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Agenda 09/11/2018 Item # 9B09/11/2018 EXECUTIVE SUMMARY This item requires ex parte disclosure be provided by the Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve an Ordinance amending Ordinance Number 99-94, the Pine Ridge Commons Planned Unit Development (PUD), to add 325 multi-family dwelling units as permitted uses in the commercial district in the areas designated on the master plan; by adding development standards for residential structures; by revising Exhibit A, the PUD master plan and providing for an effective date. The subject property is located on the northeast quadrant of the intersection of Pine Ridge Road and Goodlette-Frank Road in Section 10, Township 49 South, Range 25 East, Collier County, Florida. [PL20160002306] (This is a companion to Agenda Item 9.A) OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced petition, render a decision regarding this rezoning petition, and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The subject property is located on the northeast quadrant of the intersection of Pine Ridge Road and Goodlette-Frank Road in Section 10, Township 49 South, Range 25 East, Collier County. The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an application to amend Ordinance Number 99-94, the Pine Ridge Commons Planned Unit Development (PUD). This petitioner seeks to amend Pine Ridge Commons PUD, approved via Ordinance #99-94, to create a mixed-use district by adding 325 multi-family dwelling units as permitted uses in the commercial district in the areas designated on the Master Plan; by adding development standards for residential structures by providing a conversion rate from commercial to residential. FISCAL IMPACT: The County collects impact fees prior to the issuance of building permits to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element (CIE) of the Growth Management Plan (GMP) as needed to maintain an adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of concurrency management, the developer of every local development order approved by Collier County is required to pay a portion of the estimated Transportation Impact Fees associated with the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected prior to issuance of a building permit include building permit review fees. Finally, additional revenue is generated by application of ad valorem tax rates, and that revenue is directly related to the value of the improvements. Please note that impact fees and taxes collected were not included in the criteria used by staff and the CCPC to analyze this petition. GROWTH MANAGEMENT IMPACT: The subject property is designated Urban, Urban Commercial District, Goodlette/Pine Ridge Commercial Infill Subdistrict, as identified on the Future Land Use Map of the GMP. This petition is not consistent with any of the Urban, Urban Commercial District, Goodlette/Pine Ridge Commercial Infill Subdistricts that allow mixed use zoning; it relies, in part, on a companion Large-Scale GMP Amendment (GMPA) to the FLUE provisions toward achieving consistency. Based upon the analysis provided in the staff report, the proposed PUD may be deemed consistent with the FLUE of the GMP, contingent, in part, upon the companion GMPA [ref. PL20160002360/CP-2016-03] being adopted and going into effect. The PUD Ordinance needs to provide for the effective date to be linked to an effective date of the companion GMPA. (Please, see Attachment B - FLUE Consistency Review.) 9.B Packet Pg. 137 09/11/2018 Transportation Element: In evaluating this project, staff reviewed the applicant’s Traffic Impact Statement (TIS) for consistency with Policy 5.1 of the Transportation Element of the GMP using the 2017 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states, “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” The proposed PUD Amendment on the subject property was reviewed based on the applicable 2017 AUIR Inventory Report and 9th edition of the Institute of Transportation Engineers (ITE) manual. The TIS submitted in the application indicates that the proposed mixed-use development will generate approximately 942 PM unadjusted peak hour two-way trips. This compares to the original 1999 TIS for the original commercial development that had an unadjusted PM peak hour trip total of 1,134. This difference reflects changes made between ITE data and standards between 1999 and current ITE data and standards; as well as changes from a commercial development to a mixed-use development. The proposed development will impact the following roadway segments with the listed capacities: Roadway Link 2017 AUIR Existing LOS Current Peak Hour Peak Direction Service Volume/Peak Direction 2017 AUIR Remaining Capacity Goodlette Frank Road Orange Blossom to Pine Ridge Road B 2,400/North 850 Goodlette Frank Road Pine Ridge Road to Golden Gate Parkway C 3,000/North 1,100 Pine Ridge Road Tamiami Trail (US 41) to Goodlette Frank Road C 2,800/East 934 Pine Ridge Road Goodlette Frank Road to Shirley Street C 2,800/West 829 9.B Packet Pg. 138 09/11/2018 Based on the 2017 AUIR, the adjacent roadway network has sufficient capacity to accommodate the proposed new trips for the amended project within the 5-year planning period. Therefore, the subject rezoning can be found consistent with Policy 5.1 of the Transportation Element of the GMP. Operational impacts will be addressed at the time of first development order (SDP or Plat). Conservation and Coastal Management Element (CCME): This petition can be found consistent with the CCME portion of the Growth Management Plan (GMP) after the GMPA is adopted. The companion GMPA has gone through the Transmittal process and is waiting to go through the Adoption process. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard petition PUDA-PL20160002306 on June 21, 2018, and by a vote of 5 to 0 recommended to forward this petition to the Board with a recommendation of approval with stipulations. The CCPC approval recommendation was unanimous. Moreover, there are emails and letters of opposition with this petition. As such, this petition will be placed on Advertised Public Hearings. The CCPC stipulations include required changes and additions to be added to the PUD: -The maximum building height will be four stories including parking. -Reduce the Maximum Zoned Building Height from 55 feet to 50 feet. -Increase the Minimum Distance Between Buildings from 10 feet to 20 feet. -Accept the applicant’s change to reduce the maximum number of dwelling units from 375 to 325 units. -Add “rental” in each instance where multifamily is referenced. -Change the traffic trip cap to “net external” and add a separate maximum for commercial only and mixed use. As such the following language was added to Section 2.15 (H), “The maximum net external trip generation for the PUD shall not exceed 736-two-way PM peak hour trips as a commercial project only or 660 two-way PM peak hour trips as a mixed-use commercial/residential rental apartment project. The trips will be based on the applicable land use codes in the Institute of Transportation Engineers Trip Generation Manual in effect at the time of SDP or Plat approval. ” -Remove use conversion table and limit intensity by the maximum trip cap for the project. -Clarify the provision regarding shared parking and exclude residential from shared parking. LEGAL CONSIDERATIONS: This is an amendment to the existing Pine Ridge Commons PUD (Ordinance No. 99-94). The burden falls upon the applicant for the amendment to prove that the proposal is consistent with all of the criteria set forth below. The burden then shifts to the Board, should it consider denial, that such denial is not arbitrary, discriminatory or unreasonable. This would be accomplished by finding that the amendment does not meet one or more of the listed criteria. Criteria for PUD Amendments Ask yourself the following questions. The answers assist you in making a determination for approval or not. 1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. 2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney. 9.B Packet Pg. 139 09/11/2018 3. Consider: Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. 4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. 5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development? 6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of available improvements and facilities, both public and private. 7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion. 8. Consider: Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. 9. Will the proposed change be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan? 10. Will the proposed PUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested PUD Rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary. 14. Will the proposed change adversely influence living conditions in the neighborhood? 15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety? 16. Will the proposed change create a drainage problem? 17. Will the proposed change seriously reduce light and air to adjacent areas? 18. Will the proposed change adversely affect property values in the adjacent area? 19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 9.B Packet Pg. 140 09/11/2018 20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. 21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing zoning? (a “core” question…) 22. Is the change suggested out of scale with the needs of the neighborhood or the county? 23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 24. Consider: The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 25. Consider: The impact of development resulting from the proposed PUD rezone on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended. 26. Are there other factors, standards, or criteria relating to the PUD rezone request that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare? The BCC must base its decision upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons and the oral testimony presented at the BCC hearing as these items relate to these criteria. This item has been approved as to form and legality and requires an affirmative vote of four for Board approval. (HFAC) RECOMMENDATION: Staff concurs with the recommendation of the CCPC, which is reflected in the attached Ordinance and recommends that the Board approve the applicant’s request to amend the PUD. Prepared by: Timothy Finn, AICP, Principal Planner, Zoning Division ATTACHMENT(S) 1. Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (PDF) 2. Revised Proposed Ordinance - 7-25-18 - Attachment A (PDF) 3. FLUE Consistency Memo - Attachment B (PDF) 4. [Linked] Back Up Material Pine Ridge Commons PUDA (PDF) 5. Supplemental Staff Report (PDF) 6. [Linked] Attachment A to Supplemental Staff Report (PDF) 7. [Linked] Revised TIS - 7-1-18 (PDF) 8. Legal Ad - Agenda ID # 5601 (PDF) 9.B Packet Pg. 141 09/11/2018 COLLIER COUNTY Board of County Commissioners Item Number: 9.B Doc ID: 5601 Item Summary: This item requires ex parte disclosure be provided by the Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve an Ordinance amending Ordinance Number 99-94, the Pine Ridge Commons Planned Unit Development (PUD), to add 325 multi-family dwelling units as permitted uses in the commercial district in the areas designated on the master plan; by adding development standards for residential structures; by revising Exhibit A, the PUD master plan and providing for an effective date. The subject property is located on the northeast quadrant of the intersection of Pine Ridge Road and Goodlette -Frank Road in Section 10, Township 49 South, Range 25 East, Collier County, Florida. [PL20160002306] (This is a companion to Agenda Item 9.A) Meeting Date: 09/11/2018 Prepared by: Title: – Zoning Name: Tim Finn 07/25/2018 3:35 PM Submitted by: Title: Division Director - Planning and Zoning – Zoning Name: Michael Bosi 07/25/2018 3:35 PM Approved By: Review: Zoning Ray Bellows Additional Reviewer Completed 07/30/2018 1:56 PM Growth Management Department Judy Puig Level 1 Reviewer Completed 07/30/2018 2:54 PM Zoning Michael Bosi Additional Reviewer Completed 07/31/2018 1:33 PM Growth Management Department James C French Deputy Department Head Review Completed 08/02/2018 7:12 PM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 08/06/2018 3:54 PM Growth Management Department Thaddeus Cohen Department Head Review Completed 08/10/2018 11:33 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 08/10/2018 1:10 PM Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 08/14/2018 10:49 AM Budget and Management Office Mark Isackson Additional Reviewer Completed 08/21/2018 9:41 AM County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 09/01/2018 8:40 AM Board of County Commissioners MaryJo Brock Meeting Pending 09/11/2018 9:00 AM 9.B Packet Pg. 142 PUDA-PL20160002306 Pine Ridge Commons PUD Page 1 of 15 Revised: April 27, 2018 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: MAY 17, 2018 SUBJECT: PUDA-PL20160002306 PINE RIDGE COMMONS PUD COMPANION ITEM: PL20160002360/CP-2016-03 ______________________________________________________________________________ Owner/Applicant: Agents: Trail Boulevard, LLLP D. Wayne Arnold, AICP Richard D. Yovanovich, Esq. 2600 Golden Gate Parkway Naples, FL 34105 Q. Grady Minor and Associates, P.A. Coleman, Yovanovich and Koester, P.A. 3800 Via Del Rey Goodlette Pine Ridge II LLC Bonita Springs, FL 34134 2600 Golden Gate Parkway Naples, FL 34105 REQUESTED ACTION: The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an application to amend Ordinance Number 99-94, the Pine Ridge Commons Planned Unit Development (PUD). GEOGRAPHIC LOCATION: The subject property consists of 31+/- acres and is located on the northeast quadrant of the intersection of Pine Ridge Road and Goodlette-Frank Road in Section 10, Township 49 South, Range 25 East, Collier County (see location map, page 2). PURPOSE/DESCRIPTION OF PROJECT: This petitioner seeks to amend Pine Ridge Commons PUD, approved via Ordinance #99-94, to create a mixed-use district by adding 375 multi-family dwelling units as permitted uses in the commercial district in the areas designated on the Master Plan (See Attachment C); by adding development standards for residential structures by providing a conversion rate from commercial to residential. AGENDA ITEM 9-G 9.B.1 Packet Pg. 143 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) PUDA-PL20160002306 Pine Ridge Commons PUD Page 2 of 15 Revised: April 27, 2018 9.B.1Packet Pg. 144Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge PUDA-PL20160002306 Pine Ridge Commons PUD Page 3 of 15 Revised: April 27, 2018 SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses, zoning classifications, and maximum approved densities for properties surrounding boundaries of Pine Ridge Commons PUD: North: Developed recreational use with a multipurpose field and sand volleyball courts, with a current zoning designation of North Naples United Methodist Church MPUD and is approved for religious facilities, grade schools, assisted living facilities, continuing care retirement communities, and independent living units for age 55 plus, and senior housing. East: Developed community facilities with North Naples Fire Station and offices zoned Commercial Professional and General Office District (C-1) and Pine Ridge Middle School zoned Rural Agricultural (A). South: Pine Ridge Road, a six-lane arterial roadway, and then a recreational area and single-family homes with a zoning designation of Moorings Park Estates PUD (2.28 DU/AC) and is approved for single-family homes. West: Goodlette-Frank Road, a six-lane arterial roadway, and then single-family homes and undeveloped lots zoned Rural Agricultural (A). Collier County Property Appraiser 9.B.1 Packet Pg. 145 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) PUDA-PL20160002306 Pine Ridge Commons PUD Page 4 of 15 Revised: April 27, 2018 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): The subject property is designated Urban, Urban Commercial District, Goodlette/Pine Ridge Commercial Infill Subdistrict, as identified on the Future Land Use Map of the GMP. This petition is not consistent with any of the Urban, Urban Commercial District, Goodlette/Pine Ridge Commercial Infill Subdistricts that allow mixed use zoning; it relies, in part, on a companion Large-Scale GMP Amendment (GMPA) to the FLUE provisions toward achieving consistency. The GMPA [ref. PL20160002360/CP-2016-03] to the FLUE would rename the Goodlette/Pine Ridge Commercial Infill Subdistrict and will establish the 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 Board of County Commissioners (BCC) approved the amendment for transmittal to the Department of Economic Opportunity (DEO) on December 12, 2017. Due to the request to add additional multi-family dwelling units, staff reviewed the FLUE’s density rating system to determine residential density eligibility for the Pine Ridge Commons PUD 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 Concurrency 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. 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. 9.B.1 Packet Pg. 146 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) PUDA-PL20160002306 Pine Ridge Commons PUD Page 5 of 15 Revised: April 27, 2018 The FLUE encourages Mixed Use developments through FLUE Policy 7.5, and the policy states, “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 allowing both residential and commercial retail/office uses, and is located at an intersection of two major roadways, may be developed at a human-scale, may be pedestrian-oriented, and 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, are 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 16 DU/A. Because this project has many of the same characteristics as a Mixed- Use Activity Center, it may 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. Based upon the analysis, the proposed PUD may be deemed consistent with the FLUE of the GMP, contingent, in part, upon the companion GMPA being adopted and going into effect. The PUD Ordinance needs to provide for the effective date to be linked to an effective date of the companion GMP A. (Please, see Attachment B – FLUE Consistency Review.) Transportation Element: In evaluating this project, staff reviewed the applicant’s Traffic Impact Statement (TIS) for consistency with Policy 5.1 of the Transportation Element of the GMP using the 2017 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states, “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible developmen t, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application 9.B.1 Packet Pg. 147 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) PUDA-PL20160002306 Pine Ridge Commons PUD Page 6 of 15 Revised: April 27, 2018 has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” The proposed PUD Amendment on the subject property was reviewed based on the applicable 2017 AUIR Inventory Report and 9th edition of the Institute of Transportation Engineers (ITE) manual. The TIS submitted in the application indicates that the proposed mixed-use development will generate approximately 942 PM unadjusted peak hour two-way trips. This compares to the original 1999 TIS for the original commercial development that had an unadjusted PM peak hour trip total of 1,134. This difference reflects changes made between ITE data and standards between 1999 and current ITE data and standards; as well as changes from a commercial development to a mixed-use development. The proposed development will impact the following roadway segments with the listed capacities: Roadway Link 2017 AUIR Existing LOS Current Peak Hour Peak Direction Service Volume/Peak Direction 2017 AUIR Remaining Capacity Goodlette Frank Road Orange Blossom to Pine Ridge Road B 2,400/North 850 Goodlette Frank Road Pine Ridge Road to Golden Gate Parkway C 3,000/North 1,100 Pine Ridge Road Tamiami Trail (US 41) to Goodlette Frank Road C 2,800/East 934 Pine Ridge Road Goodlette Frank Road to Shirley Street C 2,800/West 829 9.B.1 Packet Pg. 148 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) PUDA-PL20160002306 Pine Ridge Commons PUD Page 7 of 15 Revised: April 27, 2018 Based on the 2017 AUIR, the adjacent roadway network has sufficient capacity to accommodate the proposed new trips for the amended project within the 5-year planning period. Therefore, the subject rezoning can be found consistent with Policy 5.1 of the Tr ansportation Element of the GMP. Operational impacts will be addressed at time of first development order (SDP or Plat). Conservation and Coastal Management Element (CCME): This petition can be found consistent with the CCME portion of the Growth Management Plan (GMP) after the GMPA is adopted. The companion GMPA has gone through the Transmittal process and is waiting to go through the Adoption process. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5, Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. An evaluation relative to these subsections is discussed below, under the heading “Zoning Services Analysis.” Drainage: The proposed PUD Amendment request is not anticipated to create drainage problems in the area. Stormwater best management practices, treatment, and storage will be addressed through the environmental resource permitting process with the South Florida Water Management District. County staff will also evaluate the project’s stormwater management system, calculations, and design criteria at the time of site development plan (SDP) and/or platting (PPL). Environmental Review: The proposed revisions do not impact the previously recorded preserves within the 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 15% of the existing native vegetation. With the proposed addition of residential use to the PUD, a preservation standard of 25% would be required. As 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. The GMPA includes text for the Preserve within this PUD to therefore remain at the 15% preserve requirement of 1.47 acres. Landscape Review: The proposed landscape buffer changes affect only a portion of the east buffer. Section 2.18.D. of the PUD has been revised to designate one of two types of buffers that will be required along the east not adjacent to Pine Ridge Middle School depending on whether the use will be commercial or residential. These proposed buffers changes are consistent with LDC requirements. School District: The Collier County School District does not have any issue with the proposed amendment as it will not impact the District’s level of service. 9.B.1 Packet Pg. 149 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) PUDA-PL20160002306 Pine Ridge Commons PUD Page 8 of 15 Revised: April 27, 2018 Transportation Review: Transportation Planning staff reviewed the petition for compliance with the GMP and the LDC and recommends approval of this PUD Amendment. Utilities Review: Public Utilities staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval of this project. Zoning Services Review: There is a companion item to this petition, Pine Ridge Commons GMPA (PL20160002360/CP-2016-03). This companion item proposes a large-scale Comprehensive Plan Amendment to the 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 maximum height for residential development is four stories over parking and is proposed to be higher than the approved height for professional or medical related offices, including financial institutions. That approved height is three stories not over parking. The maximum zoning height proposed for the multi-family structures is 55 feet. There are currently three 3-story buildings within the Pine Ridge Commons PUD, including the offices for Raymond James Financial Services and two other office buildings at the northern portion. The closest distance from the Pine Ridge Commons PUDs 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. As such, the proposed PUD Amendment, which includes revised development standards, is compatible with the surrounding areas around the Pine Ridge Commons PUD property. There are a wide range of uses in the area surrounding the Pine Ridge Commons PUD. Uses range from Agriculture with single family homes to the west across Goodlette-Frank Road N., and to the north a large church, to the east is the Pine Ridge Industrial Park and C-1 and C-5 uses to the east, and to the south is residential single family. 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. Staff concurs with the petitioner to request 12.23 DU/A for this mixed-use project in that this will provide residential, commercial/office uses, located at an intersection of two major roadways, pedestrian and bike lane intersections, and is located near major employment centers. Please, refer to page 5 of the FLUE section of this report for dwelling unit calculations. 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 zoning amendment help produce this type of transition, with a proposed mix of residential uses and lower intensity commercial and office. The 9.B.1 Packet Pg. 150 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) PUDA-PL20160002306 Pine Ridge Commons PUD Page 9 of 15 Revised: April 27, 2018 Pine Ridge Commons PUD 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. It should be noted that the existing development in the surrounding area is a mixture of single family residences, community facilities, and commercial uses and not out of context with regard to community character of the immediate vicinity. PUD FINDINGS: LDC Section 10.02.13.B.5 states that, “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria in addition to the findings in LDC Section 10.02.08”: 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Staff has reviewed the proposed amendment and believes the uses and property development regulations are compatible with the development approved in the area. The commitments made by the applicant should provide adequate assurances that the proposed change should not adversely affect living conditions in the area. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with the application, which were reviewed by the County Attorney’s Office, demonstrate unified control of the property. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the Growth Management Plan (GMP). County staff has reviewed this petition and has offered an analysis of conformity with the relevant goals, objectives, and policies of the GMP within the GMP Consistency portion of this staff report on page 4. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. As described in the Staff Analysis section of this staff report, the proposed changes to the buffers along a portion of the East are consistent with the LDC requirements for the changes being proposed to the uses within the PUD. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. 9.B.1 Packet Pg. 151 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) PUDA-PL20160002306 Pine Ridge Commons PUD Page 10 of 15 Revised: April 27, 2018 No deviation from required usable open space is being requested, and compliance would be demonstrated at the time of SDP or PPL. 6. The timing or sequence of development for the purpose of ensuring the adequacy of available improvements and facilities, both public and private. The roadway infrastructure is sufficient to serve the proposed project, as noted in the transportation consistency review. Operational impacts will be addressed at time of the first development order (SDP or Plat), at which time, a new Transportation Impact S tatement (TIS) will be required to demonstrate turning movements for all site access points. Finally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought, including but not limited to any plats and or site development plans. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The area has adequate supporting infrastructure, including Collier County Water-Sewer District potable water and wastewater mains, to accommodate this project based upon the commitments made by the petitioner, and the fact that adequate public facilities requirements will continuously be addressed when development approvals are sought. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. All future development proposed on the Pine Ridge Commons PUD would have to comply the LDC and other applicable codes. The petitioner is not requesting any deviations to the LDC. Rezone Findings: LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners…shall show that the planning commission has studied and considered proposed change in relation to the following when applicable”: 1. Whether the proposed change will be consistent with the goals, objectives, and policies of the Future Land Use Map and the elements of the GMP. Comprehensive Planning staff determined the subject petition will be consistent with the goals, objectives, and policies of the (FLUM) and other elements of the GMP if the proposed GMPA is adopted. 2. The existing land use pattern. The existing land use pattern (of the abutting properties) is described in the Surrounding 9.B.1 Packet Pg. 152 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) PUDA-PL20160002306 Pine Ridge Commons PUD Page 11 of 15 Revised: April 27, 2018 Land Use and Zoning section of this staff report. The proposed use would not change the existing land use patterns of the surrounding properties. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The property is currently zoned PUD and would remain as such. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. This petition does not propose any change to the boundaries of the PUD. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed change is not necessary; however, it is being requested in compliance with the LDC provisions to seek such changes because the petitioner wishes to include the proposed uses and development standards that are specific to the subject parcel. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed PUD Amendment is not anticipated to adversely influence living conditions in the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation Element consistency review. Operational impacts will be addressed at time of first development order (SDP or Plat), at which time, a new TIS will be required to demonstrate turning movements for all site access points. Finally, the project’s development must comply with all other applicable concurrency management regulations when development approvals, including but not limited to any SDP or PLL approvals are sought. 8. Whether the proposed change will create a drainage problem. The proposed PUDA request is not anticipated to create drainage problems in the area, provided stormwater best management practices, treatment, and storage on this project will be addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). County staff will evaluate the project’s stormwater management system, calculations, and design criteria at time of SDP and/or PPL. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. It is not anticipated the changes proposed to this PUD Amendment would seriously reduce 9.B.1 Packet Pg. 153 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) PUDA-PL20160002306 Pine Ridge Commons PUD Page 12 of 15 Revised: April 27, 2018 light or air to the adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent areas. This is a subjective determination based upon anticipated results, which may be internal or external to the subject property. Property valuation is affected by a host of factors including zoning; however, zoning by itself may or may not affect values, since value determination is driven by market value. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The exchange of commercial development for residential development as proposed in the PUD amendment is not anticipated to serve as a deterrent to improvement of adjacent property. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. If the proposed development complies with the GMP through the proposed amendment, then that constitutes a public policy statement supporting zoning actions when they are consistent with said Comprehensive Plan. In light of this fact, the proposed change does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property can be used in accordance with existing zoning; however, the proposed uses cannot be achieved without amending the PUD. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. It is staff’s opinion that the proposed uses, associated development standards, and developer commitments will ensure that the project is not out of scale with the needs of the community. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The petition was reviewed for compliance with the GMP and the LDC, and staff does not specifically review other sites in conjunction with a specific petition. 9.B.1 Packet Pg. 154 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) PUDA-PL20160002306 Pine Ridge Commons PUD Page 13 of 15 Revised: April 27, 2018 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Any development anticipated by the PUD Document would require considerable site alteration, and this project will undergo extensive evaluation relative to all federal, state, and local development regulations during the SDP and/or platting processes, and again later as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The project will have to meet all applicable criteria set forth in LDC Section 6.02.00 regarding Adequate Public Facilities (APF), and the project will need to be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities, except as may be exempt by federal regulations. This petition has been reviewed by County staff responsible for jurisdictional elements of the GMP as part of the amendment process and those staff persons have concluded that no Level of Service will be adversely impacted with the commitments contained in the PUD Document. The concurrency review for APF is determined at the time of SDP review. The activity proposed by this amendment will have no impact on public facility adequacy in regard to utilities. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. 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, 2017, 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 Planned Unit Development Amendment (PUDA) petition and the companion large scale GMPA. 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 ac cess 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 wer e also voiced over the capacity in the nearby Pine Ridge Middle School. The meeting ended at approximately 6:10 p.m. A copy 9.B.1 Packet Pg. 155 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) PUDA-PL20160002306 Pine Ridge Commons PUD Page 14 of 15 Revised: April 27, 2018 of the NIM materials and transcript are attached in backup materials supplied by applicant. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This project does not require review by the Environmental Advisory Council (EAC) since the project did not meet the EAC scope of land development project reviews as identified in Chapter 2, Article VIII, Division 23, Section 2-1193 of the Collier County Code of Laws and Ordinances. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney’s Office reviewed this staff report on April 30, 2018. RECOMMENDATION: Staff recommends the CCPC forward this petition to the Board with a recommendation of approval subject to approval of the companion GMPA. Attachments: A) Proposed Ordinance B) FLUE Consistency Review C) Master Plan 9.B.1 Packet Pg. 156 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.1 Packet Pg. 157 Attachment: Staff Report-PUDA-PL20160002306-Pine Ridge Commons PUDA (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 158 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 159 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 160 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 161 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 162 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 163 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 164 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 165 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 166 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 167 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 168 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 169 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 170 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 171 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 172 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 173 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 174 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 175 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 176 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 177 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 178 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 179 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 180 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 181 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 182 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 183 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 184 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 185 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.2 Packet Pg. 186 Attachment: Revised Proposed Ordinance - 7-25-18 - Attachment A (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.3 Packet Pg. 187 Attachment: FLUE Consistency Memo - Attachment B (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.3 Packet Pg. 188 Attachment: FLUE Consistency Memo - Attachment B (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.3 Packet Pg. 189 Attachment: FLUE Consistency Memo - Attachment B (5601 : Pine Ridge Commons PUD (PUDA)) Prepared April 25, 2018 Pine Ridge Commons PUD (PL20160002306) Application and Supporting Documents May 17, 2018 CCPC Hearing PDF Page 1 of 288 PDF Page 2 of 288 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 February 7, 2017 Mr. Daniel J. Smith, AICP Principal Planner Land Development Services Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 RE: Collier County Planned Unit Development Amendment Application PL20160002306, Pine Ridge Commons PUD Dear Mr. Smith: A Collier County Planned Unit Development Amendment (PUDA) application for properties located at the northeast quadrant of Goodlette-Frank Road and Pine Ridge Road is being submitted for review. This application proposes to amend the Pine Ridge Commons PUD Ordinance to add multifamily residential dwelling units as a permitted use. The amendment will provide for a maximum of 400 dwelling units to be permitted within the entirety of the 31± acre PUD. A companion Growth Management Plan Amendment (GMPA) application (PL20160002360) was submitted for review October 27, 2016, which proposes to amend the text of the Goodlette/Pine Ridge Commercial Infill Subdistrict in the Future Land Use Element to add multifamily residential dwelling units as a permissible land use in the subdistrict. Please feel free to contact me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: David Genson Richard D. Yovanovich GradyMinor File PDF Page 3 of 288 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 Application for a Public Hearing for PUD Rezone, Amendment to PUD or PUD to PUD Rezone PETITION NO PROJECT NAME DATE PROCESSED PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F. APPLICANT CONTACT INFORMATION Name of Applicant(s): ___________________________________________________________ Address: _____________________________ City: ___________ State: ________ ZIP: _______ Telephone: ___________________ Cell: ____________________ Fax: ____________________ E-Mail Address: ________________________________________________________________ Name of Agent: ________________________________________________________________ Firm: _________________________________________________________________________ Address: _____________________________ City: ___________ State: ________ ZIP: _______ Telephone: __________________ Cell: _____________________ Fax: ____________________ E-Mail Address: ________________________________________________________________ Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these regulations. To be completed by staff 4/15/2015 Page 1 of 16 ✔ Trail Boulevard LLLP 2600 Golden Gate Parkway Naples FL 34105 239-262-2600 dgenson@barroncollier.com D. Wayne Arnold, AICP / Richard D. Yovanovich Q. Grady Minor and Associates, P.A. / Coleman, Yovanovich & Koester, P.A. 3800 Via Del Rey Bonita Springs FL 34134 239-947-1144 warnold@gradyminor.com / ryovanovich@cyklawfirm.com PDF Page 4 of 288 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 DISCLOSURE OF INTEREST INFORMATION Please complete the following information, if space is inadequate use additional sheets and attach to the completed application packet. 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: Name and Address % of Ownership 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 % of Ownership 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 % of Ownership 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 % of Ownership 4/15/2015 Page 2 of 16 Goodlette Pine Ridge II LLC Please see Exhibit I Trail Boulevard LLLP Please see Exhibit I PDF Page 5 of 288 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 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 % of Ownership 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 g. Date subject property acquired _______________ Leased: Term of lease ____________ years /months If, Petitioner has option to buy, indicate the following: Date of option: _________________________ Date option terminates: __________________, or Anticipated closing date: _________________ 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. 4/15/2015 Page 3 of 16 12/2010, 12/2009, 10/2002 PDF Page 6 of 288 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 REZONE REQUEST This application is requesting a rezone from: _________________________ Zoning district(s) to the ________________________________zoning district(s). Present Use of the Property: _________________________________________________________ Proposed Use (or range of uses) of the property: _________________________________________ Original PUD Name: ________________________________________________________________ Ordinance No.: ____________________________________________________________________ PROPERTY INFORMATION On a separate sheet attached to the application, provide a detailed legal description of the property covered by the application: x If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; x The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre-application meeting; and x The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Metes & Bounds Description: _________________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Size of Property: _______ ft. x _______ ft. = ________ Total Sq. Ft. Acres: _________ Address/ General Location of Subject Property: __________________________________________ __________________________________________________________________________________ PUD District (refer to LDC subsection 2.03.06 C): Commercial Residential Community Facilities Industrial Mixed Use Other: ________________ 4/15/2015 Page 4 of 16 CPUD MPUD Commercial, retail and offices Commercial, retail, offices and residential dwelling units Pine Ridge Commons CPUD 99-94 10 49 25 Please see Exhibit 2 Please see Exhibit 3 30.65+/- Northeast quadrant of Pine Ridge Road and Goodlette-Frank Road PDF Page 7 of 288 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 ADJACENT ZONING AND LAND USE Zoning Land Use N S E W If the owner of the subject property owns contiguous property please provide a detailed legal description of the entire contiguous property on a separate sheet attached to the application. Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Metes & Bounds Description: _________________________________________________________ ASSOCIATIONS Complete the following for all registered Association(s) that could be affected by this petition. Provide additional sheets if necessary. Information can be found on the Board of County Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774. Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ 4/15/2015 Page 5 of 16 MPUD Church and sports field PUD Residential and commercial A and C-1 Middle School, fire station, offices and retail A Residential PDF Page 8 of 288 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 EVALUATION CRITERIA Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.) d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. e. The adequacy of usable open space areas in existence and as proposed to serve the development. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. g. The ability of the subject property and of surrounding areas to accommodate expansion. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by existing deed restrictions. 4/15/2015 Page 6 of 16 PDF Page 9 of 288 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? __________________________________________________________________________________ __________________________________________________________________________________ Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation or zoning verification rendered on this property within the last year? Yes No if so please provide copies. PUBLIC NOTICE REQUIREMENTS This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E. of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B. of the Administrative Code for the NIM procedural requirements. Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the Board's final action on this item, please remove all public hearing advertising sign(s) immediately. RECORDING OF DEVELOPER COMMITMENTS Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments or Notice of Developer Commitments that contains the legal description of the property that is the subject of the land use petition and contains each and every commitment of the owner or developer specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said Memorandum or Notice. LDC subsection 10.02.08 D This application will be considered “open” when the determination of “sufficiency” has been made and the application is assigned a petition processing number. The application will be considered “closed” when the petitioner withdraws the application through written notice or ceases to supply necessary information to continue processing or otherwise actively pursue the rezoning, amendment or change, for a period of 6 months. An application deemed “closed” will not receive further processing and an application “closed” through inactivity shall be deemed withdrawn. An application deemed “closed” may be re-opened by submission of a new application, repayment of all application fees and the grant of a determination of “sufficiency”. Further review of the request will be subject to the then current code. 4/15/2015 Page 7 of 16 Not applicable PDF Page 10 of 288 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 Pre-Application Meeting and Final Submittal Requirement Checklist for: PUD Rezone- Ch. 3 G. 1 of the Administrative Code Amendment to PUD- Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time of application submittal. At final submittal, the checklist is to be completed and submitted with the application packet. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. REQUIREMENTS # OF COPIES REQUIRED NOT REQUIRED Cover Letter with Narrative Statement including a detailed description of why amendment is necessary Completed Application with required attachments Pre-application meeting notes Affidavit of Authorization, signed and notarized 2 Notarized and completed Covenant of Unified Control 2 Completed Addressing Checklist 2 Warranty Deed(s) 3 List Identifying Owner and all parties of corporation 2 Signed and sealed Boundary Survey 4 Architectural Rendering of proposed structures 4 Current Aerial Photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. 5 Statement of Utility Provisions 4 Environmental Data Requirements pursuant to LDC section 3.08.00 4 Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) packet at time of public hearings. Coordinate with project planner at time of public hearings. Listed or Protected Species survey, less than 12 months old. Include copies of previous surveys. 4 Traffic Impact Study 7 Historical Survey 4 School Impact Analysis Application, if applicable 2 Electronic copy of all required documents 2 Completed Exhibits A-F (see below for additional information)+ List of requested deviations from the LDC with justification for each (this document is separate from Exhibit E) Revised Conceptual Master Site Plan 24” x 36”and One 8 ½” x 11” copy Original PUD document/ordinance, and Master Plan 24” x 36” – Only if Amending the PUD Checklist continued onto next page… 4/15/2015 Page 11 of 16 PDF Page 11 of 288 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 Revised PUD document with changes crossed thru & underlined Copy of Official Interpretation and/or Zoning Verification 1 *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement +The following exhibits are to be completed on a separate document and attached to the application packet: Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code Exhibit D: Legal Description Exhibit E: List of Requested LDC Deviations and justification for each Exhibit F: List of Development Commitments If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239-690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.” PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS: School District (Residential Components): Amy Lockheart Conservancy of SWFL: Nichole Ryan Utilities Engineering: Kris VanLengen Parks and Recreation: Vicky Ahmad Emergency Management: Dan Summers Immokalee Water/Sewer District: City of Naples: Robin Singer, Planning Director Other: FEE REQUIREMENTS Pre-Application Meeting: $500.00 PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre Comprehensive Planning Consistency Review: $2,250.00 Environmental Data Requirements-EIS Packet (submittal determined at pre-application meeting): $2,500.00 Listed or Protected Species Review (when an EIS is not required): $1,000.00 Transportation Review Fees: o Methodology Review: $500.00, to be paid directly to Transportation at the Methodology Meeting* *Additional fees to be determined at Methodology Meeting. o Minor Study Review: $750.00 o Major Study Review $1,500.00 Legal Advertising Fees: o CCPC: $925.00 o BCC: $500.00 School Concurrency Fee, if applicable: 4/15/2015 Page 12 of 16 PDF Page 12 of 288 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 o Mitigation Fees, if application, to be determined by the School District in coordination with the County *Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee. All checks may be made payable to: Board of County Commissioners 4/15/2015 Page 13 of 16 PDF Page 13 of 288 Pine Ridge Commons PUD Exhibit 1 Disclosure of Interest Information November 30, 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% PDF Page 14 of 288 Pine Ridge Commons PUD Exhibit 1 Disclosure of Interest Information November 30, 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% PDF Page 15 of 288 Pine Ridge Commons PUD Exhibit 2 Legal Description October 31, 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. PDF Page 16 of 288 Pine Ridge Commons PUD Exhibit 3 Property I.D. Numbers January 16, 2017 Page 1 of 1 Parcel ID: 00240280606 Name: GOODLETTE PINE RIDGE II LLC Street# & Name: 5980 GOODLETTE RD N Parcel ID: 00240280703 Name: TRAIL BOULEVARD LLLP Street# & Name: 1415 PANTHER LN Parcel ID: 00240280800 Name: TRAIL BOULEVARD LLLP Parcel ID: 00240280101 Name: TRAIL BOULEVARD LLLP Street# & Name: 6170 GOODLETTE RD N Parcel ID: 00240281003 Name: TRAIL BOULEVARD LLLP Street# & Name: 5920 GOODLETTE-FRANK RD N Parcel ID: 00240282002 Name: TRAIL BOULEVARD LLLP Street# & Name: 1435 PINE RIDGE RD Parcel ID: 00240283001 Name: TRAIL BOULEVARD LLLP Street# & Name: 5926 PREMIER WAY Parcel ID: 00240284000 Name: TRAIL BOULEVARD LLLP Street# & Name: 1421 PINE RIDGE RD Parcel ID: 00240285009 Name: TRAIL BOULEVARD LLLP Street# & Name: 1427 PINE RIDGE RD Parcel ID: 00240286008 Name: TRAIL BOULEVARD LLLP Street# & Name: 5926 PREMIER WAY Parcel ID: 00240287007 Name: TRAIL BOULEVARD LLLP Street# & Name: 5926 PREMIER WAY PDF Page 17 of 288 Pine Ridge Commons MPUD Exhibit 4 Evaluation Criteria July 20, 2017 Page 1 of 6 Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. The Pine Ridge Commons MPUD is a previously approved and partially developed PUD, which authorizes up to 275,000 square feet of gross leasable area for retail commercial and office and financial institution uses. To date, approximately 205,000 square feet of commercial development has been constructed within the PUD. The applicant proposes to add a maximum of 375 multi-family residential land uses. A Traffic Impact Analysis and market analysis has been submitted in support of the proposed amendment. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Pine Ridge Commons PUD lies within the Goodlette/Pine Ridge Commercial Infill Subdistrict of the Future Land Use Map. All infrastructure is in place to support the proposed multi-family residential land uses. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. The applicant is an owner of a portion of the PUD. The owner has authorized the applicant to file the necessary PUD amendment application. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.) Pine Ridge Commons PUD is located in the Goodlette/Pine Ridge Commercial Infill Subdistrict of the Future Land Use Map of the Collier County Growth Management Plan. The subdistrict permits a variety of commercial land uses. A companion GMPA has been submitted for the property. The amendment proposes to add the residential dwellings as a permitted use within the subdistrict. PDF Page 18 of 288 Pine Ridge Commons MPUD Exhibit 4 Evaluation Criteria July 20, 2017 Page 2 of 6 d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The permitted uses have previously been determined to be compatible with surrounding land uses. The proposed multi-family dwelling units are compatible with the existing commercial development within the PUD and the nearby elementary school, commercial and residential land uses. Development standards for the residential uses have been included in the revised PUD document. e. The adequacy of usable open space areas in existence and as proposed to serve the development. Usable open space will be provided within the PUD as required by the LDC for the commercial development. Native preservation areas have been previously designated and are provided consistent with Section 3.05 of the LDC. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The project is subject to concurrency and adequate infrastructure must be in place to support future development on the site. There are no known capacity issues that will impact this project. g. The ability of the subject property and of surrounding areas to accommodate expansion. Pine Ridge Commons PUD is an existing CPUD now proposed to be MPUD, which is surrounded by zoned and developed land. Expansion of the CPUD boundary is not proposed. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The Pine Ridge Commons PUD was originally approved December 14, 1999 by Ordinance Number 99-94. The proposed PUD includes uses and development standards appropriate for the site and consistent with the policies expressed in the proposed Growth Management Plan amendment. This application proposes to add 375 residential dwelling units to the PUD. LDC Section 10.02.08 F - Requirements for Amendments to the Official Zoning Atlas F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners required in LDC section 10.02.08 E shall show that the Planning Co mmission PDF Page 19 of 288 Pine Ridge Commons MPUD Exhibit 4 Evaluation Criteria July 20, 2017 Page 3 of 6 has studied and considered the proposed change in relation to the following findings, when applicable: 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan. A companion growth management plan amendment has been filed which modifies the existing subdistrict to add a maximum of 375 multi-family dwelling units. If the plan amendment is approved, the proposed PUD will be consistent with the growth management plan. 2. The existing land use pattern. The subject property is located at the intersection of two 6-lane arterial roadways and the property is partially developed with office and retail uses. The site has good proximity to both public and private schools as well as additional retail and restaurants, making the site appropriate for a mixed use project. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The subject property is within an existing PUD zoning district and due to existing development patterns, there is no opportunity to expand the PUD boundary. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The PUD boundary includes all property owned by the applicant. The existing PUD boundary is logically drawn. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The Urban area of Collier County has a limited supply of undeveloped property, making the redevelopment of the existing vacant commercial center viable for a mixed use development. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. PDF Page 20 of 288 Pine Ridge Commons MPUD Exhibit 4 Evaluation Criteria July 20, 2017 Page 4 of 6 The addition of multi-family housing within the PUD should have no impact to any nearby residential development. The nearest residence are located across Pine Ridge Road from the site. The residential project has existing commercial and public facilities located in closer proximity than the proposed residential development. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The proposed amendment to add residential development would result in decreased traffic from the proposed project compared to the existing entitlements for retail and office development. A residential component would result in the demolition of a portion of an existing retail center and would further displace the potential for additional retail or office development on the site. 8. Whether the proposed change will create a drainage problem. The site has surface water management permit approvals from the South Florida Water Management District. A modification to the permit will be required to reflect the residential development scenario, which would not create any drainage problems. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The proposed amendment will not seriously reduce light and air to adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area. The addition of market rate multi-family housing at this location will have no impact to property values on surrounding properties. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with exist ing regulations. All adjacent properties are developed, and the addition of multi -family housing should have no impact on improvements to surrounding properties. Having a successful residential project in lieu of the vacant retail center should be a ca talyst for improvement and redevelopment of the surrounding area. PDF Page 21 of 288 Pine Ridge Commons MPUD Exhibit 4 Evaluation Criteria July 20, 2017 Page 5 of 6 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The property is zoned PUD and modifying the PUD to include a residential component will not grant a special privilege to the owner. The property owner provided public benefits by providing right-of-way for Goodlette-Frank Road improvements as part of the initial development of the site. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The property owner has determined that a mixed use project represents the highest and best use of the site in the current market. The current PUD does not permit residential dwelling units, making the PUD amendment necessary. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The scale of the project which will be mixed use, is appropriate for the location at the intersection of two 6-lane arterial roadways. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. There are no other sites in Collier County which are adequately zoned to permit the proposed mixed use project. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The site has previously been cleared and filled and minimal additional site preparation is necessary to develop a residential project on the site. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, ar t. II], as amended. PDF Page 22 of 288 Pine Ridge Commons MPUD Exhibit 4 Evaluation Criteria July 20, 2017 Page 6 of 6 There are adequate roadways and utilities available at the site. There are no public facilities deficiencies at the present time and none will occur as a result of this project. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. The project is consistent with the Growth Management Plan and it is compatible with surrounding development. PDF Page 23 of 288 C-ounty COLI.IER COUNTY GOVERNMENT GROWTH MANAGEMENT OEPARTMENT www.colliersov.net 28OO NORTH HORSESHOE DRIVE NAPIES, FLORTDA 34104 (2391 2s2-2400 Pre-Application Meeting Notes Petition Type:PUDA Date and T;mg. 9/28/2016 Assigned Planner:Daniel James Smith Engineering Manager (for PPt's and FP's): Project lnformation Proj ect Name: Pine Ridge Commons PUD PL20160002306Pt f: Property lD f:Current Zoning:Pine Ridge Commons PUD City:State: _ Zip: _Project Address: Applicant: Agent Name:Phone: City: _ State: _ Zip: _Agent/Firm Address: Property Owner: Please provide the following, if applicable: i. Total Acreage: ii. Proposed # of Residential Units: _ iii. Proposed Commercial Square Footate: _ iv. For Amendments, indicate the oritinal petition number: v. lf there is an Ordinance or Resolution associated with this project, please indicate the type and number: vi. lf the project is within a Plat, provide the name and AR#/PL#: PDF Page 24 of 288 C-,ouuty COI.I.IER COUNTY 6OVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliersov.net 28OO NORTH HORSESHOE DRIVE NAPLES, FI.ORIDA 34104 123912s2-2400 Meeting Notes :> Lt ,f t ) 3 5 L \L- 114t a-Lz--- /ttt zc- q o \.rJrf,cr Drot+(L )€{'z- t ^ qr- n f-2,,2', 7 €e,-'''r.' z-afJ go.kQ<r-r.{<\. J<<r--u.,cr.i.- <-(.-"rs,c-q\-4rw\R\ 1 l<t -ol1so-P bqo3lo 4 z - 4t tzlt*,fia^- Cl 7> * rr 'aJt& Zlrrt f,{ c,H flee €Q"o oF tlt+rert ftta Te Dff-eteJ lfu-prt x,S rp T T; --Ab--b;--L bd.Y"*3': *i4 ,!- //l ) r P 'v)I .+h J "." r -r tL l-/ lz AZ- ^r.frr a_^ A PDF Page 25 of 288 C.ounty COLLIER COUNW GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 28OO NORTH HORSESHOE DRIVE NAPLES, FTORIDA 34104 123912s2-24O0 Meeting Notes oui lt /:yt a//Ul ( P/loi,tt)ti col? oF oEt{/--/ur/l): /r14/ ?-o/l fl/ll-tf/tlEl , ( Uru, /'arr, pU/ /li l/,k ,Jrc t- PC,4/u, P.,ln\''c- -\rr^rrar'f - -ftrap ).)\r.S ,",h\i r- !.€ tl^^J , -k^.,".- \'1, fu^i<(I L,:,\\ a- ?'ran"l.( +-loD- akp .r*ov.v,a*o..A SfJ(-EL\ *il l: *o f,r /,/4P4c*9. o\ PDF Page 26 of 288 Crounty COTLIER COUNW GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.collierqov.net 28OO NORTH HORSESHOE DRIVE NAPTES, FLORIDA 34104 12391252-24OO Meeting Notes PDF Page 27 of 288 t C;lon7lty COTTIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.collier8ov.net 28OO NORTH HORSESHOE DRIVE NAPLES, FLORTDA 34104 (239) 252-2lrc0 FAx: (239) 252-6358 Amendment to PUD- ch. 3 G. 2 of the Administrative code PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time of application submittal. At final submittal, the checklist is to be completed and submitted with the application packet. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. lncomplete submittals will not be accepted. TOF coPrEs REQUIRED NOT REQUIREO Cover Letter with Narrative Statement including a detailed description of why amendment is necessary tr ry Completed Application with required attachments Pre-application meeting notes Affidavit of Authorization, signed and notarized 2 Notarized and completed Covenant of Unified Control 2 t 2 Warranty Deed(s)3 t l List ldentifying Owner and all parties of corporation 2 t l signed and sealed Boundary Survey 4 t Architectural Rendering of proposed structures 4 tr Current Aerial Photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. 5 {tr statement of utility Provisions 4 Environmental Data Requirements pursuant to LDC section 3.08.00 4 l Environmental Data Requirements collated into a single Environmental lmpact Statement (ElS) packet at time of public hearings. Coordinate with proiect planner at time of public hearings. ! t / h Listed or Protected Species survey, less than 12 months old. lnclude copies of previous surveys. 4 tu Traffic lmpact Study 7 { Historical Survey 4 School lmpact Analysis Application, if applicable 2 Electronic copy of all required documents 2 Completed Exhibits A-F (see below for additional information)* List of requested deviations from the LDC with justification for each (this document is separate from Exhibit E)tr tr Revised Conceptual Master site Plan 24" x 36"and OneS%" x 11" copy Original PUD docu ment/ordinance, and Master Plan 24" x36" - Only il Amending the PUD fi Checklist continued onto next page... 4/ls /207s Pre-Application Meeting and Final Submittal Requirement Checklist for: I eUO Rezone- Ch. 3 G, 1 of the Administrative Code trtr REQUIREMENTS tr Completed Addressing Checklist tr tr tr Itrtmm I--E--r-n- t___tr_ I I tr T----rT---n-T---E- r--ilffi Page 11 of 16 PDF Page 28 of 288 Crowty COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 28OO NORTH HORSESHOE DRIVE NAPLES, FLORTDA 34104 (239) 252-2400 FAx: (239) 252-6358 Revised PUD document with changes crossed thru & underlined Copy of Official lnterpretation and/or Zoning Verification .i, *lf located in lmmokalee or seeking affordable housing, include an additional set of each submittal requirement *The following exhibits are to be completed on a separate document and attached to the application packet: il Exhibit c: Master Plan- See Chapter 3 E. 1. ofthe Administrative Code tl Exhibit D: Letal Description ll Exhibit E: List of Requested LDC Deviations and justification for each I Exhibit F: List of Oevelopment Commitments lf located in RFMU (Rural Fringe Mixed Use) Receivins Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b. )i.c., the applicant must contact the Florida Forest Service at 239-690-3500 for information regarding "Wildfire Mitigation & Prevention Plan." P ERS - INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS: (School District (Residential Components): Amy Lockheart tr Conservancy of SWFL: Nichole Ryan K utilities Engineering: KrisVanLengen Parks and Recreation: Vicky Ahmad Emergency Management: Dan Summers lmmokalee Water/Sewer District: City of Naples: Robin Singer, Planning Director Other: FEE REQUIREMENTS XX Pre-Application Meeting: S500.00 PUD Rezone: S10,000.00* plus 525.00 an acre or fraction of an acre PUD to PUD Rezone: 58,000.00* plus S25.00 an acre or fraction of an acre PUo Amendment: 56,000.00* plus S25.00 an acre or fraction of an acre Comprehensive Planning Consistency Review: S2,250.00 Environmental Data Requirements-ElS Packet (submittal determined at pre-application meetins):S2,soo.oo lF P/letE/Z/l;,; /|JtE *, tt" ml+*tV Listed or Protected Species Review (when an EIS is not required): S1,000.00 Transportation Review Fees: o Methodology Review: 5500.00, to be paid directly to Transportation at the Methodology Meeting* *Additional fees to be determined at Methodology Meeting. Minor Study Review: 5750.00 Major Study Review S1,500.00 dvertisine FeesA ccPC: Ss;sJrLY I )Z5.aa BCC: s500.00 tr tr tr ! o tr."'$ t-r School Concurrency Fee, if applicable: 4/7s/20rs Page 12 of 16 IE --E--T--En PDF Page 29 of 288 Crouuty COTLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov,net 28(x) NORTH HORSESHOE DRIVE NAPLES, FLORTDA 34104 (23912s2-24o,o FAx: (239) 2s2-6358 o Mitigation Fees, if application, to be determined by the School District in coordination with the County *Additionot fee for the Sth ond subsequent re-submittol will be occessed ot 20% ol the originot fee. All checks moy be mode poyoble to: Board of County Commissioners 4/7s/20rs Page 13 of 16 PDF Page 30 of 288 C-ounty COTLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercov.net 28OO NORTH HORSESHOE DRIVE NAPLES, FLORTDA 34104 1239l-252-24OO F,.J.: (239) 252-6358 No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principa I Uses: Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals ("BZA") by the process outlined in the LDC. B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not lamited to: CONDITIONAL USES (Optional) DEVELOPMENT STANDARDS Table below sets forth the development standards for land uses within the (type of PUD) PUD Residential Subdistrict. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. 1 L 1 4l|s/207s Page 14 of 16 EXHIBIT A (To be completed in o sepordte document ond oltoched to the opplicotion pocket.) PERMITTED USES: PDF Page 31 of 288 EXHIBIT B (To be completed in o seporote document ond ottoched to the opplicotion pocket.) TABLE I RESIDENTIAT DEVELOPMENT STANDARDS DEVELOPMENT STANDARDS SINGTE FAMILY SINGTE FAMITY ATTACHED & TOWNHOUSE TWO.FAMItY, PATIO & ZERO TOT IINE MUTTI- FAMITY cruEHousE/ RECREATION BUITDINGS PRINCIPAL STRUCTURES MINIMUM LOT AREA 5.F. PER UNIT S.F. PER UNIT S.F, PER UNIT S.F. PER UNIT S, F, PER UN IT MINIMUM LOT WIDTH FEET FEET FEET FEET FEET S.F S,F S.F s.F./D. U MIN FRONT YARD FEET FEET FEET FEET N/A MIN SIDE YARD FEET FE ET FEET FEET MIN REAR YARD FEET FEET FEET FEET MIN PRESERVE SETBACK FEET FE EI FEET F EET FEET FEET FEET FEET FEET or BH, whichever is greater MAX, BUILDING HEIGHT NOT TO EXCEED FEET FE ET FEET FEET ACCESSORY STRUCTURES FRONT FEET FE ET FEET FEET FEET SIDE FEET FEET FEET BH REAR FEET FEET FEET FEET FEET PRESERVE SETBACK FEET FEET FEET FEET DISTANCE BETWEEN PRINCIPAT STRUCTURE MAX, BUILDING HEIGHT NOT TO EXCEED SPS SPS SPS or FEET FEET S.P.S. = Same as Principal Structures BH = Building Height Footnotes as needed 4/7s/2O7s MINIMUM FLOOR AREA MIN, DISTANCE BETWEEN STRUCTURES FEET FEET FE ET PDF Page 32 of 288 GENERAL: Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Condominium, and/or homeowners' association boundaries shall not be utilized for determining development standards. Setback may be either feet (on one side or feet on the other side in order to provide a minimum separation between principal structures of _ feet ). Alternatively, if the _ foot )setback option is not utilized, then the minimum setback shall not be less than _ feet (_) and the combined setback between principal structures shall be at least _ feet (At the time of the application for subdivision plat approval for each tract, a lot layout depicting minimum yard setbacks and the building footprint shall be submitted. TABLE II DEVETOPMENT STANDARDS FOR COMMERCIAL DISTRICT PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA N/A MINIMUM IOT WIDTH MINIMUM YARDS (External) SPS SPS From Western Project Boundary Ft.Ft MINIMUM YARDS (lnternal) lnternal Drives/ROW Ft.Ft Rear Ft, Side Ft. or sum of Building hei8hts * MAXIMUM HEIGHT Retail Buildings Ft Office Buildings Ft MINIMUM FLOOR AREA _Sq. Ft MAX. GROSS TEASABLE AREA _Sq. Ft N/A * Whichever is greater ** Per principal structure, on the finished first floor 4/lsl2ors Sq. Ft. Ft. From lmmokalee Road Canal ROW _Ft. From Future Extension of Collier Blvd.Ft. Ft. Ft.Ft. MIN. DISTANCE BETWEEN STRUCTURES Ft. Ft. Ft. PDF Page 33 of 288 Crwmty COTLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 28OO NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 123s1252-2400 Pre-Application Meeting Sign-ln Sheet PL f' P120160002s06 Collier County Contact lnformation: Name Review Discipline Phone Email Richard Anderson Environmental Specialist 252-2483 richardanderson @colliergov. net David Anthony Environmental Review 252-2497 davidanthony@colliergov.net Summer Araque Environmental Review 252-6290 summerbrownaraque@colliergov. net I Steve Baluch, P.E Transportation Planning 252-2367 StephenBaluch@colliergov.net Laurie Beard Transportation Pathways 252-5782 Lauriebeard @colliergov.net lFf Rachel Beasley Planner 252-8202 rachelbeasley@colliergov.net Marcus Berman County Surveyor 252-6885 MarcusBerman@colliergov.net Madelin Bunster Architectural Review 252-8523 madelin bu nster@collie rgov. net Mark Burtchin ROW Permittlng 252-5165 markburtchin@colliergov.net George Cascio utility Billing 252-5543 georgecascio@colliergov. net -l Heidi Ashton cicko Managing Asst. County Attorney 252-8713 heidiashton@colliergov.net €l- sue Faulkner Comprehensive Planning 252-5715 suefaulkner@colliergov. net I Eric Fey, P.E 252-2434 ericfey@colliergov.net I Paula Fleishman lmpact Fee Administration 252-2924 paulafleishman@colliergov.net i Nancy Gundlach, AICP, PLA Zoning Services 252-2484 nancygundlach @colliergov.net Shar Hingsontl East Naples Fire District 687-5650 shingson@ccfco.org ' .John Houldsworth Engineering Services 252-57 57 johnhouldsworth@colliergov. net Jodi Hughes Transportation Pathways 252-5744 jodihughes@colliergov.net -l Alicia Humphries Site Plans Reviewer/ROW 252-2326 aliciahumphries@colliergov.net r I Eric Johnson, AICP,CFM Zoning Services 252-2937 ericjohnson @colliergov.net Marcia Kendall Comprehensive Planning 252-2381 marciakendall@colliergov.net )( stepnen Lenberger Environmental Review 252-291,5 stevelen berge r@colliergov. net I Paulo Martins Utilities 252-4285 paulomartins@colliergov.net I Thomas Mastroberto Fire Safety 252-7348 Thomasmastrobe rto @co lliergov. net Jack McKen na, P.E Engineering Services 252-2911,jackmckenna @colliergov. net Matt Mclean, P.E Principal Project Manager 252-8279 matthewmclean @colliergov, net Gilbert Monciva iz Utility lmpact Fees 252-4215 gilbertmoncivaiz@colliergov.net Annis Moxam Addressing 2s2-5s79 annismoxam@colliergov.net Stefanie Nawrocki Planning and Zoning 252-2313 StefanieNawrocki@coll iergov. net Mariam Ocheltree Graph ics 252-2375 mariamocheltree@colliergov. net Brandy Otero Tra n sit 252-58s9 brandyotero@colliergov.net I Site Plans Reviewer I PDF Page 34 of 288 C.ounty COLTIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Additional Attendee Contact lnformation: 28OO NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 12191252-24oo !Brandi Pollard Utility lmpact fees 252-6237 brandipollard@colliergov.net i Fred Reischl, AICP Zoning Services 252-42L7 fredreischl@colliergov.net Stacy Revay Transportation Pathways 252-5677 stacyrevay@col liergov. net Brett Rosenblum, P.E Utility Plan Review 2s2-2905 brettrosenblum @colliergov.net F Michael sawyer lrJlrryWt 4L fat\Wlt6v'Eenffig+efv{cas 252-2926 m ich ae lsawyer@ colliergov, net l-l Corby Schmidt, AlcP Comprehensive Planning 252-2944 corbyschmidt@colliergov. net Chris Scott, AICP Planning and Zoning 252-2460 chrisscott@colliergov. net E Daniel Smith, AlcP Landscape Review 252-4312 danielsmith @colliergov.net !Ellen Summers Planning and zoning 252-1032 E llensu m mers@colliergov. net Scott Stone Assistant County Attorney 252-8400 scottstone@colliergov.net Mark Stra in Hearing Examiner/CCPC 252-4446 markstrain @colliergov.net . Kris VanLengen Utility Planning krisvanlengen@colliergov.net L Building Review 2s2-2962 jonathanwalsh@colliergov.net E David Weeks, AlcP Future Land Use Consistency 252-2306 davidweeks@colliergov, net !Kirsten Wilkie Environ mental Review 2s2-5518 kirstenwilkie@colliergov.net L-l Christine Willoughby Planning and zoning 252-5748 Ch ristin eW illough by@co lliergov. net PhoneNameRepresenting Email Our.n D\r.o.r 'ard,,.-\.{ (-,. \,\:+)5L-\1'1t,1-),.,* ^- I c.\eo .^ ". .-l { i""q.. Dolc. P,rt3 Co.:rr-Tc1',5 Co^l.o-*,b'ZroHlA b Prf fJ Jrt€ do..r.qtrl t .i,," D,.La (Ylln t-rn+or 25 2- q baq Pt-harJ 0.1/'@ A/t,.,. qd. c{ trt-kr- ri.r*oLd Lualv L;,,t.o.r 9t/7-//1 ry uravr.. ldra+*o)r, ai"-.rrJ rr Ss. Xs}s-rl D v...,,.r>r. c L e I., 4r^., d*C{/VR'.t{Jov.^w,l^ OF$D(tu-./bAt{r4r Ca,.l€rt Ztcz'2(fr POEFSoH C l.fep'|lcoL,tg2.. CovT (,,r.X t\: t I 109.?-t t-tn a-c". *;-, 6 f.o,.trtzl: \-Srt,- (rra4,n A110)^ r'n #1n,.Ecqi 7z;7-/141 1,)/,A),o,A t,//tej o,n C.tl,-t..r. ?"^,r. l.l+5.rrxrr.Jt 4Z'24,",-i(.u -"- \i*.- I\J .C.f.- e/ ( Y 252-5366 Jon Walsh t I PDF Page 35 of 288 Cout*y COTLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov. net 28q) NORTH HORSESHOE DRIVE NAPLES, FTORIDA 34104 (2391 2s2-2400 FAx (239) 252-s724 ADDRESS!NG CHECKLIST Please complete the following and email to GMD Add ress ing@colliergov. net or fax to the Operations Division al 239-252-5724 or submit in person to the Addressing Section at the above address. Form must be signed by Addressinq personnel orior to pre-application meetino, please allow 3 davs for processinq. Not all items will apply to every proiect. ltems in bold typ6 are required. FOLIO NUMBERS MUST BE PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section. PETITION TYPE (lndicate type below, complete a separate Addressing Checklist for each Petition type) ! BL (Blasting Permit) E BD (Boat Dock Extension) n Carnival/Circus Permit E CU (Conditional Use) fl EXP (Excavation Permit) E FP (Final Plat E LLA (Lot Line Adiustment) E PNC (Proiect Name Change) E PPL (Plans & Plat Review) n PSP (Preliminary Subdivision Plat) ! PUD Rezone ! RZ (Standard Rezone) trntrtrtrtrtrntrtrtr E LEGAL DESCRIPTION of subject property or properties (copy of lengthy description may be attached) See attached Legal STREET ADDRESS or ADDRESSES (as applicable, if already assigned) See attached Parcel List . LOCATION MAP must be attached showing exact location of projecvsite in relation to nearest public road righG of-way . SURVEY (copy - needed only for unplatted properties) CURRENT PROJECT NAI\4E (if applicable) Pine Ridge Commons PUD PROPOSED PROJECT NAME (if applicable) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) SDP - orAR or PL # SDP (Site Development Plan) SDPA (SDP Amendment) SDPI (lnsubstantial Change to SDP) SIP (Site lmprovement Plan) SlPl (lnsubstantial Change to SIP) SNR (Street Name Change) SNC (Street Name Change - Unplatted) TDR (Transfer of Development Rights) VA (Variance) VRP (Vegetation Removal Permit) VRSFP (Vegetation Removal & Site Fill Permit) OTHER PUD Amendment FOLIO (Property lD) NUMBER(S) of above (attach to, or associate with, legal description if more than one) See attached Parcel List PDF Page 36 of 288 C-ovmxy COTTIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov,net 28OO NORTH HORSESHOE DRIVE NAPIES, FTORIDA 34104 123912s2-24OO FAX (239) 252-s724 Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) Please Return Approved Checklist By:E Email Fax Personally picked up Applicant Name: Sharon Umpenhour Phone: 239.947.1144 Email/Fax: sumpenhour@gradyminor.com FOR STAFF USE ONLY Fotio Number See Attached Folio Number Folio Number Folio Number Folio Number Folio Number U,LApproved by: Updated by: Date: Date: 9/1/2416 IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED Signature on Addressing Checklist does not constitute Project andior Street Name approval and is subject to further review by the Operations Division. PDF Page 37 of 288 Pine Ridge Commons PUD Parcel lD: 00240280606 Name: GOODLETTE PINE RIDGE ll LLC Street# & Name: 5980 GOODLETTE RD N Parcel lO: 00240280703 Name: TRAIL BOULEVARD LLLP Street# & Name: 1415 PANTHER LN Parcal lD: 00240280800 Name: TRAIL BOULEVARD LLLP Parcel lD: 00239880004 Namo: SCHOOL DISTRICT-PRM Strootl & Name: 1515 PINE RIDGE RD Parcel tD:00240280101 Name: TRAIL BOULEVARD LLLP Street & Name:6170 GOODLETTE RD N Parcel lD: 00240281003 Name: TRAIL BOULEVARD LLLP Street# & Name: 5920 GOODLETTE-FRANK RD N Parcel lD'. 00240282002 Name: TRAIL BOULEVARD LLLP Street# & Name: '1435 PINE RIDGE RD Parcel lD: 00240283001 Name: TRAIL BOULEVARD LLLP Stree$ & Name: 5926 PREMIER WAY Parcol lD: 00240284000 Name: TRAIL BOULEVARD LLLP Strsst# & Namei 1421 PINE RIDGE RD Parcel lD:00240285009 Name: TRAIL BOULEVARD LLLP Streot# & Name: 1427 PINE RIDGE RD Parcel lD: 00240286008 Name: IRAIL BOULEVARD LLLP Strset# & Name: 5926 PREt\rlER WAY Parcel lDi 00240287007 Name: TRAIL BOL.,LEVARD LLLP Street# & Name: 5926 PREI\,|ER WAY Propertv Owners List @ Grady\linorAugust 9, 2016 Chll !:ndmrrll. lnad sun?rols. llan0l'lr . l"tnrh.nB lrhllflls Page 1of 1 PDF Page 38 of 288 &flo' 18ffi. fiEa8 Zorrhrg: RSF-l Zonirrg: A Zrrnirrg: PU E} \Zotritrg:;PUD ri, H E onlng: PU p, rncr ent P or oBase,GN, K da i China .:: Zonirrg: I &{G tr@ 886E :rt)oiiu,I-} t :,1:, , .-;'l" so u st4 trGI rSRE ong ), and the Gl trq EEEEi l.r 't,i I rli:rro Dr Zoning RSF-4 o,SGS, rdnanc S urvey, Delorme. lnter f'tr'PSgl *'o-Fr; Apan, METI, E O. O pe nS tre et iJ .1swissto, Mapmyln Zorrirrg: MPUD Excp: P.U. Zoning: A tr Zo 1.1l)t t) a:rc:1 uon[lg: PUU *: :;. .i:- ;h Subject Property i'JrrJlrt:r l Zorrirrg: PUD $ User Co munity p contrib on g tJ I I I I I I I I PDF Page 39 of 288 PINL RII]GE COMMONS PUt) Location [t/a (;ra(h'\linot@ Clrll En*lnccrs.land Sunl\or$. llrnncrs. lafld-q{ irp( \r'hllflrs A N I ;3t 4 ll t , v ) l--;-- r r I t, I t I I I r! Ii RD , I I I *) G. I t l-t ) I a J a r I t r .,t * 7 I *v. '{- / II { r) z/ <. I rl q il ii.-ii .!r .t \ I $-,,, .) .l t JT A iv ai \( t { I ? .l PDF Page 40 of 288 All that part of Scction 10, Township 49 South, Rangc 25 East, Collier County Floridq being more particularly describcd as follows: COMMENCING at thc southerly l/4 cdrner of Scction 10, Township 49 South, Range 25 East, Collicr County, Florida; rherce along thc north-south l/4 scction line of said Scction 10, North'0lolt'35' Wcst 69.79 fcct to a point on rhe northcrly boundary of Pine Ridgc Road (S-R. 896) and lhc POTNT OF BEGINNING of thc parccl hercin describcd; thencc along said boundary, South t9"07'52" West 9-57 fed ro a poinr of curvaturc on thc castcrly right of way of Frank Boulcvard, lO0 foot righi-of-way as rccorded in Plat Book 13, Page 58 of thc Public Records of Collier County, Florida: thence along said right of way 454.08 fcct along thc arc of a circular cunc eoncavc thc cast, having a radius of 5679.65 feet, through a centrat anglc of 04"34'51" and being subtcnded by a chord which bcars North (No4t'{8" East 453.96 feet; thcncc continuing along said right-of-way North 07o()6'13' East I102.02 fccq thence lcaving said right-of-way Norrh E929'57' East 7t3.65 fect to a point on lhc boundary ofthc parcel of land described in O.R. Book 503, pagc 206; thence along said boundary South 00"4624" East 1324.29 fect to a point on lhc bgundary of thc parcel describcd in O.R. Book 1037, pages 16O2-1605; thcncc along said boundary South 89"2957' West 190.fi) fect thence continuing along said boundary South 0O046'24" East 232.40 fea to thc norrhcrly boundary of said Pinc Ridge Road; ftence along the northcrly boundary of Pine Ridge Road, North E9"3525' West 719.46 feet to a point on rhe norrty'sourh l/4 section line of Section l0 and thc FOTNT OF BEGINNING of the parcet herein described; I Parccl contains 30.65 acrss more or lcss. Subjct ro easefllcnts, rcstrictions and re*rvalions of record. Bcarinp orc brscd on thc norrherly boundary linc of Pirc Ridgc Road (SR 896) bcing South 89"35'25" Wcst PDF Page 41 of 288 PDF Page 42 of 288 PDF Page 43 of 288 PDF Page 44 of 288 PDF Page 45 of 288 PDF Page 46 of 288 PDF Page 47 of 288 PDF Page 48 of 288 PDF Page 49 of 288 PDF Page 50 of 288 PDF Page 51 of 288 PDF Page 52 of 288 PDF Page 53 of 288 PDF Page 54 of 288 PDF Page 55 of 288 PDF Page 56 of 288 PDF Page 57 of 288 PDF Page 58 of 288 PDF Page 59 of 288 PDF Page 60 of 288 PDF Page 61 of 288 PDF Page 62 of 288 PDF Page 63 of 288 PDF Page 64 of 288 PDF Page 65 of 288 PDF Page 66 of 288 PDF Page 67 of 288 PDF Page 68 of 288 PDF Page 69 of 288 PDF Page 70 of 288 PDF Page 71 of 288 PDF Page 72 of 288 PDF Page 73 of 288 PDF Page 74 of 288 PDF Page 75 of 288 PDF Page 76 of 288 PDF Page 77 of 288 PDF Page 78 of 288 PDF Page 79 of 288 K>>/ZKhEdz'KsZEDEd 'ZKtd,DE'DEdWZdDEd ǁǁǁ͘ĐŽůůŝĞƌŐŽǀ͘ŶĞƚ ϮϴϬϬEKZd,,KZ^^,KZ/s EW>^͕&>KZ/ϯϰϭϬϰ ;ϮϯϵͿϮϱϮͲϮϰϬϬ&y ;ϮϯϵͿϮϱϮͲϱϳϮϰ ADDRESSING CHECKLIST 3OHDVHFRPSOHWHWKHIROORZLQJDQGHPDLOWR*0'B$GGUHVVLQJ#FROOLHUJRYQHWRUID[WRWKH2SHUDWLRQV'LYLVLRQ DWRUVXEPLWLQSHUVRQWRWKH$GGUHVVLQJ6HFWLRQDWWKHDERYHDGGUHVV)RUPPXVWEHVLJQHGE\ $GGUHVVLQJSHUVRQQHOSULRUWRSUHDSSOLFDWLRQPHHWLQJplease allow 3 days for processing. 1RW DOO LWHPV ZLOO DSSO\ WR HYHU\ SURMHFW ,WHPV LQbold type DUH UHTXLUHGFOLIO NUMBERS MUST BE PROVIDED.)RUPVROGHUWKDQPRQWKVZLOOUHTXLUHDGGLWLRQDOUHYLHZDQGDSSURYDOE\WKH$GGUHVVLQJ6HFWLRQ PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type) %/%ODVWLQJ3HUPLW %'%RDW'RFN([WHQVLRQ &DUQLYDO&LUFXV3HUPLW &8&RQGLWLRQDO8VH (;3([FDYDWLRQ3HUPLW )3)LQDO3ODW //$/RW/LQH$GMXVWPHQW 31&3URMHFW1DPH&KDQJH 33/3ODQV 3ODW5HYLHZ 3633UHOLPLQDU\6XEGLYLVLRQ3ODW 38'5H]RQH 5=6WDQGDUG5H]RQH 6'36LWH'HYHORSPHQW3ODQ 6'3$6'3$PHQGPHQW 6'3,,QVXEVWDQWLDO&KDQJHWR6'3 6,36LWH,PSURYHPHQW3ODQ 6,3,,QVXEVWDQWLDO&KDQJHWR6,3 6156WUHHW1DPH&KDQJH 61&6WUHHW1DPH&KDQJH±8QSODWWHG 7'57UDQVIHURI'HYHORSPHQW5LJKWV 9$9DULDQFH 9539HJHWDWLRQ5HPRYDO3HUPLW 956)39HJHWDWLRQ5HPRYDO 6LWH)LOO3HUPLW 27+(5 LEGAL DESCRIPTION RIVXEMHFWSURSHUW\RUSURSHUWLHV(copy of lengthy description may be attached) FOLIO (Property ID) NUMBER(s)RIDERYH(attach to, or associate with, legal description if more than one) 675((7$''5(66RU$''5(66(6(as applicable, if already assigned) 352326('675((71$0(6(if applicable) 6,7('(9(/230(173/$1180%(5(for existing projects/sites only) 1 LOCATION MAP PXVWEHDWWDFKHGVKRZLQJH[DFWORFDWLRQRISURMHFWVLWHLQUHODWLRQWRQHDUHVWSXEOLFURDGULJKW RIZD\ 352326('352-(&71$0((if applicable) 6'3RU$5RU3/ 6859(<FRS\QHHGHGRQO\IRUXQSODWWHGSURSHUWLHV &855(17352-(&71$0((if applicable) ■PUD Amendment See attached Legal See attached Parcel List See attached Parcel List Pine Ridge Commons PUD S10 T49 R25 PDF Page 80 of 288 K>>/ZKhEdz'KsZEDEd 'ZKtd,DE'DEdWZdDEd ǁǁǁ͘ĐŽůůŝĞƌŐŽǀ͘ŶĞƚ ϮϴϬϬEKZd,,KZ^^,KZ/s EW>^͕&>KZ/ϯϰϭϬϰ ;ϮϯϵͿϮϱϮͲϮϰϬϬ&y ;ϮϯϵͿϮϱϮͲϱϳϮϰ 3OHDVH5HWXUQ$SSURYHG&KHFNOLVW%\(PDLO3HUVRQDOO\SLFNHGXS ASSOLFDQW1DPH 6LJQDWXUHRQ$GGUHVVLQJ&KHFNOLVWGRHVQRWFRQVWLWXWH3URMHFWDQGRU6WUHHW1DPH DSSURYDODQGLVVXEMHFWWRIXUWKHUUHYLHZE\WKH2SHUDWLRQV'LYLVLRQ FOR STAFF USE ONLY FROLR Number Folio Number Folio Number Folio Number )ROLR1XPEHU )ROLR1XPEHU Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED 2 )D[ (PDLO)D[3KRQH 3URMHFWRUGHYHORSPHQWQDPHVSURSRVHGIRURUDOUHDG\DSSHDULQJLQFRQGRPLQLXPGRFXPHQWVLIDSSOLFDWLRQ LQGLFDWHZKHWKHUSURSRVHGRUH[LVWLQJ ■ Sharon Umpenhour 239.947.1144 sumpenhour@gradyminor.com See Attached 9/7/2016 PDF Page 81 of 288 Pine Ridge Commons PUD August 9, 2016 Page 1 of 1 Property Owners List Parcel ID:00240280606 Name:GOODLETTE PINE RIDGE II LLC Street# & Name:5980 GOODLETTE RD N Parcel ID:00240280703 Name:TRAIL BOULEVARD LLLP Street# & Name:1415 PANTHER LN Parcel ID:00240280800 Name:TRAIL BOULEVARD LLLP Parcel ID:00239880004 Name:SCHOOL DISTRICT-PRM Street# & Name:1515 PINE RIDGE RD Parcel ID:00240280101 Name:TRAIL BOULEVARD LLLP Street# & Name:6170 GOODLETTE RD N Parcel ID:00240281003 Name:TRAIL BOULEVARD LLLP Street# & Name:5920 GOODLETTE-FRANK RD N Parcel ID:00240282002 Name:TRAIL BOULEVARD LLLP Street# & Name:1435 PINE RIDGE RD Parcel ID:00240283001 Name:TRAIL BOULEVARD LLLP Street# & Name:5926 PREMIER WAY Parcel ID:00240284000 Name:TRAIL BOULEVARD LLLP Street# & Name:1421 PINE RIDGE RD Parcel ID:00240285009 Name:TRAIL BOULEVARD LLLP Street# & Name:1427 PINE RIDGE RD Parcel ID:00240286008 Name:TRAIL BOULEVARD LLLP Street# & Name:5926 PREMIER WAY Parcel ID:00240287007 Name:TRAIL BOULEVARD LLLP Street# & Name:5926 PREMIER WAY PDF Page 82 of 288 Sources: Esri, HERE, DeLorme, Intermap, increment P Corp.,GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL,Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong),swisstopo, MapmyIndia, © OpenStreetMap contributors, and the GISUser CommunitySubjectPropertyPDF Page 83 of 288 East AVEPine Ridge RDGOODLETTE-FRANK RD NNorthgate DRPREMIER WAYKristin CT Panther LN Cortina CTNapoli DRAlpha CTMilano DR Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community ´ PINE RIDGE COMMONS PUD Location Map SUBJECT PROPERTY PDF Page 84 of 288 PDF Page 85 of 288 PDF Page 86 of 288 PDF Page 87 of 288 PDF Page 88 of 288 PDF Page 89 of 288 PDF Page 90 of 288 PDF Page 91 of 288 PDF Page 92 of 288 PDF Page 93 of 288 PDF Page 94 of 288 PDF Page 95 of 288 PDF Page 96 of 288 PDF Page 97 of 288 PDF Page 98 of 288 PDF Page 99 of 288 PDF Page 100 of 288 PDF Page 101 of 288 PDF Page 102 of 288 PDF Page 103 of 288 PDF Page 104 of 288 PDF Page 105 of 288 PDF Page 106 of 288 PDF Page 107 of 288 PDF Page 108 of 288 PDF Page 109 of 288 PDF Page 110 of 288 PDF Page 111 of 288 PDF Page 112 of 288 PDF Page 113 of 288 PDF Page 114 of 288 PDF Page 115 of 288 PDF Page 116 of 288 PDF Page 117 of 288 PDF Page 118 of 288 PDF Page 119 of 288 PDF Page 120 of 288 PDF Page 121 of 288 PDF Page 122 of 288 PDF Page 123 of 288 PDF Page 124 of 288 PDF Page 125 of 288 PDF Page 126 of 288 PDF Page 127 of 288 PDF Page 128 of 288 PDF Page 129 of 288 0300'150'SCALE: 1" = 300'GradyMinorCivil EngineersƔLand SurveyorsƔPlannersƔLandscape ArchitectsCert. of Auth. EB 0005151Cert. of Auth. LB 0005151Business LC 26000266 Bonita Springs: 239.947.1144Fort Myers: 239.690.4380GOODLET T E - F R A N K R O A D PINE RIDGE ROADPDF Page 130 of 288 SCALE:1" = 200'EXISTING PINE RIDGE ROADEXISTING GOODLETTE FRANK ROADPRESERVE 0.47 AC (FLUCCS 425 - TEMPERATE HARDWOOD) PRESERVE 0.95 AC (FLUCCS 621 - CYPRESS) PRESERVE 0.05 AC (FLUCCS 425 - TEMPERATE HARDWOOD) PROJECT BOUNDARY (APPROXIMATE) PROJECT BOUNDARY (APPROXIMATE) PENINSULA ENGINEERING PINE RIDGE COMMONS MPUD PRESERVE FLUCCS MAP 10 49S 25E ALEJANDRO AVILA ALEJANDRO AVILA MAY 2017 1" = 200' P-MGSQ-001-001 P-MGSQ-001-001-X06 C-X01 01 01Sheet Number:of File Number: Project Number: Drawing Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:TITLE:PROJECT:OWNER/CLIENT/CONSULTANT: 2600 Golden Gate Parkway Naples, Florida 34105 Phone: 239.403.6700 Fax: 239.261.1797 Email: info@pen-eng.com Website: www.pen-eng.com Florida Certificate of Authorization #28275 [Save Date: 9/22/2017 10:40:32 AM] [By: AAvila] [Plot Date: 9/22/2017 10:54:13 AM] [By: Alejandro Avila] [Original Size: 8.5X11] [Path: P:\Active_Projects\P-MGSQ-001\001_PrelimExhibits\Design_Permit\Drawings\Exhibits\X06-Fluccs_Exhibit\Rev02\P-MGSQ-001-001-X06.dwg]PDF Page 131 of 288 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST APPLICANT CONTACT INFORMATION Name of Applicant(s): _______________________________________________________________ Address: _________________________________ City: ___________ State: ________ ZIP: _______ Telephone: ____________________ Cell: _____________________ Fax: ______________________ E-Mail Address: ____________________________________________________________________ Address of Subject Property (If available): ______________________________________________ City: _________________ State: ________ ZIP: _________ PROPERTY INFORMATION Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Metes & Bounds Description: _________________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ TYPE OF SEWAGE DISPOSAL TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System Provide Name: __________________________ d. Package Treatment Plant (GPD Capacity): _________________________ e. Septic System TYPE OF WATER SERVICE TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System Provide Name: __________________________ d. Private System (Well) Total Population to be Served: ________________________________________________________ Peak and Average Daily Demands: A. Water-Peak: _________ Average Daily: __________ B. Sewer-Peak: _________ Average Daily: __________ If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: ____________________________________________________ 4/15/2015 Page 8 of 16 Trail Boulevard LLLP 2600 Golden Gate Parkway Naples FL 34105 239-262-2600 dgenson@barroncollier.com Please see Exhibit 3 10 49 25 Please see Exhibit 2 Please see Exhibit 3 X X Addition of 400 Residential dwelling units 182,000 GPD 140,000 GPD 130,000 GPD 100,000 GPD 2018 PDF Page 132 of 288 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. __________________________________________________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ Collier County Utility Dedication Statement: If the project is located within the service boundaries of Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. __________________________________________________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre-application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. 4/15/2015 Page 9 of 16 Not Applicable The project is currently serviced by Collier County Utilities and will provide a statement at the time of SDP for the residential units PDF Page 133 of 288 Pine Ridge Commons PUD Exhibit 2 Legal Description October 31, 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. PDF Page 134 of 288 Pine Ridge Commons PUD Exhibit 2 Property I.D. Numbers October 31, 2016 Page 1 of 1 Parcel ID: 00240280606 Name: GOODLETTE PINE RIDGE II LLC Street# & Name: 5980 GOODLETTE RD N Parcel ID: 00240280703 Name: TRAIL BOULEVARD LLLP Street# & Name: 1415 PANTHER LN Parcel ID: 00240280800 Name: TRAIL BOULEVARD LLLP Parcel ID: 00240280101 Name: TRAIL BOULEVARD LLLP Street# & Name: 6170 GOODLETTE RD N Parcel ID: 00240281003 Name: TRAIL BOULEVARD LLLP Street# & Name: 5920 GOODLETTE-FRANK RD N Parcel ID: 00240282002 Name: TRAIL BOULEVARD LLLP Street# & Name: 1435 PINE RIDGE RD Parcel ID: 00240283001 Name: TRAIL BOULEVARD LLLP Street# & Name: 5926 PREMIER WAY Parcel ID: 00240284000 Name: TRAIL BOULEVARD LLLP Street# & Name: 1421 PINE RIDGE RD Parcel ID: 00240285009 Name: TRAIL BOULEVARD LLLP Street# & Name: 1427 PINE RIDGE RD Parcel ID: 00240286008 Name: TRAIL BOULEVARD LLLP Street# & Name: 5926 PREMIER WAY Parcel ID: 00240287007 Name: TRAIL BOULEVARD LLLP Street# & Name: 5926 PREMIER WAY PDF Page 135 of 288 PDF Page 136 of 288 PDF Page 137 of 288 PDF Page 138 of 288 PDF Page 139 of 288 PDF Page 140 of 288 PDF Page 141 of 288 PDF Page 142 of 288 PDF Page 143 of 288 PDF Page 144 of 288 PDF Page 145 of 288 PDF Page 146 of 288 PDF Page 147 of 288 PDF Page 148 of 288 PDF Page 149 of 288 PDF Page 150 of 288 PDF Page 151 of 288 PDF Page 152 of 288 PDF Page 153 of 288 PDF Page 154 of 288 PDF Page 155 of 288 PDF Page 156 of 288 PDF Page 157 of 288 PDF Page 158 of 288 PDF Page 159 of 288 PDF Page 160 of 288 PDF Page 161 of 288 PDF Page 162 of 288 PDF Page 163 of 288 PDF Page 164 of 288 PDF Page 165 of 288 PDF Page 166 of 288 Collier County School District School Impact Analysis Application Instructions: Submit one copy of completed application and location map for each new residential project requiring a determination of school impact to the Planning Department of the applicable local government. This application will not be deemed complete until all applicable submittal requirements have been submitted. Please be advised that additional documentation/information may be requested during the review process. For information regarding this application process, please contact the Facilities Management Department at 239-377-0267. Please check [¥] type of application request (one only): [ ] School Capacity Review [ ] Exemption Letter [ ] Concurrency Determination [ ] Concurrency Determination Amendment For descriptions of the types of review please see page 3, _________________________________________________________________________________________________________________________ I. Project Information: Project Name: ___________________________________________ Municipality: _________________________________ Parcel ID#: (attach separate sheet for multiple parcels): _______________________________________________________ Location/Address of subject property: ____________________________________________________ (Attach location map) Closest Major Intersection: _______________________________________________________________________________ II. Ownership/Agent Information: Owner/Contract Purchaser Name(s): _____________________________________________________________________ Agent/Contact Person: ________________________________________________________________________________ (Please note that if agent or contact information is completed the District will forward all information to that person) Mailing address: _____________________________________________________________________________________ Telephone#: _____________________________ Fax: _________________________Email_________________________ I hereby certify the statements and/or information contained in this application with any attachments submitted herewith are true and correct to the best of my knowledge. _____________________________________________________ _____________________________ Owner or Authorized Agent Signature Date _________________________________________________________________________________________ III. Development Information Project Data (Unit Types defined on page 2 of application) Current Land Use Designation: Proposed Land Use Designation: Current Zoning: Proposed Zoning: Project Acreage: Unit Type: SF MF MH C G Total Units Currently Allowed by Type: Total Units Proposed by Type: Is this a phased project: Yes or No If yes, please complete page 2 of this application. Date/time stamp:___________________________ Pine Ridge Commons PUD Collier County See Exhibit 3 - Property I.D. Numbers Northeast quadrant of Pine Ridge Road and Goodlette-Frank Road Goodlette-Frank Road and Pine Ridge Road Trail Boulevard LLLP D. Wayne Arnold, Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 warnold@gradyminor.com November 4, 2016 Commercial Residential and commercial Pine Ridge Commons PUD Pine Ridge Commons PUD 0 400 ✔ PDF Page 167 of 288 Worksheet is required to be completed by the Applicant only if the project is to be phased:Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ YearsSFMFMHCGTotals by YrGrand TotalGrand TotalInsert totals by unit type by years.Unit Types:SF = Single FamilyMF = Multi-Family/Apartments MH = Mobile HomesC = Condo/Co-OpG = GovernmentEXAMPLE:Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ YearsSF 25 25 25 25 -- -- -- -- -- -- -- --MF 50 0 0 0 -- -- -- -- -- -- -- --MH N/ACN/AGN/ATotals by Yr75 25 25 25 -- -- -- -- -- -- -- --Grand Total 150.2PDF Page 168 of 288 Types of Reviews: School Impact Analysis: This review should be divided into two categories: -School Capacity Review (land use and rezonings), and; -Concurrency Determinations (site plans and subdivisions). School Capacity Review is the review of a project in the land use and rezoning stage of development. It is a review of the impact of the development on school capacity and is considered long range planning. This may be a review resulting in mitigation being required. In situations where the applicant may be required to mitigate, capacity may be reserved dependent on the type of mitigation. Concurrency Determination is the review of residential site plans and subdivisions to determine whether there is available capacity. When capacity is determined to be available a School Capacity Determination Letter (SCADL) will be issued verifying available capacity to the applicant and the local government. If a project exceeds the adopted level of service standards, the applicant is afforded the option of a negotiation period that may or may not result in an executed/recorded mitigation agreement Mitigation at this stage is expressed as a Proportionate Share Mitigation Agreement. For those residential developments that may have an impact but are otherwise exempt from concurrency, an exemption letter will be prepared for the applicant upon request. For those residential developments that are determined to not have an impact, a letter of no impact will be prepared for the applicant upon request. Exemption Letter: An applicant may request an Exemption Letter as documentation for the local government. These are projects that would be exempt from school concurrency review or projects that do not impact the public schools. Exemptions from school concurrency are limited to existing single family or mobile home lots of record; amendments to previously approved site plans or plats that do not increase the number of dwelling units or change the dwelling unit type; age restricted communities with no permanent residents under the age of 18; or residential site plans or plats or amendments to site plans or plats that generate less than one student; or are authorized as a Development of Regional Impact (Chapter 380, F.S.) as of July 1, 2005. Concurrency Determination Amendment: An applicant may request an amendment to a previously issued School Concurrency Determination or to an application being processed. This review may require additional staff time beyond the initial concurrency determination review and results in a modified determination being issued. An amendment could result in a negotiation period and/or a mitigation agreement being issued or a previously approved determination being modified and reissued. 3 PDF Page 169 of 288 Pine Ridge Commons PUD Exhibit 2 Property I.D. Numbers October 31, 2016 Page 1 of 1 Parcel ID: 00240280606 Name: GOODLETTE PINE RIDGE II LLC Street# & Name: 5980 GOODLETTE RD N Parcel ID: 00240280703 Name: TRAIL BOULEVARD LLLP Street# & Name: 1415 PANTHER LN Parcel ID: 00240280800 Name: TRAIL BOULEVARD LLLP Parcel ID: 00240280101 Name: TRAIL BOULEVARD LLLP Street# & Name: 6170 GOODLETTE RD N Parcel ID: 00240281003 Name: TRAIL BOULEVARD LLLP Street# & Name: 5920 GOODLETTE-FRANK RD N Parcel ID: 00240282002 Name: TRAIL BOULEVARD LLLP Street# & Name: 1435 PINE RIDGE RD Parcel ID: 00240283001 Name: TRAIL BOULEVARD LLLP Street# & Name: 5926 PREMIER WAY Parcel ID: 00240284000 Name: TRAIL BOULEVARD LLLP Street# & Name: 1421 PINE RIDGE RD Parcel ID: 00240285009 Name: TRAIL BOULEVARD LLLP Street# & Name: 1427 PINE RIDGE RD Parcel ID: 00240286008 Name: TRAIL BOULEVARD LLLP Street# & Name: 5926 PREMIER WAY Parcel ID: 00240287007 Name: TRAIL BOULEVARD LLLP Street# & Name: 5926 PREMIER WAY PDF Page 170 of 288 East AVEPine Ridge RDGOODLETTE-FRANK RD NN o r t h g a t e D RPREMIER WAYKristin CT Panther LN Cortina CTNapoli DRAlpha CTMilano DR Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User Community ´ PINE RIDGE COMMONS PUDLocation Map SUBJECT PROPERTY PDF Page 171 of 288 PDF Page 172 of 288 PDF Page 173 of 288 PDF Page 174 of 288 PDF Page 175 of 288 PDF Page 176 of 288 PDF Page 177 of 288 PDF Page 178 of 288 PDF Page 179 of 288 PDF Page 180 of 288 PDF Page 181 of 288 PDF Page 182 of 288 PDF Page 183 of 288 PDF Page 184 of 288 PDF Page 185 of 288 PDF Page 186 of 288 PDF Page 187 of 288 PDF Page 188 of 288 PDF Page 189 of 288 PDF Page 190 of 288 PDF Page 191 of 288 PDF Page 192 of 288 PDF Page 193 of 288 PDF Page 194 of 288 PDF Page 195 of 288 PDF Page 196 of 288 PDF Page 197 of 288 PDF Page 198 of 288 PDF Page 199 of 288 PDF Page 200 of 288 PDF Page 201 of 288 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 PDF Page 202 of 288 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: PDF Page 203 of 288 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.comPDF Page 204 of 288 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 Petitions 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 Arnold, 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 approve d commercial deve lopment. Business and proper ty owners,residents and visitors are welcome to attend the presentation.The Neighborhood Infor mation Meeting is for informational purposes only,it is not a public hearing.Project information 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 Fa x:239.947.0375 sumpenhour@gradyminor.com April 7,2017 ND-1559293 PDF Page 205 of 288 PDF Page 206 of 288 PDF Page 207 of 288 PDF Page 208 of 288 PDF Page 209 of 288 PDF Page 210 of 288 PDF Page 211 of 288 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 PDF Page 212 of 288 (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 PDF Page 213 of 288 · · · 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 PDF Page 214 of 288 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 PDF Page 215 of 288 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 PDF Page 216 of 288 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 PDF Page 217 of 288 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 PDF Page 218 of 288 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 PDF Page 219 of 288 · · · 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 PDF Page 220 of 288 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 PDF Page 221 of 288 · · · 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 PDF Page 222 of 288 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 PDF Page 223 of 288 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 PDF Page 224 of 288 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 PDF Page 225 of 288 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 PDF Page 226 of 288 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 PDF Page 227 of 288 · · · 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 PDF Page 228 of 288 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 PDF Page 229 of 288 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 PDF Page 230 of 288 · · · 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 PDF Page 231 of 288 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 PDF Page 232 of 288 · · · 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 PDF Page 233 of 288 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 PDF Page 234 of 288 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 PDF Page 235 of 288 · · · 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 PDF Page 236 of 288 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 PDF Page 237 of 288 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 PDF Page 238 of 288 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 PDF Page 239 of 288 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 PDF Page 240 of 288 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 PDF Page 241 of 288 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 PDF Page 242 of 288 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 PDF Page 243 of 288 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 PDF Page 244 of 288 · · · 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 PDF Page 245 of 288 · · · 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 PDF Page 246 of 288 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 PDF Page 247 of 288 · · · 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 PDF Page 248 of 288 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 PDF Page 249 of 288 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 PDF Page 250 of 288 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 PDF Page 251 of 288 · · · 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 PDF Page 252 of 288 · · · 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 PDF Page 253 of 288 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 PDF Page 254 of 288 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 PDF Page 255 of 288 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 PDF Page 256 of 288 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 PDF Page 257 of 288 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 PDF Page 258 of 288 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 PDF Page 259 of 288 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 PDF Page 260 of 288 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 PDF Page 261 of 288 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 PDF Page 262 of 288 · · · 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 PDF Page 263 of 288 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 PDF Page 264 of 288 · · · 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 PDF Page 265 of 288 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 PDF Page 266 of 288 · · · 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 PDF Page 267 of 288 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 PDF Page 268 of 288 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 PDF Page 269 of 288 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 PDF Page 270 of 288 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 PDF Page 271 of 288 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 PDF Page 272 of 288 · · · 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 PDF Page 273 of 288 · · · 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 PDF Page 274 of 288 · · · 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 PDF Page 275 of 288 · · · 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 PDF Page 276 of 288 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 PDF Page 277 of 288 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 PDF Page 278 of 288 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 PDF Page 279 of 288 · · · 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 PDF Page 280 of 288 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 PDF Page 281 of 288 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 PDF Page 282 of 288 · · · 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 PDF Page 283 of 288 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 PDF Page 284 of 288 · · · · · · · · · · 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 PDF Page 285 of 288 PDF Page 286 of 288 04/25/2018 04/25/2018 04/25/2018 PDF Page 287 of 288 PDF Page 288 of 288 AGENDA ITEM 9-B 9.B.5 Packet Pg. 190 Attachment: Supplemental Staff Report (5601 : Pine Ridge Commons PUD (PUDA)) 9.B.5 Packet Pg. 191 Attachment: Supplemental Staff Report (5601 : Pine Ridge Commons PUD (PUDA)) Attachment A AFFIDAVIT OF COMPLIANCE Petitions PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development Code, I did cause the attached newspaper advertisement to appear and I did give notice by mail to the following property owners and/or condominium and civic associations whose members may be affected by the proposed land use changes of an application request for a rezoning, PUD amendment, or conditional use, at least 15 days prior to the scheduled Neighborhood Information Meeting. For the purposes of this requirement, the names and addresses of property owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or entities who have made a formal request of the county to be notified. The said notice contained the laymen's description of the site property of proposed change and the date, time, and place of a Neighborhood Information Meeting. Per the attached letters, property owner's list, and copy of newspaper advertisement which are hereby made a part of this Affidavit of Compliance. (Signature of Applicant) State of Florida County of Lee The foregoing Affidavit of compliance was acknowledged before me this 21 st day of May, 2018 by Sharon Umpenhour, who is personally known to me or who has produced as identification. (Signat of No P tc) (Notary Seal) Joanne Janes Printed Name of Notary e ^ t:, JOANNE JANES MY COMMISSION 4 GG 157425 EXPIRES: March 14, 2022 .s:;ep`nS".o 9oIMaG Thm Notary Public Ontlnwibrs G:V MProwdurts/Affidavit OfCompliance- NIM lune 5201833m GradyMinor Civil Engineers • Land Surveyors • Planners • Landscape Architects May 18, 2018 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 (Applicant), 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, and PUD Master Plan and Growth Management Plan to permit up to 375 multi -family residential dwelling units to be developed on the property and provide a conversion rate from commercial to residential. These units will be in addition to the previously approved commercial development. As required by the County, if the applicant's petition activity extends beyond 1 year from the date of the first NIM (held 4/24/2017), a second NIM will be required. This meeting will be the required second NIM for both Petitions. 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 June 5, 2018, 5:30 pm at North Naples Church, 6000 Goodlette-Frank Rd, 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 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 RE: Neighborhood Information Meeting (NIM), Petitions PL20160001360/CP-1016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) May 18, 1018 Page 2 of 2 Project Location Map: z z 0 0 PROJECT W z LOCATION o a C, p a SEAGATE DR Q PINE RIDGE RD Z J H Q _ Q ,NajjlJe6 :43tt*tjj NCWti NaplesNews.com Published Daily Naples, FL 34110 Affidavit of Publication State of Florida Counties of Collier and Lee Before the undersigned they serve as the authority, personally. appeared Natalie Zollar who on oath says that she serves as Inside Sales Manager of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Na- ples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, or corporation anydiscount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. Customer Ad Number Copyine P.O.# Q. GRADY MINOR & ASSOCIATES PA 2018156 Pine Ridge Commons P Pub Dates May 20, 2018 (Signature of affiant) (Sig4ature of affiant) ,.. KA90LEKANfAS xoiwwu�-mdEbne. 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Of 6251 mWion in U. S. ao pinned for the Pale.nnlenet2M,oWy550.5m - lion hes been reported spent, eeeording far -to the gowrnnient s ongne trectrr, The remelting re than 1200 million to currently on hold, a figure that dce. nm Include an additional $65 million In fmnn V.S. v- alnan a to the U N. Relief and Wader Agency, which providee service to Pe1- liniens in the West BOW.. Game, lot - den and between. The U S aid pays for prognnrs on education. heart, good goveremme end dnnoemey pmmwen as well v diaoter preparedness entl w- cudry NEIGHBORHOOD INFORMATION MEETING Pan 9ons Pt201B0o023BoyCP-201&3, GoodlnoMine R W9e Commemial IMHI Su efisidw (GMPA] and PL20160002308. Pine Ridge Commons PUO IPUDAI Tlepubllc is irrvtedtoaheM a nei9hboToadmmam, held by D. Wayo Arnold, NCP, of O. Grady Mirror sand Associates, P.A. and Actual D. Yowtmwh, EaO. of Coleman. Yovencesch and Reason. PA.. national Trail fictional U P Applicant, on: June B, AIS, 5:30 pm all NOM Naples Chosen, eo00 G Irrank Rd, Naples, FL MIOB The summit Property Is comprlead of epprodmetely 31t acres, located near me Hormel comment of Plea Ridge Road anal Gaewima-FR k Read In Sector 10, Towne op 49 SOWN, Range 25 East. Collier County, Forke. PISDJB'T LOCATION Thal Boulevard i is odng the County to approve Pannetl Unit Development (PUD) Amendment aro Growth Mwagemed Plan (GMP) An,mntlmenl apphcalions. which proposes to amend tis pramusly a sprro ed PUD. PUD Master Plan and Growth Manegmnent Plan to perm, up an 375 could -lamely rnidentlal dwelling was to he developed on the Propmty ar41 provide a conversion rate from commercial to annual These units will De in Motion to to previously approved commercial development. As required by the County, if the applicants When act try wall beyond 1 year from the cele of the Brst NIM Ihntl 4/24/20171. a second NIM will be mrrWho . The so nln9 wall be the mquirec second NIM or tmn Petition. Gusinas and Poparty owner. magenta it no. am welcome to anmM to pmv only. H. The Nm9hbom(atl g. mason Meeting is mr w onlw pm now.g odu t Ie not na pdaini neanafl3. Prot%I InlOnhladon 1a pasted PiIn, et www.grad atJ by . 11. ph.l, ha o lhu have quotloh¢ w connnwr,le. nay can be dlmpred b/ mall, Phone. Mx ore -mall lo: She on Umpentiom. Senior Planner, Technical G. Grady Mirror and Assumed.. PA., 3800 Mle Dor Ret Bonet Spdr,s. Ford. 34134 Pisan: 239.947.1144 Fag: 239.941.11375 werparmouA9mdsmhwr.eom May 20, 2019 ND2010155 NEIGHBORHOOD INFORMATION MEETING Pe11tlans.P12018000238WCP-28163, Goodfst(e/PIme;Ridge Comararclal Wit Subdistrict (OMPA) and P120111110002309, . PM Ridge Commons PUD (PUDA) Thepublic is Invited toadend aneighborhood meeting held by D. waynaArnod, AICP, of D. Grady Minor and Associates. PA and Richard O. Yovanovich, Esq. of Coleman. Yovarovich and Koester. PA.. representing Trail Boulevard U4.P (Applicant) on: June 6, 2010, 3:30 pm at North Naples Churet4 0000 Goodkd0e-Frank Rd, Naples, FL 34109 The subject property is comprised of approximately 31: acres, located new the northeast quadrant of Pine Ridge Road and Goodletle-Frank Road in Section 10, Township 49 South, Range 25 East, Collier County, Florida. Trail Boulevard LLLP is asking the County to approve Planned Unit Development (PUD) Amendment and Growth Management Pian (GMP) Amendment applications, which proposes to amend the previously approved PUD, PUD Master Plan and Growth Management Plan to permit up to 375 multi -family residential dwelling units to be developed on the property and provide a conversion rete from commercial to residential. These units will be in addition to the previously approved commercial development. As required by the County, if the applicant's petition activity extends beyond 1 yaw from the date of the first NIM (held 4/24/2017). a second NIM will be required. This meeting will be the required second NIM for both Petitions. Business and property owners, residents and visitors are welcome to attend the presentation. The Neighborl Informa;:on Meeting is for informational purposes only, it is not a pudic hewing. Project information is posted online at www.gradyminorcom/panning. If you have Questions or comments, they can be directed by mail, phone, fax Or email to: Sharon Umpenhour, Senor Planning Technician D. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Spmtgs. Flonda 34134 Phone239.947.1144 Fax: 239.947.0315 sumpenhouAagra lyminorcom May 20, 2018 ND -2018156 NEIGHBORHOOD INFORMATION MEETING PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) June 5, 2018 PLEASE PRINT CLEARLY ***please be adJcsed*** The information on this sheet is to contact you regarding this project and future public meetings. Under Florida law, e-mail addresses, phone numbers and certain home addresses are public records once received by a government agency. If you do not want your e-mail address, phone number or home address released if the county receives a public records request, you can refrain from including such information on this sheet. You have the option of checking with the county staff on your own to obtain updates on the project as well as checking the county Web site for additional information. NAME:C�-G(AG6 TZC-LC- kAAIQ1 ((V^ EMAIL: C't?,j pY\1 I \1'�C6 A,I lr L�yr ADDRESS: I SSI C/}C�13eAIJ r�LAO PHONE: /2? 5�'3 -7S L 3N8,-�,1xT ll NAME: _rA K` FliEMAIL: I SC.�'A 2c2 SC�'BFlIJlU6_ S f-ppr7t Sr1-C�rr ADDRESS: ( C (j d/ 8 Q E f l h rZ(' R J) PHONE: l 2 `� ) 9 6 -7 51 !g NAPM -31 FL ?y�-)z NAME: /J 4="L) EMAIL -xr ADDRESS: rl ` PHONE: 4'f/'2 C-5 _�/i0 z NAME: �.'Gi C i -(y LZ y IS L)EZ EMAIL: ADDRESS: VL (I ?4 i" PHONE: NAME: ' ADDRESS: NAME: ADDRESS: �1 S�NWC 'tr�7C) /WV -Z S- -?Y/ < f c1 EMAIL: e PHONE: -2.99. (C4C i EMAIL: S Y -)C �G1� C rKC4'PHONE: �i3q) gj J NAME:EMAIL: /I-UJCO, �CC.a,uflG.�E'�- (�)jCf,,, tC,/,.3k ADDRESS: I PHONE: ,y ., / NAME: EMAIL ADDRESS: PHONE: NIM Sign -in Sheet 06/05/2018 NEIGHBORHOOD INFORMATION MEETING PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) June 5, 2018 PLEASE PRINT CLEARLY ••`Tease be adVLsed`1 The information on this sheet is to contact you regarding this project and future public meetings. Under Florida law, e-mail addresses, phone numbers and certain home addresses are public records once received by a government agency. If you do not want your e-mail address, phone number or home address released if the county receives a public records request, you can refrain from including such information on this sheet. You have the option of checking with the county staff on your own to obtain updates on the project as well as checking the county Web site for additional information. 1 EMAIL: Sale`\ v zl`�n�rNt:v ADDRESS: j S �hPS��4�C�v�1 PHONE: EMAIL: l– l 1 �-K'- i � C61�G15 � . ADDRESS: �k�f � �S l0 a3� Co3� �Jici i NAME: ADDRESS: 7 EMAIL:` wIl tl� PHONE: �,. _ 1 ,vM'u �r - ;1 CO ��WINy I 1 �t'A✓ �)�! J NAME:' Y`1 EMAIL ?u �� /1 o cu F 11a.Okf 44' 1 J ADDRESS: �r-' PHONE: NAME: Lly,cisc,=j JALLV l-lu EMAIL: �evt\'Oey-1y �ufwtctcj ADDRESS: _ �—l� PHONE: � ....� 70L tV �ti« luG��tt� NAME: VPrJ .TJ.7tiCuc� EMAIL: ADDRESS: EfZ� APHONE: NAME: d EMAIL: l– l 1 �-K'- i � C61�G15 � . ADDRESS: �k�f � �S ,� PHONE: I NAME: \ 15.Mk5 �l t� Y L r—, EMAIL- j 1 t e� it ADDRESS: Rf21 Y PHONE: V� V . NAME,- L- n EMAIL: ADDRESS: * 1 PHONE: NIM Sign -in Sheet 06/05/2018 NEIGHBORHOOD INFORMATION MEETING PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) June 5, 2018 PLEASE PRINT CLEARLY ***Please be ao(Vsed*** The information on this sheet is to contact you regarding this project and future public meetings. Under Florida law, e-mail addresses, phone numbers and certain home addresses are public records once received by a government agency. If you do not want your e-mail address, phone number or home address released if the county receives a public records request, you can refrain from including such information on this sheet. You have the option of checking with the county staff on your own to obtain updates on the project as well as checking the county Web site for additional information. NAME: 1L EMAIL• ` \ ( {/ `� )lr` L�O'��X - J et+4l �e5� � y1 vvvvvv ADDRESS: LLL c k?PHONE: Z3 cj T NAME: fl�8e`�4 �S -G i EMAIL: S T J F'FGJ OsSeQ ADDRESPHONE• ��92 C>1L�s ,10_( C 112 7a �8 6S8 NAME: (t ,nrC� /y %/ )S EMAIL: ADDRESS: -7, , l 117,,x_ .. /- PHONE: NAME: UL `� / EMAIL: - ADDRESS: 7��( PHONE: NAME: ./1� EMAIL: �.:--- ADDRESS ,o�� 0 / r �,PHONE: 126 [- y EMAIL: Gt��CtC' C / Ct t r �� o�Q/fT1ly/U PHONE: NAME: T��/P�.= tom_ EMAIL: CI4�k.�,.�-�cSr��l��(� E, h,1l+tL_..cL'�'� ADDRESS: a�O l`l [ ��,� PHONE: NAME: -�J ,A Inn �(`, 4�,✓(/ !� ,j!y� EMAIL: C h I C I 1 C i L'7 tG J (j_je ADDRESS: PHONE: NIM Sign -in Sheet 06/05/2018 NEIGHBORHOOD INFORMATION MEETING PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) June 5, 2018 PLEASE PRINT CLEARLY ***please be adVL&ed*" The information on this sheet is to contact you regarding this project and future public meetings. Under Florida law, e-mail addresses, phone numbers and certain home addresses are public records once received by a government agency. If you do not want your e-mail address, phone number or home address released if the county receives a public records request, you can refrain from including such information on this sheet. You have the option of checking with the county staff on your own to obtain updates on the project as well as checking the county Web site for additional information. NAME: r6tt ' r LC c EMAIL: ADDRESS: PHONE: 2 s c, , 1%) 3 _ C / S 7- NAME: EMAIL: 151/1 .a.. / �� n. i ADDRESS:v f PHONE: /9 'O .c NAME: / A /i - - l PHONE: U NAME: � �' � 1 � , A � / EMAIL:* ADDRESS: �� PHONE: L<_ 2_L z t t f NAME: G r r r I J EMAIL: ADDRESS: %J PHONE: 1 U- %d l J NAME: EMAIL: ADDRESS: PHONE: �'_;t_ NAME: EMAIL: �{CAr ADDRESS:/ o -A. 04 PHONE: -31 _ S3 , v NAME: �/ t EMAIL: ADDRE55�' 7 /n /�/S�iFi, j�� . t�f'•�a PHONE: - J c NIM Sign -in Sheet 06/05/2018 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Wayne Arnold: Alright. Good evening folks.I'm Wayne Arnold. We're going to go ahead and start the neighborhood information meeting. This is for, uh, the project that's located at the Goodlette and Pine Ridge Road. It's the Pine Ridge Commons Shopping Center, also known as Magnolia Square. And it's also a conference plan amendment that covers the same 31 acre parent parcel. Wayne Arnold: We were, uh, in this process a little over a year ago and we're having to repeat the process because it's taken us a little bit more than a year to do the conference plan amendment and, uh, the rezoning. And, uh, so that's why we're back again. Wayne Arnold: If you received a notice and attended about a year ago, then this is round two. Nothing much has changed since then. But if you're new to it, I'm going to go through and tell you a little bit about what we're proposing to do. And if you have any, answer any questions. Wayne Arnold: Uh, the property, I'm sure most of you realize it's been partially developed with an office building, shopping center, retail. It's part of a commercial sub - districting the county's comprehensive plan that allows only commercial. We're proposing to amend that to allow 375 multi -family rental apartments on the property. And the language in the planning is also going to restrict us to a maximum of four stories of apartments for those buildings. Wayne Arnold: So that's really the biggest changes adding the residential component for the commercial sub -districting for the conference plan. And then, the planning that developed in zoning this in place right now allows 275 thousand square feet of retail and office development. Wayne Arnold: Obviously, the property goes north of Panther Lane and where the signalized intersection is. None of that's changing. Wayne Arnold: What we're proposing to change on the -the right over here, this is the existing master point. It depicts commercial and parking areas throughout the property and this is Panther Lane, Goodlette-Frank Road and Pine Ridge Road. Wayne Arnold: Uh, our proposed amendment will add some designations that allow for there to be residential on these three parcels. So, this is where the retail strip center sits today. This is behind the Raymond James Building and then this commercial out -parcel that's undeveloped today on Goodlette-Frank Road. And we're proposing to allow the residential component to be built - Richard Yovanovich: It's two parcels. Wayne Arnold: Oh, I'm sorry. There's two parcels. I'm sorry. It's this one and this one, right? What did I say? Richard Yovanovich: You said - Page 1 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Wayne Arnold: This one too, I'm sorry. Correct that. It's where the existing shopping center is and the vacant out -parcel. Those are the two parcels where we're proposing to allow the residential dwelling units. Wayne Arnold: So the PUD has been amended to reflect the insertion of residential development standards. Uh, after the first neighborhood information meeting we heard there was concern from some of our neighbors to the south about sight lines. So we've added a condition in the PUD document that restricts no residential building within the south 350 feet of our project. So that residential buildings would have to start essentially behind the out -parcels that are existing on Pine Ridge Road. So that's the closest that those buildings would be to the south property boundary. Wayne Arnold: And, uh, again, we have, um, prepared traffic analyses, we've done a market analysis that says there's still a demand for a residential rental community in the area. And, um, we've been working with staff. We had the plan amendment transmitted to the State of Florida. It came back with no comments. And now the zoning is catching up with the comp -plan process. We have our first Planning Commission hearing for both the PUD and the adoption of the plan amendment on June 21st. Can somebody help me with the July date for the Board? Sue: July 11th Wayne Arnold: 11th? Thank you Sue. And that's when the Board would take potentially final action on both the PUD amendment and the comprehensive plan amendment. In a nutshell, that's kind of what we're proposing. I mean, I can try to share - Richard Yovanovich: Did -did you mention in the [inaudible 00:03:47] that we're adding the commercial, but we have to reduce residential and [crosstalk 00:03:49]. Wayne Arnold: I'm sorry, but we have ... one of the things we did do too, and -and after our first neighborhood information meeting, we decided to add a conversion factor. Wayne Arnold: So, for every residential unit that gets constructed in a project we have to give up 200 square feet of retail -commercial uses. So the 275 thousand square feet that are approved today, would be reduced correspondingly if we build the residential component. At present it's an option. We didn't say we're giving up X number of square feet, but likely to build it we'd have to tear down some of the existing shopping center, etc. so we're going to give up square footage of -of the retail -commercial in order to get the residential. And that's 200 square foot per unit conversion factor. Sue: I want to apologize, it's July 10th. Wayne Arnold: July 10th is the corrected BCC date. Sorry. Page 2 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Sue: Sorry about that. Sharon: Make sure they state their name please. Wayne Arnold: When, in just a minute we'll go ahead and open up questions. But the court reporter ... we have these transcribed ... if you could state your name so the court reporter can indicate who's talking. The Planning Commission members have not really liked it when it just says 'unnamed person' because they don't really know if it's somebody from the developer's team or not. Wayne Arnold: Let me introduce folks who are here to answer questions if we have'em. Wayne Arnold: David Genson, Barron Collier Companies. Wayne Arnold: Rich Yovanovich is our Land Use Council, working on it. Wayne Arnold: This is Sharon, working up in my office, recording the meeting. Wayne Arnold: And, I think in a nutshell, those are kind of our changes. David G.: Sue? And Parker? Wayne Arnold: What's that? Wayne Arnold: Oh, Parker Arnold who's with Barron Collier Company, who's interning. This is his first neighborhood information meeting. David G.: Sue. Wayne Arnold: Oh, and this is, from staff, we have Sue Faulkner. She's with our conference planning staff. And Tim Finn, so he'll be here from the Zoning Department. So they're the project managers from the county side. Wayne Arnold: So with that, I think I'll turn it over to questions. If you have any. Make sure you state your name and speak loudly so we can record it. Wayne Arnold: Yes sir. Al Jones: Can you tell me what's the average, uh, retail space that you'd be, uh, giving up for [inaudible 00:05:46]? Wayne Arnold: I'm not sure I understand [inaudible 00:05:48]. Al Jones: You said you were going to exchange, um, commercial area for residential area. Wayne Arnold: Yes. The commercial package is 200 square feet of retail for each unit. Page 3 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Al Jones: Okay you get ... what's your average profit going to be? Wayne Arnold: What were asking for a minimum square foot size of seven hundred square feet. There will be a variety of sizes, but seven hundred will be - AI Jones: If you take the typical, uh, commercial space that you're going to be exchanging, what's the typical commercial space that you have over there? Wayne Arnold: David, do you ... ? I don't really know. David G.: It varies. Wayne Arnold: It varies. Yeah. David G.: I mean, minimum's probably 1300 square feet. Al Jones: I know it's going to vary, but - David G.: 1300 square feet - Sharon: One at a time. David G.: Is probably the minimum, we're a single bay tenant. Speaker 1: What did he say? Wayne Arnold: He was saying there's about 1300 square feet is the smallest tenant space that in the shop in front of [inaudible 00:06:381. If you do the math backwards, if we're doing 375 units times 200 square feet. Yeah, it's about 75 thousand square feet. David G.: 75 thousand square feet. Al Jones: [crosstalk 00:06:481 three or four. Uh, [inaudible 00:06:51]. Three or four apartments, you're likely to have 12 to 15 people. Wayne Arnold: That varies. They're going to have ... Al Jones: (laughs) How do you, how do you plan to bring an entire city out to be able to [inaudible 00:07:05] residences in and out? Wayne Arnold: Well, right now they have access directly to Pine Ridge Road and Goodlette- Frank Road. Al Jones: Really, coming out onto Pine Ridge Road and [inaudible 00:07:11] get into the right hand turn lane there. Page 4 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Wayne Arnold: That is an exit to the shopping center there. Al Jones: It's an exit, but - Wayne Arnold: I mean, it's existing today. Al Jones: If you come down Pine Ridge Road and you go to make a right on Goodlette- Frank during rush hour, you're up in traffic. If you happen to be coming out of your new residences coming into that, where are you going to go? Wayne Arnold: I don't know. We're using existing access points, [inaudible 00:07:36] none of the access points - AI Jones: Existing, but you don't have anybody in there now. Wayne Arnold: But, we have been building for 275 thousand square feet of rental space. Al Jones: Right, and you're going to add them on to the existing road which is already inadequate -already overburdened. Wayne Arnold: I'm gonna - Sharon: Wayne, Wayne, what was your name sir? Wayne Arnold: What is your name? Al Jones: Al Jones Wayne Arnold: AI Jones. Sharon: Thank you Wayne Arnold: Okay. Al Jones: And we'll also be coming out of Pine Ridge Estates onto Goodlette. And it's already a hassle getting out there in the morning because now if you're gonna go north, you gotta come down and make the U-turn, now you're gonna add traffic onto that coming out of there? Wayne Arnold: Well that would mean we have access. We can't [inaudible 00:08:16] a signalized intersection. Al Jones: Oh, but that -that's not going to bother the kids going in and out of the school? Wayne Arnold: Mm. Page 5 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM AI Jones: I mean, you've got a really bad situation. Well, traffic -wise at least. Just the number of other [inaudible 00:08:271 is just the traffic is awful. Caroline M.: So, uh, Caroline [Motino 00:08:31] from Pine Ridge. And I'd like to add to what Al just said. Coming out from the south of your plan there onto Pine Ridge Road, as you said you're coming off a turn lane, and it's not unusual to try and get across and onto the traffic light so you can turn south on Goodlette. And I cannot even imagine what that's going to look like. Caroline M.: Let alone people just try, because it's very short. If you've driven it, and I [inaudible 00:08:56] you to drive it, then you'll understand what we're talking about. I drive it because I come out of picking up the Starbucks and then, uh, trying to turn south on Goodlette and it is not easy. And that's one part. That's not the serious part. Panther Lane, as we all know, you should know, is actually a school lane, is actually a school access. It's not meant for the residential development to push out traffic at the traffic light which is the only sensible other departure if you want to go south on Goodlette. You have to turn out onto, down south on Goodlette that way. Caroline M.: Um, coming out, the only easy access you've got is turning north on Goodlette on that, uh, first, on the southerly Goodlette [crosstalk 00:09:441. And again, I encourage everyone in this room to actually drive these options and see how you like it during a regular rush hour period. Caroline M.: Then you've got the, um, what we're concerned about in Pine Ridge coming out of the south end of Pine Ridge and trying to get onto the [crosstalk 00:10:011 and go north. We're already teaming with an intersection with [inaudible 00:10:07] made into a -a U-turn. But we are, uh, constantly, constantly dealing with traffic coming north on Goodlette and at the same time, usually, either the - the Ridge school, including the high school now because they're doing really well so they're letting more kids in, or church on Sunday, we've got constant traffic issues just trying to make a U-turn to go to a simple north turn on -onto Goodlette-Frank. Caroline M.: To go to the airport or something like that. Or to go anywhere. So, imagine what it's going to be like adding in these extra cars, 375 units you said? Wayne Arnold: Correct. 375 units. Caroline M.: And then the conversion is an option to change more, uh, specs, correct? Is that right? Wayne Arnold: No. Caroline M.: To add more units - Wayne Arnold: To add one single unit, I have to give up 200 square feet of retail space. Page 6 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Caroline M.: No, I understand that. But you, the -the plan isn't you personally. But the plan is to build these 375 units on the green space available, just back of Panther Lane, uh, abutting directly on Goodlette. And then taking away some commercial space, is that correct? Wayne Arnold: That's correct. Caroline M.: South of Panther Lane. But, if you -if you then took away additional commercial space you could add another four units, is that right? For example, if you happen to have an average of 1300 square foot for commercial space, you could add another four units, is that right? Is that the way - Wayne Arnold: The math, no. It really doesn't work that way. We're gonna build, if they build the residential component, the residential builder, and Barron Collier Companies will joint venture to build an apartment complex. That apartment complex, in order to fit it there, you're going to have to displace a good part of the existing strip shopping center that's there. So a good portion of the shopping center, and in fad to build all of what they want, they have to give up 75 thousand square feet of commercial space in order to build 375 units with the conversion factor. Caroline M.: Is that -is that [crosstalk 00:12:01] Speaker 2: [crosstalk 00:12:01] Wayne Arnold: Excuse me! One at a time please. And you need to state your name for the record. Caroline M.: Is that existing commercial space or is that commercial space that is zoned and not yet built on as in that green space? Wayne Arnold: It includes both. Caroline M.: Okay. So it's actually not taking away only buildings that are there, it includes giving up space that has not been built on which was [inaudible 00:12:201, correct? Wayne Arnold: That's correct. Yep. Caroline M.: Okay. So my next question - Wayne Arnold: Okay, can we - Caroline M.: That's okay, go ahead. Wayne Arnold: Okay. I was just going to say we have several people who've had their hands up. Page 7 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Caroline M.: No, no, no. I just need to follow up, finish this thought. So you build your 375 units and I have an issue with height as well which I'll come back to after everybody else has a chance to ask a question. Um, you build your 375 units, but you have a conversion option so then you decide, "No, we'd like to put in units on the rest of it. I'll just take out the rest of my commercial space and I'll put up a extra housing unit. What's to stop doing that if that's the conversion, if the conversion's allowed there's nothing to stop from later on - Wayne Arnold: The maximum [crosstalk 00:12:57] - Caroline M.: [crosstalk 00:12:57] Wayne Arnold: The maximum allowable units, under the PUD amendment that we're asking for right now, is 375 units. If we wanted to do more at some point in the future, we'd have to go through the same process that we're going through right now. Caroline M.: But you've got this conversion option - Wayne Arnold: It doesn't make a difference, ma'am - Caroline M.: I don't understand how that's [crosstalk 00:13:13] but not [crosstalk 00:13:13] - Wayne Arnold: The -there's a cap. There's a cap. And so we can't do anything above that cap of 375 unless we amend our PUD again. So - Caroline M.: So forgive me for sounding stupid, but why do you put the conversion option in then? If 375 means 375, why bother mentioning and then we'll convert some extra if we want to? Wayne Arnold: This is Wayne Arnold for the record again. The reason is because we don't want to imply that we're building 275 thousand square feet of retail -commercial and 375 units. Richard Yovanovich: This is Rich Yovanovich, for the record. The -the county requires in PUDs that you include a trip -cap for peak hour trips when you get a Plan Unit Development ordinance approved. So in our PUD will be a trip -cap based upon the already approved 275 thousand square feet of commercial. So that will be our maximum peak hour trips we're allowed to have. The conversion factor that we're doing, the 200 square feet, per unit ... equates the 200 square feet of commercial for each residential unit equates to the same peak hour trips. So the- the way this project will work is it will be transportation neutral from what's already approved today during the peak hour analysis as if we had built the full, or actually maximized out what's already approved in the PUD. So it's the 375 minus 200 square feet per unit is a transportation neutral peak hour trip calculation. Caroline M.: [crosstalk 00:14:541 asking about? Page 8 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Richard Yovanovich: But you asked why we're not simply adding the 375. Is we're not adding the 375 without the conversion - Caroline M.: No, you must have mis-heard my question. Richard Yovanovich: No, no I don't think - Caroline M.: My question was, why say 375 and, by the way, we can also have the conversion if we need it? Wayne Arnold: No. Richard Yovanovich: We say, in order to build the 375 we must deduct 200 square feet for each apartment from the 275. So if you do the math - Caroline M.: No, no, no, no. Okay, again, not understanding my question. Richard Yovanovich: I think I am. I've answered you're question. Caroline M.: I understand you want to build, not you again personally, but want to build 375 units - Richard Yovanovich: Correct. Caroline M.: By building on the green space that was already zoned for commercial. And taking away some of the businesses - Richard Yovanovich: Correct. Caroline M.: And building there. My question is, there will still be businesses there - Richard Yovanovich: Cor - Caroline M.: There will be businesses that will have been left there - Richard Yovanovich: Correct. Caroline M.: I don't want to belabor this, it's really pretty simple, I think I'm good at communicating, apparently not. So, you still have businesses there - Richard Yovanovich: Yes. Caroline M.: What's to stop with this, "And by the way we can convert." What's to stop, at a later date, you invoking the conversion rule to say we want to knock down the rest of the buildings, uh, the businesses and it's more, uh, commercially - Richard Yovanovich: I can't - Page 9 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Caroline M.: What's more attractive to us to put in apartments? Richard Yovanovich: I can't go above 375 apartment units regardless of the conversion. Caroline M.: But then you don't need the conversion thing in there at all. Richard Yovanovich: I can't go above 375. 1 do need - Caroline M.: [crosstalk 00:16:321 Richard Yovanovich: Well, they, maybe, no [crosstalk 00:16:36] communicate - Wayne Arnold: Can we, maybe we can - Caroline M.: Well we can move on - Wayne Arnold: I think you ... right. Caroline M.: But -but you understand my point, right? David G.: No. Wayne Arnold: No. Richard Yovanovich: I don't understand your point. Wayne Arnold: We should - Caroline M.: Why have it if you don't intend at some future date to use it? Wayne Arnold: We are, we have to - Richard Yovanovich: To assure the community that we remain transportation neutral is why we have the conversion formula. That's why it's in there. Caroline M.: I don't understand what, the conversion formula was used to [inaudible 00:16:57]? Richard Yovanovich: Right. Wayne Arnold: Correct. Caroline M.: And I don't understand why it's in there. It sounds like some pretty fancy footwork to me, but - Wayne Arnold: It's not. I can assure you it's not. Yes sir, you've had your hand up a long time. Page 10 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM James P.: Uh, thank you. My name's James [Payer 00:17:09] and I live on Caribbean Road. And, uh, I'm just kind of curious to know, you -your, the apartments that you're looking to build they're going to be separate units, they're not necessarily what you've done or what has been done at Mercato where there's residential above the commercial? Do you have the design plan for that? Wayne Arnold: Dave, do you want to answer that? Speaker 3: [inaudible 00:17:31], again. Wayne Arnold: David David G.: This is David Genson, Barron Collier. Uh, we have sev-several ideas that we've been looking at. It hasn't been necessarily a mixed use development like Mercato is. Mixed always brings in, um, some issues with respect to that kind of development. Uh, we've mostly looked at this right now as just a stand alone apartment unit complex. Um, not with a mixed use. James P.: It's possible you could go to that conversion? David G.: Yeah. We could do it, sure. James P.: Now, question. You said 75 thousand, um, feet. How many acres is 75 thousand feet. Wayne Arnold: No, the conversion factor, if you take all ... this is Wayne Arnold by the way ... the 375 units at the maximum conversion of 200 square feet per commercial space gets us to 75 thousand square feet of commercial that has to be reduced out of the ... what could be built in the PUD. James P.: How many acres would that be? Richard Yovanovich: Six hundred and two. James P.: Six hundred two acres of the 35 proposed? Wayne Arnold: Mm. Not necessarily. That's not the way you deal with commercial. James P.: Okay. Wayne Arnold: That's the volume of square feet that would be in the -the commercial space. James P.: My -my concern is the traffic patterns that are here. And reluctant on two sections of in -in Pine Ridge Estates. We've got Goodlette-Frank that's out front here and we've got Pine Ridge that's, you know, to the west. Speaker 4: And 41. Page 11 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM James P.: And 41. Excuse me. That's what I meant. Speaker 4: So, we have a freeway. James P.: Those are both extremely heavily trafficked roads and particularly doing this during the season. It's not like we have peak hours during the season. That's peak hours 'til 9:00 at night. James P.: But the point is, is that those roads are not necessarily being maintained by the county to maintain roads. I mean, it's, I very much look at it, a lot of my friends consider it the Goodlette speedway. And you've got the dragster up on -on -on 41. It's like zero to 45 to 55 and rarely does anybody travel less than 60 on Goodlette. If you're coming out of, um, Bottom Woods where I lived just recently, to make a left hand turn you're taking your life in your hands there. It's I'm -it's impossible. And, um, you know, people are speeding. James P.: And the amount of traffic, I mean if there's 375 units I'm going to guess that there's two cars in each household. And however you massage the PUD, I understand that, and the traffic. The traffic pattern really needs to take in to what's here now. And my opinion is, is that the county hasn't been able to demonstrate that they can manage the infrastructure that we have today. And particularly at this heavily congested area. And Irma was a perfect example of that. But, there you go. James P.: And -and my other concern is that if you have all the options, you could have another Mercato where we have businesses that are open 'til two in the morning, people driving in and out, um, it's a heavily trafficked area. Mercato is not the smoothest parking spaces in the world either, so ... well [inaudible 00:20:37] I'll let everybody else speak. Thank you. Wayne Arnold: Ed. Oh, I'm sorry. You have your hand ... I'm sorry, yes. Shelly Z.: Shelly Zimmerman, Autumn Woods. Um, how long ago was this traffic study done? Wayne Arnold: Um, you know I don't remember the date of the last update, but fairly recently. Um, in the last several months it was updated. Shelly Z.: Okay, because I know they've had a bunch of traffic studies here at Collier, they're saying Pine Ridge can't handle the amount of traffic that's already there. They're talking about putting raised things like they have down at Goldengate to divert traffic and stuff already. So Pine Ridge is affected, Immokalee is affected, um, Collier County is actually talking about putting in these, uh, high road[inaudible 00:21:25]. And also, was a school study done? Wayne Arnold: No. Page 12 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Shelly Z.: So whether or not our schools can handle the amount of students coming in from an apartment complex, which ... Wayne Arnold: So, this is Wayne, by the way for the record. And yes, uh, full traffic analysis was prepared and accepted by county staff to their methodology. And the school district is a part of every review that include residential development in Collier County and, uh, they've not issued any issue with the student population that would be generated from these apartments. Shelly Z.: I disagree. Because we are, you know, at capacity. Our school systems are at high capacity. Uh, you know, where we need to have low amounts of students, uh, now they're at the max with 20, 30 students in a classroom. Wayne Arnold: 1-1 can't speak for the school district, but they've reviewed our application. Wayne Arnold: Uh, Ed, back there. Ed Kant: My name's Ed Kant. I live up in Monterey. I just, I want to get it simple. I hear a lot of terms and jargon. But what I understand is that right now, today, you can build 275, up to 275 thousand square feet of commercial and office and what have you. Not residential. And that's going to generate X number of cars, peak hour. I realize that, in season, we have multiple peak hours. The point is that it's based on in season traffic. And then I further understand, from what I've heard, that if you want to put 375 apartment units in there, it's going to cost you 75 thousand square feet which is going to take and reduce your commercial, uh, and office down to 200 thousand square feet total. Ed Kant: So that, I believe Mr. Yovanovich said, that's going to be a traffic neutral. Now I realize that the words traffic neutral sound like an oxymoron, but in fact in doing the analyses it seems to me that what you've tried to do is to keep a zero impact based on what you already have improved, uh, approved. Not improved, approved. Ed Kant: So it seems to me that the discussions of whether this is going to generate more or less traffic are really moot because there is no discussion. If there's an issue with access on the Goodlette Road, if there's an issue with access onto Pine Ridge Road, then there's really a different forum where that needs to be addressed in at the county level. Because that's a- that's a master planning issue. This was already approved. The access points. You're not proposing any new access points. You're not proposing really any change in traffic pattern that I've been able to see. And so, I just, uh, I understand the concern, I mean the concern's right there today. Ed Kant: But if this project were built out as it is today, there is a potential for more traffic than what would occur if you made that conversion. Because I believe that traffic engineers will tell you that residential generates much less than commercial. And then you don't have a lot of control over what that conv- Page 13 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM which the county doesn't have a lot of control over that unless you have some cap on the number of square feets, the number of seats in restaurants, number of square feet of doctor's offices, these are high traffic generators. Uh, we see traff-, we see strip centers all the time, and they're those little stores one after the other and then all of a sudden it's one restaurant beside the other, you go up there, no parking. So I don't think you want to do that based on what I've seen of -of what Collier Companies have been doing. Ed Kant: But it seems to me that -that we're spending an awful lot of time being concerned about traffic, when in fact, if this meeting wasn't being held and this project wasn't being proposed you'd still have the approval tomorrow to build 275 thousand square feet of commercial. Richard Yovanovich: That's correct. Ed Kant: Okay. To make sure I understand it. Wayne Arnold: Yes sir. Chris H.: Um, Chris [Holmswold 00:25:52], Pine Ridge resident. Just, property backs right into Goodlette across the street from this. Can you please tell, the Barron Collier person [crosstalk 00:26:03] first how many, what is occupancy rate, 'cause redemption by the [Solomon 00:26:08] Rules take commercial for seven years, what is the occupancy rate of this space you're talking about giving up. Can you please tell the audience what that occupancy rate is right now? David G.: I don't know what the occupancy rate is. It's not very big. Chris H.: Are you, we can walk over there right now and see all the empty space. David G.: Sure. Chris H.: There's how many square feet empty now, about 45 thousand? David G.: Sure. Chris H.: 48 thousand? David G.: Sure. Chris H.: So don't, you know, just let crowd know that the stakes are [inaudible 00:26:31]. It cannot rest. So they're not giving up much. That's number one. Number two, have you proposed this to the county as being a rent -subsidized space? David G.: No sir. Chris H.: Okay. Page 14 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM David G.: Market rate rentable apartments. Chris H.: Market rate rentable apartments. Number three, the county is sitting right here taking through [inaudible 00:26:51] in their traffic plan that they're proposing a four story parking garage at Clam Pass Park, which is going to pull a tremendous amount of traffic not done in this traffic plan down Pine Ridge Road to Clam Pass Park. Which is not in that. Is that a part of the traffic plan? David G.: It is not. Chris H.: It is not. Thank you so, because it's - David G.: Because that's not a proposed plan for the county. Chris H.: No, it's, the county is spending two hundred thousand dollars, approved to study building the same garage at Vanderbilt, which you can't even drive down there or the beach is used to build the same parking down in Clam Pass. Down in Clam Pass. Wayne Arnold: Well all I can say to that is, we're not going to wait for the county's studies on the parking garage that may or may not occur in the future. We're ready to go with residential project now. Chris H.: There's 43 thousand square feet roughly in an acre? So how many units are going on each acre? How many units [crosstalk 00:27:52] on each acre? Wayne Arnold: How many unit [crosstalk 00:27:55]. It's 375 divided by 31. That's our density. Chris H.: No, that's not the question I asked. I'm a realtor [inaudible 00:28:01] full time. Wayne Arnold: That's not the - Chris H.: What is the, what is the [inaudible 00:28:03], the buffer [inaudible 00:28:07] and what is the density per acre? Wayne Arnold: I don't have the answer for you tonight. Chris H.: Your -you don't have the density per acre - Wayne Arnold: Chris H.: On a project like this. Wayne Arnold: [crosstalk 00:28:12] the county calculates the density. Chris H.: I would folks, I would, if you lived on an acre or two acres on [fondue 00:28:17] and Pine Ridge wait until you hear the actual density per acre of this project. It's Page 15 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM nothing I've ever heard, and I lived in New York most of my life. But the density is going to be unbelievable. Chris H.: And what you're not telling you about is the amount of additional traffic that will come into the development when people visit the people who live in the development. Don't forget that these are rental units, these are not permanent residences. So the transiency factor of this unit, this whole project will be quite high affecting us who live here permanently in this, in this area. Richard Yovanovich: I dis- I disagree. Chris H.: That's what I have to say. Richard Yovanovich: Um, I'm gonna- I'm gonna say something. Uh, Rich Yovanovich for the record. Um, for one, I live in Pine Ridge, I've lived in Pine Ridge for almost 20 years, I've been in the traffic patterns about what's happened too. Everything you just said about traffic analyses is incorrect. Richard Yovanovich: Traffic analyses are done based upon professional documents by in season - Chris H.: At low season. At the low season. Richard Yovanovich: That's where you're wrong. They've done that, they're done at the peak season. Sir, you don't know what you're talking about so I'm going to correct the record. Because what you said was incorrect. Richard Yovanovich: We do analysis based on the peak season analysis, based upon professionally gathered data through the ITE which is the Institute of Traffic Engineers. Which factors in people who live in the residences as well as people who come and visit the residences. So, there is a professional analysis done by multiple professionals. How the professional [inaudible 00:29:55] is purely viewed by the county's professionals. Richard Yovanovich: So the transportation analysis that we did to show what we're proposing is transportation equal that Mr. Cant has just said, if we were to fully use up the property which we can do. And which they have deliberately decided not to do because they're looking at the option of doing an apartment complex. Chris H.: So, you say- [crosstalk 00:30:22]. Richard Yovanovich: So, when you're saying, excuse me. Excuse me, I'm going to interrupt you. Chris H.: You are. Richard Yovanovich: What's that? Chris H.: You're a resident of Pine Ridge? Page 16 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Richard Yovanovich: I absolutely am a resident of Pine Ridge. Chris H.: So, you're not taking this just out of the character of the entire neighborhood? Richard Yovanovich: I did not. If I did, I wouldn't be on the project. Chris H.: 375 rental units. Richard Yovanovich: I don't think it's out of character because I have to answer to a higher being and that's my wife. And when we're doing this project, I've looked at it, it doesn't affect the neighborhood, I drive that intersection every morning at the peak hour so I get to see each way. Coming home, I come up 41 so we'll keep an open trust thing going. Richard Yovanovich: So I understand the traffic patterns and your statements are valid. The density on this project, I don't know what part of New York you're from, but I guarantee you this is not New York density. So this project is in keeping with Card Carrying. Card Copies has been around for a long time, they've done multiple market rate apartment complexes. It's going to be a nice apartment complex, it's not going to be a Mercato and it's a project that will fit in nicely with the Pine Ridge community and will not negatively impact the traffic that will [inaudible 00:31:29]. Speaker 5: Could you put that on the record - Richard Yovanovich: We just did. Speaker 5: That you did not intend this to be a Mercato with residential units above the commercial space? Richard Yovanovich: Yes. Wayne Arnold: Yes. I'll put that on the record. Caroline M.: Mr. Yovanovich, you obviously do know about the traffic study and there was mention earlier of not knowing exactly what it concerned. But clearly you do know what it concerns - Richard Yovanovich: 1 did - Caroline M.: Yes, but just for the record, can you say that for everybody's information, that would be great. Thank you. Richard Yovanovich: Two things you need to know about traffic stuff. Caroline M.: No, no. Just [inaudible 00:31:55]. Page 17 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Richard Yovanovich: Just listen to me a minute please. The day you do the traffic study, they -they what you do is you use the traffic counts that peak season counts. So if I do a traffic study today I still use peak season numbers, so the data on the study doesn't indicate the volumes we use. We use traffic volumes on the roads during the peak hour. So I'm going to tell you a date that's actually prepared, but you need to understand it used counting peak hour trips. Caroline M.: So, how are those calculated? Richard Yovanovich: The county does trips routinely every year, and they're out there counting the traffic that's on the road and the ITE manual tells you peak hour trips. Caroline M.: So, it says that it's December 21st multiplied by [crosstalk 00:32:41]. Richard Yovanovich: It tells you exactly how to do that. And I - Chris H.: Is this ... All this information given on the internet? Richard Yovanovich: Yes. [crosstalk 00:32:49] Wayne Arnold: This is Wayne. All the information is available on colliercounty.gov website and it's also available on our website, isn't it Sharon? If you go to our planning tab Sharon: Yes, we have a link to the county website. Wayne Arnold: [crosstalk 00:33:001. There's a link to the county's website on our GradyMinor.com website under planning. Hal Jones: You know, in the, within the past two years - Wayne Arnold: Could you say your name please for the record? Hal Jones: They -they took a lane - Sharon: You're going to have to say your name. Wayne Arnold: Could you please say your name for the record? Hal Jones: Hal Jones, from Pine Ridge, uh, in the last two years they took a lane from the westbound side on Pine Ridge Road at the intersection of 41. They took one of those lanes from the eastbound side, took it away and added it to the westbound side. Hal Jones: There's nothing more you can do that intersection unless you wanna to get the drugstore to leveled and widen the turn or something. That's -that's at its maximum capacity right now. You bring more traffic down here and you'll never get through that intersection. Right now, in rush hour it's backed up. Page 18 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Wayne Arnold: If I might, this is Wayne again, as Mr. Cant and others have stated, if we did nothing today, Barron Collier could lease out all of the existing space and continue to build more commercial square footage. They're approved and vested for that amount of square footage. They're willing to give up the commercial to trade it for the residential and it's traffic neutral. It generates no more trips. Hal Jones: What we're saying is this. There's enough traffic on these two roads now with little or no use of that land. And you want to add 275 units, or 375 units in there. You're going to add that to what's already an unbearable problem. Richard Yovanovich: for the record, Rich Yovanovich. The date of the traffic study is December 5th, 2017. Caroline M.: Thank you very much. Chris H.: Chris Hall speaking for the record. Your statement was hyper -speculation. I was on Loop Lenk Ness, LoopNet, LoopNet people go look in a commercial site. There's such a glut of space, not -not like industrial space, a glut of commercial space as our company's looking for some large space, and with that space is not, I repeat, not leaseable. There is, not leaseable. It's been there for quite awhile. If you go on LoopNet tonight, look up lease space and, uh, Naples, you'll see about one point three or whatever the number is, one point two million square feet of available Class B and A space and retail space available for lease. Wayne Arnold: Who hasn't had a chance to ask a question? Yes ma'am? Lindsay M.: I just have a question, um - Wayne Arnold: Can you make sure you speak up a little? Lindsay M.: Oh, sorry. Lindsay Murphy, um, Autumn Woods. Uh, going to the, you know there is a glut of [inaudible 00:35:29] apartments because it has retail and nobody wants it, right? So my -my concern is a couple things. The traffic, did the study propose any improvements? Or, I know it's neutral, but was there any improvements proposed with the traffic study? Like any turn lane, anything? Richard Yovanovich: I don't believe so. Wayne Arnold: No. Lindsay M.: Okay. Richard Yovanovich: The analysis was done with the existing improvements - Lindsay M.: Okay. Page 19 of 41 PL2016OOO2360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL201600023O6, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Richard Yovanovich: In [inaudible 00:35:54]. Lindsay M.: Okay. The school, uh, capacity. I know you said that the, you know, that the school district can handle the additional students from 375. Do we know if it will impact any of the districts, the actual district lines? I mean, I've seen plenty of times where it puts us over the edge and the line changes. Do we know? Does the county know? Does the staff know? If that will change the school lines? Wayne Arnold: Are you saying, causing, meaning like causing re -districting because of this? I'm not aware of that. Lindsay M.: Yeah, for the school district. Wayne Arnold: I'm not aware of that. Richard Yovanovich: I don't know the ans- Lindsay M.: Is that, is that something that's usually in the school report? Richard Yovanovich: No, it's not. Because the school, the, what the school - Lindsay M.: Okay. Richard Yovanovich: For the record, Richard Yovanovich. Um, sorry about that, with the tape you have to [inaudible 00:36:301, uh, the school district periodically studies - Lindsay M.: Right. Richard Yovanovich: Where they -where they do that. So I don't think it's part of their analysis when a new project comes in. Do they look at how it could impact the re -districting? Lindsay M.: But they look at per school. They don't just look at, "Okay, the overall district can accommodate X amount of children. There's space." Do they say - Richard Yovanovich: They look at the schools - Lindsay M.: They do the individual school. Richard Yovanovich: Within their vicinity and then I think it's like an adjacent school for lack of a better example, just think about Sea Gate Elementary and what's the nearest elementary school to Seagate-Seagrate-Sea Gate become too crowded. Lindsay M.: Okay. Richard Yovanovich: Same for Pine Ridge Middle and, um - Caroline M.: But Sea Gate already has 25 children in one class. Page 20 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Richard Yovanovich: The school district decides what's the appropriate school size. We don't decide that. The school district decides that and -and I think that the school - Speaker 6: Maybe, maybe somebody else should come in and - Wayne Arnold: Excuse me, one at a time please. Lindsay M.: You still can meet us as staff if you can check with the school district to see if they have any of that kind of information by school to make sure how many students they're expecting to go to Sea Gate, Pine Ridge and Barron Collier. Lindsay M.: Um, the other thing is, my overall kind of concern is you have the comp plan amendment, you have the rezoning, that's a, you know, a basic pod plan. The design of the project, I know you don't have all the fin- you've done this a million times, you have a lot of apartment complexes. Um, the height, you said four stories over parking. Wayne Arnold: That's our maximum height. Lindsay M.: Okay, so how many stories of parking? Wayne Arnold: Seems, one. Lindsay M.: So, a five story building. Wayne Arnold: Four stories over one level of parking. Lindsay M.: Okay. Um - Richard Yovanovich: But, there's also a maximum height that goes along with that. That's zoned by, it's 55 feet so that includes the parking. Lindsay M.: Okay. What was the maximum height when it was just the, uh, straight commercial PUD? Wayne Arnold: It's got two different heights actually for the, it's got retail and office building heights. Wayne Arnold: [inaudible 00:38:48] Richard Yovanovich: Uh, retail height was 40 feet, office height is 50. Lindsay M.: Okay. And the residential maximum would be what? Wayne Arnold: 55. Richard Yovanovich: 55. Page 21 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Lindsay M.: Okay. Um, the buffers in the open space give the conversion from commercial to residential. What kind of, if you do the pod that's adjacent to Goodlette what kind of buffer will be seen and how deep and, or are there apartment buildings right up against the street? Wayne Arnold: Well, there can be. There's a four [power 00:39:18] light easement that runs parallel to the road, which - Lindsay M.: But you can't plant in those, so that's - Wayne Arnold: Which we can plant low level vegetation. We just can't plant trees that are exceeding 14 feet in height. Lindsay M.: Okay. So - Wayne Arnold: There's still a buffer requirement - Lindsay M.: But is that, how deep is that buffer? Wayne Arnold: It's a 20 foot landscape buffer requirement that's required along Goodlette- Frank Road. Lindsay M.: Whether it's residential or commercial? Wayne Arnold: Correct. Lindsay M.: Okay. Um, in the open space, is that compatible with the residential community? Wayne Arnold: What's that question? I'm sorry. Lindsay M.: What's the open space provided and what's required? Wayne Arnold: The open space required for commercial development is 30 percent, and for mixed use is 30 percent, and - Lindsay M.: It's the same? Richard Yovanovich: Seriously. Wayne Arnold: They stay the same. And the preservation areas are shown on the plan in a couple places and those are already recorded easements that have - Lindsay M.: Does the preservation area stay the same? Wayne Arnold: Yes. Yes. Page 22 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Lindsay M.: Required? Wayne Arnold: Yes. Lindsay M.: So there should be no extra green space in a residential community? Wayne Arnold: Well that's considered a mixed use planned development, and the standards for mixed use and commercial are very similar. Lindsay M.: But essentially, when you're only putting residential in two of the pods and commercial on the north and the southwest corner, you have essentially, you know, a residential community and comm -or whatever, office, commercial. Um, I would like to know, if you, I know you can do the calculation what the net density is on the two pods that you're going to put the 375 on. Richard Yovanovich: (inaudible 00:40:46] 1 don't really understand what [inaudible 00:40:43] Wayne Arnold: A lot of that depends. Because the, uh, it would depend on how much of the shopping center would get demolished that's there today. Lindsay M.: Assume you do the 375 and you keep whatever the balance is of your strip, that, you know the 200. Wayne Arnold: Mm-hmm (affirmative) Lindsay M.: If you take that, delineate the less, that acreage, put 375 units on it, what's the net density per acre? Wayne Arnold: See if we can come up with a figure, I don't have that number right now, but - Lindsay M.: Okay. I'd be curious to see - Wayne Arnold: I see Dave is going for his calculator, so ... Lindsay M.: What that is compared to other residential districts in the area. Wayne Arnold: Okay. And we won't have a comparison for you, I'm sure to tell you what those are tonight. Yes, ma'am? Shelly P.: Hi. Shelly [Pear 00:41:20] from Pine Ridge. Um, okay, so regarding this traffic study that was done in December, based on the current conditions in December, and for high season, right? Richard Yovanovich: Yes. Shelly P.: Okay. And you've already said that a lot of the commercial space in the existing development is vacant. And you're going to give up some of that commercial Page 23 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM space and you're going to add residential there. So how can it be traffic m -m - moot when you're going to add space that will be rented and take away space that isn't rented? Richard Yovanovich: What -what -what, and this is, and I get your -your thought process. Your thought process is there's clearly going to be more traffic coming from this area than is that's being generated today because there's vacant space. We get that. Richard Yovanovich: But you can't assume that this shopping center area is never going to be developed. That's an assumption you cannot make. It's already approved for 275 thousand square feet. So you have to assume that we are going to eventually lease up the entirety of the shopping center which is 275 thousand square feet. And there's a traffic calculation based upon peak hour trips of a shopping center and that's going to yield X peak hour trips. So what we're saying is, assume we going out there and we actively market and we eventually lease up the entirety of this project. We're going to get at this. Richard Yovanovich: We're saying to you, we're going to reduce the office and retail a corresponding amount to the residential we're going to put in, so X stays the same. There's no question there's going to be more traffic than is generated today, it has to be. We have vacant land. Richard Yovanovich: Forget about the space that hasn't been rented, but that's not the analysis. The county analysis is if the 275 thousand has actually been built and been leased, and it eventually will. Maybe not tomorrow, maybe not next year but eventually that center will be built and leased up. Richard Yovanovich: So the choice it comes down to: traffic's the same, do you want to have commercial there or do you want to have an upscale apartment complex there? That's what we're proposing because we think there's definitely a need for apartments. Richard Yovanovich: Now whoever hasn't gotten a chance, please you get to go first in the proper order. Meryl: My name is Meryl [Poughkspie 00:44:05], 1 live in Autumn Woods. Um, you said there was a 30% open space requirement, so in this complex, 30% of the space is going to be open? Is that correct? Wayne Arnold: It's applied across the entirety of the 31 acre PUD. David G.: The application says - Wayne Arnold: That's not how[crosstalk 00:44:22]. Page 24 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Pat N.: Pat- Pat Newman from Monterey. I think it would be helpful to tell everybody how much space right now is built out commercially so people understand what you were saying. Richard Yovanovich: How many square feet are actually built today? Pat N.: Exactly, right. Half of the 275. Richard Yovanovich: What's that? Pat N.: I think it's half. Richard Yovanovich: Yeah. I couldn't remember what the engineer - Pat N.: Okay. I think it's like a hundred - Richard Yovanovich: We'll, we'll count up ro- we'll answer that question, he's doing that, we'll go on to this gentleman over here. Speaker 7: Well, I've got several questions. First of all, I'm not sure December 5th is a peak season because a lot of people go up north for, uh, Thanksgiving and don't come back later, or leave for Christmas and really January, February, March are really more peak season than December. Uh, it's not really peak, it's -it's semi -peak. So, I would -would beg to differ with that, number one. Speaker 7: Number two, uh, there's a fire station right in the area and anybody that drives around there, especially in season, knows what traffic there is at Pine Ridge and Goodlette-Frank and, uh, the fire station's very close to them and right next to this. Speaker 7: I can't imagine that, uh, that cannot impede, that will not impede, uh, traffic, uh at times especially in season and minutes count in emergencies. Also, uh, I think it defies logic to pretend that there's not going to be a whole lot more traffic there than there is now. Studies notwithstanding and granted, you say that what we have now is not what's allowed under the existing'pud'. Speaker 7: But what happens when you get more traffic is people find ways to cut corners through non -gated communities. I live in Pine Ridge Estates, a non -gated community, and we already have some of that going on now especially in Lynch Drive which is kind of a mini -speedway at times. And, uh, that would just increase. A lot of people in Pine Ridge Estates have, uh, kids and, uh, there's no sidewalks except for the far northern part of Pine Ridge Estates and kids are around and that -that [inaudible 00:46:08] another safety hazard. Speaker 7: So you've got a fire station that's, uh, very close to the intersection. And a highly packed area, and, you know how long it takes, the fire station has priority but you know when you've got a whole bunch of traffic it doesn't make any Page 25 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM difference. And uh, I see no negati- I see no positives in this for anybody in this room except for the developer. I mean, I see nothing but negatives for anybody else. And I think, I would daresay, most people would much rather have the full built up 275 thousand square feet of commercial space rather than 375 units. You call it upscale, I'm not sure what, uh, 700 square foot, uh, rental is upscale. There's nothing there about that that sounds upscale to me. Speaker 7: Naples definition, maybe it's just you. But, I don't ... There's nothing positive for this community. Richard Yovanovich: Couple things. Remember I told you the date that they write the report doesn't mean the date they actually did the traffic counts. The date the traffic count information in the report is peak season, peak hour trip analysis. The date of the report, which I said early on, is immaterial. So when you read the report, you will see they used the peak hour trip counts that the county has so - Speaker 7: And what was the peak then that they used? They should have - Richard Yovanovich: I have to go back and look at the report. I'm just telling you that when you go read the report it'll say, and Sue and Tim will tell you from the county, that's how it's done. So that analysis is done correctly. Speaker 7: And what - Richard Yovanovich: And I understand your [crosstalk 00:47:39] wasn't a question, it was a statement, that you think you would prefer the shopping center when it's fully occupied. And maybe you will and maybe you won't, but there's a lot of shopping centers out there that are 275 thousand square feet generating a whole lot of, generating a whole lot of traffic and there may be others who don't agree with you, that they'd rather have the traffic generated from the shopping center when it's the same traffic numbers. Speaker 8: And what about the [crosstalk 00:48:04] five story shopping center? Wayne Arnold: Excuse me sirl Can you please hold your comments? Richard Yovanovich: I just said it's a matter of opinion. You're allowed to have one. Speaker 8: In my backyard, I'm looking at five stories of buildings - Wayne Arnold: Excuse me! Please! One at a time, and please state your name and wait until you're called upon please. Speaker 7: What about the increased traffic through Pine Ridge Estates? Which is not a gated community which results from that? Page 26 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Richard Yovanovich: Well, then that could happen today when the shopping center gets increased. There are people coming through, I don't know how long you've been living in Pine Ridge but I remember when people were actually expanding Goodlette- Frank Road. The amount of people that were trying to avoid the intersection when they were doing all that work, coming through Center and going through the community to avoid that intersection then founded good lettefra nk.gov, the amount of cut through traffic reduced. Richard Yovanovich: You're gonna have cut through traffic in your community, regardless whether it's a shopping center or whether it's residential, people are going to cut through our community and hopefully people will pay attention to where the stop signs are because frankly a lot of people who live in our community don't pay attention to the stop signs on Ridge and just blow right through them. So we're going to have cut through traffic. Lucero M.: [Lucero 00:49:13] Martino. You mentioned, uh, people going out of Pine Ridge Estates onto Center, at Goodlette-Frank at Center, and if they want to go northbound they have to first go southbound, make a U-turn by the church area which is almost impossible in season as it is. Uh, and that'll just be totally imposs- I mean, you know, there'll be more accidents, or, that's bound to happen. I mean, that doesn't -that doesn't require statistics, that just requires common sense. Wayne Arnold: The gentleman in the back row hasn't had a chance to ask a question. Yes, sir? Tony D.: Hi. My name's Tony [Devorsey 00:49:41],l live in Pine Ridge. Um, you know, I hear a lot about the traffic, I'm not going to go there. Tony D.: What I'm concerned with is I have kids that go to Pine Ridge Middle School. And you have 375 rental units there with anybody with first, last and security can get in there. Tony D.: And I'm concerned because my daughter is 12 and her girlfriends walk to Starbucks after school sometimes. And now, they're going to be walking through a residential apartment complex that you guys say is upscale. What's upscale? I mean we live in, most of us live in multi-million dollar homes. In Pine Ridge, we moved there, I just built a house there to be in a nice neighborhood in a nice community and now we're going to have 375 rentals across the street. Right in front of the school, [inaudible 00:50:261 two schools. It's just, you know, I'm concerned with, concerned with safety for my kids ... Richard Yovanovich: I don't know if you know what the market rate is in Collier County for one bedroom apartments right now. Tony D.: 13, 14, 15 hundred bucks? Page 27 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Richard Yovanovich: I don't think that, that's going to be a lower class type of individual that's going to live in a one bedroom apartment and that's paying 13 hundred dollars a month to live there. Speaker 9: Watching your daughter go to school every day. Richard Yovanovich: Yes, ma'am Cindy P.: Cindy Pesani, um - Tony D.: Weirdos might have money. Richard Yovanovich: Well, I'm sure there's probably some weirdos living in our community. (laughs) Tony D.: You're probably right. But - Cindy P.: Um, I live in Northgate Village, and we have, and I work for a CPA firm. We've got some of our young staff that are living in 13 hundred dollar apartments. And they're not getting paid that much. That's high, that's, you know, that is as cheap as they can find for a one bedroom. Richard Yovanovich: I'm assuming your, they're professional staff. Cindy P.: Yeah. Yeah, exactly. Um, you previously had mentioned that you had some other options for this property but it, kind of getting the feeling that you, that that's, your all set to go with this. Wayne Arnold: Well, it's clearly an option of development. David's had people looking at retail space in the last several months. So it's not as if we're ready to and expecting to break ground on this, but it is a realistic expectation because there's a strong interest in apartment rental communities right now and this makes a lot of sense business wise for them. But retail also may make business sense for them. David G.: Yeah. For the record, David Genson. I'll just that, you know, we only brought this in as an option and we're continuing to look at commercial opportunities on these properties as well. One of the things that was mis-stated about our -our vacant spaces is that we can't lease it. Well we can't because SweetBay still leases it and they pay us their lease. And our lease, their lease with it precludes us from going out and trying to market it for them. So the fact that it's sitting there vacant is not necessarily any cause of cost, it's called SweetBay. But they're still paying us. They've been paying us for -for seven, eight years is that's been vacant. So I just wanted to correct that. David G.: But we also had other people. Like we had a car dealership look at it. We had an ALF look at it. Cindy P.: What's that? Page 28 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM David G.: You know, there are several options. Assisted living, sorry. Cindy P.: Okay. David G.: There are several options that are out there. We're not, I'm telling you right now, today, that I can't say with any degree of certainty that it is going to be residential. Because [inaudible 00:53:19] could come walk in the door tomorrow and say we want to take the SweetBay space. Great, here you go, let's go. Cindy P.: That sounds ... David G.: You know, the fact was, give us some flexibility, uh, with this, with this property, and that's it. We don't have any deals that are inked, if you will. Wayne Arnold: Who hasn't had a chance yet? Greg D.: Hi. Uh, Greg [Delasente 00:53:48], NT with Northgate Village. Uh, David, just a quick follow up on that. Do -do you know off the top of your head how many more years on your lease that you have over there at SweetBay? David G.: Fifte-, no, nine years, I'm sorry. Nine years. Greg D.: Nine years remaining? David G.: Yeah. Greg D.: Okay. Sue: Wow... Speaker 10: Why would they do that, just a question? Wayne Arnold: The question is why would SweetBay continue to do that? Speaker 10: Yeah, I just, you know, I'm trying to figure out why they would lock that up. Wayne Arnold: Well, one they don't have a choice. Under their lease agreement it was for a certain period of time. David G.: There's a significant, you know, if they cancel the lease, there's some significant penalties to do that. James M.: James Mayer. And back to the traffic study, which I ... that's my biggest concern is, well actually my biggest concern is the quality of life that we have in this area now and getting more congestion makes you wonder how that's going to happen. But, if, let's take SweetBay, was that put into the traffic study that if Page 29 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM SweetBay were up and operating, what would they generate. If it was a Publix, or whatever, what kind of ... Was that added into the traffic study? Wayne Arnold: This is Wayne by the way. The county transportation study analyzed that there was going to be 275 thousand square feet of commercial uses and made an assumption for how much would be office and how much would be commercial shopping center. The Institute for Traffic Engineers has land use codes for almost every use you can imagine. One is a shopping center. And then there's medical office, general office, etc. And then they take those and look at the square footages and that converts to a number of trips per peak hour. And that's what gets put into the model. James M.: And -and that's a formula, that's a formula that they work by. But if you live here and you experience these intersections and the traffic that's on the road, that formula is -is not applicable to the existing space and our quality of life. Wayne Arnold: Well, I guess 1-1 liken that sir, to, you know, the people who, you don't build the church parking lot for Easter Sunday. Because, you know, the ITE standards are based on averages around the country. They collect data. And for the longest time, like a racetrack gas station was the anomaly. The latest round of the ITE standards finally have included those large volume gas pump stores as part of their analysis. Because before, you were using a code that was based on, you know, some of the old mom and pop things. James M.: Right. Wayne Arnold: So, I mean, there are, these standards evolve and they look at them every year or two and upgrade those standards. James M.: So, so we assume that you are able to satisfy the county's requirements for the traffic patterns with your traffic studies, which makes it probably a done deal. I don't know if the county can say no to any development anymore today when you look around. And looking at the count- what the county can do to provide for the infrastructure that we have. James M.: 1-1 just don't, I don't understand. Irma was the perfect example. I mean, our pumping sewage into the canals for weeks because we didn't have generators at our, you know, at our back up stations. It's -it's just, at what point do we not say, or at what point can the county say, "No." Wayne Arnold: Well the county has level of service standards for many, many things they consider Class A facilities. And that includes everything from water and sewer and roads, parks and recreation facilities, sheriff, police, fire. So, you know, they look at those every year. It's called - James M.: And there's no better group out there than Collier. I mean they have been, they have been good people in a number of areas throughout [inaudible 00:57:161. Page 30 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM But it just seems that the edge of the county where it wraps around the city, where the city has a referendum that was passed that's being ignored now for heights of buildings- which is not anywhere near 55 feet- but it seems like right on the edge of the city here from Goodlette down south, that -that whole complex that's in there, I think that's a Collier project too, is it not? Richard Yovanovich: Which? James M.: The, um, right at the end of Goodlette before, where 41 makes the turn. What is that? 10th Street right in there? Wayne Arnold: No. That's not - David G.: That's not our project. Richard Yovanovich: That's not -the condo project that's going up right there? David G.: That's [Rocco 00:57:50] Richard Yovanovich: That's [Ronto 00:57:50] who's doing that. Wayne Arnold: Naples [inaudible 00:57:53] Richard Yovanovich: Yeah, that's Ronto. James M.: Well, I guess that's the point of view. Naples was when, Shelly grew up here in 1963, and it was a sleepy little village. We're losing the whole idea of what is Naples. And the City of Naples and the county, which is all of Naples, is the quality of life. It just keeps growing. Are we going to be satisfied when we're Fort Lauderdale all the way up, you know Hollywood up to Palm Beach where it's just, we don't even have 95 here. 75 is -is it. And 41 and Goodlette are being used as main intersections that are being traveled at 65 to 75 miles an hour regularly. So, I mean, whatever you do, I hope you can take into consideration the overall impact of what's going on. Wayne Arnold: Ma'am. Shelly Z.: Okay. Shelly Zimmerman, uh, Autumn Woods. About the traffic study again. Maybe it's too lenient from the county. Is the proposed traffic study for Livingston and Pine Ridge with, have they passed that, do you know, to put - Sue Faulkner: I'm not aware of it. I don't work in Transportation [inaudible 00:59:091. 1 work in the field - Shelly Z.: Anybody know? Page 31 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Shelly Z.: For Pine Ridge and Livingston, they were talking over by the vineyards. About putting one of the overpass bridges to relieve some of the traffic that's on Pine Ridge. Ah, maybe it was at that meeting six months ago. And they had proposed that they are trying to do that at the Pine Ridge -Livingston and also at the Immokalee-Livingston where they're putting, because there's so much traffic coming down Pine Ridge they're trying to divert it other areas. Sue Faulkner: If you'd like, I can give you the name of the manager for Transportation Planning for the county. Um, that would be the department to contact about plans for other areas. Shelly Z.: So, as I - Richard Yovanovich: That's Trimothy, right? Sue Faulkner: Yeah. Trimothy. Trimothy Scott. Richard Yovanovich: Trimothy Scott. Shelly Z.: Trimothy Scott? Okay. Sue Faulkner: Uh-huh. She's the manager of Transportation Planning. Shelly Z.: Yeah, 'cause there's a whole - Richard Yovanovich: Do you want her phone number? Shelly Z.: Huh? Richard Yovanovich: Do yo want her phone number? Shelly Z.: Yeah. Grab my phone and put it right in. Richard Yovanovich: It's, let me know when you're ready. This is Rich, by the way. Shelly Z.: Phone number please. Richard Yovanovich: It's 239-252-5832. So if you've got transportation lady questions, and if you want to verify anything we've said about how they do transportation studies, she's the woman in charge of that department. Wayne Arnold: Yes, ma'am. Speaker 11: 1 came tonight expecting to see, um, diagrams of where the buildings would be placed and what the buildings would look like. So are you saying you're not to that point yet, or did you not bring that, and - Page 32 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Wayne Arnold: We're not to that point yet, ma'am. The, David's group, they've been talking to different multi -family apartment rental folks, but I've not seen a plan. I've not seen any architecturals related to the project. Speaker 11: Are you going to have another meeting then at that point? Because this seems a little premature then even if you're not to that point? David G.: No, uh, you know the pur-purpose of zoning entitlement is to just, is to set up the guidelines by which all development has to, that occurs within there, has to abide by. So you get into things like setbacks, you get into things about height. Um, you get into allowable square footages and stuff like that. Then you go into the, say the development plan process whereby the county, Collier County's Land Development Code then, you know, kind of dictates a lot of different things. Architectural, landscape, all this other - Speaker 11: Right. David G.: Kind of stuff. So it's not something that we ever get into the detail, uh, at the PUD or zoning process, so ... So it's not something that ... We've done sight line studies to show kind of how it looks from Northgate. Uh, and, uh, with them being set back and stuff like that. But, other than that, no, we don't have any detail. Again, we don't have any plans right now. As far as moving forward, so how would we have any detail? Speaker 11: But the county has approved this? That's what you're saying. Wayne Arnold: No Sue Faulkner: No. Richard Yovanovich: We're going through the process. Wayne Arnold: We're going through the process. Speaker 11: Oh, okay. Well, that's what I thought it was and then, then I was thinking it wasn't that. Okay. Thank you. Wayne Arnold: Yes ma'am. Meryl 0.: Meryl [Ozey 01:02:46]. Are you posing, are you thinking that you'll have different sized apartment buildings, uh, apartments, like two bedroom and one - David G.: Yes, it'll be a mixed. David Genson. It'll be a mix of one, two and three. Primarily, mostly two bedroom units is what you see in a mix. Meryl O.: And the average square footage? Page 33 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Wayne Arnold: Well, our minimum in the PUD proposal is 700 square feet. Meryl O.: Okay. Wayne Arnold: It's a pretty common number for apartment complexes in the county. It's the minimum number. Yes, ma'am. We haven't heard from you yet. Slava S.: My name is Slava [Struvenyuk 01:03:23] and I live in Pine Ridge Estates. Um, several comments. One is, uh, the gentleman's comment that, uh, we are going to get traffic coming through, cutting across Pine Ridge Estates. I, uh, I think that with all the money that will be generated for the builder for this project and for the county, something should be done to prevent that. Uh, there should ... Signs should be posted or something else, whatever is available to the county. Slava S.: I think we should be meeting with county officials in, um, in discussing all our concerns not just the builders but also with the county. Uh, signs should be posted in the various exit points. Uh, for example, maybe out of the church complex or other complexes, uh, right turns must yield to U-turns. That's the law here. Very few people know because people come here seasonally and they don't know it. And that's someth- and that's a problem for us. Richard Yovanovich: Stop means stop. Nobody stops. Slava S.: Right. Right turns must yield to U-turns. U-turn has the right of way. And so a lot of people don't know that and that -that can cause accidents. And so, uh, I don't know how to approach this, but I think maybe we should be meeting with county officials with our concerns also. Slava S.: And something, with all the money being generated, I don't think we should accept things like, "Well you're going to get traffic coming through anyway." I don't think we should. Why don't we stand up and say, "No. Do something about it. Do something to prevent traffic coming across private residential areas." Sue Faulkner: That's why you should go to the June and July meetings. Slava S.: Yes. Where are they going to be? Slava S.: Can somebody give me information? That's where I'm lost. Richard Yovanovich: You -you -you do. Rich Yovanovich for the record. You do understand that the streets in Pine Ridge are public streets? Slava S.: Yes. Richard Yovanovich: They're paid for by the county. They're maintained by the county. Page 34 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Slava S.: But not at - Richard Yovanovich: There's no way, there's no you're going to be able to prevent somebody that lives in another community from driving through and using Center Street if they want to, to cut around that intersection. Just not going to happen. We just have to put up with that now, and remember they've changed some things. You can't use Center all the way across anymore, they've cut off Orange Blossom, so they've taken some pretty significant steps to cut down that cut through traffic, but we're gonna continue to have that. They're public roads. Wayne Arnold: Caroline. Caroline M.: Yay. Just a -a couple of points. First of all, I think we can all agree that traffic pattern for residential is different to a traffic pattern for commercial. Correct? Richard Yovanovich: I don't think so. David G.: Why? Wayne Arnold: I don't know that we can all agree to that. Caroline M.: Because people come home late from work, they go off early to work, before the shops are open. I mean, is that not obv- David G.: A car is a car. Caroline M.: No, no. I know a car is a car. But the pattern is going to be different, I think that's part of the thing that's going to be an impact. However, I have a few other questions that I, because we certainly covered the traffic one way or another. Caroline M.: Um, on the height, at the previous neighborhood information meeting you had said you were going to ask for a variance on the height so that you could put five stories up because you had to take it up to 60 feet or something. Caroline M.: Don't look at me askance because I distinctly remember it. Wayne Arnold: That's not a variance. We set our own development standard on a PUD, it's not a deviation or a variance. Caroline M.: So what is the height restriction, because I believe that I understood that it was going to be a special request for the height? Wayne Arnold: We added in our conference plan amendment language that the buildings can be a maximum of four stories over parking. Caroline M.: So what is the county standard? What is the previously agreed height at that location. Page 35 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Wayne Arnold: Rich already read those. Caroline M.: So then that's what I didn't understand. Wayne Arnold: [crosstalk 01:07:37] ... it's - Caroline M.: No, no. I wrote it down. I wrote it down. So right now, the previously agreed height at that location is 40 foot for retail and 50 foot for office, correct? Wayne Arnold: With architectural embellishments, going up to 60 feet. Caroline M.: With, okay, I don't think you mentioned that part or I would have written it down. But, anyway - Wayne Arnold: It's in the PUD. Caroline M.: So you didn't mention it previously, you mentioned it last time. Okay. So my question is, how do we in Pine Ridge, um, arrange the same sight line survey across Goodlette-Frank Road that presumably Northgate arranged for you to do across Pine Ridge Road? Caroline M.: Because there are definitely, as Chris, who has now had to leave, as Chris mentioned, there are houses down Goodlette-Frank Road that back on to it there, two stories high. They are going to see these buildings. So is it possible for us to get the same sight line survey? I would imagine the answer is yes. How do we go about doing that? Richard Yovanovich: Well the answer is, do we have - David G.: What? Richard Yovanovich: They want a sight line analysis along - Wayne Arnold: Sure. Let's do it. That's easy to do. Caroline M.: Because presumably you did it across Pine Ridge Road. But you didn't do it across Goodlette because we didn't ask for it. I didn't think that we - Richard Yovanovich: Correct. Nobody asked for it. We're happy to do it. Caroline M.: Right, well. Wayne Arnold: Just accept that you did [crosstalk 01:08:45] - Caroline M.: Do we have to write something down to say that we would like it? Or.. Page 36 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Wayne Arnold: One at a time please. Well it's being recorded. We have to turn this neighborhood recording into the county within two days and I'm sure that, uh both Sue and Tim are taking notes, so - Caroline M.: That would be very helpful. James P.: What's the ... James [Payor 01:09:06], Pine Ridge. What's the status of the PUD? Are you just beginning this? Is this part of the what you - Wayne Arnold: This is - James P.: Take to the county, or is the county, does the county sign go off on any of your assumptions and plans? David G.: The county ... This is David Genson. The county hearing that we had previously wasn't agreeing to transmit our, uh, Growth Management Plan Amendment to the state for their review, which Wayne said has come back with no conflicts. David G.: Now, in the parallel process we've been running with, we've been taking the PUD. And it is now going both the Growth Management Plan Amendment and the PUD Amendment are being heard at the July meeting, uh, I'm sorry, June meeting for the Planning Commission and then the July 10th meeting at the Board of County Commissioners. So there's nothing that's been approved yet other than approving that to transmit it to the state, it's already come back, so Wayne Arnold: So the Planning Commission will make a recommendation at its hearing date to the Board of County Commissioners. And the Board of County Commissioners, presumably on lune 10th will take a vote. And it'll be four out of five votes on the County Commission to pass it and adopt the changes we're proposing. Sharon: Lindsay M.? Speaker 12: You had different dates before. Can you reiterate what the two days that, before someone said, well June 21st and July 11th. Can we get the exact dates and some proximate guess-timates. Wayne Arnold: It is June 21st for the Planning Commission and June 10th - Sharon: July. David G.: July. Richard Yovanovich: July. Parker: July. Page 37 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Wayne Arnold: Sorry, July 10th for the County Commission. Speaker 13: And where will that be held? Wayne Arnold: They're held at the County Commission Chambers for the County Commission meeting. And I believe the Planning Commission meeting is going to be held at the Horseshoe Drive Complex at 2800 North Horseshoe Drive. Lindsay M.: Is the staff [inaudible 01:10:50]? Speaker 13: That's the 21st, the 21st. Wayne Arnold: That's the correct. The 21st meeting will be held at the Horseshoe Drive Complex. Speaker 14: What time? Wayne Arnold: Um, all those meetings begin at nine AM. Speaker 14: Board meeting will be at the main complex on [Airport 01:11:02]? Wayne Arnold: That's correct. Yes. Speaker 48: Uh, this, the issue's besides the traffic, of course is a big one, but last year when we had the hurricane, we had a lot of the, uh, facilities that were, uh, taxed to their limit. The sewers went down because they didn't have generators on the pumper stations. The traffic was unbearable. A lot of people lost electricity, and so you had long lines at the gas stations to get gas for generators. I mean, all these different things that were going wrong, traffic lights were not operating. Speaker 48: And now, you know, and it's not just this particular project but all these projects, little by little by little adding in more people to an already overtaxed system. You know, the people can't get access to the beach, [inaudible 01:11:52] is everything. At what point do you just end it. Where's the sewage going to go to that's coming out of there? We're at the, we're at the limits of the water supply. Speaker 48: I mean, all these different things, you keep adding in all of these different projects and all, at some point we gotta take care of what's already here and the systems that we already have and them bring them up to -to the capacity that's needed. Caroline M.: Caroline Matino from Pine Ridge. Water is a concern for us, don't get that wrong. Because it, most of Pine Ridge is still on, and 400 houses are still on well water. And -and that's not going to change anytime soon, so we are concerned about the wells that we build. Page 38 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Richard Yovanovich: We -we draw water from [inaudible 01:12:361 County when they get central utility and they go through a totally different aquifer - David G.: Right. Richard Yovanovich: From the water system we draw from in Pine Ridge. It's going to have no impact on the water. Wayne Arnold: It looks like the crowd's diminishing. Ma'am, you haven't asked a question. Tam S.: Yeah, my name is Tam Schneider and I have two homes. One in Northgate and one in Country Club in Naples. And I'm not familiar with the building codes, but is the building codes different in The Moorings Park, you know the The Moorings, the retirement center that it is on this property we're talking about? Wayne Arnold: Mm. There may be somewhat different, but everybody lives under the Florida Building Code ultimately, and ... Tam S.: Well, 1-1-1 was not, I mean I understand you go into a property, you have a right to do with it as you please. But, the traffic ... everybody, we've covered that, however my piece of property in Country Club in Naples backs up to the new tall building in The Moorings. And anybody, it's five or six stories, I'm not exactly sure, but it's an obnoxious building, it's lit 24 hours a day and I'm concerned that we're going to have the same thing. With this, it literally glows. I mean, it would probably, the light would probably come across the street to Northgate Village and I'm wondering if that was a special, um, assessment or agreement with the county. And is that something different than what would be here? Richard Yovanovich: To the ... For the record, Rich Yovanovich. 1-1 don't ... First of all, Moorings Park is within the city. I don't know if there are different building code requirements for senior housing versus not -senior housing as far as lighting goes. I don't know the answer to that, uh, but, um, so I don't know why that building is, and I don't even know which building it is in Moorings Park. Is it- is it - Tam S.: It's the newest building. Now the other buildings are not, obnoxious as this new one is. And I know that there was a code variation for that building, but, um, it's an eyesore at night. Wayne Arnold: Okay. Any other questions? Areas we haven't touched on? Yes, ma'am. Lindsay M.: One quick question. Um, once you find out what the net developable are for the residential component will be, we kind of get a net density, can you think of a, like they do apartment complexes similar development that we can look at and see okay this is what a five story apartment building of this luxury quality looks like. Wayne Arnold: We can try, but I'll just tell you - Page 39 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL201600023O6, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Lindsay M.: In my mind, I'm thinking the Livingston and Goldengate, the one that's in the southwest corner - Wayne Arnold: Market Run? Lindsay M.: Yeah, is that what we're talking? Wayne Arnold: Well, those buildings, I don't ... they had integrated parking and garages into those buildings. I don't think they're built over a leveled parking per se. Lindsay M.: Okay. Wayne Arnold: Um, David you didn't all directly do that project, at Market Run, but you may know more about it than I do. But, but the county looks at gross densities, they don't look at net. Lindsay M.: I understand that, but - Wayne Arnold: Because if they did that, any high rise in Pelican Bay, you know, 200 units on a two acre piece of property - Lindsay M.: The affective feel of being in that community, I see the open space, there's, to the north there's a preserve area, there's a, it doesn't look like there's going to be a lot integrated throughout because you've already met your preserve areas in those two areas probably. So, the, when I drive by that, is it going to feel like, wall of building, dense, no open space, five stories high? That's what I want to know. Wayne Arnold: Okay. And that's a little different to me that the density question because to me the density is a math equation - Lindsay M.: But I'm asking for a net density, not an overall gross. Wayne Arnold: That I can make, because I can make a six unit breaker project look really horrible or I can make it look really great. Lindsay M.: Right. But I'm saying I'm, what you're going to develop the apartment on is going to be basically separately entities. What's the density? Wayne Arnold: I don't know that we have an answer for you tonight. Richard Yovanovich: I don't, we don't know, I would tell you if I, 1 don't have the exact acreage of those two parcels right now so I'm going to have to go to the net calculation. Lindsay M.: Okay. Richard Yovanovich: I wish, I know your question - Page 40 of 41 PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) - 06-05-2018 NIM Lindsay M.: Yeah,yeah,okay. Richard Yovanovich: I just don't know. I don't know. Wayne Arnold: Anybody else? No. Okay. Then I'm gonna adjourn the meeting. Looking forward to seeing anybody who wants to, at the Planning Commission and the Board. Page 41 of 41 Traffic Impact Analysis Pine Ridge Commons Planned Unit Development Amendment (PUDA) Growth Management Plan Amendment (GMPA) Collier County, FL 07/01/2018 Prepared for: Prepared by: Barron Collier Companies 2600 Golden Gate Parkway Naples, FL 34105 Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 Phone: 239-566-9551 Email: ntrebilcock@trebilcock.biz Collier County Transportation Review Fee – Small Scale Study – No Fee Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 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 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 3 Table of Contents Project Description ......................................................................................................................... 4 Trip Generation ............................................................................................................................... 5 Trip Distribution and Assignment ................................................................................................... 8 Proposed PUDA Built-out Projected Total External Traffic ....................................................................... 8 Concurrency Analysis .............................................................................................................................. 11 Background Traffic ........................................................................................................................ 13 Existing and Future Roadway Network......................................................................................... 14 Project Impacts to Area Roadway Network-Link Analysis ............................................................ 14 Intersection Operational Analysis ................................................................................................. 16 Capacity and Quality/Level of Service (LOS) .................................................................................... 17 Improvement Analysis .................................................................................................................. 19 Mitigation of Impact ..................................................................................................................... 20 Appendices Appendix A: PUD Master Plan ..................................................................................................... 21 Appendix B: Trip Generation Calculations ITE 9th Edition .......................................................... 23 Appendix C: Intersection Raw Turning Movement Counts ......................................................... 54 Appendix D: Intersection Peak Season Traffic ............................................................................. 57 Appendix E: Intersection Analysis – Synchro 9 Printouts ............................................................ 64 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 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 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 Figure 1 – Project Location Map, which follows, and Appendix A: PUD Master Plan. Figure 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 Bank – Out Parcel – 3,600sf, Naples Trust – Out Parcel – 6,000sf, Quarles & Brady office building – 43,993sf, and Premier Executive office building – 39,366sf). Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 5 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 the existing developed commercial uses and 325 residential multi-family dwelling units. In consideration of the proposed residential development option, the project will limit the commercial development to 200,000sf. The project provides the highest and best use scenario with respect to the project’s proposed trip generation. For the purpose of this report, the Institute of Transportation Engineers (ITE) Land Use Code 220 – Apartments, is utilized for the residential portion of this project. 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 70,901sf General Office Building 710 129,099sf Apartments 220 325 dwelling units Note(s): (1) Per approved Pine Ridge Commons PUD TIS, dated August, 1999. (2) Existing built to date conditions and proposed 325 apartments. 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’s site trip generation is based on the 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. Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 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). Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 7 Table 2A Trip Generation (Proposed PUDA Conditions) – Average Weekday Note(s): (1) sf=square feet. (2) du=dwelling units Table 2B Trip Generation (Approved PUD Allowed) – Average Weekday Note(s): (1) sf=square feet. 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 Development 24 Hour Two- Way Volume AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Shopping Center – 70,901sf(1) 5,431 78 48 126 228 248 476 General Office – 129,099sf(1) 1,594 207 28 235 38 185 223 Apartments – 325 du(2) 2,093 33 130 163 127 69 196 Total Traffic 9,118 318 206 524 393 502 895 Total Internal 1,498 17 17 34 66 66 132 Total External 7,620 301 189 490 327 436 763 Total Pass-By 705 17 11 28 50 53 103 Total Net External 6,915 284 178 462 277 383 660 Development 24 Hour Two- Way Volume AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Shopping Center – 125,000sf(1) 7,851 111 68 179 334 362 696 General Office – 150,000sf(1) 1,787 233 32 265 42 204 246 Total Traffic 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 Net External 7,952 313 79 392 276 460 736 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 8 County 2017 Annual Update and Inventory Report (AUIR), the peak hour for adjacent roadway network is PM. In agreement with the Collier County TIS Guidelines, the potential project’s traffic impact is analyzed based on projected PM peak hour net new external 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 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. As requested by staff, additional trip distribution and assignment analysis is provided to better understand the project impacts. In addition, conservatively, the concurrency analysis is evaluated based on trips generated at proposed PUDA build-out conditions versus the estimated under existing built and occupied conditions (background traffic). Trip Distribution and Assignment Proposed PUDA Built-out Projected Total External Traffic The total external traffic generated by the proposed PUDA project is empirically assigned to the adjacent roadways using the knowledge of the area and as coordinated during the methodology meeting with County staff. The site-generated trip distribution is shown in Table 3A, Traffic at Build-out Conditions – Distribution for Peak Hour and is graphically depicted on the next page in Figure 2 – Build-out Conditions – Distribution by Percentage and By PM Peak Hour. Development 24 Hour Two- Way Volume PM Peak Hour Enter Exit Total Proposed PUDA (Net External Traffic) 6,915 277 383 660 Approved PUD (Net External Traffic) 7,952 276 460 736 Proposed New Net External Traffic Net Increase/(Net Decrease) (1,037) 1 (77) (76) Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 9 Table 3A Traffic at Build-out Conditions – Distribution for Peak Hour Roadway Link Collier County Link No. Roadway Link Location Distribution of Project Traffic PM Peak Hour Project Volume* Enter Exit Goodlette - Frank Road 24.2 Orange Blossom to Pine Ridge Rd 30% SB – 83 NB – 115 Goodlette - Frank Road 25.0 Pine Ridge Rd to Golden Gate Pkwy 30% NB – 83 SB – 115 Pine Ridge Road 64.0 US 41 to Goodlette-Frank Rd 20% EB – 56 WB – 77 Pine Ridge Road 65.0 Goodlette-Frank Rd to Shirley Street 20% WB – 55 EB – 76 Note(s): *Peak hour, peak direction traffic volumes are underlined and bold. Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 10 Figure 2 – Build-out Conditions – Distribution by Percentage and By PM Peak Hour Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 11 Concurrency Analysis As requested by staff, for concurrency analysis purposes, the trip generation associated with the PUD built/occupied condition is illustrated in Table 3B. Per our site visit observations, the built and occupied uses are as follows: Retail – 20,000sf and General Office – 104,203sf Table 3B Trip Generation (Built/Occupied PUD) – Average Weekday(1) Note(s): (1) For trip generation calculations refer to Appendix B. (2) sf=square feet. As previously indicated, concurrency analysis is calculated based on net new external traffic at PM peak hour period: trips generated at proposed PUDA build-out conditions versus existing built – occupied conditions generated traffic (background traffic), as depicted in Table 3C which follows. Table 3C Trip Generation (New Net External Traffic at Build-out Conditions) – Average Weekday Development 24 Hour Two- Way Volume AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Shopping Center – 20,000sf(2) 2,386 36 22 58 98 106 204 General Office – 104,203sf(2) 1,355 174 24 198 33 162 195 Total Traffic 3,741 210 46 256 131 268 399 Total Internal 168 2 2 4 5 5 10 Total External 3,573 208 44 252 126 263 389 Total Pass-By 345 9 5 14 24 26 50 Total Net External 3,228 199 39 238 102 237 339 Development PM Peak Hour Enter Exit Total Proposed Build-out Conditions (Net External Traffic) 277 383 660 Existing Built Conditions (Net External Traffic) 102 237 339 New Net External Traffic Net Increase/(Net Decrease) 175 146 321 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 12 The new net external site-generated traffic distribution is shown in Table 3D, Net New Traffic Conditions – Distribution for Peak Hour and is graphically depicted in Figure 3 – Net New Traffic by PM Peak Hour. Table 3D Net New Traffic Conditions – Distribution for Peak Hour Roadway Link Collier County Link No. Roadway Link Location Distribution of Project Traffic PM Peak Hour Project Volume* Enter Exit Goodlette - Frank Road 24.2 Orange Blossom to Pine Ridge Rd 30% SB – 53 NB – 44 Goodlette - Frank Road 25.0 Pine Ridge Rd to Golden Gate Pkwy 30% NB – 52 SB – 44 Pine Ridge Road 64.0 US 41 to Goodlette-Frank Rd 20% EB – 35 WB – 29 Pine Ridge Road 65.0 Goodlette-Frank Rd to Shirley Street 20% WB – 35 EB – 29 Note(s): *Peak hour, peak direction traffic volumes are underlined and bold to be used in Roadway Link Level of Service calculations. Figure 3 – Net New Traffic by PM Peak Hour (at Build Out) Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 13 Background Traffic Average background traffic growth rates were estimated for the segments of the roadway network in the study area using the Collier County Transportation Planning Staff guidance of a minimum 2% growth rate, or the historical growth rate from peak hour peak direction volume (estimated from 2008 through 2017), whichever is greater. Another way to derive the background traffic is to use the 2017 AUIR volume plus the trip bank volume. Table 4, Background Traffic without Project illustrates the application of projected growth rates to generate the projected background (without project) peak hour peak direction traffic volume for the build-out year 2022. Table 4 Background Traffic without Project (2017 - 2022) Roadway Link CC AUIR Link ID # Roadway Link Location 2017 AUIR Pk Hr, Pk Dir Background Traffic Volume (trips/hr) Projected Traffic Annual Growth Rate (%/yr)* Growth Factor 2022 Projected Pk Hr, Peak Dir Background Traffic Volume w/out Project (trips/hr) Growth Factor** Trip Bank 2022 Projected Pk Hr, Peak Dir Background Traffic Volume w/out Project (trips/hr) Trip Bank*** Goodlette - Frank Road 24.2 Orange Blossom to Pine Ridge Rd 1,550 2.0% 1.1041 1,712 0 1,550 Goodlette - Frank Road 25.0 Pine Ridge Rd to Golden Gate Pkwy 1,890 2.0% 1.1041 2,087 0 1,890 Pine Ridge Road 64.0 US 41 to Goodlette- Frank Rd 1,860 2.0% 1.1041 2,054 6 1,866 Pine Ridge Road 65.0 Goodlette- Frank Rd to Shirley Street 1,970 2.0% 1.1041 2,176 1 1,971 Note(s): *Annual Growth Rate - from 2017 AUIR, 2% minimum. **Growth Factor = (1+Annual Growth Rate) 5. 2022 Projected Volume= 2017 AUIR Volume x Growth Factor. ***2022 Projected Volume= 2017 AUIR Volume + Trip Bank. The projected 2022 Peak Hour – Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which is underlined and bold as applicable. Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 14 Existing and Future Roadway Network The existing roadway conditions are extracted from the 2017 Annual Update and Inventory Report (AUIR) and the project roadway conditions are based on the current Collier County 5- Year Work Program. Roadway improvements that are currently under construction or are scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital Improvement program (CIP) are considered to be committed improvements. As no such improvements were identified in the Collier County 2017 AUIR, the evaluated roadways are anticipated to remain as such through project build-out. The existing and future roadway conditions are illustrated in Table 5, Existing and Future Roadway Conditions. Table 5 Existing and Future Roadway Conditions Roadway Link CC AUIR Link ID # Roadway Link Location Exist Roadway Min. Standard LOS Exist Peak Dir, Peak Hr Capacity Volume Future Project Build out Roadway Goodlette - Frank Road 24.2 Orange Blossom to Pine Ridge Road 6D E 2,400 (NB) 6D Goodlette - Frank Road 25.0 Pine Ridge Road to Golden Gate Parkway 6D E 3,000 (NB) 6D Pine Ridge Road 64.0 US 41 to Goodlette-Frank Road 6D E 2,800 (EB) 6D Pine Ridge Road 65.0 Goodlette-Frank Road to Shirley Street 6D E 2,800 (WB) 6D Note(s): 2U = 2-lane undivided roadway; 4D, 6D, 8D =4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of Service Project Impacts to Area Roadway Network-Link Analysis The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the roadway links impacted by the project, which were evaluated to determine the project impacts to the area roadway network in the future year 2022. The Collier County Transportation Planning Services guidelines have determined that a project will be considered to have a significant and adverse impact if both the percentage volume capacity exceeds 2% of the capacity for the link directly accessed by the project and for the link adjacent to the link Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 15 directly accessed by the project; 3% for other subsequent links and if the roadway is projected to operate below the adopted LOS standard. Based on these criteria, this project does not create any significant and adverse impacts to the area roadway network. Table 6, Roadway Link Level of Service illustrates the LOS impacts of the project on the roadway network closest to the project. All analyzed roadway links are projected to operate above the adopted LOS standard with or without the project at 2022 future build-out conditions. As illustrated in Collier County Land Development Code (LDC), Chapter 6.02.02 – M.2., once traffic from a development has been shown to be less than significant on any segment using Collier County TIS criterion, the development’s impact is not required to be analyzed further on any additional segments. Table 6 Roadway Link Level of Service (LOS) – With Project in the Year 2022 Roadway Link CC AUIR Link ID # Roadway Link Location 2017 Peak Dir, Peak Hr Capacity Volume Roadway Link, Peak Dir, Peak Hr (Project Vol Added)* 2022 Peak Dir, Peak Hr Volume w/Project ** % Vol Capacity Impact by Project Min LOS exceeded without Project? Yes/No Min LOS exceeded with Project? Yes/No Goodlette - Frank Road 24.2 Orange Blossom to Pine Ridge Rd 2,400 (NB) NB – 44 1,756 1.83% No No Goodlette - Frank Road 25.0 Pine Ridge Rd to Golden Gate Pkwy 3,000 (NB) NB – 52 2,139 1.73% No No Pine Ridge Road 64.0 US 41 to Goodlette- Frank Rd 2,800 (EB) EB – 35 2,089 1.25% No No Pine Ridge Road 65.0 Goodlette- Frank Rd to Shirley Street 2,800 (WB) WB – 35 2,211 1.25% No No Note(s): *Refer to Table 3D from this report. **2022 Projected Volume= 2022 background (refer to Table 4) + Project Volume added. The analyzed Pine Ridge Road and Goodlette-Frank Road (north of Pine Ridge Road) links are located within the Northwest Transportation Concurrency Management Area (TCMA). The TCMAs designation is provided in Policy 5.6 of the Transportation Element. In agreement with Policy 5.7 of the Transportation Element, the TCMA concurrency is measured on a system-wide basis such that each TCMA shall maintain 85% of its lane miles at Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 16 or above the LOS standards. Based on the information contained in 2017 AUIR, the Northwest TCMA percent lane miles meeting standard is 98.9%. As illustrated in Policy 5.8(d) – Transportation Element, no impact will be de minimus if it exceeds the adopted LOS standard of any affected designated hurricane evacuation routes within a TCMA. Any impact to a hurricane evacuation route within a TCMA shall require a proportionate share congestion mitigation payment provided the remaining LOS requirements of the TCMA are maintained. As illustrated in Table 6, no LOS deficiencies are expected for the analyzed roadway network. Intersection Operational Analysis Accesses to the site are 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. As requested by Collier County Transportation staff, Pine Ridge Road and Goodlette- Frank Road intersection is analyzed for both current peak conditions (year 2018) and future peak traffic projections (year 2022). The existing intersection lane configuration is illustrated in Figure 4. Figure 4 – Pine Ridge Rd and Goodlette-Frank Rd Intersection Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 17 Pine Ridge Road (CR 896) is under Collier County jurisdiction and it is currently a six-lane east- west divided urban arterial roadway and has a posted legal speed limit of 45 mph in the vicinity of project. Goodlette-Frank Road (CR 851) is under Collier County jurisdiction and it is currently a north- south urban arterial roadway and has a posted legal speed limit of 45 mph in the vicinity of project. To support the traffic analysis, intersection turning movement counts were conducted on the subject sites on January 31, 2018. AM and PM peak period turning movement data were collected in 15-minute intervals from 7-9 AM, and from 4-6 PM. A summary of the intersection turning movement counts is provided in Appendix C: Intersection Raw Turning Movement Counts. Traffic count volumes collected are adjusted for peak season conditions by using the peak season conversion factor (PSCF) as illustrated in FDOT 2017 Peak Season Factor Category Report (most current data). As such, the 2018 traffic counts are adjusted by using a PSCF = 1.01 to better illustrate peak season conditions. Annual growth rates utilized to evaluate the traffic for future conditions are considered as 2% for Pine Ridge Rd. and Vanderbilt Beach Rd. (as illustrated in Table 4). The subject intersection is evaluated based on the calculated background traffic (2018 and 2022) with the additional traffic estimated to PUD buildout conditions. A summary of the projected peak season background traffic and project traffic is provided in Appendix D: Intersections Peak Season Traffic. Capacity and Quality/Level of Service (LOS) Capacity is defined as the maximum rate at which vehicles can pass through a given point in an hour under prevailing conditions. An assessment of the Level of Service (LOS) and volume to capacity ratio analysis of the subject intersections are conducted using Synchro Studio 9 traffic software. The intersection control delay is used as the basis for determining LOS, ranging from LOS A to LOS F using the delay ranges for signalized intersections. According to Highway Capacity Manual 2010 (HCM 2010), the level of service criterion for intersections is shown in Table 7. Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 18 Table 7 Level of Service for Intersections Based on HCM guidelines, the general description of each LOS is as follows: LOS A – free flow; LOS B – stable flow with slight delays, LOS C – stable flow with acceptable delays, LOS D – approaching unstable flow with tolerable delay and unfavorable progression, LOS E – unstable flow with intolerable delay and poor progression to all movements, and LOS F – forced flow (congested and queues fail to clear) and poor progression to all movements. The LOS for an overall approach or intersection is determined solely by the control delay. In addition, if the volume-to-capacity (V/C) ratio for a lane group exceeds 1.0, LOS F is assigned to the individual lane group. To support the signalized intersection analyses, the existing signal programmed Eight Phase Actuated Controller (EPAC) data was provided by Collier County Transportation staff. The percent heavy vehicle is assumed the Design Hour Truck (DHT) – the percent of trucks expected to use the roadway segment during the design hour of the design year. Design Hour Truck is determined as half of T24 (annual 24-hour percentage of trucks). A 2% heavy vehicle factor is assumed for all movements for the purposes of this analysis. The volume to capacity ratio (V/C), also referred to as degree of saturation, represents the sufficiency of an intersection to accommodate the vehicular demand. A V/C ratio less than 0.85 generally indicates that adequate capacity is available and vehicles are not expected to experience significant queues and delays. As the V/C ratio approaches 1.0, traffic flow may become unstable, and delay and queuing conditions may occur. Once the demand exceeds the capacity (a V/C ratio greater than 1.0), traffic flow is unstable and excessive delay and queuing Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 19 is expected. Under these conditions vehicles may require more than one signal cycle to pass through the intersection (known as cycle failure). For design purposes, a V/C ratio between 0.85 and 0.95 is generally utilized for the peak hour of the horizon year. For the purposes of this analysis, each intersection movement is analyzed to ensure that the threshold value of V/C failure (1.0) is not exceeded. The results of the Synchro 9 intersection analyses for AM and PM peak hour conditions are summarized in Table 7. Synchro 9 intersection worksheets are provided in Appendix E: Intersection Analysis – Synchro 9 Printouts. Table 7 Intersection Analysis Summary Study Intersection 2018 Peak Season Background Traffic 2022 Peak Season Background Traffic 2022 Peak Season Background Traffic with PUD Build-out Traffic AM Peak Hour Intersection LOS Each Approach LOS Failure (LOS F) V/C ratio ˃ 1 for Specific Movements D No No D No No D No No PM Peak Hour Intersection LOS Each Approach LOS Failure (LOS F) V/C ratio ˃ 1 for Specific Movements D No No D No No D No No Based on the results of this analysis, the study area intersection operates at an acceptable level of service under current 2018 and future 2022 background conditions and is anticipated to continue to operate at acceptable level of service with the additional traffic associated with the PUD at buildout-out conditions. In addition, the threshold value of failure for V/C is not exceeded for any intersection movements associated with AM and PM peak pour conditions. Improvement Analysis Based on the link analysis and trip distribution, the additional net new traffic is not a significant and adverse traffic generator for the roadway network at this location. As illustrated in our analysis, the projected traffic impact is neither significant nor adverse for the purposes of this application. The Northwest TCMA contains sufficient capacity to maintain Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 20 85% of its lane miles at or above the LOS standard (as required in Policy 5.7 of the Transportation Element). Based on the results of the Goodlette-Frank Road and Pine Ridge Road intersection analysis, the study area intersection operates at an acceptable level of service under current 2018 and future 2022 background conditions and is anticipated to continue to operate at acceptable level of service with the additional traffic associated with the PUD at buildout 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. Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 21 Appendix A: PUD Master Plan Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 22 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 23 Appendix B: Trip Generation Calculations ITE 9th Edition Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 24 Approved PUD Development Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 25 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 26 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 27 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 28 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 29 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 30 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 31 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 32 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 33 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 34 Proposed PUDA Development Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 35 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 36 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 37 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 38 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 39 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 40 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 41 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 42 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 43 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 44 Existing PUD Constructed – Occupied Development Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 45 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 46 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 47 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 48 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 49 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 50 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 51 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 52 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 53 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 54 Appendix C: Intersection Raw Turning Movement Counts Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 55 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 56 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 57 Appendix D: Intersection Peak Season Traffic Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 58 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 59 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 60 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 61 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 62 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 63 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 64 Appendix E: Intersection Analysis – Synchro 9 Printouts Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 65 2018 Peak Season – Background Traffic – AM Peak Hour Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 66 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 67 2022 Peak Season – Background Traffic – AM Peak Hour Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 68 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 69 2022 Peak Season – Background with Project Traffic – AM Peak Hour Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 70 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 71 2018 Peak Season – Background Traffic – PM Peak Hour Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 72 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 73 2022 Peak Season – Background Traffic – PM Peak Hour Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 74 Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 75 2022 Peak Season – Background with Project Traffic – PM Peak Hour Pine Ridge Commons – PUDA – GMPA – TIA – July 2018 Trebilcock Consulting Solutions, PA Page | 76 9.B.8 Packet Pg. 192 Attachment: Legal Ad - Agenda ID # 5601 (5601 : Pine Ridge Commons PUD (PUDA))