commercial Infill Subdistrict is a partially developed commercial development. The Subdistrict currently authorizes up to 125,000 square feet of retail commercial space and up to 150,000 square feet of office use on approximately 31 acres. To date, 205,878 square feet of commercial has been constructed within the project. The growth management plan amendment proposes to retain all of the commercial entitlements and to add a maximum of 375 multi-family dwelling units within the sub-district. The public facilities analysis evaluates the project impacts on potable Water, wastewater, drainage, parks, schools, roadways, fire/EMS, and solid waste. The source for the LOS information is the 2016 AUIR. Potable Water The property is located within the Collier County potable water service area. The County has existing plant capacity of approximately 52 mgd. The proposed addition of 375 multi-family dwelling units will not create any LOS issues in the 5-year planning horizon. This Project will have no significant impact on the potable water system and capacity is available in Collier County. A comparison of the existing and proposed uses are shown below. Water Demand: Existing: Retail 125,000 x 0.15 gpd/sf = 18,750 gpd Retail 125,000 x 0.15 gpd/sf x 1.5 max. month = 28,125 gpd Office 150,000 x 0.15 gpd/sf = 22,500 gpd Office 150,000 x 0.15 gpd/sf x 1.5 max. month = 33,750 gpd Proposed: Retail 125,000 x 0.15 gpd/sf = 18,750 gpd Retail 125,000 x 0.15 gpd/sf x 1.5 max. month = 28,125 gpd Office 150,000 x 0.15 gpd/sf = 22,500 gpd Office 150,000 x 0.15 gpd/sf x 1.5 max. month = 33,750 gpd Multi-family 375 x 150 gpd x 1.8 = 101,250 gpd Multi-family 375 x 150 gpd x 1.8 x 1.2 max. month = 121,500 gpd Collier County LOS: 150 gpcd/(0.15) gpd/sf* Permitted Capacity: 52.75 mgd Required Plant Capacity FY26: 41.9 mgd *Based on EP Extimates PDFPage 32 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit V.E Public Facilities Level of Service Analysis June 14, 2017 Page 2 of 4 Data Source: Collier County 2016 AUIR Sanitary Sewer The subject project is located within the urban boundary with standards for Sanitary Sewer established in the Capital Improvement Element of the Collier County Growth Management Plan. The subdistrict is located in the north sewer service area of the Collier County Water/Sewer District. This Project will have no significant impact on the Collier County Regional Sewer System. A comparison of the existing and proposed uses are shown below. Sewer Demand: Existing: Retail 125,000 x 0.15 gpd/sf = 18,750 gpd Retail 125,000 x 0.15 gpd/sf x 1.5 max. month = 28,125 gpd Office 150,000 x 0.15 gpd/sf = 22,500 gpd Office 150,000 x 0.15 gpd/sf x 1.5 max. month = 33,750 gpd Proposed: Retail 125,000 x 0.15 gpd/sf = 18,750 gpd Retail 125,000 x 0.15 gpd/sf x 1.5 max. month = 28,125 gpd Office 150,000 x 0.15 gpd/sf = 22,500 gpd Office 150,000 x 0.15 gpd/sf x 1.5 max. month = 33,750 gpd Multi-family 375 x 100 gpd x 1.8 = 67,500 gpd Multi-family 375 x 100 gpd x 1.8 x 1.2 max. month = 81,000 gpd Collier County LOS: 100 gpcd/(0.15) gpd/sf* Permitted Capacity: 24.7 mgd Required Plant Capacity FY26: 16.8 mgd *Based on EP Extimates Data Source: Collier County 2016 AUIR Arterial and Collector Roads Please refer to the Traffic Impact Statement for discussions of the project’s impact on level of service for arterial and collector roadways within the project’s radius of development influence. Drainage The County has adopted a LOS standard for private developments which requires development to occur consistent with water quantity and quality standards established in Ordinances 74-50, 90-10, 2001-27, and LDC Ordinance 2004-41, as may be amended. The single project within the proposed subdistrict has been issued a surface water management permit by the South Florida PDFPage 33 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit V.E Public Facilities Level of Service Analysis June 14, 2017 Page 3 of 4 Water Management District which has established criteria for the volume of water stored on site as well as the quality of the water which may be discharged from the site. The development within the subdistrict is consistent with the County LOS standards. Solid Waste The adopted LOS for solid waste is two years of lined cell capacity at the previous 3 year average tons per year disposal rate and 10 years of permittable landfill capacity of the disposal rate. There are no current capacity issues and none are anticipated through the year 2065. Existing: Retail 125,000 x 5 lbs/1,000 sq ft = 625 lbs/day x 365 = 228,125 lbs/year or 228.12 tons/year Office 150,000 x 5 lbs/1,000 sq ft = 750 lbs/day x 365 = 273,750 lbs/year or 273.75 tons/year Proposed: Retail 125,000 x 5 lbs/1,000 sq ft = 625 lbs/day x 365 = 228,125 lbs/year or 228.12 tons/year Office 150,000 x 5 lbs/1,000 sq ft = 750 lbs/day x 365 = 273,750 lbs/year or 273.75 tons/year Multi-family 375 x 0.54 tons per person x 2.4 = 486 tons Current landfill capacity in 2017 is anticipated to be 16,309,943 tons. Available Inventory as of July 2012: 2,236,272 tons Required Inventory as of July 2015: 446,042 tons Available Inventory as of July 2015: 3,186,107 tons Surplus Capacity as of July 2015: 2,740,065 tons Source: Collier County 2012 AUIR Cal Recycle Parks: Community and Regional The proposed 375 multi-family dwellings will pay park impact fees to mitigate for their impacts on this public facility. No adverse impacts to Community or Regional Parks result from the amendment of the subdistrict. Schools PDFPage 34 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit V.E Public Facilities Level of Service Analysis June 14, 2017 Page 4 of 4 The proposed 375 multi-family dwellings will pay school impact fees to mitigate for their impacts. No adverse impacts to schools result from the creation of the subdistrict. Fire Control and EMS The proposed project lies within the North Collier Fire and Rescue District. The North Collier Fire and Rescue District - Station #40 is located at 1441 Pine Ridge Road, which is adjacent to the southeastern property boundary. No significant impacts to Fire Control level of service are anticipated due to the proposed project. Estimated impact fees for EMS and fire would be determined at time of SDP based on each unit. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; North Collier Fire and Rescue District - Station #40 1441 Pine Ridge Road Collier County Sheriff North Naples Substation 776 Vanderbilt Beach Rd PDFPage 35 of 228 North Naples Station 40 Medic 40 North Naples Substation North Naples Station 44 Medic 44 Sea Gate Pine Ridge M.S. Headquarters Library Pelican Bay Community Park Vanderbilt Beach Library 0 4000'2000' SCALE: 1" = 4000' GradyMinor Civil Engineers Ɣ Land Surveyors Ɣ Planners Ɣ Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144 Fort Myers: 239.690.4380 57$,'%6 2412'46; PDFPage 36 of 228 SUBJECT PROPERTY GradyMinor Civil Engineers Ɣ Land Surveyors Ɣ Planners Ɣ Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144 Fort Myers: 239.690.4380 PINE RIDGE ROADGOODLETTE-FRANK ROADGOODLETTE-FRANK ROADN.T.S. SUBJECT PROPERTY PDFPage 37 of 228 0 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. 27599 Riverview Center Blvd, Suite 205 Bonita Springs, FL 34134 O: 239-269-0769 www.mjtrea.com Market Study of Magnolia Square Apartments Naples, Collier County FL Effective Date of report October 21, 2016 Revised January 20, 2017 Prepared by: Michael J. Timmerman, CRE, FRICS MJT Realty Economic Advisors, Inc. PDFPage 38 of 228 1 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. August 8, 2017 Mr. David Genson, PE Barron Collier Companies. 2600 Golden Gate Parkway Naples, FL 34105 Dear Mr. Genson, Per your request, we have completed the market study on the Magnolia Square Apartments, a proposed market rate rental apartment community located on the northeast corner of Goodlette Road and Pine Ridge Road in Naples, Collier County, Florida. Our objective is to research the market to measure the demand for additional rental apartment supply in Collier County. Market demand is measured by reviewing the historical pricing and occupancy trends and relating those trends to the current and future supply of market rate rental apartment units in the County. The proposed rental apartment community is in the North Naples submarket which is close to employment, retail, entertainment facilities as well as public and private schools. This established area is very desirable as evidenced by the recent redevelopment of homes in Pine Ridge, Pelican Bay and other residential communities. The proposed rental apartment community is a partial redevelopment of an existing community shopping center that no longer viable and, in consultant’s opinion, does not represent the sites highest and best use. The study evaluated the occupancy and rental rate trends from January 2011 to today and found the rental rate and occupancy metrics have increased significantly over that timeframe indicating strong demand for market rate rental apartments in the county. The delivery of 860 new rental units in the past 2 years has had no significant measurable impact on the rental rate and occupancy trends, which continue to rise. The future delivery of 296 units at Milano Lakes is not anticipated to have a significant impact on the market demand metrics, especially considering its location off Collier Blvd where the largest concentration of market rate rental apartments exists. PDFPage 39 of 228 2 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. Orchid Run is the most comparable new market rate rental apartment community in terms of location and general appeal. This community is achieving the highest rental rate and saw the fastest lease up of the three new communities delivered over the past two years. This community’s location and superior quality has attracted a more upscale clientele who desire better access to the locational amenities of Naples and better quality apartments and amenities. The Magnolia Square location is a major influence that will attract a similar upscale clientele to that of Orchid Run. The unit sizes proposed for the Magnolia Square Apartments are consistent with the most recently developed rental apartments. The introduction of a small number of Studio apartments in Magnolia Square will help to draw a new tenant profile as this will be the first new community to offer this efficient design. Based on the analysis of the market rate rental apartment market, it is my conclusion that sufficient demand exists to support the development of the proposed 400 units at Magnolia Square. The sites location and proposed quality will attract an audience that desires these features which can’t be found anywhere else in the county. Please review the report and let me know if you have any questions or clarifications. It was a pleasure to work with you on this project. Sincerely, Michael J. Timmerman, CRE, FRICS Principal PDFPage 40 of 228 3 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. TABLE OF CONTENTS 1.0 CONDITIONS OF THE REPORT ............................................................................................... 4 1.1 INTENDED USE OF THIS REPORT ........................................................................................................................... 4 1.2 INTENDED USER OF THIS REPORT ......................................................................................................................... 4 2.0 SCOPE OF STUDY ................................................................................................................ 4 2.1 TASK PLAN ....................................................................................................................................................... 4 2.2 SITE INSPECTION ............................................................................................................................................... 5 3.0 PROPOSED DEVELOPMENT ASSESSMENT ........................................................................... 6 3.1 DEVELOPMENT SITE ATTRIBUTES AND SURROUNDS ............................................................................................... 6 4.0 COLLIER COUNTY RESIDENTIAL TRENDS ........................................................................... 15 5.0 COLLIER COUNTY RENTAL APARTMENT MARKET ............................................................. 17 5.1 MARKET RATE APARTMENTS ........................................................................................................................... 25 5.2 MARKET PERFORMANCE SCORE ....................................................................................................................... 32 6.0 MARKET DEMAND CONCLUSIONS ...................................................................................... 35 7.0 PROPOSED RENTAL APARTMENT SUPPLY ......................................................................... 37 8.0 DEMAND SUPPLY CONCLUSIONS ....................................................................................... 37 9.0 CONCLUSIONS AND RECOMMENDATIONS......................................................................... 38 9.1 RENTAL RATE CONCLUSIONS ............................................................................................................................ 38 9.2 ABSORPTION CONCLUSIONS ............................................................................................................................. 39 COPYRIGHT, TRADEMARK AND LEGAL DISCLAIMER ................................................................... 43 TERMS AND CONDITIONS OF USE ................................................................................................ 44 PHOTOS ......................................................................................................................................... 51 PDFPage 41 of 228 4 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. Introduction As we understand it, BARRON COLLIER COMPANIES (“Client”) would like MJT Realty Economic Advisors, Inc. (“Consultant”) to prepare a Market Study for the proposed 400-unit Magnolia Square Apartment community located on the northeast corner of Goodlette Rd and Pine Ridge Rd in Naples, Collier County, FL. The property is currently developed with a community shopping center which is planned to be removed and redeveloped with a new 400-unit rental apartment community. 1.0 Conditions of the Report The Client and designated representatives are responsible for representations pertaining to the properties future development plans, marketing expectations and for disclosure of any significant information that might affect the ultimate realization of the projected results. There will usually be differences between projected and actual results because events and circumstances frequently do not occur as expected, and the differences may be material. 1.1 Intended Use of This Report The intended use of the study is to provide BARRON COLLIER COMPANIES (“Client”) with market supported conclusions of demand for the proposed apartments based on its construction quality and location within the Naples market. 1.2 Intended User of This Report The intended user of this analysis is BARRON COLLIER COMPANIES (“Client”) for the purpose of changing the land use to legally permit the proposed use. No other users are authorized to use the report for any other purpose. 2.0 SCOPE OF STUDY Based on our understanding of the current situation, the Consultant has developed a scope of work to analyze the Project as identified above. The scope is based on the Client’s objectives, as described to the Consultant, which includes the following interrelated tasks. 2.1 Task Plan We will perform the following scope of professional services in order to meet the objectives of this assignment: 1. Research, profile and map all market rate rental apartment complexes in Collier County and provide occupancy data associated with the current rental rates. 2. Research and map any newly developing or planned rental apartment communities in the market to evaluate the potential competition. PDFPage 42 of 228 5 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. 3. Based on the findings from the research above, provide conclusions and recommendations regarding the following; a. Recommended pricing per square foot for each Bedroom Plan. b. Forecast absorption rate to stabilized occupancy. c. Profile additional supply that may be under construction or planned that could be future competition. 2.2 Site Inspection The site was inspected on October 19, 2016 by Michael Timmerman, therefore October 19, 2016 will be the effective date of this study. The site photos are in the addendum to this report. PDFPage 43 of 228 6 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. 3.0 PROPOSED DEVELOPMENT ASSESSMENT 3.1 Development Site Attributes and Surrounds The project known as the Magnolia Square Apartments is proposed on a site located on the northeast corner of Goodlette Road and Pine Ridge Road in Naples, Collier County, FL. A portion of the site is currently improved with a structure formerly occupied by a Sweet Bay grocery, with the remainder of the development parcel currently vacant. The proposed rental apartment community will be constructed on two separate parcels connected by a pedestrian bridge over the existing Premier Way vehicular roadway. Based on the Collier County Property Appraiser’s office the site is currently owned by Trail Boulevard LLLP and consists of a total of 19.42 acres. The development site for the proposed rental apartment community is planned on approximately 12 +/- acres of the site. The site’s future land use is classified as the Goodlette/Pine Ridge Commercial Infill Subdistrict. The intent of this future land use designation is to provide shopping, personal services and employment for the surrounding residential areas. The uses allowed are those generally found in the Urban FLU designation and include retail, office and multifamily. The site is currently zoned as a PUD under the Collier County zoning classifications and is known as Pine Ridge Commons. This ordinance was approved on December of 1999 and allows the development of 275,000 sqft of commercial development on 31 total acres of land. Per the most recent PUD list from Collier County, approximately 205,000 sqft has been developed. This includes the existing structure that is planned for removal to develop the subject apartment complex. The site is generally rectangular and has three access points, the north at Panther Lane and Goodlette Road is a signalized intersection, an unnamed access road between Pine Ridge and Panther Lane and a southern access point off Pine Ridge Road just east of the intersection with Goodlette Road. The site’s location on Pine Ridge Road and Goodlette Road offers good access to the employment, shopping and recreational amenities of North Naples. The sites transportation infrastructure is very good and allows for easy access north to Bonita Springs via Tamiami Trail and to I-75, which is 3.75 miles east of the site on Pine Ridge Road. The NCH Hospital is located 4.5 miles north of the site on Goodlette Road with the Mercato Entertainment Center located 3.5 miles northwest of the site at the intersection of Vanderbilt Beach Road and Tamiami Trail. The Waterside Shops is another upscale shopping center with restaurants located ¾ of a mile west of the site at the intersection of Pine Ridge Road and Tamiami Trail. Located below are several maps showing the location of the subject site from a regional perspective and aerials showing the existing developments in the immediate area. PDFPage 44 of 228 7 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. PDFPage 45 of 228 8 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. PDFPage 46 of 228 9 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. PDFPage 47 of 228 10 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. PDFPage 48 of 228 11 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. PDFPage 49 of 228 12 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. The site is located in the larger North Naples Planning Community, which will serve as the primary trade area for the analysis of current and future supply and demand analysis. Located below is a map showing the boundary of the North Naples Planning Community. PDFPage 50 of 228 13 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. PDFPage 51 of 228 14 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. Within the North Naples Planning Community, only the Imperial Lakes PUD, located north of the subject site, has approval for 430 multifamily sites. It should be noted that the sites multifamily approval does not specify rental units, therefore the true potential of land with approval may be none. Located below is a map showing the location of the Imperial Lakes PUD and the subject site. Product Mix The introductory unit mix includes four floorplans offering Studios, 1, 2 and 3 bedroom units with 1 and 2 bathrooms. Unit sizes range from 600 sqft for a Studio unit to 1,361 sqft for a 3 bedroom 2 bath unit. The proposed unit sizes are consistent with the current market offerings of new and existing rental apartment projects in the area. PDFPage 52 of 228 15 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. Located below is a summary of the preliminary unit mix followed by a tentative site plan. 4.0 COLLIER COUNTY RESIDENTIAL TRENDS The charts below provide an overview of historical residential develop trends for Collier County. The overview is in terms of single family and multifamily housing starts and residential price and volume trends. The analysis of both single family and multifamily growth trends is an important attribute in understanding the overall housing market. Figure 4.1 – Collier County SF Housing Starts Source: Bureau of Economic and Business Research The chart above reflects annual single family housing start trends for Collier County from January 2007 to through the end of 2016. Single Family Housing starts have increased steadily over the past 5 years and have averaged approximately 2500 starts between 2015 and 2016. Figure 4.2 – Collier County MF Housing Starts Unit Type Unit Count Size Studio 20 600 1 Bed / 1 Bath 145 850 2 Bed / 2 Bath 158 1125 3 Bed / 2 Bath 52 1,361 Total Units 375 Wtg Avg Size 1,023 PDFPage 53 of 228 16 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. Source: Bureau of Economic and Business Research The chart above reflects monthly multifamily housing start trends for Collier County from January 2007 through end of 2016. Multifamily housing starts include both condominium development and rental apartments. Over the past four years, multifamily housing starts have averaged approximately 600 units per year, of which the majority are new fee simple condominium developments. Milano Lakes, off Collier Blvd on Lords Way, is the most recent rental apartment community being developed in Collier County. This community will consist of 296 units and cater to young professionals and families. Construction stated on this community in late 2016. The recent growth of single family and multifamily housing starts has kept pace with population growth, indicated a balanced market. PDFPage 54 of 228 17 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. Table 4.3– Collier County Residential Sales Trends Source: Florida Association of Realtors The chart above reflects the monthly sales volume for single family homes and condominiums as well as the median home price for each design since January 2013. We can see the sales volume of condominiums typically outpaces that of single family homes, due primarily to the lower product pricing. Sales of all residential product has slowed since the beginning of 2015 due to the rapid price increases over the past several years and the increased supply of new product offerings. Year over year, the median single family home price has decreased slightly at 1.48% while condominium home pricing has increased 4.6% for the same period. On an annual basis, both single family and condominium pricing increased 4% over the same period in 2015. 5.0 COLLIER COUNTY RENTAL APARTMENT MARKET A review of 43 rental apartments in Collier County was conducted to estimate the overall supply within the market. The apartments utilized in this sample are those with 100 or more units, range in age from new to 40 years old and represent both subsidized rental and market rental communities. Collier County has a total of 10,462 total rental units of which 4,814 or 46% are subsidized in some way. The following data includes the total supply with Market Rate apartments analyzed later in the report. PDFPage 55 of 228 18 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. Located below is a map showing the location of the apartments researched for this study followed by a map key. PDFPage 56 of 228 19 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. The apartments surveyed include both market and subsidized housing and are all included to provide a census of the rental apartment market. Located below is a summary of all the rental apartments within the market based on their age and total number of units. MapID Apartment Name MapID Apartment Name 1 Bear Creek 22 Oasis of Naples (Arbor Walk) 2 Belvedere 23 Ospreys Landing 3 Berkshire Reserve 24 Meadow Brook Preserve (Turtle Creek) 4 Bermuda Island 25 River Reach 5 Brittany Bay I & II 26 Sabal Key 6 Bryn Mawr 27 Saddlebrook Village 7 College Park 28 San Marino (Aventine) 8 Coral Palms 29 Shadowood Park 9 Goodlette Arms 30 Somerset Palms (Arbor View) 10 Heritage (MerSoleil)31 Summer Lakes I 11 Heron Park 32 Summer Lakes II 12 Ibis Club 33 Summer Wind 13 Jasmine Cay 34 Tuscan Isle 14 La Costa 35 Villas of Capri 15 Lagu Bay 36 Waverley Place 16 Malibu Lakes 37 Whistler's Cove 17 Meadow Lakes (Saxon Manor)38 Whistler's Green 18 Naples 701 39 Windsong Club 19 Naples Place I-III 40 Aster Lely 20 Noah's Landing 41 Sierra Grande 21 Northgate Club 42 Orchid Run 43 Milano Lakes PDFPage 57 of 228 20 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. PDFPage 58 of 228 21 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. PDFPage 59 of 228 22 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. The first map shows all the rental apartments based on their age. The supply of rental apartments in the county is generally older with the majority being developed more than 20 years ago. Many have been renovated, however their floorplan design, amenities and general appeal reflect their aging criteria. The newest communities are located primarily off Collier Blvd in South Naples with the Orchid Run community located closest to employment centers and support facilities located on the southwest corner of Livingston Road and Golden Gate Parkway. The second map shows all the rental apartments based on the total number of units within each complex. The majority have between 250 and 400 units with the newest communities averaging 300 units each. The development of rental apartments in Collier County started in the mid 1970’s with a surge of new development occurring in the mid 1980’s which coincided with the first wave of new residential development. As we can see from the graph below, most the apartments built consisted of 1 and 2 bedroom designs. The first real influx of 3 bedroom units did not begin until the mid 1990’s, following that decade’s recession. Development of rental units from the mid 1990’s through today consisting primarily of 2 and 3 bedroom units with a very limited supply of 4 bedroom units. Product size by bedroom count has stayed relatively consistent for the 1 bedroom design, with the 2, 3 and 4 bedroom designs getting slightly larger over time. The subject will a very small number of 600 sqft Studio Apartment which is a new design for the Collier County market. PDFPage 60 of 228 23 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. Located below we will analyze the projects based on their location, age and rental rate per sqft. The chart and graph below represent the weighted rate per sqft based on the unit mix of both the subsidized and market rate apartments. As we can see the rate has increased significantly over the past four years. Bedroom Count Jan-11 Oct-11 Mar-13 Dec-13 Jun-15 Sep-16 1 Bed $0.94 $0.91 $1.01 $1.12 $1.32 $1.42 2 Bed $0.78 $0.77 $0.86 $0.95 $1.18 $1.21 3 Bed $0.75 $0.73 $0.81 $0.89 $1.21 $1.17 4 Bed $0.78 $0.82 $0.86 $0.94 $1.25 $1.15 Average Rate by Bedroom Count PDFPage 61 of 228 24 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. Occupancy has also risen significantly over the past 4 years to the current 97% which represents stabilized occupancy when you consider a typical 5% turnover rate. Located below is a chart and graph showing the historical occupancy from January 2011 to present. The overall occupancy rate has fallen slightly due to the introduction of new supply into the market. The chart and graph below show the rental rates and size by bedroom count for the current period. Jan-11 Oct-11 Mar-13 Dec-13 Jun-15 Sep-16 Avg Occupancy 92%91%96%95%99%97% Bedroom Count Avg Size Sept 16 Rate 1 Bed 775 $1.42 2 Bed 1,020 $1.21 3 Bed 1,220 $1.17 4 Bed 1,407 $1.15 PDFPage 62 of 228 25 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. 5.1 Market Rate Apartments Market rate apartments were the first developed in the county, with subsidized housing starting in the late 1980’s to accommodate the increasing employment for hotels and other hospitality related industries. There is a total of 5,648 market rate rental units in Collier County which accounts for 54% of the total. The mix of market rate units by bedroom count is consistent with the overall supply in the county. The increase in supply of 3 and 4 bedroom units did not begin until 2000 when the availability of affordable family accommodations was restricting due to rapidly rising home prices. Most of the market rate rental apartment communities are located on major arterial roadways allowing for easy access to a wider market area. Market rate rental apartment complexes prefer to be located closer to employment centers, entertainment venues and other support facilities to attract tenants. Located below is are maps showing the age and size of the market rate apartments followed by graphs and charts summarizing these rental communities. PDFPage 63 of 228 26 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. PDFPage 64 of 228 27 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. PDFPage 65 of 228 28 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. PDFPage 66 of 228 29 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. Product size by bedroom count has stayed relatively consistent for the 1 bedroom and has increased slightly for 2 and 3 bedroom units. Located below we will analyze the projects based on their location, age and rental rate per sqft. The chart and graph below represent the weighted rate per sqft based on the unit mix of the market rate projects only. As we can see the rate has increased significantly over the past four years. PDFPage 67 of 228 30 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. The rental rate per square foot between 2014 and 2015 has increased at an average of 6% per year for each bedroom design. This annualized rate is lower than previous years due to the limited supply of new product. Occupancy has also risen significantly over the past 4 years to the current 97% which represents stabilized occupancy when you consider a typical 5% turnover rate. Located below is a chart and graph showing the historical occupancy from January 2011 to present. Bedroom Count Jan-11 Oct-11 Mar-13 Dec-13 Jun-15 Sep-16 1 Bed $0.93 $0.93 $1.02 $1.17 $1.40 $1.52 2 Bed $0.86 $0.85 $0.93 $1.01 $1.26 $1.36 3 Bed $0.83 $0.81 $0.87 $1.02 $1.29 $1.34 4 Bed $1.03 $1.04 $1.11 $1.15 $1.47 $1.47 Average Rate by Bedroom Count - Market Jan-11 Oct-11 Mar-13 Dec-13 Jun-15 Sep-16 Avg Occupancy 89%90%94%97%95%97% Market Rate PDFPage 68 of 228 31 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. The chart and graph below show the market rental rates and size by bedroom count for the current period. Bedroom Count Avg Size Sept 16 Rate 1 Bed 804 $1.52 2 Bed 1,040 $1.36 3 Bed 1,244 $1.34 4 Bed 1,501 $1.47 PDFPage 69 of 228 32 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. The market rate apartments are located throughout the county with the majority south of Golden Gate Parkway. Three of the four newest communities are located off Collier Blvd near the intersection with Rattlesnake Hammock Road. Orchid Run is the 1st market rate rental community developed west of I-75 in more than 20 years. Its locational influence has resulted in the highest rental rates and quickest lease up in Collier County. This community is currently under contract for sale. Orchid Run’s market performance provides evidence that well located rental communities in Collier County are in demand. 5.2 Market performance score The consultant developed a market performance score for each rental apartment complex using age, average occupancy and average rental rate per sqft as criteria. After the score has been determined, each sites score is mapped to see the spatial distribution of the best performing complexes. For this study, we are only reporting on the market rate rental apartment communities as Magnolia Square will compete with these communities. After we have determined the criteria for the score, we developed a ranking system for each criterion. In this case, a score of between 1 and 5 was selected for each criterion with assigned thresholds for each. The thresholds range from one, which represents an older or lower attribute to five, which represents newer and/or a higher ranking. Located below are the criteria and the ranking for each criterion. PDFPage 70 of 228 33 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. A score was assigned to each attribute for each rental apartment complex. Once each attribute is assigned for each rental apartment complex, we weighted each to calculate a final score. Located below is the weighting we assigned to each attributes score. Below are the individual scores for age, occupancy and rental rate per sqft for each of the market rate complexes and the final weighted average score. The final weighted scores range from a low of 4.0 for Belvedere an older community to a high of 6.0 for Sierra Grande and Orchid Park due to their newer age, higher rental rates and high occupancy. In order to identify the spatial distribution of the best performing sites, we mapped each of the market rate rental apartment communities and delineated the score range by color code. Located below is a map of the market rate apartment complexes by final weighted score. Age (yrs)lo hi score 0 5 5 6 10 4 11 15 3 16 20 2 20 1000 1 Occupancy (%)lo hi score 95.00%5 90.00%94.90%4 80.00%89.90%3 75.00%79.90%2 75.00%1 Rent/Sqft ($)lo hi score $1.40000 5 $1.20000 $1.39999 4 $1.10000 $1.19999 3 $0.80000 $1.09000 2 $0.80000 1 Weights Age 15% Occupancy 50% Rent/Sqft 35% 100% Project MapID Age Occupancy Rate sqft Market 9/2016 score Belvedere 2 1 5 1 1 4.0 Berkshire Reserve 3 2 5 3 1 4.9 Bryn Mawr 6 2 5 1 1 4.2 Ibis Club 12 2 5 1 1 4.2 La Costa 14 1 4 4 1 4.6 Laguna Bay 15 1 4 4 1 4.6 Malibu Lakes 16 3 5 5 1 5.7 Naples 701 18 1 5 4 1 5.1 Naples Place I-III 19 1 5 4 1 5.1 Northgate Club (Avesta Elderado)21 1 5 4 1 5.1 Oasis of Naples (Arbor Walk)22 1 5 4 1 5.1 River Reach 25 1 4 5 1 4.9 San Marino (Aventine)28 2 5 5 1 5.6 Shadowood Park 29 1 5 2 1 4.4 Summer Wind (ARIUM Gulfshore)33 1 5 5 1 5.4 Waverley Place 36 1 5 4 1 5.1 Aster Lely 40 5 4 5 1 5.5 Sierra Grande 41 5 5 5 1 6.0 Orchid Run 42 5 5 5 1 6.0 PDFPage 71 of 228 34 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved. PDFPage 72 of 228 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved 35 The highest scoring apartment complexes are Sierra Grande, Aster at Lely, located on Collier Blvd, south of Rattlesnake Hammock Road, Malibu Lakes, located off Immokalee Road at the intersection of I-75, and the newest community, Orchid Run, located on Golden Gate Parkway and Livingston Road. Of the four highly rated communities, Malibu Lakes is the oldest, however is achieving high rental rates and a high occupancy due to its location and easy access to I-75. Orchid Run is the newest of the stabilized rental apartment communities in Collier County. This community is achieving the highest rental rates in the market due to its superior quality, unit design, amenities and most importantly its location. Its central location near the employment and entertainment centers of Naples as proved the market demand for a better-quality community in a superior location. Orchid Run is currently under contract for a reported $75,000,000 or $265,000 per unit. This would be the highest sale of a rental apartment community in Collier County. The existing supply of market rate apartment complexes are enjoying high occupancies and increasing rental rates due to the lack of apartment complexes in the market and more importantly an increase fee simple housing cost which is directing the consumer to the few rental market options available. The introduction of Milano Lakes and the proposed Magnolia Square Apartments will increase supply to the currently market restricted area. 6.0 MARKET DEMAND CONCLUSIONS The demand for market rate rental apartments is not isolated to a specific area of Collier County, however, the rental communities within the North Naples planning district are some of the oldest in the county. The demand for rental apartments is based in part on the lack of available supply, resulting in record occupancy of the existing facilities and on the size of the population that primarily occupies them. Rental apartment demand is a function of population growth. Most the occupants for rental apartments are single and/or couples who are employed who vary in age from millennials to baby boomers. The forecast for rental apartment demand started with a review of the current market status. Data used to support this forecast is based on Collier County Population forecast, the American Community Survey (ACS) Housing Summary and the National Multifamily Housing Council. The supporting documentation is included in the addendum of this report. Located below is the calculation of demand for market rate rental apartments in Collier County. This is followed by an explanation and support of the forecast. PDFPage 73 of 228 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved 36 The estimate of market rate rental unit demand, is based on the relationship of rental units to population and the associated rental housing units. Column B starts with the 2012 Population estimate from the US Census, with estimates through 2015 and forecast through 2020. Based on the Collier County Planning department, the forecast is reflective of the BEBR Medium population estimate. Column C reflects the total households taken from the 2013 ACS report. Column D is the calculation of the persons per household which is the total population divided by the total households, which is 2.67. The 2.67 persons per household figure will be used in the forecast to calculate the estimate household growth in relation to the Population estimates. Column E is the percentage of households in Collier County that are identified as reserved for rental. There are a total of 31,899 units in Collier County that are identified as use for rentals. This represent 16% of the total 198,345 housing units in the County. This percentage will be used to estimate the total Households that rent units in Collier County. Column F reflects the percentage of households that have income between $30,000 and $99,000 within the County. The households with income in this range are most likely to rent apartments in the county. The household income range represents 49% of the total within the county. Column G is the calculation of the total rental households would be made up of the households that make between 30K and 99K annual income. The resulting number reflects the total households that, based on their income would be most likely to occupy market rate rental housing. Column H is the estimate of total market rate rental households based on the household income range and is calculated by multiplying Column F by Column G. Column I reflects the percentage of rental units that have rental rates between $800 and $1,900 per month. This is obtained from page 2 of the ACS housing Summary and provides support for the percent of units with rental rates in this range. This is considered the general rental range for market rate rental apartments in Collier County. Based on this data, 61% of the A B C D E F G H I J K L M Year Population Total Housholds Persons per HH Pct Rental Rental Households Pct with Income between 30K and 99K Annual Demand for Market Rate Units Pct of Rental Units with rent between $800 and $1,900 Total Market Demand Current Supply Annual Need Cumulative Demand 2012 328,209 122,972 2.67 2015 343,802 128,765 2.67 16% 20,602 49.0%10,095 61%6,158 5,648 510 510 2016 350,514 131,279 2.67 16% 21,005 49.0%10,292 61%6,278 5,648 630 1,140 2017 357,358 133,842 2.67 16% 21,415 49.0%10,493 61%6,401 5,648 753 1,893 2018 364,335 136,455 2.67 16% 21,833 49.0%10,698 61%6,526 5,648 878 2,771 2019 371,448 139,119 2.67 16% 22,259 49.0%10,907 61%6,653 5,648 1,005 3,776 2020 378,700 141,835 2.67 16% 22,694 49.0%11,120 61%6,783 5,648 1,135 4,911 PDFPage 74 of 228 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved 37 rental units in Collier County have a monthly rental rate between $800 and $1900 per month., Those units with rental rates below are considered subsidized housing and those with rate above are considered other types of rental product. Column J is the estimate of total market rate rental households based on the data provided. It is calculated by multiplying Column H, Annual Market Rate Demand by, Column I, the percentage of rentals that have a rental rate that is consistent with market rates from the survey above. Column K reflects the total market number of market rate rental units in Collier County. Column L is the difference between the Column J, the total market demand, and Column K, the current market rate supply. This therefore reflects the undersupply of market rate rental units needed. Column M is simply the cumulative number of rental units needed until 2020. Based on the demand analysis, there is an estimate demand for an additional 1,893 market rate rental apartments in Collier County, growing to a total of 4,911 by 2020. 7.0 PROPOSED RENTAL APARTMENT SUPPLY In addition to the existing market rate rental apartment supply, there are currently two properties that are approved for the development of rental apartments. The approved units must be subtracted from the supply to estimate the net demand for new market rate rental apartments. The two proposed apartments are summarized below. These two properties are located in the south Naples submarket. The First Assembly of God parcel is currently being developed with a 296-unit rental apartment know as Milano Lakes. These units are expected to be completed by mid-2017. The New Hope Ministries parcel is approved for development, but has not started construction. 8.0 DEMAND SUPPLY CONCLUSIONS The analysis above indicated an increasing demand for market rate rental apartments in Collier County. Currently two facilities are approved for the development of additional market rate rental apartments that will help to satisfy some of the current demand. Located below is a summary chart that shows the net demand for additional units in Collier County. NAME STATUS Ord. #Date App'd Est. Buildout TOTAL SIZE ACRES RES. MF TOTAL NEW HOPE MINISTRIES ACTIVE 16-41 01/29/08 2021 39.89 319 FIRST ASSY. MINST. EDU. & REHAB. ACTIVE 15-55 07/22/08 2020 69.10 296 PDFPage 75 of 228 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved 38 Based on our analysis, there is ample demand for market rate rental apartments in Collier County. The increased demand is driven by the population growth and corresponding employment. The lack of sites with adequate size and functional utility will continue to limit the development of new facilities. The repurposing of sites with improvements that do not represent the highest and best use, like the subject, are the alternatives to help satisfy demand in the future. 9.0 CONCLUSIONS AND RECOMMENDATIONS The Magnolia Square Apartments Apartment site located on the Northeast corner of Goodlette Road and Pine Ridge Road in northern Collier County, FL. The site’s size and functional utility are adequate for development of the proposed rental apartment community. The development site consists of approximately 12 +/- acres and is proposed for the development of 400 residential units. Currently the site is proposed for a mix of Studio, 1, 2 and 3 bedroom units ranging in size from 600 sqft to 1,361 sqft. This proposed living area square footage is consistent with the existing rental apartments in the Collier County and is also consistent with the newly developing rental apartments profiled above. 9.1 Rental Rate Conclusions The rental analysis was prepared based on a survey of all market rental apartments in Collier County performed in September of 2016 and reflects the current rates and occupancy as of that date. The analysis started with a census of the rental apartments in Collier County and was then refined to include only the market rate apartments. The survey proved a significant undersupply of market rate rental units in the market area. Based on our analysis and taking into consideration the Magnolia Square Apartments location, quality of community and amenities, we estimated current initial market rental rates for each floorplan. Year Current Supply Annual Need Cumulative Demand Approved Units Net Demand 2015 5,648 510 510 510 2016 5,648 630 1,140 1,140 2017 5,648 753 1,893 296 1,597 2018 5,648 878 2,771 300 2,175 2019 5,648 1,005 3,776 3,180 2020 5,648 1,135 4,911 4,315 PDFPage 76 of 228 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved 39 The estimated initial rental rate averages $1.78 per sqft on a monthly basis which is consistent with the highest rate in the newest market rate rental apartment communities in the immediate market area. 9.2 Absorption Conclusions The three most recently developed rental apartment complexes to obtain lease up absorption rates are in the immediate area of the subject. Sierra Grand, located on Rattlesnake Hammock Road, has a total of 270 units that began pre- leasing in January of 2014 with occupancy starting in March of 2014 and full occupancy reached in March of 2015. This reflects a monthly lease absorption rate of 19 units per month. Aster at Lely Resort, located on Acacia Street in Lely Resort in south Naples, has a total of 308 units that also began pre-leasing in January of 2014 with occupancy starting in May of 2014 and full occupancy reached in May of 2015. This reflects a monthly lease absorption rate of 19 units per month. Orchid Run, located on the southwest corner of Livingston Road and Golden Gate Parkway, has a total of 282 units that also began pre-leasing in January of 2015 with occupancy starting in July of 2015 and stabilized occupancy reached in August of 2016. This reflects a monthly lease absorption rate of 21 units per month. Sierra Grande and Aster at Lely are both located in South Naples and are the first new rental apartments developed in over a decade. Their location is 10 miles from the subject site in an area of lower land cost and has the highest concentration of rental apartments in the county. Orchid Run is the first market based rental apartment community developed west of I-75 in more than 20 years. This community is closest to the subject at approximately 3.5 miles and is achieving the highest rental rates in the market and had the quickest lease up of any market rate apartment in the county. Its superior location, quality and amenities have proven the market demand exist for well-located rental communities. Considering the location and project quality that will be delivered at Magnolia Square Apartments, it is my option the monthly rental lease up will be consistent with the three project above and average between 18 and 20 units per month. Unit Type Unit Count Size Rate/ SQFT Monthly Rate Studio 20 600 $2.00 1,200$ 1 Bed / 1 Bath 145 850 $1.80 1,530$ 2 Bed / 2 Bath 158 1125 $1.75 1,969$ 3 Bed / 2 Bath 52 1,361 $1.70 2,313$ Total Units 375 Wtg Avg Size 1,023 Weighted Avg Rate 1.78$ 1,806$ PDFPage 77 of 228 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved 40 UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS In conducting this market analysis, the Consultant has assumed, where applicable, that: 1. Title to the land is good and marketable. 2. The information supplied by others is correct, and the revenue stamps placed on the deeds used to indicate the sale prices are in correct relation to the actual dollar amounts of the individual transactions. 3. There are no hidden or undisclosed sub-soil conditions. No consideration has been given to oil or mineral rights, if outstanding. 4. All general codes, ordinances, regulations or statutes affecting the property have been and will be enforced and the property is not subject to flood plane or utility restrictions or moratoriums except as reported to your consultant and contained in this report. 5. The party for whom this report is prepared has reported to the consultant no original existing conditions or development plans that would subject this property to the regulations of the Securities and Exchange Commission or similar agencies on the state or local level. 6. No responsibility is assumed by the consultant for legal matters, nor is any opinion on title rendered herewith. 7. The consultant herein, by reason of this report, is not to be required to give testimony in court with reference to the property analyzed, unless arrangements have been previously made. 8. The consultant has made no survey of the property and assumes no responsibility in connection with such matters. Any sketch or identified survey of the property included in this report is only for the purpose of assisting the reader to visualize the property. 9. No environmental impact studies were either requested or made in conjunction with this study, and the consultant hereby reserves the right to alter, amend, revise, or rescind any of the opinions based upon any subsequent environmental impact studies, research or investigation. 10. Unless stated otherwise, no percolation tests have been performed on this property. In making the study, it has been assumed that the property is capable of passing such tests so as to be developable to its highest and best use, as discussed in this report. 11. Certain data used in compiling this report was furnished by the client, their counsel, employees, and/or representatives, or from other sources believed reliable. Data has been checked for accuracy as possible, but no liability or responsibility may be assumed for complete accuracy. 12. No responsibility is assumed for matters legal in nature, nor is any opinion rendered herein as to title, which is assumed to be good and merchantable. The property is assumed to be free and clear of all liens and encumbrances, unless specifically enumerated herein, and under responsible ownership and management as of the date of this study. 13. The forecasts or projections included in this report are used to assist in the process and are based on current market conditions, anticipated short-term supply and demand factors, and a stable economy. These forecasts are therefore subject to changes in future conditions. PDFPage 78 of 228 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved 41 14. The consultant has relied upon the demographic data provided by the Collier County Community Development Department in order to project population trends, housing trends, gross sales trends, and economic trends for the subject area. The information relied upon is referenced within the applicable section of this report. The consultant does not warrant its accuracy. 15. The consultant has obtained data regarding building permits for single family and multi family products from the US Census. It is the consultant's understanding that multi family permits are those for condominiums and for rental apartment complexes. 16. The consultant has obtained data regarding building sales for single family and multi family products from the Property Appraiser’s office for the county in which the subject is located or adjoining county Property Appraiser offices. This data includes Developer sales to end users and does not include on your lot sales or construction end loan sales. The consultant cannot warrant the accuracy of the data from this source. The consultant has segmented and amended the data based on market knowledge of the general market; however, no individual sales have been verified. The sales used from these sources reflect statistical trends, with larger samples of data providing a heavier weighting and smaller sample size results in less weighted percentage of the total market. 17. The consultant has obtained data from each of the projects outlined in this report. A physical inspection of each community was made, along with data for each community obtained from a representative of the owner. The data obtained for each project is assumed to be true and correct; however, the accuracy cannot be warranted or guaranteed. PDFPage 79 of 228 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved 42 Appraisal Consulting I certify that, to the best of my knowledge and belief; • The statements of fact contained in this report are true and correct. • The reported analysis, opinion, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial and unbiased professional analyses, opinions and conclusions. • I have no (or the specified) present or prospective interest in the property that is the subject of the work under review and no (or the specific) personal interest with respect to the parties involved. • I have no bias with respect to the property that is the subject of the work under review or to the parties involved in this assignment. • My engagement in this assignment was not contingent upon developing or reporting predetermined results. • My compensation is not contingent on an action or event resulting from the analysis, opinion or conclusions in this report or from its use. • My compensation for completing this assignment is not contingent upon the development or reporting of predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal consulting assignment. • My analysis, opinion and conclusions were developed and the review report was prepared in conformity with the Uniform Standards of Professional Appraisal Practice. • I have made a personal inspection of the subject of the work under review. • No one provided significant real property appraisal or appraisal consulting assistance to the person signing this certificate. 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Subject is left of Photo. PDFPage 90 of 228 © 2016 MJT Realty Economic Advisors, Inc. All Rights Reserved 53 View of Goodlette Road facing south at the interchange of Panther Lane. Subject is left of photo. PDFPage 91 of 228 Traffic Impact Analysis Pine Ridge Commons Planned Unit Development Amendment (PUDA) Growth Management Plan Amendment (GMPA) Collier County, FL 10/24/2016 Prepared for: Prepared by: Barron Collier Companies Trebilcock Consulting Solutions, PA 2600 Golden Gate Parkway 1205 Piper Boulevard, Suite 202 Naples, FL 34105 Naples, FL 34110 Phone: 239-566-9551 Email: ntrebilcock@trebilcock.biz Collier County Transportation Review Fee – Small Scale Study – No Fee PDFPage 92 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 2 Statement of Certification I certify that this Traffic Impact Analysis has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. Norman J. Trebilcock, AICP, P.E. FL Registration No. 47116 Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 Company Cert. of Auth. No. 27796 PDFPage 93 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 3 Table of Contents Project Description ......................................................................................................................... 4 Trip Generation ............................................................................................................................... 5 Conclusions ..................................................................................................................................... 8 Mitigation of Impact ....................................................................................................................... 8 APPENDICES Appendix A: Goodlette/Pine Ridge Commercial Infill Subdistrict ................................................. 9 Appendix B: Trip Generation Calculations ITE 9th Edition .......................................................... 11 PDFPage 94 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 4 Project Description The Pine Ridge Commons project is an existing approved Planned Unit Development (PUD) pursuant to Collier County Ordinance No. 1999–94, as may be amended. The subject parcel has a total gross area of approximately 31.00 acres. The project site is located on the northeast quadrant of the intersection of Goodlette-Frank Road (CR 851) and Pine Ridge Road (CR 896), approximately 0.5 miles east of US 41, in Section 10, Township 49 South, Range 25 East, Collier County. Refer to Fig. 1 – Project Location Map, which follows, and Appendix A: Goodlette/Pine Ridge Commercial Infill Subdistrict. Fig. 1 – Project Location Map The Collier County approved ordinance currently allows the site to be developed for a maximum of 275,000 square feet of retail and commercial uses. Consistent with the approved Pine Ridge Commons PUD Traffic Impact Statement (TIS) prepared by Wilson Miller, dated August, 1999, the site is approved to be developed for up to a maximum 125,000sf gross leasable area of retail shopping and 150,000sf gross floor area of office financial institution space. As this development has been under construction for a number of years, the built uses are as follows: Retail – 75,243sf, and General Office – 129,099sf (Office – 36,140sf, Valley National PDFPage 95 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 5 Bank – Out Parcel – 3,600sf, Naples Trust – Out Parcel – 6,000sf, Quarles & Brady office building – 43,993sf, and Premier Executive office building – 39,366sf). The Pine Ridge Commons PUDA – GMPA proposes to retain the option to develop as currently allowed by zoning and add a potential development option consisting of existing developed commercial uses and 400 residential multi-family dwelling units. The development program is illustrated in Table 1. Table 1 Development Program Potential Development ITE Land Use ITE Land Use Code Total Size Approved PUD(1) Shopping Center 820 125,000sf General Office Building 710 150,000sf Proposed PUDA Scenario(2) Shopping Center 820 75,243sf General Office Building 710 129,099sf Residential Condominium/Townhouse 230 400 dwelling units Note(s): (1) per approved Pine Ridge Commons PUD TIS, dated August, 1999. (2) existing built to date conditions and 400 Multi-Family residential dwelling units. Access to the site is approved from both Goodlette-Frank Road and Pine Ridge Road. For the purposes of this rezone application, no changes to the previously approved accesses are requested. Trip Generation The project provides the highest and best use scenario with respect to the project’s proposed trip generation. The project’s site trip generation is based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, and the software program OTISS (Online Traffic Impact Study Software, most current version). The ITE rates and equations are used for the trip generation calculations, as applicable. The ITE – OTISS trip generation calculation worksheets are provided in Appendix B: Trip Generation Calculations ITE 9th Edition. The residential associated common recreation amenities are considered passive incidental to residential use, and are not included in the trip generation analysis. PDFPage 96 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 6 The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. Per Collier County TIS Guidelines and Procedures, the internal capture trips should be reasonable and should not exceed 20% of the total project trips. For this project, the software program OTISS is used to generate associated internal capture trips. The OTISS process follows the trip balancing approach as recommended in the ITE Trip Generation Manual, 9th Edition (Volume 1): User’s Guide and Handbook, Chapter 7 – procedure for estimating multi-use trip generation internal capture, aka “triangle method”. The resulting internal capture rates are below the county limits. The pass-by trips account for traffic that is already on the external roadway network and stops at the project on the way to a primary trip destination. It should be noted that the driveway volumes are not reduced as a result of the pass-by reduction, only the traffic added to the surrounding streets and intersections. As such, pass-by trips are not deducted for operational-access analysis (all external traffic is accounted for). Consistent with Collier County TIS Guidelines and Procedures, shopping center pass-by rates should not exceed 25% for the peak hour and the daily capture rates are assumed 10% lower than the peak hour capture rate. This analysis calculates Shopping Center LUC 820 pass-by daily rates at 15% and AM and PM peak hour rates at 25%. The new PUDA – GMPA development scenario trip generation is illustrated in Table 2A. The trip generation analysis based on approved conditions is shown in Table 2B. The net new proposed trip generation (Table 2C) shows total proposed conditions versus existing allowed (the difference between Table 2A and Table 2B). Table 2A Trip Generation (Proposed PUDA Conditions) – Average Weekday Note(s): (1) Existing built to date and 400 Multi-Family residential dwelling units. Development 24 Hour Two- Way Volume AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Proposed PUDA(1) 9,388 315 208 523 401 504 905 Total Internal 1,556 18 18 36 68 68 136 Total External 7,832 297 190 487 333 436 769 Total Pass-By 732 18 11 29 53 55 108 Total Non-Pass-By 7,100 279 179 458 280 381 661 PDFPage 97 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 7 Table 2B Trip Generation (Approved PUD Allowed) – Average Weekday In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation and consistent with the peak hour of the adjacent street traffic. Based on the information contained in Collier County 2015 Annual Update and Inventory Report (AUIR), the peak hour for adjacent roadway network is PM. For the purpose of this TIS, the potential project’s traffic impact is analyzed based on projected PM peak hour non-pass-by trips generated as a result of the proposed PUDA-GMPA (as shown in Table 2C). Table 2C Trip Generation (Proposed Net New Traffic) – Average Weekday Development 24 Hour Two- Way Volume AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Approved PUD 9,638 344 100 444 376 566 942 Total Internal 550 4 4 8 18 18 36 Total External 9,088 340 96 436 358 548 906 Total Pass-By 1,136 27 17 44 82 88 170 Total Non-Pass-By 7,952 313 79 392 276 460 736 Development 24 Hour Two- Way Volume PM Peak Hour Enter Exit Total Proposed PUDA (Total Non-Pass-By) 7,100 280 381 661 Approved PUD (Total Non-Pass-By) 7,952 276 460 736 Proposed Net New Total Non-Pass-By Net Increase /(Net Decrease) (852) 4 (79) (75) PDFPage 98 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 8 Conclusions As illustrated in Table 2C, from a traffic stand point, the proposed rezone development scenario is less intensive when compared to the maximum allowed under current zoning conditions. A detailed evaluation of applicable access points will be performed at the time of site development permitting/platting to determine turn lane requirements, as applicable. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project. PDFPage 99 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 9 Appendix A: Goodlette/Pine Ridge Commercial Infill Subdistrict (1 Sheet) PDFPage 100 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 10 PDFPage 101 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 11 Appendix B: Trip Generation Calculations ITE 9th Edition (9 Sheets) PDFPage 102 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 12 PDFPage 103 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 13 PDFPage 104 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 14 PDFPage 105 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 15 PDFPage 106 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 16 PDFPage 107 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 17 PDFPage 108 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 18 PDFPage 109 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 19 PDFPage 110 of 228 Pine Ridge Commons – PUDA – GMPA – TIA – October 2016 Trebilcock Consulting Solutions, PA P a g e | 20 PDFPage 111 of 228 PDFPage 112 of 228 PDFPage 113 of 228 PDFPage 114 of 228 PDFPage 115 of 228 PDFPage 116 of 228 PDFPage 117 of 228 PDFPage 118 of 228 PDFPage 119 of 228 PDFPage 120 of 228 PDFPage 121 of 228 PDFPage 122 of 228 PDFPage 123 of 228 PDFPage 124 of 228 PDFPage 125 of 228 PDFPage 126 of 228 PDFPage 127 of 228 PDFPage 128 of 228 PDFPage 129 of 228 PDFPage 130 of 228 PDFPage 131 of 228 PDFPage 132 of 228 PDFPage 133 of 228 PDFPage 134 of 228 PDFPage 135 of 228 PDFPage 136 of 228 PDFPage 137 of 228 PDFPage 138 of 228 PDFPage 139 of 228 PDFPage 140 of 228 PDFPage 141 of 228 PDFPage 142 of 228 PDFPage 143 of 228 PDFPage 144 of 228 PDFPage 145 of 228 PDFPage 146 of 228 PDFPage 147 of 228 PDFPage 148 of 228 Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com April 7, 2017 RE: Neighborhood Information Meeting (NIM) Petitions PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) Dear Sir or Madam: Formal applications have been submitted to Collier County, seeking approval of a Planned Unit Development (PUD) Amendment and Growth Management Plan (GMP) Amendment, by Trail Boulevard LLLP, represented by D. Wayne Arnold, AICP of Q. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esq. of Coleman, Yovanovich and Koester, P.A., for the following described property: The subject property is comprised of approximately 31± acres, located near the northeast quadrant of Pine Ridge Road and Goodlette-Frank Road in Section 10, Township 49 South, Range 25 East, Collier County, Florida. Trail Boulevard LLLP is asking the County to approve these applications, which propose to amend the previously approved PUD, PUD Master Plan and Growth Management Plan to permit up to 400 multi- family/townhouse residential dwelling units to be developed on the property. These units will be in addition to the previously approved commercial development. You are invited to attend a neighborhood information meeting hosted by the applicant to inform nearby property owners, neighbors and the public of the proposed amendments for the subject property. The NIM is for informational purposes only, it is not a public hearing, and will be held on Monday, April 24, 2017, 5:30 pm at Naples Area Board of Realtors, 1455 Pine Ridge Road, Naples, FL 34109. If you have questions or comments, they can be directed to Sharon Umpenhour: sumpenhour@gradyminor.com, phone 239-947-1144, fax 239-947-0375, Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs, Florida 34134. Project information is posted online at www.gradyminor.com/planning. Sincerely, Sharon Umpenhour Senior Planning Technician PDFPage 149 of 228 RE: Neighborhood Information Meeting (NIM), Petition PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) April 7, 2017 Page 2 of 2 Project Location Map: PDFPage 150 of 228 PL20160002306500'3/2/2017Page 1 of 1RECKEY NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGALLOTUNIT SECT TWP RANGE24004000824 HOUR CLUB OF NAPLES1509 PINE RIDGE RDNAPLES, FL 34109‐‐‐2127 10 49 25 COMM SE CNR, W 1100FT, N 550FT TO POB, W 200FT, N 300FT, E 200FT, S 300FT TO POB 1.38 AC OR 52910 49 2563960504007AKHMOEV, MIKHAIL5138 KRISTIN CTNAPLES, FL 34105‐‐‐0000 NORTHGATE VILLAGE UNIT TWO BLK C LOT 31 31 15 49 2567184600000ASLI, ABBAS AHRABIDANKA A ASLY98 EAST AVENAPLES, FL 34108‐‐‐3420 PINE RIDGE BLK I LOT 8 81049 2563960503600AURELIO, HILARIO INBANGTEODORA C AURELIO1535 NORTHGATE DRNAPLES, FL 34105‐‐‐2181 NORTHGATE VILLAGE UNIT TWO BLK B LOT 23 OR 1927 PG 2321 23 15 49 2561942600002BENSON, ROBERT T & CLARICE BJOHN A & CAROL E PULLING5610 YAHL ST STE 6NAPLES, FL 34109‐‐‐1921 N I C L F 15 49 25 PARCEL IN LOT 51 DESC IN OR 165 PG 250 15 15 49 2573931080003BORRUSO SR, JOSEPH P5186 CORTINA CTNAPLES, FL 34103‐‐‐8930 SORRENTO GARDENS UNIT 3 BLK I LOT 12 OR 1694 PG 1757 12 15 49 2573931040001CARDENAS, SALOMON JEUGENIE HAMMER CARDENAS 5199 CORTINA CTNAPLES, FL 34103‐‐‐0000 SORRENTO GARDENS UNIT 3 BLK I LOT 11 OR 1642 PG 823 11 15 49 2563985501001COCHRANE, STUART JJACQUELINE A COCHRANE1617 NORTHGATE DRNAPLES, FL 34105‐‐‐2183 NORTHGATE VILLAGE UNIT THREE TRACT "B" LOT 38 38 15 49 2567184360007COLLIER CNTYC/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101NAPLES, FL 34112‐‐‐0000 PINE RIDGE BLK I LOT 1 LESS R/W LESS ORDER OF TAKING DESC IN OR 3111 PG 615 11049 2561941800007COUNTRY CLUB OF NAPLES185 BURNING TREE DRNAPLES, FL 34105‐‐‐6308 N I C L F 15 49 25 OR 1371 PG 2363 & OR 228 PG 789‐798, LESS LOTS 20‐22, BLOCK I, BIG C G & C C ESTATES, ADDED OR 228 PG3 15 49 2563960503804COUSINEAU HOYNE, PATRICIA J5143 KRISTIN CTNAPLES, FL 34105‐‐‐0000 NORTHGATE VILLAGE UNIT TWO BLK B LOT 27 27 15 49 2563960503859D'ANJOU, PAUL WADE & LINDA B 5150 KRISTIN CTNAPLES, FL 34105‐‐‐2113 NORTHGATE VILLAGE UNIT TWO BLK C LOT 28 28 15 49 2563960503901D'ARCO, CHRIS & GAIL5146 KRISTIN CTNAPLES, FL 34105‐‐‐2113 NORTHGATE VILLAGE UNIT TWO BLK C LOT 29 29 15 49 2567184800004FOX, ELIZABETH110 RIDGE DRNAPLES, FL 34108‐‐‐0000 PINE RIDGE BLK I LOTS 13 & 14 13 10 49 2563985500251FREYDAYS DONEGAN PROPERTY LLC 1581 NORTHGATE DRNAPLES, FL 34105‐‐‐0000 NORTHGATE VILLAGE UNIT THREE TRACT "B" LOT 35 35 15 49 2563985501506FUSARO, PATRICK J1641 NORTHGATE DRNAPLES, FL 34105‐‐‐2183 NORTHGATE VILLAGE UNIT THREE TRACT "B" LOT 40 40 15 49 25240280606GOODLETTE PINE RIDGE II LLC2600 GOLDEN GATE PKWYNAPLES, FL 34105‐‐‐3227 10 49 25 UNREC'D BLDG A PINE RIDGE COMMONS PUD DESC AS:COMM AT SLY 1/4 CNR SEC 10, N01DEG W 69.79FT,S89DEG W 9.57FT,10 49 2563960504104HOWE, ERIK D & ERIN E5130 KRISTIN CTNAPLES, FL 34105‐‐‐0000 NORTHGATE VILLAGE UNIT TWO BLK C LOT 33 33 15 49 2567184480000JOHNSTON, DANIEL FCHARLOTTE JOHNSTON68 EAST AVENAPLES, FL 34108‐‐‐3420 PINE RIDGE BLK I LOT 5 OR 1488 PG 1783 51049 2563985500756KINSTLER, MITCHELL JKINSTLER, CONSTANCE P1605 NORTHGATE DRNAPLES, FL 34105‐‐‐2183 NORTHGATE VILLAGE UNIT THREE TRACT "B" LOT 37 37 15 49 25240000006KLCRT LLCNECCST LLC42 MARKET STPORTLAND, ME 04101‐‐‐5022 10 49 25 COMM SE CNR, W 1100FT, N 50FT TO POB, N 500FT, W 200FT, S 500FT, E 200FT TO POB LESS ORDER OF10 49 2567184680004LEHN, MICHAEL D120 EAST AVENAPLES, FL 34108‐‐‐3422 PINE RIDGE BLK I LOT 10 10 10 49 2567184640002LUPU, SORIN J & SYLVIA A112 EAST AVENAPLES, FL 34108‐‐‐3422 PINE RIDGE BLK I LOT 9 OR 1501 PG 1606 91049 25239960005M L S OF NAPLES INC1455 PINE RIDGE RDNAPLES, FL 34109‐‐‐2139 10 49 25 COMM SE CNR OF SEC W 1300FT TO POB, N 850FT, W 245FT, S 850FT, E 245FT TO POB, LESS S 50FT FOR R/W &10 49 2563960503406MCCANN, CAROL M1570 NORTHGATE DRNAPLES, FL 34105‐‐‐2180 NORTHGATE VILLAGE UNIT TWO BLK A LOT 19 OR 1677 PG 1431 19 15 49 2563960226000MEALY, GIGI5125 ALPHA CTNAPLES, FL 34105‐‐‐2176 NORTHGATE VILLAGE UNIT 1 THAT PORTION OF ALPHA TRACT SOUTH DESC IN OR 1774 PG 652 71549 2563960503707MEINCKE, HEINZ O & HELGA E5135 KRISTIN CTNAPLES, FL 34105‐‐‐2113 NORTHGATE VILLAGE UNIT TWO BLK B LOT 25 25 15 49 2563960222004MELICK JR TR, JOHN V5130 ALPHA CTNAPLES, FL 34105‐‐‐2175 NORTHGATE VILLAGE UNIT 1 THAT PORTION OF ALPHA TR SOUTH (REF AS PAR 3) DESC IN OR 1162 PG 11973 15 49 2563960503451MILLER, WILLIAM NEDLYNN CARLSON MILLER1582 NORTHGATE DRNAPLES, FL 34105‐‐‐0000 NORTHGATE VILLAGE UNIT TWO BLK A LOT 20 20 15 49 25240280907N NAPLES UNITED MED CHURCH INC 6000 GOODLETTE RD NNAPLES, FL 34109‐‐‐7206 10 49 25 COM AT S1/4 CNR SEC 10, N1DEG W 69.79FT, S89DEG W 9.57FT, NELY ALG CURVE 454.08 FT, N7DEG E 1111.19FT TO POB,10 49 25240200000NNF/NORTH COLLIER FIRE RESCUE 1885 VETERANS PARK DRNAPLES, FL 34109‐‐‐0492 10 49 25 COMM SE CNR SEC 10, RUN WLY 1545' TO POB, N'LY 290', WLY 190', SLY 290' TO SEC LI, ELY ALG SEC LI 190'10 49 2563960120009NORTHGATE VILLAGEHOMEOWNERS ASSOCIATION % NEWELL PROPERTY MANAGEMENT 5435 JAEGER RD STE 4NAPLES, FL 34109‐‐‐5802 NORTHGATE VILLAGE UNIT 1 THAT PORTION OF ALPHA TR SOUTH AS DESC IN OR 1108 PG 640, LESS PARCELS (REF AS 1‐3, 7 & 8)PORT 15 49 2563960503053NORTHGATE VLG HOMEOWNERS ASSOC % NEWELL PROPERTY MANAGEMENT 5435 JAEGER RD STE 4NAPLES, FL 34109‐‐‐5802 NORTHGATE VILLAGE UNIT TWO TRACT D OR 1637 PG 800 01549 2563960223003PACE, BARBARA5140 ALPHA CTNAPLES, FL 34105‐‐‐0000 NORTHGATE VILLAGE UNIT 1 THAT PORTION OF ALPHA TR NORTH DESC AS: COM NW CNR ALPHA TR NORTH, N 89DEG 55'30"E 183FT TO POB,4 15 49 2563960503354PARMELEE, DONALD R & JANICE C 1558 NORTHGATE DRNAPLES, FL 34105‐‐‐2180 NORTHGATE VILLAGE UNIT TWO BLK A LOT 18 OR 1628 PG 1396 18 15 49 2563960504159PARMELEE, GARY L & DIANE J5126 KRISTIN CTNAPLES, FL 34105‐‐‐2113 NORTHGATE VILLAGE UNIT TWO BLK C LOT 34 34 15 49 2567184560001PEEK TR, THOMAS R & NORA RTHOMAS R PEEK REV TRUSTNORA R PEEK REV TRUSTUTD 8/29/90 BOTH 90 EAST AVE NAPLES, FL 34108‐‐‐3420 PINE RIDGE BLK I LOT 7 71049 2563985500507PIACENTE III, RAYMOND JOSEPHRACHEL ELANA PIACENTE1593 NORTHGATE DRNAPLES, FL 34105‐‐‐2181 NORTHGATE VILLAGE UNIT THREE TRACT "B" LOT 36 36 15 49 2563960503558PISANI, CYNTHIA W1606 NORTHGATE DRNAPLES, FL 34105‐‐‐2182 NORTHGATE VILLAGE UNIT TWO BLK A LOT 22 22 15 49 2573931000009PYTLIK, PETER J & KIM M173 WEST STNAPLES, FL 34108‐‐‐2907 SORRENTO GARDENS UNIT 3 BLK I LOT 10 OR 1455 PG 599 10 15 49 2563960221005RUSSELL, EDWARD V5120 ALPHA CTNAPLES, FL 34105‐‐‐0000 NORTHGATE VILLAGE UNIT 1 THAT PORTION OF ALPHA TR SOUTH AS DESC IN OR 1716 PG 2002 21549 2563985501250SAVOV, JORDAN D1629 NORTHGATE DRNAPLES, FL 34105‐‐‐2183 NORTHGATE VILLAGE UNIT THREE TRACT "B"LOT 39 39 15 49 25239880004SCHOOL DISTRICT‐PRMPINE RIDGE MIDDLE% SUPERINTENDENT5775 OSCEOLA TRLNAPLES, FL 34109‐‐‐0919 10 49 25 COMM SE CNR SEC, W 1000FT, N 50FT TO NLY R/W SR 31 TO POB, CONT N 800FT, E 445FT, N 1540FT, W 990FT, S10 49 2563960503503SHEA, MAURICE ESUSAN M GRANDSTAFF1594 NORTHGATE DRNAPLES, FL 34105‐‐‐2180 NORTHGATE VILLAGE UNIT TWO BLK A LOT 21 21 15 49 2567184780001SORHEGUI, ANTONIO & EVA8057 VERA CRUZ WAYNAPLES, FL 34109‐‐‐0000 PINE RIDGE BLK I LOT 12, LESS N 183.41FT OF W 292.5FT 12.1 10 49 2573931120002STEARNS, BRAD R & ALITIA5174 CORTINA CTNAPLES, FL 34103‐‐‐8930 SORRENTO GARDENS UNIT 3 BLK I LOT 13 13 15 49 2567184440008STREET, EDITH GPO BOX 459ABINGDON, VA 24212‐‐‐0459 PINE RIDGE BLK I LOT 4 OR 41049 2563960503752TAMARA R SCHNEIDER REV TRUST 5139 KRISTIN COURTNAPLES, FL 34105‐‐‐0000 NORTHGATE VILLAGE UNIT TWO BLK B LOT 26 26 15 49 25240287007TRAIL BOULEVARD LLLP2600 GOLDEN GATE PKWYNAPLES, FL 34105‐‐‐3227 10 49 25 COM AT THE SE CNR OF THE PARCEL OF LAND DESC IN OR 3233 PG 2809; THEN RUN S 00DEG 46'24"E FOR 767.81FT, THEN RUN10 49 2563960224002WIGGINS, RICK & MARY5150 ALPHA CTNAPLES, FL 34105‐‐‐2175 NORTHGATE VILLAGE UNIT 1 THAT PORTION OF ALPHA TR NORTH AS DESC IN OR 1428 PG 782 51549 2563960503956WITCZAK, KEVIN A & ELLEN C5142 KRISTIN CTNAPLES, FL 34105‐‐‐2113 NORTHGATE VILLAGE UNIT TWO BLK C LOT 30 OR 1513 PG 2221 30 15 49 2563960225001WOOD, ROBERT TODD5135 ALPHA CTNAPLES, FL 34105‐‐‐2176 NORTHGATE VILLAGE UNIT 1 THAT PORTION OF ALPHA TR NORTH AS DESC IN OR 1719 PG 1278 61549 2563960504052WYTTENBACH, MARY J & JOHN A 702 22ND AVEMONROE, WI 53566‐‐‐0000NORTHGATE VILLAGE UNIT TWO BLK C LOT 32 32 15 49 2563960503655YIDA, CLAUDIA A5131 KRISTIN CTNAPLES, FL 34105‐‐‐2113 NORTHGATE VILLAGE UNIT TWO BLK B LOT 24 24 15 49 25PINE RIDGE CIVIC ASSOCIATION - pineridgenaples@hotmail.comPDFPage 151 of 228 PROOF O.K.BY:_____________________________O.K.WITH CORRECTIONS BY:___________________________ PLEASE READ CAREFULLY •SUBMIT CORRECTIONS ONLINE ADVERTISER:Q.GRADY MINOR &ASSOCIA PROOF CREATED AT :4/3/2017 8:07 PM SALES PERSON:Ivonne Gori PROOF DUE:- PUBLICATION:ND-DAILY NEXT RUN DATE:04/07/17 SIZE:3 col X 9.25 in ND-1559293.INDD NEIGHBORHOOD INFORMATION MEETING Pe titions PL20160002360/CP-2016-3,Goodlette/ Pine Ridge Commercial Infill Subdistrict (GMPA)and PL20160002306,Pine Ridge Commons PUD (PUDA) The public is invited to attend a neighborhood meeting held by D.Wayne Ar nold, AICP,of Q.Grady Minor and Associates,P.A.and Richard D.Yo vanovich,Esq. of Coleman,Yo vanovich and Koester,P.A.,representing Tr ail Boulevard LLLP on: Monday,April 24,2017,5:30 pm at Naples Area Board of Realtors,1455 Pine Ridge Road,Naples,FL 34109 The subject proper ty is comprised of approximately 31±acres,located near the nor theast quadrant of Pine Ridge Road and Goodlette-Frank Road in Section 10,To wnship 49 South,Range 25 East,Collier County,Florida. Tr ail Boulevard LLLP is asking the County to approve Planned Unit Development (PUD)Amendment and Growth Management Plan (GMP)Amendment applications,which propose to amend the previously approved PUD,PUD Master Plan and Growth Management Plan to permit up to 400 multi-family/ townhouse residential dwelling units to be developed on the proper ty.These units will be in addition to the previously approved commercial development. Business and proper ty owners,residents and visitors are welcome to attend the presentation.The Neighborhood Information Meeting is for informational purposes only,it is not a public hearing.Project infor mation is posted online at www.gradyminor.com/planning.If you have questions or comments,they can be directed by mail,phone,fax or e-mail to: Sharon Umpenhour,Senior Planning Te chnician Q.Grady Minor and Associates,P.A.,3800 Via Del Rey Bonita Springs,Florida 34134 Phone:239.947.1144 Fax:239.947.0375 sumpenhour@gradyminor.com April 7,2017 ND-1559293 PDFPage 152 of 228 IN RE:·PINE RIDGE COMMONS PUD NEIGHBORHOOD INFORMATION MEETING CASE NO.:·N/A ----------------------------------------------- · · · · · · · PINE RIDGE COMMONS PUD · · · · ·NEIGHBORHOOD INFORMATION MEETING · · · · · · · · · APRIL 24, 2017 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 · · · ·2 · · · ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 · U.S. LEGAL SUPPORT 866-339-2608 PDFPage 153 of 228 (Thereupon:) · · · · · · ·MR. ARNOLD:·We're gonna go ahead · · · ·and get started.·Sharon, are you ready? · · · ·We have to record this meeting per the · · · ·county rules, so we have to create a · · · ·transcript of the meeting so we can let the · · · ·county staff know what comments were made · · · ·by the attendees.·So Sharon will be · · · ·recording the meeting tonight. · · · · · · ·So I'm Wayne Arnold, and I'm with · · · ·Grady Minor & Associates.·I'm a · · · ·professional planner that's helping the · · · ·property owner go through the rezoning and · · · ·planning in the process.·So we're here for · · · ·two applications.·With me tonight is · · · ·Sharon Umpenhour who is with our office, · · · ·and she's recording the meeting. · · · · · · ·David Genson is with Barron Collier · · · ·company.·David is here to answer any · · · ·questions that you may have.·We have Norm · · · ·Trebilcock who is a local traffic engineer · · · ·who prepared our traffic analyses, and Mike · · · ·Timmerman who's a local economist who is · · · ·helping us with some market analysis for · · · ·the project. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 2 U.S. LEGAL SUPPORT 866-339-2608 PDFPage 154 of 228 · · · So with that, I'll get started. We're here to deal with a zoning application and a comprehensive plan amendment allocation that we filed with Collier County.·This area that's known as PINE RIDGE COMMONS, it's about a 31-acre site partially developed with retail and office facilities today. · · · We are proposing to amend the documents that relate to the plan, comp plan, and the zoning designation to add -- for an opportunity to add up to 400 multifamily dwelling units. · · · We've asked for both multifamily which could be rental and town homes that would be for-sale product, and we're going through the process to amend both of those documents and the local master plan to go ahead and make provisions for that residential component. · · · The project was previously approved for 275,000 square feet of retail and office space, and we're proposing to add the 400 multifamily dwelling units to the project.·And obviously, the site has been Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 3 U.S. LEGAL SUPPORT 866-339-2608 PDFPage 155 of 228 partially developed.·You can see some work to -- to actually construct the multifamily dwelling units.·A portion of the existing retail would have to be demolished in order to make room for those. · · · So in our documentation we've added residential development standards for the multifamily units, and so we put in the typical building setbacks and height and things like that.·We're asking for a 55-feet zone height or 60 feet maximum height, and the county considers the maximum height to be kind of the tippy-top, the highest point of any of those.·Right now the project has approvals for 50 feet commercial building, just so you're aware. · · · So we're in the process of amending these documents.·We've submitted the applications to Collier County. We received initial feedback and comments from -- we're in the process of amending our submittal to address some of their comments, and we're required to hold these neighborhood informational meetings before we can hold any public hearings before the Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 4 U.S. LEGAL SUPPORT 866-339-2608 PDFPage 156 of 228 Collier County Planning Commission. · · · So this process is still likely a few months off for being -- for any public body for public hearing, but these meetings are helpful to both us and staff by allowing us to get some feedback from the community, if we need to make amendments to our submittals to accommodate things that you've asked and we can do, then that's a good time for us all to do that, so there's still plenty of time in the review process for staff to analyze those changes. · · · I should introduce a couple of the Collier County staff people who are here. Sue Faulkner is with the comprehensive planning section for Collier County, and she's the reviewing person for Collier County that's looking at our application, too. · · · And then in the back of the room is Ray Bellows.·Ray is the zoning manager for Collier County, and he's kind of filling in for one of the employees that's been assigned to our case, but Ray has been around the county a long time and can Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 5 U.S. LEGAL SUPPORT 866-339-2608 PDFPage 157 of 228 answer any questions. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:·So we can try to answer any questions that you may have.·Our applications from the procedurally paperwork standpoint are pretty simple. We are simply adding the multifamily residential component, and with that, though, we have to do an economic analysis to demonstrate that there's a market for additional multifamily residential. We have to, of course, do a traffic analysis to demonstrate that we don't have negative impacts on the surrounding road network. · · · So both of those components have been completed, and based on our analysis, we don't have negative impacts to the surrounding roadway, and Mike Timmerman, who did the economic analysis, believes that there's plenty of supply opportunities for more residential in this location. · · · Its -- its time has come.·Things are changing in our community.·There's more infill opportunities, and this is a Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 6 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 158 of 228 very (Inaudible) and highly sought after location for residential as most of you know, because you probably live close by. · · · So with that, that's in a nutshell our presentation.·I'm happy to answer questions you may have.·I know it's not a lot of details.·I know David is here. We don't have architectural details of the buildings designed yet and things of that nature, so we're dealing with a conceptual plan that's on the left, and that's the zoning plan that's been approved with some additional notations to reflect the multifamily dwellings. · · · So I'll just try to take questions in the order I saw them come up.·The gentleman standing in the back. · · · MR. KEETING:·Hi, my name is George Keeting.·I live in pine ridge.·My daughter goes to Seagate Elementary, and she'll be going to middle school next year. I just wanted to understand what are the estimated impact fees that will be paid by the developer to the school district. I assume they'll be some load on the Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 7 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 159 of 228 schools, and I just want to make sure that the schools are protected.·So how much money are the schools getting? · · · MR. ARNOLD:·I -- I don't know off the top of my head the impact fee calculation for the school impact fees, but we're also required to do an impact analysis for the school district so they can get an estimate of how many school-age children might actually reside here so they can accommodate future growth of their schools in that regard, and I believe they indicated they don't have a (Inaudible) school district to date. · · · MR. KEETING:·When will we know that information? · · · MR. ARNOLD:·Well, I can give you an estimate on the impact fees based on the 400 dwelling units.·If you provide me an email address or somewhere where Sharon and I can do it, there's a calculator on the county website.·You plug in the number of units, and it tells you what your impact fees are (Inaudible) fees. · · · Ma'am? Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 8 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 160 of 228 · · · UNKNOWN SPEAKER:·I'm trying to understand the traffic flow pattern.·You said you've done an analysis, you figured out that it's -- all will be good.·How do you know that?·You're going to put probably 800 new cars on the road (Inaudible) Pine Ridge Estates, and traffic is already a nightmare on Pine Ridge Estates.·How -- how do you know?·Can someone explain that to me. · · · MR. ARNOLD:·Well, Norm Trebilcock prepared that analysis, and as I indicated, part of the square footage of commercial will go away to accommodate the new multifamily residential, so there's a tradeoff here.·Norm's prepared that analysis, and I'll let him address it. · · · MR. TREBILCOCK:·Thank you.·For the record, my name is Norm Trebilcock, and I'm the traffic engineer that prepared the traffic study for the project, and so what we looked at in the analysis is there's about 275,000 square feet have commercial that's approved for the property from a zoning standpoint, they built about 204,000 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 9 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 161 of 228 square feet of commercial property, so there's a fair amount of additional commercial being built and developed there. · · · So when you compare that potential build out versus what's there today and, say, adding 400 units, it's a -- it's basically a wash or it's actually a slight lesser impact from a traffic standpoint there. · · · When you go into actually develop, though, we have to look at specific impacts of the development itself and get into more detail, it's called, "linked analysis," and take care of any mitigation of impacts at that time, but from a zoning standpoint, comparing it to what's -- what's currently allowed on the property versus what we're proposing as a development scenario, it's -- it's a wash or slightly less of an impact. · · · Yes, sir. · · · UNKNOWN SPEAKER:·Well, if it's something that's currently allowed, what's the present traffic pattern?·Not that it's allowed, you know what I mean? Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 10 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 162 of 228 · · · MR. TREBILCOCK:·Yes. · · · UNKNOWN SPEAKER:·Because you're going to put 400 residents there with one or two cars per home.·That's going to be there, but right now there's very little traffic. · · · UNKNOWN SPEAKER:·I can't hear the question. · · · UNKNOWN SPEAKER:·So what do you think it really is now. · · · MR. TREBILCOCK:·The question was regarding what the impact is now, and really what we're looking at (Inaudible) is really like what they call a "build-out scenario" as a comparative. · · · We weren't looking at look like specifically the existing condition of the land itself.·We did a comparative, what we call the highest and best use of the zoning standpoint of comparing it, but part of what we do when you go to develop is exactly what you're saying, you take a snapshot of what the capacity is of the roadways and make sure what you're proposing doesn't create, you know, a Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 11 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 163 of 228 negative impact on there or something you have to mitigate for, and you would pay, you know, impact fees for the roadways as well for any impacts. · · · Yes, sir. · · · UNKNOWN SPEAKER:·You know, but as the gentleman said -- my name is (Inaudible) Pine Ridge Estates.·There's -- there's a difference between your projections of what the commercial current PUD allows and the current reality, and if you add 400 dwelling units, if those are occupied, that adds a definite 600, 800 more vehicles, not to mention the fact that you have a fire station right around the corner. · · · Now, minutes and seconds count.·I'm a retired physician, so I know that.·It's bad enough when firemen and ambulances get stuck behind traffic now with the major intersection at Goodland Frank and Pine Ridge Road, there's no way that can be as good as it is now, which is not that good to begin with. · · · I mean, you got a fire station right Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 12 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 164 of 228 around the corner.·I don't see any other fair stations being located in high-density residential areas.·They're all in areas that have more scattered residences, you know, so to say that the current proposal would be a slightly lower impact than what might be involved with the existing PUD defies the reality of what we actually have now. · · · We know what kind of traffic we have now.·You add 400 residences, there is going to be a zoo. · · · UNKNOWN SPEAKER:·You're making an odd comparison here with what it would have been had it -- had you built out to the maximum compared to what you're suggesting now.·We're trying to compare with what we've got now compared to what you want to do. · · · UNKNOWN SPEAKER:·There is no -- there is no way that this intersection can handle 400 more families, number one, number one question.·Second question I have:·Do they intend to knock down the buildings that are -- that are on the Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 13 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 165 of 228 property now? · · · MR. ARNOLD:·That's really something that they would -- they would look at and evaluate. · · · UNKNOWN SPEAKER:·And you saw the traffic, the way it is on Goodland and Pine Ridge -- · · · UNKNOWN SPEAKER:·(Inaudible) now. · · · UNKNOWN SPEAKER:·-- I can't believe that it can handle -- no way can it handle another 400 families.·No way. · · · UNKNOWN SPEAKER:·Well, it could be, but it would come to a stand -- traffic would come to a stand still. · · · MR. TREBILCOCK:·Just -- just so you know, I mean, I'm also present of Autumn Woods, and I've lived in the area for a while, so I'm familiar with the roadways as well, and, you know, I understand.·One of the key things is when you do go to develop, you have to -- whether -- whether it's what we can currently do or a proposed different idea, you have to make sure that there's not a capacity -- capacity issue or you have to mitigate for that and resolve Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 14 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 166 of 228 it, yeah. · · · UNKNOWN SPEAKER:·I think as I -- I was a builder -- · · · MR. TREBILCOCK:·Yes. · · · UNKNOWN SPEAKER:·-- and I see what's going on down here.·If I see that going on, I see them building an overpass here to handle the traffic.·That's the only way they're going to handle it, and that will drive down -- I -- I live right across the street in North Gate Village, and that will certainly drive down the value of the property.·All right? It can't handle 400 more families. · · · MR. ARNOLD:·Okay.·Yes. · · · UNKNOWN SPEAKER:·Hi.·I live in the area.·My kids go to Pine Ridge Middle School, and aside from the added traffic concerns compared to what they are now, understanding that it's based on the current zoning -- · · · MR. TREBILCOCK:·Sure. · · · UNKNOWN SPEAKER:·-- my concern is has the traffic taken into account there are two driveways with oversight by Collier Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 15 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 167 of 228 County Public Schools, those are children driveways, those are not Corals and Brady and (Inaudible) and Sweet Bay driveways, those are Collier County Public School, which is Panther Lane, and I forget the name of the other one -- Pine Ridge Driveway, Pine Ridge Middle School driveway, those are going to be affected, and those are school safe passage for children. · · · MR. TREBILCOCK:·Right, and that's what Wayne had mentioned.·One of the things that the school folks will look at, what they see as impacts of the project for them, and we'll work to, you know, resolve any -- any issues there as far as that to make sure, like you said, you know, there aren't issues being created with the proposed development. · · · Yes, sir, I'm sorry. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. TREBILCOCK:·Yes, sir. · · · UNKNOWN SPEAKER:·Two quick questions.·One is what's the current zoning there right now? Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 16 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 168 of 228 · · · UNKNOWN SPEAKER:·Flood zone. · · · MR. ARNOLD:·You can answer. · · · MR. TREBILCOCK:·Zoning, it's a P & E zoning that allows the commercial uses that are there. · · · UNKNOWN SPEAKER:·And the density that is permitted now is? · · · MR. TREBILCOCK:·Wayne. · · · MR. ARNOLD:·The current PUD permits no residential dwelling.·That's the essence of our amendment. · · · UNKNOWN SPEAKER:·Okay.·So there's no residence -- resident permitted now, so you're going from a zoning change to change it, correct? · · · MR. ARNOLD:·That's correct. · · · UNKNOWN SPEAKER:·Okay.·Now, that was one point I wanted to make.·Number two, in light of traffic study, Goodland Road right now goes up to where Arthrex is going to change -- going to close the road. In addition to that, the Arthrex traffic hasn't even begun yet, and Arthrex is going before the planning committee to request a hotel to be built there now that was turned Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 17 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 169 of 228 down on the original Arthrex. · · · So you are going to have a disaster on Goodland Road, and Goodland Road goes to two lanes.·It may be six lanes out here, but it goes to two lanes before it gets to the hospital. · · · MR. ARNOLD:·That's correct, and -- · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:·That's correct.·Yeah, Norm actually did the traffic analysis for the Arthrex building that he and I were both involved in that PUD amendment, and Norm is well aware of the traffic impacts on Goodland Road.·The modelling efforts is a little different.·They're in a different segment of (Inaudible) road where you distribute traffic for zoning cases, but we're well aware of the traffic impacts associated with (Inaudible.) · · · UNKNOWN SPEAKER:·I don't know how you measure the traffic now when the Arthrex complex has not been built.·So that's going to be added to it, and what everybody here is concerned with is the traffic on Goodland Road, and this is -- Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 18 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 170 of 228 I don't know if it's the worst intersection.·Maybe Airport and Pine Ridge Road is the worst, but this ranks up there as the second or third worst in all of Collier County. · · · MR. ARNOLD:·Yes, ma'am. · · · UNKNOWN SPEAKER:·Have you already done traffic studies?·I live in Pine Ridge as well.·Have you already done traffic studies?·And if so, are those results public, and are there times of day that you used them more in one day of the week in the year? · · · MR. TREBILCOCK:·Yeah, at this point we prepared a traffic impact statement, and that's -- that's available.·That's public record, and -- · · · MR. ARNOLD:·Sorry to interrupt. For any of you who would like, there's a link on our Grady Minor website to all the application submittal documents that are being evaluated by the county, and those will be continually updated by Sharon as we update those and make submittals back to the county. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 19 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 171 of 228 · · · So if you left your email address on the sign-in sheet or you didn't and you want to leave a business card or email address to make sure we send you those links, we'll be happy to do that. · · · MR. TREBILCOCK:·What the county does when -- when we go to develop -- like at this point what we're doing is we're really doing a comparative to show that there's no net increase over what -- what's permitted, but when you actually go to develop, what the county requires, they -- they have a -- kind of a -- they keep track of all the roadways and the conditions of the roads and monitor the traffic volumes, and they look at future developments as the gentleman had talked about, and they'll -- they'll start to add those trips on from a planning standpoint, add those on. · · · So that we when we go to do the actual development itself, we'll then need to add our traffic onto, say, a given roadway link to make sure that there's not a failure and what we say a "significant impact."·So then if that's the case, then Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 20 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 172 of 228 we have to do some other measures to address that. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · UNKNOWN SPEAKER:·(Inaudible) Autumn Woods, you have an exit out on Airport Road and an exit out on Goodland Frank.·These people have one entrance and one exit, and that's on Goodland. · · · MR. TREBILCOCK:·For -- · · · UNKNOWN SPEAKER:·To get in and out of this place you're proposing, which is ridiculous. · · · MR. TREBILCOCK:·For outside. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. TREBILCOCK:·Yeah, we have several accesses in the development. · · · UNKNOWN SPEAKER:·Well, I live on Pompeii -- · · · MR. TREBILCOCK:·Okay. · · · UNKNOWN SPEAKER:·-- and they changed Goodland Frank. · · · MR. TREBILCOCK:·Right. · · · UNKNOWN SPEAKER:·We used to be able to shoot across into North Gate. · · · MR. TREBILCOCK:·Yes. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 21 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 173 of 228 · · · UNKNOWN SPEAKER:·People still do that. · · · MR. TREBILCOCK:·Right. · · · UNKNOWN SPEAKER:·So what -- I mean, you're talking -- you're going to create a nightmare, not you personally. · · · MR. TREBILCOCK:·I understand. · · · Yes, ma'am. · · · MR. TREBILCOCK:·I'm sorry, back to my original question. · · · MR. ARNOLD:·Yes, I'm sorry, yes. · · · UNIDENTIFIED SPEAKER:·(Inaudible) traffic study, can you give us the days, the weeks, the times.·I mean, is it multiple days, multiple weeks?·Is it one day, one time (Inaudible.) · · · MR. TREBILCOCK:·No, this study, as Wayne had mentioned, there's a study that's available.·We looked at it as a trip generation of the development versus what is existing out there, and then when we go to do the final development where you do the more detailed analysis of existing road links, and what the county does there is they look at in their -- their road -- each Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 22 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 174 of 228 of the roads, they look at what they call is the peek capacity of road, and they determine, you know, highest peek level of traffic as they exist today, and then they add on what it being planned out in the area that they know. · · · It's kind of -- they call it kind of a checkbook concurrency thing where they -- they add on the planned future developments and add that on so that way when we look at our development, we -- we make sure that there's not a break of link of roadway. · · · UNKNOWN SPEAKER:·Okay.·So if -- if we have concerns about the data in the study, is there an avenue for us to express those concerns having had a chance to look at the information. · · · MR. TREBILCOCK:·Yes, no, that's a good point.·The county has traffic transportation planners on staff that would definitely receive that information and then they'll identify any concerns that they have as well to us, too. · · · So that -- you know, so you're able to take a look at the reports and voice any Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 23 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 175 of 228 concerns you have with that information or concerns you have, you know, like -- because you do know the area well, you can identify the specific areas of concern such as an intersection here and there, so that way you make sure it does get addressed for you, so yes, ma'am. · · · UNKNOWN SPEAKER:·Okay.·Thank you. · · · MR. TREBILCOCK:·Yes. · · · UNKNOWN SPEAKER:·And in addition to that, there's two churches, and they had to have police to let people get in and out of those two churches every single Sunday morning.·You're talking about putting 400 apartments in.·Who is going to direct the traffic to get these people in and out of the complex? · · · UNKNOWN SPEAKER:·God. · · · MR. TREBILCOCK:·Well, that, again, that's a an important thing that we can address specifically, but you know -- yes, Ray, back in the corner. · · · UNKNOWN SPEAKER:·Hey, what is the reduction you can take for having mixed use development with the residential? Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 24 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 176 of 228 · · · MR. TREBILCOCK:·As far as what we do is we look -- you just look at what you call internal capture between the development. · · · UNKNOWN SPEAKER:·And what's the internal capture rate? · · · MR. TREBILCOCK:·I'd have to look. It's in the report I have, I don't have that off the top of my head, but it's -- the county has accepted standards that they permit for that. · · · UNKNOWN SPEAKER:·Okay. · · · MR. TREBILCOCK:·So we won't go above those accepted standards or anything. · · · UNKNOWN SPEAKER:·I've got another question.·On your proposed (Inaudible) traffic analysis -- · · · MR. TREBILCOCK:·Yes. · · · UNKNOWN SPEAKER:·-- it talks about the existing square footage. · · · MR. TREBILCOCK:·Yes. · · · UNKNOWN SPEAKER:·Would the intent of this report indicate that the existing commercial square footage is going to remain as is or is that just the allocated Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 25 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 177 of 228 square footage to date? · · · MR. TREBILCOCK:·That's -- what -- what we did is, from a conservative standpoint, is we looked at if -- if in a situation where we had built the 400 units and the existing square footage was not removed, what that impact would be as compared to the 275,000 square feet that's allowed. · · · UNKNOWN SPEAKER:·Okay. · · · MR. TREBILCOCK:·So, you know, as I said, realistically, they would probably see some existing building being demolished, but if that weren't the case and they could put those on, then that's a situation where we, like I said, basically have a wash in the traffic compared to what's allowed.·It just allows just a mixed use of development. · · · UNKNOWN SPEAKER:·Just a follow-up, and this might be a question for Wayne, just for the record, I'm Ray (Inaudible), I'm a resident of North Gate Village, and I'm also a board member of North Gate. · · · What is the extent or can the owner Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 26 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 178 of 228 elaborate on what they're demolishing and what will remain? · · · MR. ARNOLD:·Let's see if David Genson from Barron Collier can take a shot at that.·I know they've done some conceptual planning. · · · MR. GENSON:·As you're all aware, we've had Sweet Bay vacant for many, many years.·All right?·So we're looking -- we've had people trying to get in there and look at that space, see if we can rent it out or lease it out, I should say, and there hasn't been a lot of interest in that corner from a commercial perspective. So -- · · · UNKNOWN SPEAKER:·(Inaudible) out of Germany. · · · MR. GENSON:· ·Excuse me. · · · UNKNOWN SPEAKER:·(Inaudible) Germany.·It's a grocery store. · · · MR. GENSON:· ·Okay.·Well -- · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. GENSON:· ·I'll tell you we've -- we've talked to at least 25 different groceries around that -- national grocers. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 27 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 179 of 228 All right? · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. GENSON:· ·So there hasn't been a lot of interest because of the density around there, because Pine Ridge Estates is very -- it's not as dense as some of the other things.·They look at it from -- from how many homes are within a certain radius and where other supermarkets are in proximity to them. · · · We are not planning anything definitive right now.·We want the option if we -- if -- so be it, that we get someone from a residential perspective that wants to do something, then we would -- we could do it, because we have the zoning. · · · Right now if we had to do -- if we did 400 units there, the old Sweet Bay -- from Sweet Bay north, that would be demolished, and we would be putting those units in that area. · · · UNKNOWN SPEAKER:·Okay. · · · MR. GENSON:· ·Let me just finish. You know, the other thing that you got to keep in mind is you're all talking about Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 28 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 180 of 228 the traffic today.·Keep in mind that that traffic today doesn't include Sweet Bay. It doesn't include a large grocer, so you're all maybe used to that grocery, but we have the entitlements for 275,000 square feet of which we have just over 200,000 built right now. · · · So we can be putting that up there which would, you know, to what Norm is saying, we already have that right and we already have that, and what I wanted to make sure is what we did, and it's part of this proposal, is not to do anything more than what we are entitled to do. · · · I didn't -- I understand your concerns.·I drive home, I live in Mill Run off of Orange Blossom.·I drive home Goodland Frank Road everyday, and I'm struck behind three signals at Pine Ridge and Goodland.·It's the most frustrating thing, but that's why -- and being that it's -- · · · UNKNOWN SPEAKER:·It's not getting better. · · · MR. GENSON:· ·And it's not getting Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 29 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 181 of 228 any better, but there are other options as far as why make it Goodland Frank and why make it north of (Inaudible), but that's not in our purview.·That's not what we address.·We address the impacts that are identified by our project. · · · And I made it clear to our consultants that I did not want to increase the traffic on Goodland Frank Road or Pine Ridge more than what we were previously entitled for back in 1999 or 1998, whenever we did the original entitlements.·So -- yes, sir. · · · UNKNOWN SPEAKER:·Have you thought about putting 30 houses there similar to the zoning across the street in Pine Ridge and having much less of an impact and being more of a hero with the community and having a little bit of good will as opposed to a lot of developers -- · · · UNKNOWN SPEAKER:·It's all about money. · · · UNKNOWN SPEAKER:·-- who are just overpopulating this place. · · · MR. ARNOLD:· ·Well, I appreciate Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 30 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 182 of 228 that, but, you know, we have -- we haven't been around for 111 years as a company by making bad financial decisions.·We're going to do what makes most sense, and we're very cognizant of our presence in the community and want to do the right thing. We really do.·I -- · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:· ·-- I hear -- trust me, I'll tell you right now, I'm hearing every one of you, and I'll take your concerns back, and we'll talk about them, and we'll see how we can address most if not all these concerns. · · · Yes, sir. · · · UNKNOWN SPEAKER:·How many of those 400 units would be government subsidized housing or low-cost housing? · · · MR. ARNOLD:· ·None. · · · UNKNOWN SPEAKER:·None.·What would be the retail prices you propose on those units, then, a ballpark? · · · MR. ARNOLD:· ·A ballpark, I couldn't say.·We talk about what the market rent is right now.·Market rents are going for Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 31 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 183 of 228 around here about 60 about 70 a square foot for -- for rental apartments is what you see.·So we would have a mix of anywhere between 700 square feet for, you know, a one bedroom to 1,500 square feet for three bedrooms, so yeah. · · · You're next. · · · MS. CHENEY:·I'm Ellen Cheney, I'm with the Parkinson Association.·We just four months ago rented a unit in what you're proposing to take down.·If you take it down, how much warning are we going to get that we have to leave that.·We have a three-year contract. · · · MR. ARNOLD:· ·You rented a unit in where? · · · MS. CHENEY:·In Sweet Bay, between Sweet Bay and (Inaudible.) · · · MR. ARNOLD:· ·We're not taking that down. · · · MS. CHENEY:·Oh, you're not? · · · MR. ARNOLD:· ·No. · · · MS. CHENEY:·You're leaving that section. · · · MR. ARNOLD:· ·We're not taking that Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 32 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 184 of 228 down. · · · MS. CHENEY:·(Inaudible.) · · · MR. ARNOLD:· ·Everything -- everything from the south of Sweet Bay would still remain.·(Inaudible.) · · · UNKNOWN SPEAKER:·Okay.·(Inaudible) north unit (Inaudible), so I'm right on the end of Sweet Bay, and I've been trying to acquire the space next to me since November. · · · MR. ARNOLD:· ·Okay. · · · UNKNOWN SPEAKER:·And I've been given the runaround since November that nobody knows who holds the lease on that to the point where I went from Sweet Bay to (Inaudible) to Southeastern Groceries, and I even contacted CEO of Southeastern Groceries -- · · · MR. ARNOLD:· ·Okay. · · · UNKNOWN SPEAKER:·-- to find out about subletting that space. · · · MR. ARNOLD:· ·Sure. · · · UNKNOWN SPEAKER:·And nothing.·I'd like to be able to expand my business -- · · · MR. ARNOLD:· ·Okay. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 33 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 185 of 228 · · · UNKNOWN SPEAKER:·-- but you're now telling me that my business is one of the ones that -- · · · MR. ARNOLD:· ·Potentially, potentially. · · · UNKNOWN SPEAKER:·So I've got a ten-year lease. · · · MR. ARNOLD:· ·Right. · · · UNKNOWN SPEAKER:·And I've only been in there a year.·I just spent almost 200,000 on my buildout.·What happens to me? · · · MR. ARNOLD:· ·Well, we would make certain provisions to either relocate you. There are other opportunities to be in that development.·We certainly are not going to sit there and do anything at that would be detrimental to you or your business. · · · UNKNOWN SPEAKER:·When?·Like what am I looking at? · · · MR. ARNOLD:· ·Ma'am, I don't know. Again, folks, we don't know if we're even going to do this.·Okay? · · · UNKNOWN SPEAKER:·Right, a hypothetical. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 34 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 186 of 228 · · · MR. ARNOLD:·So tomorrow, Lucky's could come to us and say, hey, we want Sweet Bay.·We're doing Lucky's, we're not doing residential.·We're just wanting the flexibility, and whatever impact we would have on existing retail customers, we would make sure that we would treat you fairly and right. · · · Ma'am in the back. · · · UNKNOWN SPEAKER:·A similar situation with people that have come through me for reasons of proximity and questions about pursuing the sublets lease or exchange of the Sweet Bay space under the zoning allowances currently. · · · And whatever signs are in that window to call, they gave the same information that is not available.·We are paying out our lease, and we're finding somebody, we've got somebody in mind who's one response.·It's inconsistent with what you're saying is what I'm tell you. · · · MR. ARNOLD:· ·We don't handle the lease.·Whatever is there, that's a long-term lease by Sweet Bay, and that is Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 35 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 187 of 228 something that they have to deal with. They're -- they're still paying us for that space. · · · UNKNOWN SPEAKER:·And that's -- that was said, and in the response to contacting people that they relayed us to in the county and said that the space is not available, because I guess by your statement, they are.·They're getting their -- they're getting their money from Sweet Bay at the moment, so there is nothing available because there's a tenant in there at the moment, but I'm interested to fill the space.·That message has not been available. · · · MR. ARNOLD:·It's in the best interest of Sweet Bay to make that space available, and what they're doing we don't control, because they -- they're the ones that have signed on the lease. I appreciate what you're saying. · · · Yes, sir. · · · UNKNOWN SPEAKER:·What other considerations have you given for the space besides housing. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 36 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 188 of 228 · · · MR. ARNOLD:·We have not given any other considerations. · · · UNKNOWN SPEAKER:·Nothing else? · · · MR. ARNOLD:·I mean, just other than retail and office that's already permitted in there, so -- · · · UNKNOWN SPEAKER:·(Inaudible) you already said you were pursuing a number of different things, you didn't get any interest.·What did you pursue? · · · MR. ARNOLD:·Uh-huh, like I said, we pursued other supermarkets that would maybe be interested in this space. · · · UNKNOWN SPEAKER:·Would you be interested in hearing something other than something that's going to bring a lot of traffic such as your 400 units? · · · MR. ARNOLD:· ·Sir, you know, again, I can't -- I have to speak by what my consultants are telling me with respect to the traffic and what I told them that I wanted there to be no net increase in the traffic over what's previously (Inaudible), so -- · · · UNKNOWN SPEAKER:·Sweet Bay hasn't Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 37 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 189 of 228 been in there for years -- · · · MR. ARNOLD:· ·Right. · · · UNKNOWN SPEAKER:·-- so we really don't have a good measure of how much (Inaudible.) · · · MR. ARNOLD:· ·That's why we use -- that's why they use models to do everything.·So I -- I appreciate what you guys see today. · · · UNKNOWN SPEAKER:·There's been a lot added since Sweet Bay -- in the area since Sweet Bay's closed.·So if you open even Sweet Bay again, it would be a whole different matter than it was five years ago. · · · MR. ARNOLD:· ·Understood, but again, to the point of that goes -- that's 275,000 square feet of uses that are already approved, they're already accounted for in the county's models. · · · UNKNOWN SPEAKER:·That was approved before there was a lot of additional stuff going around. · · · MR. ARNOLD:· ·And that all has been added into the model, and so now the new Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 38 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 190 of 228 model that we're using already has those approved uses since we were approved in there. · · · The gentleman in the black t-shirt, sure. · · · UNKNOWN SPEAKER:·If I understand this correct, the general consensus of most people here is there's plenty of traffic out there that -- already (Inaudible.) · · · MR. ARNOLD:· ·Right, and I concur with that. · · · UNKNOWN SPEAKER:·So we have the 33-acre piece of land, and it's just really not doing very well commercially, that's the (Inaudible.) · · · MR. ARNOLD:· ·Right. · · · UNKNOWN SPEAKER:·Okay.·So (inaudible) here is thinking what's the highest and best use?·Well, it looks like it might very well be residential would be the highest and best. · · · MR. ARNOLD:· ·Uh-huh. · · · UNKNOWN SPEAKER:·What you're saying, you got 275,000 square feet approved, you've only done 205,000, you Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 39 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 191 of 228 said? · · · MR. ARNOLD:· ·Right. · · · UNKNOWN SPEAKER:·So you could build another 60,000 foot of square -- of retail. Why do that when you haven't rented out the rest of it anyway, so that's not going to happen. · · · MR. ARNOLD:· ·Right. · · · UNKNOWN SPEAKER:·So what you're saying, then, is if you were successful in building that out with retail and filling it up, which doesn't look like it's going to happen, the amount of traffic that would then be generated by a completely full 33-acre retail spot would be actually less than doing what you are planning, which is adding more -- or could do, you know, it would actually be less.·That's what you're saying. · · · MR. ARNOLD:·No, I'm saying -- · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:·-- 400 units plus the 200,000 square feet we have built here today. · · · UNKNOWN SPEAKER:·Right. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 40 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 192 of 228 · · · MR. ARNOLD:· ·Right. · · · UNKNOWN SPEAKER:·Right. · · · MR. ARNOLD:· ·Is actually about -- is a wash, and I can tell you right now the 205,000 would actually be less, because we would have to demolish part of that -- part of that center to put 400 units.·So in reality the traffic would be less from a build out standpoint. · · · UNKNOWN SPEAKER:·It would be less -- it would be less if it was built out.·The problem we have here is that we're used -- we're used to dealing with 33 acres that's not hardly built out at all. · · · MR. ARNOLD:· ·Right. · · · UNKNOWN SPEAKER:·That's generated very little traffic. · · · MR. ARNOLD:· ·Uh-huh. · · · UNKNOWN SPEAKER:·And we still think it's too busy.·It is too busy.·So when you do this, there's just no getting around it. · · · MR. ARNOLD:· ·Right. · · · UNKNOWN SPEAKER:·It's going to generate a lot more traffic. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 41 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 193 of 228 · · · MR. ARNOLD:· ·Yeah, yes, sir. · · · UNKNOWN SPEAKER:·Just from an understanding perspective, is this basically approved and we're tweaking it, or is it not approved and it can be killed? · · · UNKNOWN SPEAKER:·That's what I want to know. · · · MR. ARNOLD:· ·It is -- the 275,000 square feet that we're allowed today is already approved.·There's no killing that. · · · UNKNOWN SPEAKER:·So what does it -- what does that mean?·What's approved? I mean, the housing is approved? · · · MR. ARNOLD:·No, the 275,000 square feet -- · · · UNKNOWN SPEAKER:·What's there now? · · · MR. ARNOLD:·-- of retail and office. · · · UNKNOWN SPEAKER:·What's there now? · · · MR. ARNOLD:· ·No, not even what's there now.·We have vacant parcels that we can still build on in there.·The -- what's not approved right now is the additional 400 units.·That's the -- that's the one thing that we ultimately have to go Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 42 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 194 of 228 before the Collier County Planning Commission as well as the board of county commissioners on. · · · UNKNOWN SPEAKER:·How many more square feet is that, the residential part? · · · MR. ARNOLD:·We haven't done that kind of analysis of how much square footage that adds.·I would have -- again, we really -- we're doing this to look out into the future and provide flexibility. I can't -- I can't say for certain with any degree of certainty of how much -- if we are even going to do it. · · · UNKNOWN SPEAKER:·My point is that right now you have -- you have the right to do 270 square feet, 270,000 square feet that you can build commercially, but we don't know how many square feet you can build that you're going to try to go and build.·You don't know how much square footage of those 400 units would be. · · · MR. ARNOLD:· ·Well, sir, the county doesn't measure the intensity of residential by square feet.·They measure it by the type of dwelling unit.·So Norm Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 43 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 195 of 228 has prepared his traffic analysis based on the number of units.·That's 400 units, and that's how the county -- · · · UNKNOWN SPEAKER:·Well, I believe that the 270,000 square feet of commercial would be -- would be a lot less traffic than 400 families moving in. · · · MR. ARNOLD:·Well, that's the point that David was indicating, that the traffic analysis that Norm has used which utilizes the IET traffic standards as well as the county's methodology for zoning is that it's neutral what we're proposing to do regarding traffic. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:·Can you -- can we have some questions from folks that haven't had an opportunity yet.·This woman back here. · · · UNKNOWN SPEAKER:·(Inaudible) you don't have a conceptual layout of what you're proposing or where you're actually proposing it at this point in time.·My question is the properties, the (Inaudible) properties that were (Inaudible) at this point in time, you're talking about only Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 44 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 196 of 228 demolishing things north of Sweet Bay; is that correct? · · · UNIDENTIFIED SPEAKER:·(Inaudible.) · · · UNIDENTIFIED SPEAKER:·So that the -- the bank and then Starbucks shopping center and then the building that's on the corner, those are all going to stay where they are? · · · MR. ARNOLD:·Correct. · · · UNKNOWN SPEAKER:·I think my concern is, part of it is the height of the building, and we live in North Gate Village, and having those buildings really close to Pine Ridge Road at that height would be having them look directly into our backyard kind of thing. · · · How far north would you actually set these buildings?·I think for our area that would be one of the -- one of the things that (Inaudible) to look at. · · · MR. ARNOLD:·Well, here's an aerial, and can you see here's where the -- where the Sweet Bay -- I'm sorry, and here's where Sweet Bay was.·So we were looking at doing -- doing it in here as well as a Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 45 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 197 of 228 portion over here in this vacant lot.·So not -- nothing closer to Pine Ridge. · · · UNKNOWN SPEAKER:·So the higher buildings that you're talking about putting in there would not -- · · · MR. ARNOLD:·They wouldn't -- · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:·You know, from my hand above. · · · UNKNOWN SPEAKER:·100 units plus your commercial areas. · · · MR. ARNOLD:·Right. · · · UNKNOWN SPEAKER:·If (Inaudible) building and those -- the other buildings stay? · · · MR. ARNOLD:·Yeah. · · · UNKNOWN SPEAKER:·Okay.·All right. · · · MR. ARNOLD:·(Inaudible.) · · · UNKNOWN SPEAKER:·So the only entrance, then, going into those commercial areas is going to be off Pine Ridge Road? · · · UNKNOWN SPEAKER:·No. · · · MR. ARNOLD:·No. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:·We're going to maintain Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 46 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 198 of 228 all the access points. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:·School Road.·This gentleman's had his hand up for a while. · · · UNKNOWN SPEAKER:·With what you're proposing, does that essentially open up the door for a Mercado on a smaller scale type development where you have the mixed use, you have the retail on the bottom and then apartments, condos, rentals on the top where you have this commercial (Inaudible) kind of concept, is that what the ultimate goal is, that is what is going to come in there or is it going to be an apartment complex, gated apartment complex or senior living, assisted living with the retail commercial that's already existing and there.·Like what's -- what's the -- what's the grand scheme or is this what you're trying to push through? · · · MR. ARNOLD:·Well, what we're proposing is to make this a true mixed use right now.·The county considers it mixed use because it has retail and office, but the insertion of residential would make Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 47 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 199 of 228 it true mixed use, and whether that meant there would be some lighter retail buildings below some of the multifamily, we don't know.·Nothing we're doing is precluding that from occurring, but I'm not sure it's going to be Mercado like in that instance, but it will be truly mixed use if the residential component is built. · · · Anybody not asked their question yet?·Yes, ma'am. · · · UNKNOWN SPEAKER:·What will the price of these units cost? · · · MR. ARNOLD:·I think it's a little too early for us to say.·I mean, it's -- it's proposed to be market rate, so whatever the market is going to be when they would come out of the ground with this, at the earliest, it's going to be a year plus, something like that, so whatever the market is going to be in 2018, perhaps. · · · UNKNOWN SPEAKER:·So it wouldn't be (Inaudible) by people (Inaudible) but people who visit here? · · · MR. ARNOLD:·Well, it's -- it's all whatever the market will bear for the real Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 48 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 200 of 228 estate market for anything else in the community. · · · Yes, ma'am. · · · UNKNOWN SPEAKER:·When you talk about you're zoned right now for 275,000 square feet and of commercial use, and then you -- but you don't measure residential 400 units by square feet, then is there in your proposal a plan to cut that number of 275 down to something lower, so some lower number, I don't know, 100 plus 400 units, is it some proposal like that? · · · MR. ARNOLD:·That's not exactly how we've structured it. · · · UNKNOWN SPEAKER:·Or is it 275 plus 400? · · · MR. ARNOLD:·Let me let Norm address how (Inaudible) analysis. · · · MR. TREBILCOCK:·Right, the -- what I did on that traffic analysis is conservatively said if the existing -- all the existing buildings stayed, which is about, say, 205,000 square feet, and then we add the 400 units, so that would be that development scenario.·So that is, in fact, Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 49 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 201 of 228 70,000 square feet less of commercial than what's currently there. · · · UNKNOWN SPEAKER:·(Inaudible) the county is we cut back to 205 plus 400 units? · · · MR. TREBILCOCK:·Right, they're just looking to have an alternative way to develop the property is really what they're looking at, as -- as Wayne would say, in a true mixed use, not just office and commercial, but office, commercial, and residential, if that would in fact be a better way to develop the property, uh-huh. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · UNKNOWN SPEAKER:·I'm not sure -- I'm not sure who would answer this question -- · · · MR. ARNOLD:·Ask. · · · UNKNOWN SPEAKER:·But I guess we all would be interested in knowing, this is an informational meeting, I guess, is there something we can do to prevent this density from happening?·What -- what are we here as residents in the area entitled to object to and what can we push through on our own? Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 50 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 202 of 228 What -- you know, what kind of a say do we have here?·You're telling us what we think is going to happen, what can we do to prevent it? · · · MR. ARNOLD:·Well, a project of this type requires two public hearings which are advertised in notes publicly, and every person who appears at those meetings has the right to tell the planning commission and/or their county commissioners what they think about the project. · · · UNKNOWN SPEAKER:·And then what happens?·You say, oh, that's very interesting, now we'll just go ahead and do what we planned. · · · MR. ARNOLD:·Well, that's obviously up to them.·I mean, we have to gain their approval to build any of the residential units we're talking about.·So the planning commission makes a recommendation to the board of county commissioners.·The ultimate decision rests with the board of county commissioners. · · · UNKNOWN SPEAKER:·Hey, Wayne, is there any meeting been scheduled yet? Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 51 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 203 of 228 · · · MR. ARNOLD:·We do not have any public hearing date scheduled yet.·We're very likely a couple of months away at least from the first meeting. · · · UNKNOWN SPEAKER:·(Inaudible) a couple of months so it's not during the summer where people (Inaudible.) · · · MR. ARNOLD:·We really don't have control over when those meetings occur. The county -- · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:·I wish I can make them work that way, but it never seems to happen. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:·Yes, sir. · · · UNKNOWN SPEAKER:·I want to answer your question a little bit, and you need a change of zoning.·Right now you can't build any residential here; is that correct? · · · MR. ARNOLD:·That's correct. · · · UNKNOWN SPEAKER:·You need to change the zoning.·In order to change the zoning, the county commissioners need a Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 52 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 204 of 228 supermajority, they need four votes to change the zoning.·If they get three, this doesn't happen.·Okay?·So for all of you people to go to meetings, that's what you need.·You need two county commissioners to vote no. · · · UNKNOWN SPEAKER:·Do you keep this (Inaudible) not exactly centrally -- well, centrally involved, but do you keep us informed as to the projection of the meetings in different places? · · · MR. ARNOLD:·We can.·Sharon is going to create a link on our website, GradyMinor.com website that will link you to the submittal documents that are under review by Collier County. · · · UNKNOWN SPEAKER:·Is that the only place, the only announcement you'll have? · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:·Well, this -- this is our meeting.·All the future meetings are Collier County's meetings.·This is an informational meeting for the developer. All the following meetings will be publicly noticed county meetings. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 53 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 205 of 228 · · · UNKNOWN SPEAKER:·Okay. · · · MR. ARNOLD:·So if you received a notice for this meeting, you should receive a notice for that through the newspaper ads, and when it goes to the zoning and hearing schedule for planning commission and the board, you'll see the 4 by 8 poster boards that will probably have several fronting Pine Ridge Road and Goodland Frank Road noticing the dates and times for those public meetings. · · · Yes, ma'am. · · · MS. MARTINO:·Yes, sorry, I didn't introduce myself before.·My name is Caroline Martino, I'm president of the Pine Ridge Civic Association at the moment, and I want to go on the record with the tape with two concerns that Pine Ridge residents have voiced.·One is water.·We're on wells. · · · MR. ARNOLD:·Okay. · · · MS. MARTINO:·And they're already -- because we're obviously in a drought, however severe you consider it, we're in a drought, and some people are already Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 54 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 206 of 228 starting to experience with the older wells, failure in their wells.·So we have a real concern about the amount of water that 500 or 400 new residences would use, which surely would be more than commercial space because of, well, I'm won't go into that but anyway. · · · And the other is concern, I think, that we all should at least take (Inaudible) of the build height. Permission is 50 feet.·You're talking about asking for 55, probably 60.·That's an extra 10 square -- 10 feet.·So how high would the buildings be, how many stories are you thinking, because 10 feet is quite a lot of extra to what's permitted now, so -- · · · MR. ARNOLD:·(Inaudible) zone height and actually height of 60 feet would allow us to do five stories.·The -- to the gentlemen's question before about this being a mixed use, we did have intentions for some of the buildings have to commercial on the bottom floor with then the residences above it. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 55 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 207 of 228 · · · So, yes, we are looking at this as a true mixed use.·It's not going to be Mercadoesque, trust me, because we're not going to sell them for $1 million, that's for sure, but it is going to be more of that type. · · · UNKNOWN SPEAKER:·That's even more traffic if there's commercial density (Inaudible.)·That place is a mess. · · · UNKNOWN SPEAKER:·Can't hear the question. · · · UNKNOWN SPEAKER:·Not just residence. · · · MR. ARNOLD:·Ma'am, do you have a question? · · · UNKNOWN SPEAKER:·I was asking about the size.·You said that they're going to be market value, but how about the size, what would be the smallest unit you would build and the biggest unit? · · · MR. ARNOLD:·I think the minimum square footage we have for an apartment single, we have one-bedroom apartment is 700 square feet, and then typically you're seeing, you know, 13 -- 1,300 square feet, Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 56 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 208 of 228 you know, 1,400 square feet for a three-bedroom.·Mike, maybe you know better, but -- · · · UNKNOWN SPEAKER:·So this would be rental units? · · · MR. TIMMERMAN:·(Inaudible.) · · · MR. ARNOLD:·What's that? · · · MR. TREBILCOCK:·Yeah, that's pretty typical. · · · MR. ARNOLD:·That's pretty typical, so 13 to 1,500 square feet. · · · UNKNOWN SPEAKER:·So that would be the rental, and then you said you're going to have also residences for sale? · · · MR. ARNOLD:·We have the option. Right now we haven't looked at anything for for-sale products.·It's all been rental. · · · UNKNOWN SPEAKER:·Okay. · · · MR. ARNOLD:·Ma'am? · · · UNKNOWN SPEAKER:·I have a question about traffic. · · · UNKNOWN SPEAKER:·Repeat the question. · · · MR. ARNOLD:·Yes. · · · UNKNOWN SPEAKER:·A few days ago Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 57 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 209 of 228 I -- I live in Pine Ridge Estates, and exiting on Pine Ridge Estates most of the streets you have to make a right turn. If you want to go the opposite direction, you make a right turn, and then you have to make a u-turn.·It took me, I think, over ten minutes before traffic -- I got into the lane, and it took me over ten minutes before traffic cleared and I could make that u-turn. · · · And -- and I don't know if you were aware of that problem, people trying to go this the opposite direction to make u-turns with 400 more residents coming, you're going to be waiting very long to make a u-turn to go where you're going.·And also a lot of the snowbirds do not (Inaudible) Florida, u-turn has right-of-way over right turn, I believe, and you're making a u-turn and a right turn is cutting you off, and this is a safety issue, so are you aware of that? · · · MR. ARNOLD:·Yeah, one of the things, especially when you go to do like detailed development plans and things is Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 58 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 210 of 228 what we have to always look at is look at any impacts on like you're saying, our traffic, we do a circulation of it, and if we add what they call a "queue" to a turn lane, you have to extend that turn lane to accommodate that or -- · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:·-- or make -- well, that we haven't gotten into those specific details for the uses, because you've got to put those into -- into play, but all that -- just from my own experience out there, that would really be some, you know, manageable items. · · · The area that you've identified is kind of going the opposite direction. I mean, there's some benefits.·There is a signal there that is -- is available. · · · UNKNOWN SPEAKER:·There's no signal in the (Inaudible.) · · · MR. ARNOLD:·Right, no, exactly, but -- but the traffic from this development would be not directly going out to, say, Center Street itself.·It's -- you know, they have a full median opening Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 59 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 211 of 228 available right there at the access road, you know, Panther Lane right there.·So anybody that wants to go, say, in the opposite direction to head southbound can go to that, they don't need to go up to, say, Center Street to make a u-turn to go back, because you're already there. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · UNKNOWN SPEAKER:·We're talking about Pine Ridge Estates, if you want to go -- if you're exiting on Center Street at Goodland Frank -- · · · MR. ARNOLD:·Yes. · · · UNKNOWN SPEAKER:·-- you have to make a right turn, which is southbound. · · · MR. ARNOLD:·Yes. · · · UNKNOWN SPEAKER:·But then if you want to go north, then you have to make a u-turn (Inaudible.) · · · MR. ARNOLD:·Yeah, no, and you're right, yeah, and I remember that being put in.·It used to be a full median opening there, and they had, unfortunately, some accidents and stuff that really necessitated the need to put that in, but Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 60 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 212 of 228 that's something that would need to be addressed. · · · UNKNOWN SPEAKER:·Your issue about Panther Lane was not addressed (Inaudible) because there's much more traffic there. · · · UNKNOWN SPEAKER:·It will be more traffic. · · · MR. ARNOLD:·Right, but we really wouldn't be adding the traffic that you're saying on that Center Street.·That would be the key thing. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · UNKNOWN SPEAKER:·(Inaudible.) · · · UNKNOWN SPEAKER:·One at a time please.·Please, we have to record this. · · · MR. ARNOLD:·Yeah.·Yes, ma'am. · · · UNKNOWN SPEAKER:·I am a Pine Ridge Estates resident. · · · MR. ARNOLD:·Yes. · · · UNKNOWN SPEAKER:·I've lived there 18 years. · · · MR. ARNOLD:·Uh-huh. · · · UNKNOWN SPEAKER:·When I first moved there, I could make a left off of Pine Ridge. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 61 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 213 of 228 · · · MR. ARNOLD:·Correct. · · · UNKNOWN SPEAKER:·Then I could make -- you know, I couldn't -- you couldn't make a left, you couldn't make a left anymore.·I had to go down to the next one, very hard.·Then 41, no more u-turn. I have to go across to make a u-turn to get out of -- to get out of most places now you have to make a u-turn or do something. · · · MR. ARNOLD:·Right. · · · UNKNOWN SPEAKER:·Okay.·Also I work at Pine Ridge.·There's no empty classrooms in Pine Ridge.·I'm not speaking as a representative of the school, but I work there. · · · MR. ARNOLD:·Right. · · · UNKNOWN SPEAKER:·And I know there's already no room. · · · MR. ARNOLD:·Gotcha. · · · UNKNOWN SPEAKER:·So that's going to have a huge impact along with Panther Lane. · · · MR. ARNOLD:·Uh-huh. · · · UNKNOWN SPEAKER:·There's already traffic there.·I'm going there three days a week. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 62 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 214 of 228 · · · MR. ARNOLD:·Right. · · · UNKNOWN SPEAKER:·I can tell you morning, the afternoon, and so forth, and I don't really even see that there's 31 acres.·Are you going to like take that lake and fill it in, because, I mean, there's really not much land.·I was looking at it today when I was at Pine Ridge Middle.·There's not that much space. You're talking about a lot of people, and I know you did your study, but I also think there's common sense. · · · MR. ARNOLD:·Right. · · · UNKNOWN SPEAKER:·When you look at this traffic out here, it's horrendous. How can -- it's going to have an impact. It's going to impact. · · · MR. ARNOLD:·Okay.·No, there is a site plan that can kind of help you. It outlines the property, it may be helpful to you. · · · Yes, sir, in the back. · · · UNKNOWN SPEAKER:·It's obviously that everyone's concern is the traffic. · · · MR. ARNOLD:·Yes. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 63 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 215 of 228 · · · UNKNOWN SPEAKER:·This is probably the worst development you can put in here is 400 units, so unless you come back with something else, people aren't satisfied. So are you going to have another meeting with an additional -- some other plan, an alternate plan?·People are not going to accept the traffic that comes out of 400 units.·It's not going to work. · · · UNKNOWN SPEAKER:·In addition to the (Inaudible.) · · · UNKNOWN SPEAKER:·Yeah. · · · MR. ARNOLD:·Well, we appreciate your comments, and as Mr. Genson indicated, he's going to take the feedback (Inaudible.) · · · UNKNOWN SPEAKER:·How do you get to this point without considering some alternative? · · · MR. ARNOLD:·Well, we're here tonight discussing our proposed plans with you. · · · UNKNOWN SPEAKER:·But you didn't -- you didn't present us with anything other than 400 units. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 64 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 216 of 228 · · · MR. ARNOLD:·Well -- · · · UNKNOWN SPEAKER:·It doesn't appear as if you've given any other alternative any consideration. · · · MR. ARNOLD:·Well, the alternative is that he continues to build out all of the commercial development that's currently unbuilt which has an additional traffic impact, but you get no say in it, sorry (Inaudible.) · · · UNKNOWN SPEAKER:·But there's a reason why that retail failed.·It's because it's a lousy place to get into and out of. · · · MR. ARNOLD:·(Inaudible) economics of why it failed (Inaudible.) · · · UNKNOWN SPEAKER:·(Inaudible.) · · · MR. ARNOLD:·I'm going to try to wrap up.·Anybody who hasn't asked a question that would like to that didn't get a chance to? · · · Yes, ma'am. · · · UNKNOWN SPEAKER:·I think the main concern that everybody has is the traffic patterns for residential is totally Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 65 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 217 of 228 different than the traffic patterns for commercial.·At eight o'clock in the morning, I don't care where you go in this town, there aren't 400 cars in a grocery store, people shopping at the same time. So when I'm trying to get to work and there's a Sweet Bay up there, that never interfered with me. · · · Now you're changing the pattern of traffic.·You're putting residential.·Now they're competing with me when I'm trying to get to work early in the morning, they're competing with the kids trying to get to school. · · · Most stores don't open up -- well, grocery stores open early, but all the other adjacent stores, a lot of them don't open until ten o'clock.·So it's a totally different traffic pattern here, and I think that's what everybody's griping about. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · UNKNOWN SPEAKER:·We don't want to compete with that. · · · MR. ARNOLD:·No, we appreciate that feedback, and Norm and David are going to Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 66 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 218 of 228 go back and discuss all of your feedback. · · · UNKNOWN SPEAKER:·That's the bottom line. · · · MR. ARNOLD:·Any -- any topic we haven't covered yet that somebody wants to make sure we hear from? · · · UNKNOWN SPEAKER:·(Inaudible) you're saying that you're going to destroy commercial and build residential, but then you also mention that the first level will be commercial, so you basically are not losing much commercial space, you're just adding residential. · · · MR. ARNOLD:·Yeah, in our -- in our -- again, the (Inaudible) to be conservative or high on impacts and things in looking at it, so what we did is we made the broad assumption that none of the commercial would -- would change and that we add the residential to it.·What they're talking about that they anticipate is more of a practical matter, they would anticipate reduce -- you know, eliminating some of that commercial, but -- but in reality, in terms of the analysis I looked Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 67 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 219 of 228 at, at least, I compared the 275,000 that's allowed by right and compared it to what's there on the ground today plus 400 units, and it's, you know, basically a wash. · · · UNKNOWN SPEAKER:·But in addition to the 400 units you're saying you're going to add other first level also commercial. · · · MR. ARNOLD:·No, it really just -- what they're saying is it potentially would just be replaced.·You know, you can't like build, say, the units on top of the existing structures, because they weren't designed for that, so if they redeveloped, they would -- they would kind of maintain that same amount of square footage and put the units on top above that if that makes sense.·Okay? · · · UNKNOWN SPEAKER:·Are you also doing studies on infrastructure like the Walgreens on 41?·I go to the Walgreens on 41 and it's ten people already just because the snowbirds are here, and I have to wait for my prescription.·I know you know that, because you probably do the same (Inaudible.) Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 68 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 220 of 228 · · · MR. ARNOLD:·I live here too, uh-huh. · · · UNKNOWN SPEAKER:·You're going to add 400 more people there?·Where -- where are those people going to go to get their prescriptions?·Where are they going to go to get their groceries?·Where are they going to go?·Where are they going to go? · · · MR. ARNOLD:·That's part of the whole (Inaudible.) · · · UNKNOWN SPEAKER:·(Inaudible) give us any studies (Inaudible.)·I got traffic, I got the square footage, but that's it. That's it.·Is that going to be on your link -- your link to the city, because I bet a lot of us would like to know that. · · · MR. ARNOLD:·Any other comments? · · · UNKNOWN SPEAKER:·(Inaudible) contract lease expire?·I understand they're paying for the Sweet Bay (Inaudible) as the parent company, they're paying for that? · · · MR. ARNOLD:·Dave, do you have any idea? · · · MR. GENSON:· ·I don't remember. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 69 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 221 of 228 I think it was a 30-year lease. · · · UNKNOWN SPEAKER:·Okay. · · · MR. GENSON:· ·So it's quite some time. · · · UNKNOWN SPEAKER:·2027. · · · MR. GENSON:·2027. · · · UNKNOWN SPEAKER:·(Inaudible.) · · · UNKNOWN SPEAKER:·They own the lease until 2027. · · · MR. GENSON:·Yes, someone else could come in and do that, yes. · · · UNKNOWN SPEAKER:·Do you own the (Inaudible) building now?·Does Barron Collier own the two buildings across Panther. · · · MR. GENSON:· ·We own the (Inaudible) building. · · · UNKNOWN SPEAKER:·Right. · · · MR. GENSON:· ·And then it's JV for the executive offices, joint venture, sorry. · · · UNKNOWN SPEAKER:·Right, I knew what that meant.·Thank you, though. · · · MR. GENSON:· ·(Inaudible.) · · · MR. ARNOLD:·Anything else from Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 70 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 222 of 228 anybody? · · · UNKNOWN SPEAKER:·How big of a project is this?·Let's assume you got through all of the hurdles and all the requirements and all the meetings, once dirt started to fly, how long do you expect that to take to get to that point when dirt starts to fly, and how long would the project be? · · · MR. ARNOLD:·Well, not knowing whether or not the residents are going to occur or not -- · · · UNKNOWN SPEAKER:·Right. · · · MR. ARNOLD:·-- we're not through zoning probably until late summer, fall, so -- · · · UNKNOWN SPEAKER:·If everything goes as planned, if you get everything you want, because there's Collier's on the board as well, so that's kind of a (Inaudible.) · · · MR. ARNOLD:·Probably be late 2018. · · · UNKNOWN SPEAKER:·Late '18 we're starting, and then -- · · · UNKNOWN SPEAKER:·That's for your demo. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 71 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 223 of 228 · · · MR. ARNOLD:·It's probably another years, don't you think that, David? · · · MR. GENSON:· ·Easily, probably two years, yeah. · · · UNKNOWN SPEAKER:·Two years. · · · MR. GENSON:· ·Yeah. · · · MR. ARNOLD:·Yes, sir. · · · MR. GENSON:· ·Three years. · · · UNKNOWN SPEAKER:·(Inaudible) I'm the president North Gate Village.·Before the next meeting, you know, this is my suggestion.·There's been a lot of comments here about impacts, you know, on lifestyles and such, but I really want to have a better understanding, if you do move forward with the multifamily, is there apartment structure involved, okay?·More of (Inaudible) on how many buildings, how many five-story buildings, you know, start getting into a (Inaudible) design, something that we can visually take back and absorb and really, really think about this. · · · We do all understand that the Sweet Bay is empty, there's no traffic there. Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 72 U.S. LEGAL SUPPORT 866-339-2608 YVer1f PDFPage 224 of 228 We all understand that the pattern of, you know, traffic might impact, you know, at eight o'clock in the morning, but at ten o'clock in the morning it might be less traffic because of the residential, but it's just that issue of what are the options, what's going to happen with the existing buildings that (Inaudible) has, are you going to keep that architecture? · · · You know, what is the noise impact to North Gate Village, to the Pine Ridge Village.·Not necessarily noise, but even air pollution with all these vehicles around. · · · MR. ARNOLD:·Well, we appreciate the feedback and we'll look into the details. I appreciate that very much.·So everybody thank you for the feedback.·We appreciate you coming out and taking your time, and like I said, if you are emailable, let Sharon know, we'll be happy you have a link to our website. · · · UNKNOWN SPEAKER:·Absolutely. · · · MR. ARNOLD:·Thank you very much. · · · (End of recording.) Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 73 U.S. LEGAL SUPPORT 866-339-2608 PDFPage 225 of 228 · · · · · · · · · · CERTIFICATE · · · · · · · · · · · ·- - - · · · · · · I, Matthew J. Haas, Court Reporter and Transcriptionist, do hereby certify that I was authorized to and did listen to and stenographically transcribe the foregoing recorded proceedings and that the transcript is a true record to the best of my professional ability. · · · · · · · ·Dated this 5th day of May, 2017. · · · · · · · · __________________________ · · · · · · · · · · ·MATTHEW J. HAAS · · · · · · · · · · ·Court reporter Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 U.S. LEGAL SUPPORT 866-339-2608 ·1 ·2 ·3 ·4 ·5 ·6 ·7 ·8 ·9 10 11 12 13 14 15 16 17 18 19 20 21 22 · · · 23 24 25 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 74 U.S. LEGAL SUPPORT 866-339-2608 PDFPage 226 of 228 PDFPage 227 of 228 PDFPage 228 of 228 NOTICE OF .PUBLIC HEARING... r Notice is hereby given that the Collier County Boardof County Commissioners will hold a Pub li Hearing on December 12, 2017 commencing at 9:00 a.m., in the Board of County Commissioners ` Chamber, Third Floor, Collier County Government Center, 3299 E. Tamiami Trail, Naples, FL The purpose of the hearing is to consider: A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES TO REMOVE THE GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT FROM THE URBAN COMMERCIAL DISTRICT AND TO ADD THE GOODLETTE/PINE RIDGE MIXED-USE SUBDISTRICT TO THE URBAN MIXED-USE DISTRICT, TO ALLOW UP TO 375 MULTI -FAMILY RESIDENTIAL RENTAL DWELLING UNITS AND 2759000 SQUARE FEET OF GROSS LEASABLE COMMERCIAL DEVELOPMENT, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS 31 ACRES AND LOCATED AT THE NORTHEAST QUADRANT OF PINE RIDGE ROAD AND GOODLETTE-FRANK ROAD IN SECTION 10, TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA. [PL20160002360] All interested parties are invited to appear and be heard. Copies of the proposed RESOLUTION will be made available for inspection at the GMD Department, Zoning Division, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. Furthermore, the materials will be made available for inspection at the Collier County Clerk's Office, Fourth Floor, Collier County Government Center, 3299 East Tamiami Trail, Suite 401, Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the Comprehensive Planning Section of the GMD Department, Zoning Division. Written comments filed with the Clerk to the Board's Office prior to December 12, 2017 will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Board of County_ Commissioners with respect to any matter considered at such meeting or hearing, he will need a record of that proceeding, and for such purpose he may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA PENNY TAYLOR, CHAIRMAN DWIGHT E. BROCK, CLERK By: Martha Vergara, Deputy Clerk November 22. 2017 ND -1825514 �ZO PROJECT LOCATION woZ Ja O 'i SEAGATE Q PINE RIDGE RD Z i ��Sff All interested parties are invited to appear and be heard. Copies of the proposed RESOLUTION will be made available for inspection at the GMD Department, Zoning Division, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. Furthermore, the materials will be made available for inspection at the Collier County Clerk's Office, Fourth Floor, Collier County Government Center, 3299 East Tamiami Trail, Suite 401, Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the Comprehensive Planning Section of the GMD Department, Zoning Division. Written comments filed with the Clerk to the Board's Office prior to December 12, 2017 will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Board of County_ Commissioners with respect to any matter considered at such meeting or hearing, he will need a record of that proceeding, and for such purpose he may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA PENNY TAYLOR, CHAIRMAN DWIGHT E. BROCK, CLERK By: Martha Vergara, Deputy Clerk November 22. 2017 ND -1825514