Agenda 09/25/2018 Item #17B09/25/2018
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 an Ordinance of the Board of County Commissioners of Collier County,
Florida amending Ordinance No. 2001-59, the White Lake Corporate Park Planned Unit
Development by increasing the maximum number of hotel rooms from 150 to 281 , by adding tool
rental and leasing as a permitting use and adding general warehousing and storage as an accessory
use; by increasing the commercial development area by 3 acres and reducing the industrial
development area by 3 acres; by adding a cap on traffic trip generation for the commercial
development area; by revising development commitments; and revising the PUD master plan to
move the Tract C boundary to the east of the FPL easement; and providing an effective date. The
subject property, consisting of 144.4+/- acres, is located northeast of, and adjacent to, the
intersection of I-75 and Collier Boulevard in Section 35, Township 49 South, Range 26 East, Collier
County, Florida. [PL20170004428]
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 consists of 144.4 acres and is located northeast of, and
adjacent to, the intersection of I-75 and Collier Boulevard in Section 35, Township 49 South, Range 26
East, Collier County. The petitioners are requesting that the Board consider an application to amend
Ordinance Number 2001-59, the White Lake Corporate Park Planned Unit Development (PUD) by
increasing the maximum number of hotel rooms from 150 to 281; and by adding tool rental and leasing as
a permitted use; and by adding general warehouse and storage as an accessory use; and by increasing the
commercial development land area by three acres; and by adding a cap on the traffic trip generation for
the commercial development area and by revising development commitments; and by revising the PUD
Master Plan to move the Tract C boundary to the east and include the FPL easement area; and providing
an effective date for the amendment.
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, Interchange Activity Center Subdistrict (#9), as depicted on the Future Land Use Map (FLUM)
and in the Future Land Use Element (FLUE) of the GM). Relevant to this petition, the northeast quadrant
of Interchange Activity Center #9 allows commercial uses of the C-1 through C-5 zoning districts and
uses of the I, Industrial zoning district, and does not limit the total number of hotel units allowed but does
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limit hotel density to 26 units per acre. An Interchange Master Plan was developed and is implemented
through a zoning overlay.
The existing White Lake Corporate Park PUD allows a variety of commercial and industrial uses,
consistent with the Interchange Activity Center #9. The PUD does not include the 26 unit/acre cap for
hotel use. That cap was in the Interchange Activity Center Subdistrict when this PUD was approved in
2001; it is unknown how the PUD was approved without that cap. Inasmuch as this PUDA proposes to
amend the hotel entry, staff believes the cap should be added. The proposed uses are allowed in
commercial and industrial zoning districts. With the second submission of this petition, the cap of 150
hotel units was revised to reflect a cap of 26 hotel units per acre and added to the PUD for a maximum of
281 rooms (10.8 acres * 26 hotel units/acre = 280.8 rooms rounded to 281).
The second submittal PUD stated that the Traffic Impact Study (TIS) finds that the increase in hotel
rooms from 150 to 281 rooms generates 2,142 daily two-way trips. The TIS finds that the proposed
increase in hotel rooms will not change the total number of trips generated for Tract C commercial uses.
Tract C is limited by the PUD to 96,165 square feet of commercial uses, which remains unchanged.
When this PUD was approved in 2001, it was deemed consistent with the FLUE, including the Activity
Center Subdistrict’s factors to be considered for rezoning, and applicable policies under Objectives 5 and
7. The FLUE has not been amended subsequently so as to affect consistency. Further, this PUD is
substantially developed. FLUE Consistency Review, Attachment C.
Based upon the above analysis, the proposed PUDA may be deemed consistent with the Future
Land Use Element.
Transportation Element (TE): In evaluating this project, staff reviewed the applicant’s 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
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submitted as part of the traffic impact statement that addresses the project’s significant impacts on
all roadways.”
The proposed PUD Amendment petition on the subject property was reviewed based on the applicable
2017 AUIR Inventory Report and the 10th edition of the Institute of Transportation Engineers (ITE)
manual. The TIS submitted in the application indicates that the proposed development will generate
approximately 3,436 Daily 2-way trips. 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
Collier Boulevard (CR
951)
Golden Gate Main Canal
to I-75
B 3,600/North 2,027
Collier Boulevard (CR
951)
I-75 to Davis Boulevard C 3,600/North 1,082
Based on the 2017 AUIR, the adjacent roadway network has sufficient capacity to accommodate the
proposed trips for the proposed development 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):
The proposed changes do not affect any of the environmental requirements of the GMP.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
heard petition PUDA-PL20170004428 on August 2, 2018 but was continued to the August 16, 2018
CCPC meeting due to revisions to the PUD document and Traffic Impact Statement requested by the
CCPC. At the August 16, 2018 meeting the CCPC recommended approval by a vote of 6 to 0 and
recommended to forward this petition to the Board with a recommendation of approval. The CCPC
approval recommendation was unanimous. There was no opposition to this petition. As such, this petition
will be placed on Summary Agenda.
The CCPC stipulations include a minor change added to the PUD document:
Section 5.8 - Utilities
Adding language to Section A regarding utility looping of the water distribution system.
LEGAL CONSIDERATIONS:
This is an amendment to the existing White Lake Corporate Park PUD (Ordinance No. 2001-59). 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.
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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.
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 assuri ng
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 modi fications 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?
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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?
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.
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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 Board 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 public 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: C. James Sabo, AICP, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Staff Report White Lake 8-2-18 (PDF)
2. Revised Proposed Ordinance - Attachment A 081618 (PDF)
3. FLUE Consistency Review Attachment B (PDF)
4. Continuance Supplemental Staff Report-White Lake-8-16-18 (PDF)
5. [Linked] Back Up Material White Lake Corp (PDF)
6. Legal Ad - Agenda ID #6479 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.B
Doc ID: 6479
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 an Ordinance of the Board of County Commissioners of Collier County,
Florida amending Ordinance No. 2001-59, the White Lake Corporate Park Planned Unit Development by
increasing the maximum number of hotel rooms from 150 to 281, by adding tool rental and leasing as a
permitting use and adding general warehousing and storage as an accessory use; by increasing the
commercial development area by 3 acres and reducing the industrial development area by 3 acres; by
adding a cap on traffic trip generation for the commercial development area; by revising development
commitments; and revising the PUD master plan to move the Tract C boundary to the east of the FPL
easement; and providing an effective date. The subject property, consisting of 144.4+/- acres, is located
northeast of, and adjacent to, the intersection of I-75 and Collier Boulevard in Section 35, Township 49
South, Range 26 East, Collier County, Florida. [PL20170004428]
Meeting Date: 09/25/2018
Prepared by:
Title: – Zoning
Name: James Sabo
08/21/2018 4:25 PM
Submitted by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
08/21/2018 4:25 PM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 08/22/2018 9:23 AM
Zoning Michael Bosi Additional Reviewer Completed 08/23/2018 10:20 AM
Zoning Ray Bellows Additional Reviewer Completed 08/23/2018 5:17 PM
Growth Management Department James C French Deputy Department Head Review Completed 08/23/2018 6:25 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 08/24/2018 9:19 AM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 08/28/2018 3:07 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 08/28/2018 3:21 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 08/29/2018 4:54 PM
Budget and Management Office Mark Isackson Additional Reviewer Completed 09/06/2018 9:55 AM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 09/16/2018 6:33 PM
Board of County Commissioners MaryJo Brock Meeting Pending 09/25/2018 9:00 AM
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PUDA-PL20170004428; White Lake Corp Park Page 1 of 13
Revised: July 24, 2018
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: AUGUST 2, 2018
SUBJECT: PUDA-PL20170004428 WHITE LAKE CORPORATE PARK
______________________________________________________________________________
PROPERTY OWNERS/APPLICANT/AGENT:
Owner/Applicant: Agent:
Power Holding Corporation
c/o William Higgs
3050 N. Horseshoe Drive #105
Naples, FL 34104
Gold Coast Premier Property IV LLC
16155 SW 117 Avenue B2
Miami, FL 33177
Patrick Vanasse, AICP
RWA Engineering, Inc.
6610 Willow Park Drive suite 200
Naples, FL 34019
There are other owners in the industrial area
that are not part of this PUD Amendment
REQUESTED ACTION:
The petitioners are requesting that the Collier County Planning Commission (CCPC) consider an
application to amend Ordinance Number 2001-59, the White Lake Corporate Park Planned Unit
Development (PUD) by providing that 173 square feet of commercial square footage be reduced
for each hotel/motel room; and by adding tool rental and leasing as a permitted use; and by adding
general warehouse and storage as an accessory use; and by increasing the commercial development
land area by three acres; and by revising development commitments; and by revising the PUD
Master Plan to move the Tract C boundary to the east and include the FPL easement area; and
providing an effective date for the amendment.
GEOGRAPHIC LOCATION:
The subject property consists of 144.4 acres and is located northeast of, and adjacent to, the
intersection of I-75 and Collier Boulevard in Section 35, Township 49 South, Range 26 East,
Collier County (s ee location map, page 2). The proposed master plan document is included as
Attachment D.
AGENDA ITEM 9-A 17.B.1
Packet Pg. 2710 Attachment: Staff Report White Lake 8-2-18 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
PUDA-PL20170004428; White Lake Corp Park Page 2 of 13
Revised: July 24, 2018 17.B.1Packet Pg. 2711Attachment: Staff Report White Lake 8-2-18 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
PUDA-PL20170004428; White Lake Corp Park Page 3 of 13
Revised: July 24, 2018
PURPOSE/DESCRIPTION OF PROJECT:
The White Lake Industrial Park PUD was originally approved by Ordinance Number 93-01, and
it was subsequently repealed by Ordinance 01-59 and changed to the White Lake Corporate Park
PUD. The current ordinance was approved on November 2, 2001. (Please see Attachment: B
Ordinance Number 01-59). This petitioner seeks to amend the White Lake Corporate Park PUD,
by amending Table 1 to change Tract I from 136.5 to 133.5 acres; and to change Tract “C” from
7.8 acres to 10.8 acres. The applicant seeks to amend Section 2.15 Architectural Design Standards
and instead align that section to comply with Section 5.05.08 of the Land Development Code
(LDC). The proposed PUD Document changes are included in Attachment A.
The existing PUD allows hotel and motel units if a commensurate amount of commercial
development opportunity is lost. Based on a comparison of trip generation, the the applicant
proposes to reduce the commercial square footage by 173 square feet for each hotel unit at the time
of SDP.
Currently, Section 4.3 Permitted Uses allows up to 150 hotel or motel rooms. The applicant
proposes to change the total allowable rooms for a hotel to 281 rooms. The total change in the
commercial square footage is 22,663. The total allowable commercial square footage is 96,165
square feet and will not change. The table below details the proposed changes utilizing the
applicant’s square footage number for hotel rooms at 173 square feet and reduced trip generation:
Approved Rooms
Approved Square Feet
Proposed Room
Proposed Square Feet
Increase
Hotel Square Feet
% Change
Traffic Trips
150 rooms x 173 sf =
25,950 sf
281 rooms x 173 sf =
48,613 sf
+ 22,663 sf
+ 131 rooms
Appr. 5,584
Prop. 3,436
61% fewer trips
If all the hotel rooms are built, the remaining commercial square footage space available for other
commercial development on Tract “C” would be 47,552 square feet.
There are two additional changes proposed to Section 4.3 Permitted Uses. The applicant proposes
to add Equipment Rental and Leasing (SIC 7359) as a permitted use. The applicant seeks to add
General Warehousing and Storage to the list of Accessory Uses. The SIC code is 4225, and the
proposal specifically excludes mini-warehouse, and self-storage type use.
For Section 4.4 Development Standards, the applicant seeks to align the PUD parking requirements
with the current standards of the LDC.
17.B.1
Packet Pg. 2712 Attachment: Staff Report White Lake 8-2-18 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
PUDA-PL20170004428; White Lake Corp Park Page 4 of 13
Revised: July 24, 2018
For Section 5.4 Schedule of Development Report and Sunset Provisions, the applicant proposes to
update the PUD monitoring and Sunset provisions to the current LDC.
For Section 5.8 Utilities, the applicant proposes to amend the section to convey a County Utility
Easement to the Water Sewer District at the terminus of Shaw Boulevard and Shearwater Street
for future water distribution system interconnection.
SURROUNDING LAND USE AND ZONING:
North: Hotel Use and Approved County Sports Park, zoned City Gate PUD DRI
South: I-75 Alligator Alley R.O.W.
East: Vacant land, zoned A, Agricultural
West: Vacant land (I-75), zoned Collier Boulevard Mixed Use Commerce Center PUD
Aerial Map (County GIS)
17.B.1
Packet Pg. 2713 Attachment: Staff Report White Lake 8-2-18 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
PUDA-PL20170004428; White Lake Corp Park Page 5 of 13
Revised: July 24, 2018
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The subject property is designated Urban, Urban
Commercial District, Interchange Activity Center Subdistrict (#9), as depicted on the Future Land
Use Map (FLUM) and in the Future Land Use Element (FLUE) of the GM). Relevant to this
petition, the northeast quadrant of Interchange Activity Center #9 allows commercial uses of the
C-1 through C-5 zoning districts and uses of the I, Industrial zoning district, and does not limit the
total number of hotel units allowed but does limit hotel density to 26 units per acre. An Interchange
Master Plan was developed and is implemented through a zoning overlay.
The existing White Lake Corporate Park PUD allows a variety of commercial and industrial uses,
consistent with the Interchange Activity Center #9. The PUD does not include the 26 unit/acre cap
for hotel use. That cap was in the Interchange Activity Center Subdistrict when this PUD was
approved in 2001; it is unknown how the PUD was approved without that cap. Inasmuch as this
PUDA proposes to amend the hotel entry, staff believes the cap should be added. The proposed
uses are allowed in commercial and industrial zoning districts. With the second submission of this
petition, the cap of 150 hotel units was revised to reflect a cap of 26 hotel units per acre and added
to the PUD for a maximum of 281 rooms (10.8 acres * 26 hotel units/acre = 280.8 rooms rounded
to 281).
The second submittal PUD stated that the Traffic Impact Study (TIS) finds that a square-foot
equivalent for each hotel room of 173 square feet of commercial square footage (for each room of
hotel use, commercial square footage must be decreased by the equivalent). Tract C is limited by
the PUD to 96,165 square feet of commercial uses; therefore, 173 square feet must be deducted
from the maximum commercial square footage for each hotel room. The maximum 281 hotel
rooms would reduce the available commercial square footage for development to 47,552 square
feet (173 sf * 281 room = 48,613 square feet; 96,165 – 48,613 = 47,552).
When this PUD was approved in 2001, it was deemed consistent with the FLUE, including the
Activity Center Subdistrict’s factors to be considered for rezoning, and applicable policies under
Objectives 5 and 7. The FLUE has not been amended subsequently so as to affect consistency.
Further, this PUD is substantially developed. FLUE Consistency Review, Attachment C.
Based upon the above analysis, the proposed PUDA may be deemed consistent with the
Future Land Use Element.
Transportation Element (TE): In evaluating this project, staff reviewed the applicant’s 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
17.B.1
Packet Pg. 2714 Attachment: Staff Report White Lake 8-2-18 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
PUDA-PL20170004428; White Lake Corp Park Page 6 of 13
Revised: July 24, 2018
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 petition on the subject property was reviewed based on the
applicable 2017 AUIR Inventory Report and the 10th edition of the Institute of Transportation
Engineers (ITE) manual. The TIS submitted in the application indicates that the proposed
development will generate approximately 3,436 Daily 2-way trips. 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
Collier Boulevard
(CR 951)
Golden Gate Main
Canal to I-75
B 3,600/North 2,027
Collier Boulevard
(CR 951)
I-75 to Davis
Boulevard
C 3,600/North 1,082
Based on the 2017 AUIR, the adjacent roadway network has sufficient capacity to accommodate
the proposed trips for the proposed development 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).
17.B.1
Packet Pg. 2715 Attachment: Staff Report White Lake 8-2-18 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
PUDA-PL20170004428; White Lake Corp Park Page 7 of 13
Revised: July 24, 2018
Conservation and Coastal Management Element (CCME):
The proposed changes do not affect any of the environmental requirements of the GMP.
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 (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.
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 changes do not affect any of the environmental
requirements of the PUD Document. This project does not require Environmental Advisory
Council (EAC) review, as this project did not meet the EAC scope of land development project
reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances.
Landscape Review: There are no deviations requested. The buffers shown on the updated Master
Plan are the same as what was shown on the original Master Plan, and the requested additional
primary use and accessory use do not change the buffer requirements.
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.
Staff is of the opinion that the proposed project will be compatible with the surrounding area. The
Master Plan proposes the appropriate perimeter landscape buffers.
School District: A Collier County School District review is not applicable.
Utilities Review: The project lies within the regional potable water service area and the south
wastewater service area of the Collier County Water-Sewer District. Water and wastewater
services are readily available via existing infrastructure extended throughout the project.
Downstream wastewater system capacity must be confirmed at the time of development permit
(SDP or PPL) review and will be discussed at a mandatory pre-submittal conference with
representatives from the Public Utilities Engineering and Project Management Division and the
Growth Management Development Review Division. Any improvements to the Collier County
Water-Sewer District’s wastewater collection/transmission system necessary to provide sufficient
17.B.1
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PUDA-PL20170004428; White Lake Corp Park Page 8 of 13
Revised: July 24, 2018
capacity to serve the project will be the responsibility of the developer and will be conveyed to the
Collier County Water-Sewer District at no cost to the County.
Zoning Services Review: The most significant change proposed to the White Lake Corporate Park
PUD is the change in commercial square footage dedicated to hotel use related to an increase in
the number of hotel rooms allowed under the PUD list of permitted uses. While a SDP has not yet
been submitted, it appears that the remaining land area on Tract C is intended for a new hotel
building. Hotel use is already listed as an approved use and is consistent with existing uses in the
area.
The other significant change to the PUD is the addition of a new use under the list of permitted
uses. Equipment Rental and Leasing Not Elsewhere Classified (SIC 7359) is proposed. The
applicant has indicated that hotel use is their preferred use and the addition of equipment rental as
a potential use is a desired option. The classification SIC 7359 includes airplanes, appliances, coin-
operated machines, electronic equipment, oil field equipment, party supplies, pianos, televisions,
portable toilets, tools, and vending machines. Two of these activities, industrial truck rental, and
portable toilet rental, may not be desirable in the White Lake PUD location. There are several hotel
uses in the immediate area, which is similar to residential use. Industrial truck storage and portable
toilet storage may not be compatible with hotel (residential) type uses. The Planning Commission
may wish to specifically exclude those uses from the PUD amendment text.
The applicant proposes to add an accessory use under Section 4.3 for General Warehousing and
Storage, SIC 4225. They propose to exclude mini-warehouse and self-storage type accessory uses.
The proposed accessory use appears to be reasonable. The Planning Commission may wish to
require accessory storage to be within an enclosed building.
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”: (Zoning Division staff responses in non-bold)
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.
Zoning Division staff has reviewed the proposed amendment and believes the uses and
property development regulations are compatible with the development approved in the
area except for the identified uses for industrial truck rental and portable toilet rental and
storage related to those uses. The Public Utilities Division further states that the subject
site fronts on White Lake Blvd. Water distribution and wastewater collection/transmission
mains are readily available within the White Lake Blvd and internal rights -of-way, and
there is adequate water and wastewater treatment capacity to serve the proposed PUD;
however, the County/District cannot guarantee capacity in the wastewater
collection/transmission system.
17.B.1
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PUDA-PL20170004428; White Lake Corp Park Page 9 of 13
Revised: July 24, 2018
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 were reviewed by the County Attorney’s Office
and demonstrate unified control of Tract “C.”
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the Growth Management Plan (GMP).
Comprehensive Planning staff has reviewed the petition and analyzed it for consistency
with goals, objectives, and policies of the GMP. They have found the proposed amendment
to be consistent with the GMP.
4. The internal and external compatibility of proposed uses, which conditions may
include restrictions on the location of improvements, restrictions on design, and
buffering and screening requirements.
The proposed changes to the PUD Document do not affect the landscaping standards of the
originally approved PUD.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
There is no deviation from the required usable open space as submitted. Compliance with
approved standards would be demonstrated at the time of SDP.
6. The timing or sequence of development for the purpose of ensuring the adequacy of
available improvements and facilities, both public and private.
Compliance with all other applicable concurrency management regulations is required,
including but not limited to plat plans or site development plans. The Public Utilities
Division further states that Collier County has sufficient treatment capacity for water and
wastewater service to the project; however, the developer should anticipate costs for any
necessary collection/transmission system upgrades, as determined by the Public Utilities
Engineering and Project Management Division at the time of SDP or PPL permit review,
based upon the intensity and phasing of development. All necessary utility infrastructure
improvements will be the developer's responsibility to design, permit, and construct. The
Transportation Division further states that the roadway infrastructure is sufficient to serve
the proposed project, as noted in the consistency review. Operational impacts will be
addressed at the time of first development order (SDP or Plat), at which time, a new
Transportation Impact Statement (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.
17.B.1
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PUDA-PL20170004428; White Lake Corp Park Page 10 of 13
Revised: July 24, 2018
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
There is adequate supporting infrastructure to accommodate this project, including Collier
County Water-Sewer District potable water and wastewater mains. Section 5.1 Purpose, of
the PUD Document, proposes to amend the document to convey necessary County Utility
Easements (CUE) to the Water and Sewer District for future water/sewer interconnections
with adjacent properties that may be necessary. Adequate public facility requirements will
be addressed when future development approvals are sought. The Public Utilities Division
further states that the area has adequate supporting infrastructure, including Collier County
Water-Sewer District potable water and wastewater mains, to accommodate this project;
however, developer sponsored upgrades to the wastewater collection/transmission system
may be needed to accommodate the proposed development. The scope of any system
improvements will be determined at the time of SDP or PPL permit review.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations
in the particular case, based on a determination that such modifications are justified
as meeting public purposes to a degree at least equivalent to the literal application of
such regulations.
Proposed future development for the White Lake Corporate Park PUD is required to
comply with the LDC and any other applicable codes. At this time, the applicant is not
requesting deviations from 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 the proposed change in relation to
the following when applicable.” Additionally, Section 10.02.13 of the Collier County LDC
requires the Planning Commission to make findings as to the PUD Master Plans' compliance with
the additional criteria as also noted below: (Zoning Division staff responses in non-bold):
1. Whether the proposed change will be consistent with the goals, objectives, and policies
of the Future Land Use Map (FLUM) and the elements of the GMP.
Comprehensive Planning staff has determined the petition is consistent with the goals,
objectives, and policies of the FLUM and other elements of the GMP.
2. The existing land use pattern.
The existing land use pattern related to surrounding properties is described in the
Surrounding Land Use and Zoning section of this report. The proposed uses will not likely
change the existing land use patterns in the area.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
17.B.1
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PUDA-PL20170004428; White Lake Corp Park Page 11 of 13
Revised: July 24, 2018
The property is zoned PUD and would remain that way. It would not be an isolated district.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The application does not include boundary changes to the PUD.
5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
The proposed change is not necessary. It is a request, however, that complies with the
provisions of the LDC as the applicant seeks changes to the PUD. The changes include
proposed uses and an adjustment to the total commercial area for the White Lake PUD.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
This criterion is not applicable.
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 the
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 plats and or site
development plans, are sought.
8. Whether the proposed change will create a drainage problem.
It is not anticipated that the PUD Amendment request will create drainage problems in the
area. Stormwater best management practices, treatment, and storage for this project will be
addressed through Environmental Resource Permitting (ERP) with the South Florida Water
Management District (SFWMD). County environmental staff will evaluate the stormwater
management system and design criteria at the time of SDP or PPL.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The PUD Amendment for White Lake is not likely to reduce light or air to adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent
areas.
Property value is affected by many factors. It is driven by market conditions and is
17.B.1
Packet Pg. 2720 Attachment: Staff Report White Lake 8-2-18 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
PUDA-PL20170004428; White Lake Corp Park Page 12 of 13
Revised: July 24, 2018
generally a subjective determination. Zoning alone is not likely to adversely affect the
property values. Market conditions usually prevail.
11. Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
Much of the adjacent property is being developed as hotel use. The approval of additional
commercial square footage dedicated to hotel use is not likely to deter development activity
of surrounding 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 PUD Amendment complies with the GMP and is found consistent, then it
is consistent with public policy and the change does not result in the granting of a special
privilege. Consistency with the FLUE is determined to be consistent with public welfare.
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.
The Zoning Division staff determination is the proposed uses with recommended
conditions related to portable toilets and industrial truck storage, 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 application was reviewed and found compliant with the GMP and the LDC. The
Zoning Division staff does not review other sites related to a specific petition.
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 minimal site alteration
as the site is already cleared and a hotel is under construction near the site. The
development standards would be applied during the SDP and plat 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
17.B.1
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PUDA-PL20170004428; White Lake Corp Park Page 13 of 13
Revised: July 24, 2018
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
The project must comply with the criteria set forth in LDC Section 6.02.00 regarding
Adequate Public Facilities (APF) and must be consistent with applicable goals and
objectives of the GMP related to adequate public facilities. This petition has been reviewed
by Comprehensive Planning staff for consistency with the GMP as part of the amendment
process, and they find it to be consistent. The concurrency review for APF is determined
at the time of SDP review.
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):
The applicant conducted a NIM on May 31, 2018, 5:30 PM, at the Golden Gate Community Center
Club at 4701 Golden Gate Parkway, Naples, FL, Room C. For further information, please see the
NIM Summary, Attachment E.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
This project does not require the Environmental Advisory Council (EAC) review as identified in
Section 2-1193 of the Collier County Codes of Laws and Ordinances.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney’s Office reviewed this staff report on July 24, 2018.
RECOMMENDATION:
Zoning Division staff recommends the CCPC forward petition PUDA-PL20170004428 White
Lake Corporate Park PUD to the Board of County Commissioners with a recommendation of
approval, subject to the removal of industrial truck rental and the removal of portable toilet rental
as permitted uses in Tract “C.”
Attachments:
A) Proposed PUD Ordinance (strikethrough)
B) PUD Ordinance 01-59
C) FLUE Consistency Review
D) Proposed Master Plan
E) NIM Meeting – Summary Sheet
17.B.1
Packet Pg. 2722 Attachment: Staff Report White Lake 8-2-18 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
17.B.2
Packet Pg. 2723 Attachment: Revised Proposed Ordinance - Attachment A 081618 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
17.B.2
Packet Pg. 2724 Attachment: Revised Proposed Ordinance - Attachment A 081618 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
17.B.2
Packet Pg. 2725 Attachment: Revised Proposed Ordinance - Attachment A 081618 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
17.B.2
Packet Pg. 2726 Attachment: Revised Proposed Ordinance - Attachment A 081618 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
17.B.2
Packet Pg. 2727 Attachment: Revised Proposed Ordinance - Attachment A 081618 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
17.B.2
Packet Pg. 2728 Attachment: Revised Proposed Ordinance - Attachment A 081618 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
17.B.2
Packet Pg. 2729 Attachment: Revised Proposed Ordinance - Attachment A 081618 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
17.B.2
Packet Pg. 2730 Attachment: Revised Proposed Ordinance - Attachment A 081618 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
17.B.2
Packet Pg. 2731 Attachment: Revised Proposed Ordinance - Attachment A 081618 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
17.B.2
Packet Pg. 2732 Attachment: Revised Proposed Ordinance - Attachment A 081618 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
17.B.2Packet Pg. 2733Attachment: Revised Proposed Ordinance - Attachment A 081618 (6479 : PUDA-PL20170004428 White
Attachment C
Growth Management Division/Planning and Regulation
Planning & Zoning Department
Memorandum
To: James Sabo, AICP, Principal Planner, Zoning Services Section
From: David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section
Sue Faulkner, Principal Planner, Comprehensive Planning Section , Zoning Division
Date: June 20, 2018
Subject: Future Land Use Element (FLUE) Consistency Review
PETITION NUMBER: PUDA-PL20170004428 (REV: 3)
PETITION NAME: White Lake Corporate Park PUD Amendment
REQUEST: To amend the +144.4-acre White Lake Corporate Park PUD, adopted by Ordinance
0l-59, to: add equipment rental and leasing as a principal use; add warehousing as an accessory
use (limited to general warehousing and storage - not to include mini-warehouse, or self storage);
add language pertaining to the conversion of commercial square feet if hotel use is developed.
Submittal 2 revised the PUD Master Plan to include the 3-acre FPL easement to be included within
Tract C (formerly within Tract I), thereby, increasing Tract C total acreage to 10.8 acres and
decreasing Tract I total acreage to 133.6 acres. Submittal2 also proposed to revise the cap of 150
rooms for hotel use, to increase to a maximum of 281 hotel units. Submittal 3 makes minor
changes including updating references to the Collier County Land Development Code (LDC),
revises the Master Plan to add a revision date, and updates the affrdavit of unified control to reflect
the signature of the president of Power Holdings Corp.
LOCATION: The subject property is located at the northeast corner of I-75 and Collier Boulevard
(CR 951), in Section 35, Township 49 South, Range 26East.
COMPREHENSM PLANNING COMMENTS: The subject property is designated Urban,
Urban Commercial District, Interchange Activity Center Subdistrict (#9), as depicted on the Future
Land Use Map (FLUM) and in the Future Land Use Element (FLUE) of the Collier County Growth
Management Plan (GMP). Relevant to this petition, the northeast quadrant of Interchange Activity
Center #9 allows commercial uses of the C-l through C-5 zoning districts and uses of the I,
Industrial zoning district, and does not limit the total number of hotel units allowed but does limit
c#., Cottnty
17.B.3
Packet Pg. 2734 Attachment: FLUE Consistency Review Attachment B (6479 : PUDA-PL20170004428 White Lake Corporate Park)
hotel density to 26 units per acre. An Interchange Master Plan was developed and is implemented
through a zoning overlay.
The existing White Lake Corporate Park PUD allows a variety of commercial and industrial uses,
consistent with the Interchange Activity Center #9. However, the PUD does not include the 26
unit/acre cap for hotel use. That cap was in the Interchange Activity Center Subdistrict when this
PUD was approved in 2001; it is unknown how the PUD was approved without that cap. Inasmuch
as this PUDA proposes to amend the hotel entry staff believes the cap should be added. The
proposed uses are allowed in commercial and industrial zoning districts. With the second
submission of this petition, the cap of 150 hotel units was revised to reflect a cap of 26 hotel units
per acre and added to the PUD for a maximum of 281 rooms (10.8 acres * 26 hotel units/acre:
280.8 rooms rounded to 281).
The second submittal PUD stated that the Traffic [mpact Study finds that a square foot equivalent
for each hotel room of 173 square feet of commercial square footage (for each room of hotel use,
commercial square footage must be decreased by the equivalent). Tract C is limited by the PUD
to 96,165 square feet of commercial uses; therefore, 173 square feet must be deducted from the
maximum commercial square footage for each hotel room. The maximum 281 hotel rooms would
reduce the available commercial square footage for development to 47,552 square feet (173 sf *
281 room : 48,613 square feet;96,165 - 48,613 : 47,552).
When this PUD was approved in 2001, it was deemed consistent with the FLUE, including the
Activity Center Subdistrict's factors to be considered for rezoning, and applicable policies under
Objectives 5 and 7. The FLUE has not been amended subsequently so as to affect consistency.
Further, this PUD is substantially developed.
CONCLUSION:
Based upon the above analysis, the proposed PUDA may be deemed consistent with the
Future Land Use Element.
UPLOADED ON CITY VIEW
Ray Bellows, Manager, Zoning Services Section
David Weeks, AICP, Growth Management Manager, Zoning Division
Mike Bosi, AICB Director,Zoning Division
PUDA-PL20170004428 White Lake Corp Pk REV3.docx
Page 2 of2
17.B.3
Packet Pg. 2735 Attachment: FLUE Consistency Review Attachment B (6479 : PUDA-PL20170004428 White Lake Corporate Park)
Page 1 of 3 ver.8.7.18
SUPPLEMENTAL STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: AUGUST 16, 2018
SUBJECT: PUDA-PL20170004428 WHITE LAKE CORPORATE PARK
PROPERTY OWNERS/APPLICANT/AGENT:
Owner/Applicant: Agent:
Power Holding Corporation
c/o William Higgs
3050 N. Horseshoe Drive #105
Naples, FL 34104
Gold Coast Premier Property IV LLC
16155 SW 117 Avenue B2
Miami, FL 33177
Patrick Vanasse, AICP
RWA Engineering, Inc.
6610 Willow Park Drive suite 200
Naples, FL 34019
There are other owners in the industrial area
that are not part of this PUD Amendment
REQUESTED ACTION:
The petitioners are requesting that the Collier County Planning Commission (CCPC) consider an
application to amend Ordinance Number 2001-59, the White Lake Corporate Park Planned Unit
Development (PUD) by providing that 173 square feet of commercial square footage be reduced
for each hotel/motel room; and by adding tool rental and leasing as a permitted use; and by adding
general warehouse and storage as an accessory use; and by increasing the commercial development
land area by three acres; and by revising development commitments; and by revising the PUD
Master Plan to move the Tract C boundary to the east and include the FPL easement area; and
providing an effective date for the amendment.
SUPPLEMENTAL ANALYSIS:
The application was continued to the August 16, 2018 hearing from the August 2, 2018 CCPC
hearings.
17.B.4
Packet Pg. 2736 Attachment: Continuance Supplemental Staff Report-White Lake-8-16-18 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
Page 2 of 3 ver.8.7.18
At the August 2nd hearing, the CCPC continued the item to allow the applicant to provide
additional information regarding project details, including an updated Traffic Impact Statement
regarding trip generation and the A.M. and P.M. peak hour trips. Additionally, the applicant was
requested to provide more detail regarding the public utilities requirements for the White Lake
PUD. The response to the information requested has been provided to the Zoning Division by the
agent. The updated Traffic Impact Statement has been included as Attachment G.
The Public Utilities Division requested some updates to the proposed PUD Ordinance language
related to utility easements and utility looping. The applicant discussed proposed changes with
County Staff and revised PUD Ordinance language has been provided. The County Attorney’s
Office reviewed the proposed text changes for consistency and accuracy. There were some
inconsistent dimensional figures in the PUD Ordinance and the applicant has provided those
corrections as well. The proposed and updated PUD Ordinance document has been included as
Attachment F.
TRANSPORTATION REVIEW:
The Transportation Division states that the reason for the continuance was due to consistency
issues related to the previous TIS dated, October 13, 2000, which was used to approve the current
White Lake Corporate Park PUD (ordinance 01-59) and the TIS provided as part of this PUDA-
PL20170004428 amendment request.
Staff finds that the October 13, 2000 TIS utilized the then applicable ITE 6th edition. However,
the revised TIS provided with this Supplemental Staff Report utilizes the 9th edition ITE because it
allows a consistent trip calculation for industrial uses in the PUD to be based on acreage similar to
the calculations used in ITE 6th edition and the corresponding Ord. 01-59. The resulting new TIS
addresses the concerns related to consistency.
The revised PUD and TIS provide a trip limit for the commercial portion of the PUD that is the
subject of this petition. The trip limit will ensure that the proposed development will have no
additional impacts on the adjacent roadway network, beyond that of the currently approved White
Lake Corporate Park PUD. The trip limit is based on the currently approved 96,165 square feet of
commercial uses. The conclusion statement from the TIS document is on page 4.
The Zoning Division staff recommendation has been changed from the original recommendation
in the August 2, 2018 Staff Report. The revised recommendation is based on the revised and
updated documents provided by the applicant.
RECOMMENDATION:
The Zoning Division recommends that the Collier County Planning Commission (CCPC) forward
Petition PUDA-PL20170004428 to the Board of County Commissioners (BCC) with a
recommendation of approval subject to: Strike through and underline of the proposed PUD
Ordinance.
17.B.4
Packet Pg. 2737 Attachment: Continuance Supplemental Staff Report-White Lake-8-16-18 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
Page 3 of 3 ver.8.7.18
ATTACHMENTS:
Attachment F. Proposed PUD Ordinance (Revised)
Attachment G. Updated Traffic Impact Statement, dated 8/6/18
17.B.4
Packet Pg. 2738 Attachment: Continuance Supplemental Staff Report-White Lake-8-16-18 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
17.B.6
Packet Pg. 2739 Attachment: Legal Ad - Agenda ID #6479 (6479 : PUDA-PL20170004428 White Lake Corporate Park)
White Lake Colporate Park PUDA
CONSENT TO AMEND PUD
1 6 155 S\\' I I 7th ,\\,e / Unil B2 Mianrj l'1, 331 77 | (7461 70 I - 3584 | \'Ear (.ia il rol(lcoaslpremier.con)
May 29, 2Ol8
Mr.lamcs Sabo, AICP
Collier Counq, Gr owth I!'lanagetlent Division
2800 Horseshoe Drivc North
Naples, FL 34104
Re: \thite Lakc Corporate Park IPtlD.A]
PL20't70004428
Letter of Consent
Dear Mr. Sabo,
By copy of this letter l, Raul Garcia as president ofGold Coast Premier Properties, IV, LLC, hereby
grant my consent for the petition to amend the White Lake Corporate Park PUD. The PUDA has
been filed by Bill Higgs, president ofPower Holding Corp who owns three ofthe five parcels within
Tract C ofthe White Lake Corporate Park PUD. Gold Coast Premier Properties, IV, LLC owns the
remaining two parcels identified as Parcel Nos.81790005045and81790005052.0urconsentis
for the following revisions to the PUD language:
. Section 4.2 Maximum Commerciol Square Feet to clarify tle commercial square footage to
hotel room conversion rate;o Section 4.3A73 Hotels or Motels to allow up to 281 hotel or motel rooms;. Addition oftle 3-acre FPL easement to the commercial tract boundary and removal ofsaid
FPL easement from the lndustrial tract boundary;o Addition ofthe principal use of Equipment Rental and Leasingto Section 4.3-A.). Addition of the accessory use of General Warehousing and Storage to Section 4.3.8.i ando Replacement of the PUD utility looping commitment lanBuage in Section 5.8.8.1 & 2 with
language providing for County Utility Easements for future water distribution system.
Thank you for your consideration in this matter.
Sincerely,
Raul Garcia, President
Gold Coast Prerrier Properties lV, l.LC
_>-
(
Re: Shaw and Shearwater easement
J une 28,2018
The board of White Lake Commons association is in agreement of the proposed easement as stated
below in section 5.8
UTILITIES
The development of this PIJD Master Development P[on shaIl be subiect to and governed
by the lollowing conditions:
The White Loke Commons Associotion (or successor in title) will convey County
Utility Eosements (CUES) to the Collier County Woter-Sewer District ot the
terminus oI Show Boulevord ond Sheorwoter Street os depicted on the master
plon. These easements will be for luture woter distribution system interconnection
with odjocent properties dnd will run from the Show Boulevard cul-de-sdc to the
odjocent northern PLJD boundory ond from the Sheorwdter Street cul-de-soc to
the odjocent eostern PIJD boundory. The eosements will be conveyed in
occordonce with the County Utility Stondords Ordinonce ot no cost to the CountY
or the Collier County Woter-Sewer Disttict free ond cleor oJ oll liens and
encumbronces ond sholl be provided prior to or in coniunction with opprovol of
the next development permit.
The utility construct'ton documents for the proiect's seweroge system sholl be
prepored so thot oll sewage flowing into the County's seweroge system is
tronsmitted by one (1)mqin on-site pump stotion. The developer's engineer sholl
meet with the County stoff prior to commencing preparotion of construction
drowings, so thdt oll ospects of the seweroge system design con be coordinoted
with the County's sewer Moster Plon.
Steve Bender
President of Association
5.8
White Lake Corporate Park PUDA
SDP APPROVAL LETTER
September 27, 2015
RWA, lnc. - Keisha Westbrook, P.E
6610 Willow Park Drive, Suite 200
Naples, FL 34109
Final Site Development Plans Approval
SDP Wood Spring suites
Project Number: PU0160000638
Dear Ms. Westbrook:
THIS IS YOUR PERMITAND MUST BE FOSTED ONSITE!
This office has reviewed the Final Site Development Plan for the referenced project and has no objection
to the construction of water, sewer, pavinB, and draina8e aspects of the project subject to the following
stipulations:
By receipt and acceptance of this approval, the petitioner acknowledges that a pre-construction
meeting is required by code for this proiect. lf the pre-construction meeting is not held prior to the
beginning of construdion, the project will be cited and shut down until the required meeting is
held. Even with an Early Work Authorization a pre.construction meetin8 is required.
General Conditions
CHANGES IN USE AND/OR DESIGN OI THESE SITE AND ARCHITECTURAT PLANS ARE NOT
AUTHORIZED WITHOUT WRITTEN APPROVAL BY THE COUNTY. CHANGES SHALT REQUIRE
RE-REVIEW IN ACCORDANCE WITH AtL CURRENT COUNTY CODES INCTUDING PARKING FACITITIES,
UTILITIES, TRANSPORTATION, ENVIRONMENTAL REqUIREMENTS AND THE LIKE.
A preliminary inspection and approval of the infrastructure for multi-family residential must be done
by Engineer lnspections prior to any Certificate of Occupancy being granted.
Permits from other agencies having jurisdiction over this project shall be obtained prior to start of
construction.
Please call Mr. David Crane at i.239]. 252-6820 lo schedule a prHonstruction meeting a minimum of
48 hours prior to start of construction.
This Final Site Development Plan is approved due to the issuance of a Certificate of Public Facility
Adequacy f 16-0039 with respect to Collier County Ordinance 93-82.
All construction activities permitted by this letter shall only occur during the following times:
6:30 A.M. to 7t00 P.M., Monday through Saturday; no work is permitted on Sundays and the
following holidays: New Year's Day, Memorial Day, 4th of July, Labor Day, Thanksgiving Day,
Christmas Day.
Groi\ith Managernent Deparunent
. The review and approval of these improvement plans does not authorize the constructron of required
improvements, which are inconsistent with easement of record.
. Upon compietion of the infrastructure improvements associated with a site development plan and
prior to the issuance of a certificate of occupancy, the engineer shall provide a completion certificate
as to the improvements, together with all applicable items referenced in Section 10.02.05 of this code
including electronic disk. Upon a satisfactory inspection of the improvements, a certificate of
occupancy may then be issued.
zoning Conditions
. SIGNAGE RESTRICTIONS: Please be advised that any permanent sign (wall, ground, monument,
directory, etc.) requires a separate building permit and must meet the provisions of the Collier County
Land Development Code, Section 5.06.00, and/or the applicable provisions of the governinB Planned
Unit Development (PUD) document, regardless of any sign placement, dimensions or color depicted
on the site and/or architectural plans approved by this letter.
. All PUD related stipulations shall apply to this project.
Utilitv Conditions
. Written confirmation from that the water/sewer facilities have been accepted and placed in service
must be provided prior to issuance of a Certificate of OccupancY.
. ,,APPROVAL OF THESE PLANS DOES NOT CONSTITUTE APPROVAL OF THE METER SIZE. SIZING OF
THE METER SHAtt BE DONE WITH THE APPROVAT OF PUBLIC UTILITIES ENGINEERING DIRECTOR OR
HIS DESIGNEE, BASED ON DOCUMENTATION RECEIVED FROM THE ENGINEERING OF RECORD. THE
MfiER DETAIT SHALL BE SUBMITTED TO ENGINEERING REVIEW SERVICE FOR APPROVAT PRIOR TO
INSTAttATION".
. No water or sewer utility construction shall commence until proper DEP permits have been obtained.
Subdivision Conditions
. All work shall be in accordance with applicable Collier County ordinances and rules and regulations of
other entities having jurisdiction ovdr the project.
Environmental Conditions
. Site clearing is conditioned to the stlpulations contained on the approved plans.
. Required permits for listed species relocation must be provided to staff at the pre-construction
meeting.
. Silt fencing must be installed prior to any mechanical clearin8.
. Exotic vegetation must be removed prior to preliminary acceptance as required on the approved
plans.
Water Management Conditions
. Allwork shall be in accordance with applicable state or Federal rules and regulations
. Work area shall be properly barricaded with hay bales and/or silt screens durinB the entire time of
construction, to prevent any siltation during construction.
. Separate excavation permit must be obtained.
. The engineer of record, prior to issuance of a Certificate of Occupancy, shall provide documentation
from the storm water maintenance entity that it has been provided information on how the storm
water system works and their responsibility to maintain the system.
. This project shall be permitted by SFwMD.
\/ . Whether or not this project was permitted by SFWMD, dewatering shal not occur without a
dewatering permit from the South Florida Water Management Distrid.
Addressins Conditions
. Pursuant to Ordinance No. 07-62, no proposed subdivision, street, building, condominium or
development may utilize the same name or a similar sounding name as any existing subdivision,
street, building, condominium or development, except that the major street within a subdivision may
utilize the name of the subdivision. Any changes to the project name shall be reviewed and approved
by GroMh Management Department/Plannin8 and Regulation Addressing Section.
LandscaDinq Conditions
. At the time of Preliminary Acceptance the Landscape Architect shall certify that the landscaping has
been installed in substantial accordance with the approved plans and specifications. The certiflcation
shall be in a form approved by the County Manager or his designee.
Fire Protection Conditions
. Please note that prior to the accumulation of combustible building materials on site, proposed fire
hydrants must be operable with the minimum required fire flows and improved stabilized emergency
apparatus access ways (min. 20' wide) must be available to within 100' of the structures.
. No fire appliances shall be obstructed, visually or functionally, by vegetation.
Additional stipulations
Y . lssuance of a development permit by a county does not in any way create any rights on the part of the applicant
to obtain a permit from a state or federal a8ency and does not create any liability on the part of the county for
issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a
state or federal agency or undertakes actions that result in a violation of state or federal law. This permit is
conditioned on all other applicable state or federal permits being obtained before commencement of the
development.
. Landscape: Plans show general trees in addition to internal trees, buffer trees, and Bldg. trees. Trees meeting
the buffer, internal, and building landscape requirements count toward the general tree requirement. The
buffer trees alone meet the general tree requirement for this project so the trees identified as "general" are not
code required, except for the ones that appear to meeting parking island requirements at each end of the row
parking west ofthe building.
. Addressing: Projectwill have a White Lake Blvd address.
. Engineering: Provide a copy of SFWMD ERP Permit or permit modification prior to the pre-construction meeting.
. Engineering: The 10' FPL easement recorded at OR 3766, PG 3307 must be vacated prior to scheduling the
Pre-Construction Meeting.
. Transportation Planninl - 912/76, lnformational Com ment: Based on the Traffic lmpact Statement for Wood
Springs Suites prepared on 5/76/76 aod revised on 8/31/16, the project is considered a large development (daily
trips greater than 600 vehicles per day) for establishing ROW permit fees.
. Transportation Plannin9 - 912/T6,lnformation Comment: The Traffic lmpact Statement for Wood Springs Suites
as prepared on 5/16/16 and revised on 8/3U16, is approved as the basis for transportation concurrency
(adequacy of roadway capacity) and for trip banking.
. Engineering: A pre-construction meeting is required prior to construction of water and/or sewer improvements.
Contact David Crane at (239)252- 6820 or DavidCrane@colliergov.net.
All preliminary and final inspections of water and/or sewer improvements shall be requested in writing at least
48 hours ahead of time. Co ntact M elissa Alva rez a t (239) 252-2279 or MelissaAlvarez @ collier8ov. net.
. Zoning: An updated Monitoring Schedule must be submitted showing the equivalent commercial square footage \/
for this 123 room hotel is 25,900 sf, and the remaining allowable commercial square footage for the PUD is
10,265 S.F.
Two (2) sets ot approved plans, fou, (4) sets of architectural plans and four (4) sets of landscape plans
are being returned herewith for your use. Five copies of approved SDP shall be attached to each set of
building plans submitted.
PURSUANT TO HB 503, PTEASE COMPLETE THE ATTACHED AFFIDAVIT OF COMPLIANCE AND PROVIDE TO CLIENT
SERVICES STAFF (252.2400). INCTUDE THE BALANCE OF ANY OUTSTANDING INSPECTION FEES TOGETHER WITH
ANY REQUIRED STATE OR FEDTRAT PERMITS, UPON PROCESSING THE AFFIDAVIT OF COMPLIANCE, A
PRE-CONSTRUCTION MEETING MAY BE SCHEDULED.
Be advised that this approval automatically expires in thirty-six (36) months pursuant to Collier County
Land Development Code Section 10.02.03.H.2- The expiration date is September 13, 2019.
Please call if you have any questions or need any additional lnformation.
Sincerely,
D ure{4rae* Rale* Daoaaa
Growth Management Department
2800 N. Horseshoe Dr.
Naples, Florida 34104
. 239-252-2400
cc: EngineeringlnspectionsSupervisor(w/attach.)
Customer Services/Addressing (w/attach.)
Fire Review- East Naples
Records-SDP-P120160000638, (w/attach.)
@w
Revierved and Approved
For Peiiil lssuEnce
P120160000638
09lnm16
White Lake Corporate Park PUDA
TIS REPORT
2726
VTRIBII;f,o^t'*'',Rt
TRAFFIC IMPACT STATEMENT
FOR
WHITE LAKE CORPORATE PARK PUDI
PL#20170004428
$500 Methodology Review Fee
PROJECT NO. F1802.02
PREPARED BY:
TR Transportation Consultants, Inc.
Certificate of Authorization Number: 27003
2726 Oak Ridge Court Suite 503
Fort Myers, Florida 33901-9356
(239) 278-3090
REVISED:
April 9,201E
(
7/TRIBttir,o^tRl'P,t
CONTENTS
I. INTRODUCTION
II. CONVERSIONANALYSIS
III. TRIP GENERATION COMPARISON
IV. CONCLUSION
VTRIBttir,o^T,'+T'R[
I. INTRODUCTION
TR Transportation Consultants, Inc. has conducted a traffic impact statement for a
proposed amendment to the White Lake Corporate Park Planned Unit Development (PUD)
as approved in Ordinance No. 0l-59. The subject site is located in the northeast quadrant
of the I-75 interchange with Collier Boulevard in Collier County, Florida. This report has
been completed in compliance with the guidelines established by the Collier County
Transportation Planning Division for development seeking the aforementioned
amendment. The approximate location ofthe subject site is illustrated on Figure 1.
The proposed amendment is to modify the conditions approved as part of the White Lake
Coqporate Park PUD to remove the cap for the number of hotel rooms as described in the
section 4.3 of the Commercial Development Area in Ordinance No. 01-59. Section 4.3 of
the aforementioned Ordinance is attached to the Appendix of this report for reference.
The hotel restriction applies to Tract "C" within the PUD. Currently, the western portion
of Tract "C" is being developed with a WoodSpring Suites hotel. Tract "C" is bordered by
White lake Boulevard to the south arid west, Tract "D" to the east and a hotel to the north.
Analysis within this report will determine an equation that can be utilized to convert the
number ofhotel rooms to the square footage of commerciaUretail uses. This equation is to
be utilized for estimating purposes only. Should the Developer apply for a particular
number ofhotel rooms, the amount of trips will be calculated and converted to a retail floor
area based on the most recent ITE Tip Generation llfanual.
Page I
VTRwi',,0^$lil'Rt wH rrE .o^. JBfiE;#;.
'ARK
puDr Figure 1
ZTRIStT;f,o^l,'fl'Rt
II. CONVERSIONANALYSIS
The analysis within this section ofthe report will determine an equation that can be utilized
to convert the number ofhotel rooms to an equivalent retail floor area on Tract "C" of the
White Lake Corporate Park PUD. As per section 4.3 of the Commercial Development Area
in Ordinance No. 01-59, the analysis will be performed based on a comparison of the
average annual daily trip generation. The average annual daily trip generation for hotel and
retail uses was determined by referencing the Institute of Transportation Engineer's (lTE)
report, titled Trip Generution Manual, 10'h Edition. Table I below outlines the daily trip
generation equation from Land Use Code 820 (Shopping Center) which was utilized for
the trip generation purposes based on square footage of the commercial/retail uses. Table
2 outlines the daily trip generation equation from Land Use Code 310 (Hotel) which was
utilized for the trip generation purposes based on number of the hotel rooms. These
equation are also attached to the Appendix of this report for reference.
As can be seem from Table I and Table 2 above, a direct comparison between the daily
trips from these land uses cannot be conducted due to the characteristics ofeach equation
Table I
LUC E20 - ShoppiDg CeDter
Ln (T) = 0.68 Ln (X) + 5.57
X : 1.000 Sq. Ft. ofGross Floor Area
Table 2
LtiC 310 - Hotel
T = 11.29 (X)-426.97
Page 3
VTRIBttif.ool,H,,o-t
(logarithmic and straightJine). Therefore, for the analysis purposes, an equation will be
formulated as a ratio ofthe square feet ofretail uses to one hotel room.
The analysis will be based on the maximum number of retail uses currently allowed within
Tract "C" in the Commercial Development Area of the White Lake Corporate Park PUD.
Based on Ordinance No. 01-59, the maximum square footage of retail uses allowed on the
approximate 10.8 acre Tract "C", is 96,165 square feet. Utilizing the daily trip equation
fiom Table 1 this square footage equates to approxirnately 5,854 daily two-way trips. This
nurnber of daily trips was then converted to hotel rooms based on the equation within Table
2. This resulted with the following number of hotel rooms;
5,854 = 1L.29 + (X) - 426.97
X (Number of Hotel Rooms) x 556 Hotel Rooms
Furthermore, a ratio of the square feet of retail uses to a single hotel room was then
established and can be seen below;
Sq. Ft of Retail/HoteL Room -
Or
96,165 Sq. Ft.
Approx. 173 Sq. Ft. of Retail per each Hotel Room
The above determined ratio was then generated into an equation format in order to simplifu
the conversion between the square footage of commercial/retail uses and the number of
hotel rooms or vice versa. This equation (Equation l) can be seen below and is to be used
for estimating purposes only. Should the Developer apply for a particular number of
retailihotel uses, the equivalent amount of trips will be calculated based on daily trips as
computed from the most recent ITE Ttip Generation Manual at the time of site
development plan application. Equation 1 can be found on the following page ofthis report.
556 Rooms
Page 4
7/TR[8ft tif ,o^t'+]',Rt
Equation l: 773*X= Y
where X = Number of HoteL Rooms
and.
Y = Square Feet of Retail
ilI. TRIPGENERATIONCOMPARISON
The trip generation of the maximum pemitted development that is currently approved was
then compared to the trip generation with the site developed with 281 hote'l rooms. The trip
generation based on the approved retail development is shown in Table 3. Table 4
illustrates the trip generation if the maximum number of permitted hotel rooms of 281 was
constructed on the site..
Table 4
White Lake Corporate Park PUDA
The comparison indicates that the daily trips will be less if the site were to be fully
developed with the maximum permitted 281 hotel rooms.
Table 3
White Lake Corporate Park PUDA
Generation - Maximum Permitted Uses
Trip Generation - With 281 Hotel Rooms & Retail
Page 5
7/TR I gt t i r,o^T,'#',R I
CONCLUSION
A traffic impact statement was conducted fortheproposed amendment to modiffthe White
Lake Corporaie Park PUD to remove the restraint for the number of hotel rooms as
described in the section 4-3 of the Commercial Development Area in Ordinance No. 0l-
59. The approximate 10.8 acre Commercial Development Area is located on Tract "C" of
the White Lake Corporate Park PUD Master P1an. Based on the results of the analysis
contained within this report, with the development of up to 281 hotel rooms on the subject
site would result in less daily trip generation than the approved retail floor area on the
subject site of96,165 square feet.
K:r2018tO2 February\O2 Whitc Lake PUDlrSufficiency$-9-2018 RePofl'docx
Page 6
APPENDIX
(
ORDINANCE NO. 01.59
AREA
ORDINANCENO.OI- 59
AN ORDINANCE AMENDING ORDINANCE
NT]MBER 9I-I02, THE COLLIER COT'NTY LAND
DEVEIOPMENT CODE, WHICH INCL1JDES TTIE
COMPR-EHENSIVE ZONING RECULATIONS FOR
THE UNINCORPOMTED AREA OF COLLIER
COUNTY, FLORIDA, BY AMEND]NG THE OFFICIAL
ZONING ATLAS MAP NIJMBERED 96]55 BY
CHANGING THE ZONING CLASSIFICATION OF
THE HEREIN DESCRIBED REAL PROPERTY FROM
"PUD" TO -PUD'PLANNED UNTI DEVEI'PMENT
KNOWN AS WHITE I,.AXT INDUSTRIAL
CORPORATE PARK PI.ID, FOR PROPERTY
LOCATED NORTHEAST OF AND AD]ACENT TOTTiE INTERSECTION I-15 A}iD COILIER
BOTJLEVARD (C.R. 9sr), IN SECTTON 35,
TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER
coLrNIY, FLOPJDA, CONSISTING OF t44.4!
ACRES| PROVIDING FOR TI{E REPEAL OF
ORDINANCE NUMBER 93.0I, THE FORMER WHITE
LAKE INDUSTRIAL PARK PUD; AND BY
PROVIDING AN EFFECTryE DA'IE.
NOW TI{EREFORE BE IT ORDA]NED BY TIIE
COMMISSIONERS OF COLLER COtJNTY, FLORIDA that:
SECTION ONE:
The zoniog classificatior of rhe herein describ€d rear property rocared in scction 35, Township
49 South, Range 26 E.ist, Collic{ County, Florida, is changed from ,'pL.,D', io 'pUD" planned Unit
Devclopment in accordance with the pUD Docum€ril, attachcd hEreto as Exhibit .A,, which is
incorpo.stcd h.rcin and by rcfererrce made part hcreof rhe olEciel zo'ing Atlas Map numborcd
9635s. as described in ordinance Number 9l-102, the colrier county taDd Dcvcropment codq is
hcrcby amended accordingly.
SECTION TWO:
Ordinance Number 9j-01, kDown as the White Lakc Industrial pa.k pt D, adopt€d on JanuaDr
5, 1993 by the Boad ofCounty Cornmjssioncrs of Collia CouDty, is heEby repealcd in it, entircty.
SECTION THREE:
This OrdinaDce shall bccomc cfFeotive upon filing wirb the Departrnent ofStatc.
1
PASSED AND DULY ADOPTED by lhc Board of Counly Commissjoners ofCollier Counry,
Florida rtris !t'oday of AOTpBE g, 2001.
Apprcved as to Form and
bgal Sufficiency
-fu,dr"--lY,kdd
Maddlie M. Student
Assistant Cou y Atlorney
CY.dmi PUD-92{!{ I YCArcw
Clerk
2
COLLIER COTJNTY, FLORIDA
SECTION IV
COMMERCIAL DEVELOPMENT AXEA
4.1 PURPOSE
Tte purpose of this Section is to s€t fortb the dev€lopm.nt Ptt! for arcas dcsignatcd as
Tract "C', Commqrcial Dcvcloph€Jrt Area oD ExbrAir "A", PUD lvlaste( Plan.
4.2 MAXIMUM COMMERCIAL SQUARE FEET
The 7.85+ acrc Conrocrcial Devclopmcrit Area (TBct "C'), shatl not bc dovclopcd with
more than 96,165 square feet of commercial uses. Should I hotel oI motel be Proposed, a
corDmeosurite smount of coDDercial developmeat oppotu[ity shall be lost, based on a
comparisou ofaverage uuual daily trip generatioru.
4.3 USES PERMITTED
No building or structurq or part thcreot sh81l be erocted, altqed or used, or laDd used, i!
wholc or in part, for otber lhan the following:
A. Principa.l Usesr:
I ) Appad and acce{sory stores es dcfined under Major Group 56;
2) .{utomodvc dealcrs and gasoline seruice statioos (IDdustry Nuobcrs 5531,
and 5541);
3) Building materials, hadwarc, aud gardco supply (hdustsy l.lumbcts 52ll-
526t);
4) Business savicar (Industy Numbers 731 l, 7334, urd 7111);
5) CaMashes (hdusky Nurbcr 7542);
6) Eatiog and drinking places as defined under Mdor Grcq 58;
7) Engincsdng, ac.ounting, r€6esrch, 8nd Edrag€meot (NlEben E?l I with Eo
outside equipeent storagg 8712 with no outside equipmeot stoogq 8721,
E1 12, 8'l 42, 8'l 43, sd 87 48);
8) Finance, insurance, ud real €state a! defined uoder Major CrouF 60, 61,
62, 63, 64, 65, arnd 61i
9) Food sto.rs as defined uude Major Group 54;
l0) Gcacral mqcbandisc storcs as defined under lvlajor Group 53;
I l) GovaDmcDt officcs as dcfined under Major Gloup 9l;
ry-t
I Rcfcrcnc. E,(ccrrrivc oltrcc of rbc Prcsidcr4 o6i(! ofMaDsgeor.rr ud B'dg.\ standold Ind,rrior cr*sil,@tionMnkal l9E7 Edirion
4.4
12) Home furniturc, furnishings, and equipment stores as defined under Major
Grcup 57;
13) Hotels or motels (hdustry NEEber 7011). No moro than t50 rooEs shall
be perEitted;
14) Irgal services as defured under Major Group 8l;
15) Miscellanoous r€tail as delined under Major Gloup 59, not includitrg
Indusliy Numbers 5932, 5961,5983:5989, and uot including the retail sale
of fireworks;
l6) Motion pictures as dclincd u.Eder Major Croup 7E;
l7) PersoMI services (lndustry Numbcrs 7211,1215,7216 ercq,t rug cleanin&
1221-7291, and ?299, only ircluding car tiile and tsg service, computer
photography or portaits, coslume rcntal, dress suit aod tuxedo reDial,
cleckol)sis (hair removal), hair weaving or replacement service, and
tanning salons).
B. Acc€ssory Uses
Ac@ssory uses and struchEcs customarily associated with the pcn dttcd prircipal
uscs and strucrurcs, including, but nor linrited to:
l) Parking faciliti€r;
2) One carctakcr's residencc.
DEYELOPMENT STA.ITDARDS
A. GENERAL: Exccpt as provided for hereiq aU qit€ria set forth bclow shall be
uoderstood to be in relation to individual parcel or lot bou[ilery lines, or betwceo
structrues. Fro[t yard setbrcks shall be measured from back of curb or odge of
paveNerL whichever is closerto the struoturc.
B. MINIMTMLOTAREA 10,000 square fect.
C. AVERAGE LOT WIDTH: 100 foci.
D. MINIMI,]M YARDS (INIERNAL):
I ) Front Yardi 25 feet or onc-hatf of the building hcight rs marurEd ftoE each
exterior wall, whiohevcr is $€ateE
2) Sidc Yard: I 0 fcel
3) Rear Yard: Onc-halfofthc building hcight;
4) Parc€ls with two ftotrtages may reduca on€ &ont yard by l0 fcct.
E. MINIMIJM DISTANCE BETWEEN STRUCTURES: Placcment of struchr*
shall be in compliaooe with NFPA standards fof Iire safety, wifi no less than l0
feet of scparation.
F. MAXMLJM HEIGHT: 50 fect.
IV -2
TRIP GENERATION EQUATIONS
Shopping Center
(820)
Vehicle Trip Ends ys: 1000 Sq. Ft. GLA
On a: Weekday
Setting/Localion: General Urban/Suburban
Number of Studies: 147
1000 Sq. Ft GLA: 453
Directional Dislributionr 50% entering, 50% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rales Standard Deviation
37.7s 142-207.98 16.41
Data Plot and Equation
X Sludy Site Fined Curv€
Fltted Curve Equdlon: Ln(Tl= 0.68 Ln(X) + 5,57
.,x
x
wXXr'
x-.--xxX x x..''x )--4X .'. v X-' x
X - 1000 Sq. Ft. GLA
Tdp Generatjon Manual 1olh Edilion. Volume 2: Data'Retail (Land Uses 80G899)
F
F
- - - - Averag. Rate
R:= 0.76
138 [lI?,=
Hotel
(310)
Vohicle Trip Ends va: RoorE
On a: Vlbekday
S€tting/Locatlon: Gen€ral Urban/Suburban
Number of Studies: 6
Avg- Num. of Rooms: 146
Direclional Distribution: 50p/o entering, 50% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation
8.36 531 -9.53 1.86
Data Plot and Equation
IJJ
t
F
x= Number of Rooms
x stdrste Rted cunJB
Fittod CurE Equation: T = I1.29(X) - /fiI637
Averaoe Rat6
FF= 0,92
nG=\,u 2 Tnp Generation Maoual l Dth Edition . Vdume 2: Dal,a'Lodging (Land Uses 300-399)
White Lake Corporate Park PUDA
AERIAL
White Lake Corporate Park PUDA
BOUNDARY SURVEY
White Lake Corporate Park PUDA
REVISED PUD
S TRI KETH ROU GH/UND ERL INE
{.*rr+*+*******:}+***,F:1.*+++**+*+*+++**++++*++** +,F+t**+*+**++*,tx*** **X+ ** X*** X* ***
TABLE I
PROJECT LAND USE TRACTS
,r ,t! ,< rr :* * ,. ,< rr * *r<* * **:t *:t* *:tr! **:*:t{<,t* ** *x {< +*** * *** +** * +*** x* *****,t *:} * * * ** **:** *:*:} * *rr t(* *
2.I5 ARCHITECTURAL DESIGN GUIDELINES AND STAI\DARDS
Commercial land uses shall comply with the provisions of Seetie+?*.3- Section 5.05.08 of
the Land Development Code. Land uses proposed adjacent to the White Lake Boulevard
Righlof-Way, visible from the I-75 travel lanes, shall comply with the applicable
architectural design guidelines set forth in Diqrisie+43 Section 5.05.08 of the Land
Development Code, and may request alternative architecfural desigr standards as provided
in, and in accordance with, the provisions of Section 2-8+5 5.05.08 (G) of the Land
Development Code. Alternative standards shall be evaluated for their consistency with the
purpose and intent of the Activity Center #9 Interchange Master Plan. The purpose of the
architectural guidelines and standards is to provide a pleasing visual experience from the I-
75 corridor in an effort to create a gateway into Naples and Colliq County, thereby
advancing the purpose of the Activity Center #9 lnterchange Master Plan. At+neh+ime-as
Collier County adoptsdesign standards for the Activity Center #9 lnterchange Master Plaq
those-s+andards shall apply to this PUD.
*** **** * ** * * )t ** ** rr* *** ** *** ** * * * * * )t * rt* * * * * * * * * * * * * * * * * ** * ** *** ** * ****** * ** * ** **
PURPOSE
The purpose of this Section is to set forth the development plan for areas designated as
Tract "C", Commercial Development Area on Exhibit "A", PUD Master Plan.
MAXIMUM COMMERCIAL SQUARE FEET
The ?35]OE+ acre Commercial Development Area (Tract "C"). shall not be developed
with more than 96,165 square feet of commercial uses. Should a hotelg or motelq be
proposed, a commensurate amount of commercial development oppofiunity shall be lost,
based on a comparison of average annual daily trip generations. Pursuant to the attached
1.1
4.2
TRACT "I"
TRACT "C"
TYPE
INDUSTRIAL
COMMERCIAL
ACREAGET
]3#1131
7+10.8
White Lake Corporate Park
PL20170004428
Page I of7 7lt2t20t8
footase.
4.3 USES PERMITTED
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. Principal Usest:
1) Apparel and accessory stores as defined under Major Group 56;
2) Automotive dealers and gasoline service stations (Industry Numbers 5531,
and 5541);
3) Building materials, hardware, and garden supply (Industry Numbers 5211-
526r);
4) Business services (Industry Numbers 7 3 7 I, 7334, and 7 37 l);
5) Carwashes (Industry Number 7542);
6) Eating and drinking places as defined under Major Group 58;
7) Engineering, accounting, research, and management (Numbers 8711 with no
outside equipment storage, 8712 with no outside equipment storage, 8721,
8732, 87 42, 87 43, and 8748);
8) Finance, insurance, and real estate as defined under Major Groups 60,61,
62,63,64,65, and 67;
9) Food stores as defined under Major Group 54;
10) General merchandise stores as defined under Major Group 53;
11) Government offices as defined under Major Group 91;
12) Home furniture, furnishings, and equipment stores as defined under Major
Group 57;
I Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification
Manual, 1987 Edition.
White Lake Corporate Park page} of 7 7ltzl}}lg
PL20t70004428
13) Hotels or motels (Industry Number 7011). No more than *501!l rooms
shall be permitted;
Legal services as defined under Major Group 8l ;
Miscellaaeous retail as defined under Major Group 59, not including
Industry Numbers 5932, 5961, 5983-5989, and not including the retail sale
of fireworks;
16) Motion pictures as defined under Major Group 78;
17) Personal services (Industry Numbers '1211 , 7215, 7216 except rug cleaning,
7221-7291, and 7299, only including car title and tag service, computer
photography or portraits, costume rental, dress suit and tuxedo rental,
electrolysis (hair removal), hair weaving or replacernent service, and
tanning salons).
18) Equipment Rental and Leasine. Not Elsewhsre Classified (Industr.v Number
7359) limited to tool rental and leasine.
Accessory Uses
Accessory uses and structures customarily associated with the permitted principal
uses and structures, including, but not limited to:
1) Parking facilities;
2) One caretaker's residence.
3) General Warehousine and Storaee (Industa Number 4225) limited to
General Warehousing and Storaqe. not to include mini-warehouse
warehousinq or warehousinq. self-storage.
1.4 DEVELOPMENT STANDARDS
C.
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. Front yard setbacks shall be measured from back of curb or edge of
pavsment, whichever is closer to the structue.
MINIMUM LOT AREA: 10,000 square feet.
AVERAGE LOT WIDTH: 100 feet
White Lake Corporate Park
PL20170004428
14)
1s)
B
B.
Page 3 of7 1t12t2018
D. MINIMUM YARDS (NTERNAL):
1) Front Yard: 25 feet, or one-half of the building height as measured from each
exterior wall, whichever is greater;
2) Site Yard: 10 feet;
3) Rear Yard: One-half of the building height;
4) Parcels with two frontages may reduce one front yard by 10 feet.
E. MINIMUM DISTANCE BETWEEN STRUCTURES: Placement of structures
shall be in compliance with NFPA standards for fire safety, with no less than 10
feet of separation.
F. MAXIMUM HEIGHT: 50 feet.
G. MINIMUM FLOOR AREA: 1,000 square feet per principal structure, on the first
finished floor.
H. MAXIMUM GROSS LEASABLE FLOOR AREA: 96,165 square feet.
I. OFF-STREET PARKING AND LOADING REQUIREMENTS:
As required by Divisien-43 LDC section 4.05.00 of the Collier County Land
Development Code in effect at the time of site development plan approval.
J. OUTSIDE STORAGE AND DISPLAY:
Outside storage and display is prohibited in Tract C as depicted on Exhibit "A",
PUD Master Plan, with the exception of garden centers.
K. CARETAKER'SRESIDENCE:
One (1) caretaker's residence shall be permitted for the commercial development
area, subject to the following:
1) The residence shall be constructed as an integral part of the shopping center or
one of the commercial buildings, and shall be entered from within that
structure. Exits that comply with fire codes shall be permitted
2) The caretaker's residence shall be an accessory use, and shall be for the
exclusive use of the property owner, tenant, or designated employee operating
or maintaining the shopping center or commercial facilities.
White Lake Corporate Park Page 4 of 7 7fi2l}0l9
PL20170004428
3) Off-street parking shall be as for a single-family residence in accordance with
Divisien-43 LDC section 4.05.00 of the Collier County Land Development
Code in effect at the time of site development plan approval. Parking for the
caretaker's residences shall be in addition to any other required parking
facilities.
***** ******r<*t(*** ***** ** ** ***** *r<*** ** ***** *** *** * *r<* ** **** ****** **** ** ****** **
SCHEDULE OF DEVELOPMENT/MONITORING REPORT AND SUNSET
PROVISION
This PUD is subject to the Sunset Provisions of Section 2.7.3.4 of the Land
Development Code.
A*r annual PUD menitering r
also be responsible for satistrine all PUD commitments until close-out of the PUD.
At the time of this PUD approval. the Manasinq Entity is the White Lake
and fulfillment of PUD commitments.
TRANSPORTATION
The development of this PUD Master Development Plan shall be subject to and govemed
by the following conditions:
The developer shall maintain joint/shared access with the adjacent property
(Citygate PUD), via White Lake Boulevard.
The petitioner shall provide left turn lanes and arterial level sheet lighting at all
project entrances, if deemed warranted by Collier County. The tum lanes and
arterial level street lighting shall be provided when requested by the County.
The petitioner shall be responsible for a fair share contribution of the site related
roadway improvernents at the Collier BoulevardAVhite Lake Boulevard
intersection, which has been determined to be $118,850.00, and shall be paid to
Collier County on or before October 1, 2001.
White Lake Corporate Park
PL2017 000442E
B.
5.5
A.
B.
C.
Page 5 of7 7 t1212078
D.
was estimated in the TIS to be 5.584 DAILY two-way trips based on ITE trip
*r<***********r<****d(**************{<**{<****x*********{<{<******d<+*r<**r<****{.*****{<r<*
5.8 UTILITIES
The development of this PUD Master Development Plan shall be subject to and governed
by the following conditions:
White Lake Corporate Park
PL20170004428
Page 6 of7 7n2t2018
A.
€apaei+y.
The White Lake Commons Association (or successor in title) will conve-'y County
Utilit), Easements (CUEs) to the Collier County Water-Sewer District at the
terminus of Shaw Boulevard and Shearwater Street as depicted on the master plan.
These easements will be for future water distribution system interconnection with
Water-Sewer District free and clear of all liens and encumbrances and shall be
the County's Sewer Master Plan.
B.
White Lake Corporate Park
PL20170004428
Page7 of7 7n212018
White Lake Corporate Park PUDA
REVISED PUD
CLEAN COPY
* * + ** x * ** * r. * +* +* +* *:l( * *,t 1(* + *+*+++ **x*** * * * * *** ** + ** * * * +** * * * *+****r! ** *+* ***:* * * *
TABLE I
PROJECT LAND USE TRACTS
TRACT "I"
TRACT "C"
TYPE
INDUSTRIAL
COMMERCIAL
ACREAGE+
13 3.5
10.8
+ * x * * * * ** * *** + *** * *** * * *+* ++ + * ** * ** * * ** * * *+ ***+* * * * * ++ +* * * ** *+ +** * * * !t + * )F ++* + * * *
2.15 ARCIIITECTURAL DESIGN GUIDELINES AND STANDARDS
Commercial land uses shall comply with the provisions of Section 5.05.08 of the Land
Development Code. Land uses proposed adjacent to the White Lake Boulevard Right-of-
Way, visible from the I-75 travel lanes, shall comply with the applicable architectural
design guidelines set forth in Section 5.05.08 of the Land Development Code, and may
request altemative architectural design standards as provided in, and in accordance with,
the provisions of Section 5.05.08 (G) of the Land Development Code. Altemative
standards shall be evaluated for their consistency with the purpose and intent of the
Activity Center #9 Interchange Master Plan. The purpose of the architectural guidelines
and standards is to provide a pleasing visual experience fiom the I-75 corridor in an effort
to create a gateway into Naples and Collier County, thereby advancing the purpose of the
Activity Center #9 Interchange Master Plan. Collier County-design standards for the
Activity Center #9 lnterchange Master Plan, shall apply to this PUD.
***** * * ** ** *** * **r.* *r.******** * *** ** ***** * *** ** *** *** ******** ** * ** * **** ***** * * * *
PURPOSE
The purpose of this Section is to set forth the development plan for areas designated as
Tract "C", Commercial Development Area on Exhibit "A". PUD Master Plan.
MAXIMUM COMMERCIAL SQUARE FEET
The 10.8+ acre Commercial Development Area (Tract "C"), shall not be developed with
more than 96,165 square feet of commercial uses. Should hotels or motels be proposed, a
commensurate amount of commercial development opportunity shall be lost, based on a
comparison of average annual daily trip generations. Pursuant to the attached TIS (Exhibit
B) the t hotel/motel room will equate to 173 square feet of commercial square footage.
White Lake Corporate Park
PL201',70004428
4.1
1.2
Page 1 of 6 1/12t20tE
4.3 USES PERMITTED
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. Principal Usesr:
1) Apparel and accessory stores as defined under Major Group 56;
2) Automotive dealers and gasoline sewice stations (Industry Numbers 5531,
and 5541);
3) Building materials, hardware, and garden supply (lndustry Numbers 5211-
s26r);
4) Business services (Industry Numbers 7311,7334, and 7371);
5) Carwashes (lndustry Number 7542);
6) Eating and drinking places as defined under Major Group 58;
7) Engineering, accounting, resemch, and management (Numbers 871 1 with no
outside equipment slorage, 8712 with no outside equipment storage,8721,
87 32, 87 42, 87 43, afi 87 48);
8) Finance, insurance, and real estate as defined under Major Groups 60, 61,
62, 63, 64, 65, and 67;
9) Food stores as defined under Major Group 54;
10) General merchandise stores as defined under Major Group 53;
1 1 ) Government offices as defined under Maj or Group 9 I ;
12) Home fumiture, fumishings, and equipment stores as defined under Major
Group 57;
13) Hotels or motels (Industry Number 7011). No more than 15e!! 1 rooms
shall be permitted;
14) Legal services as defined under Major Group 81 ;
I Reference Executive Offrce of the President, Office of Management and Budget, ,Slandard Industrial Classification
Manual, 1987 Edition.
White I-ake Corporate Park Page 2 of6 7112/2018
PL201',70004428
15) Miscellaneous retail as defined under Major Group 59, not including
Industry Numbers 5932, 5961, 5983-5989, and not including the retail sale
of fireworks;
16) Motion pictures as defined under Major Group 78;
17) Personal services (Industry Numbers 7211,7215,7216 except rug cleaning,
7221-7291, afi 7299, only including car title and tag service, computer
photography or portraits, costume rental, dress suit and tuxedo rental,
electrolysis (hair removal), hair weaving or replacement service, and
tanning salons).
18) Equipment Rental and Leasing, Not Elsewhere Classified (Industry Number
7359) limited to tool rental and leasing.
B. Accessory Uses
Accessory uses and structures customarily associated with the permitted principal
uses and structues, including, but not limited to:
1) Parking facilities;
2) One caretaker's residence.
3) General Warehousing aad Storage (hrdustry Number 4225) Iimited to
General Warehousing and Storage, not to include mini-warehouse
warehousing or warehousing, self-storage.
4.4 DEVELOPMENTSTANDARDS
A. 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. Front yard setbacks shall be measwed from back of curb or edge of
pavement, whichever is closer to the structwe.
B. MINIMUM LOT AREA: 10,000 square feet.
C. AVERAGELOTWIDTH: 100feet
V D' MINIMUMYARDS (INTERNAL):
White Lake Corporate Park
PL20170004428
Page 3 of 6 7 n2t2018
1) Front Yard: 25 feet, or one-half of the building height as measured from each
exterior wall, whichever is greater;
2) Site Yard: 10 feet;
3) Rear Yard: One-half of the building height;
4) Parcels with two frontages may reduce one front yard by 10 feet.
E. MINIMUM DISTANCE BETWEEN STRUCTURES: Placement of structures
shall be in compliance with NFPA standards for fire safety, with no less than 10
feet of separation.
F. MAXIMUM HEIGHT: 50 feet.
G. MINIMUM FLOOR AREA: 1,000 square feet per principal structure, on the first
finished floor.
H. MAXIMUM GROSS LEASABLE FLOOR AREA: 96,165 square feet.
I. OFF-STREET PARKING AND LOADING REQUIREMENTS:
As required by LDC section 4.05.00 of the Collier County Land Development Code
in effect at the time of site development plan approval.
J. OUTSIDE STORAGE AND DISPLAY:
Outside storage and display is prohibited in Tract C as depicted on Exhibit "A",
PUD Master Plan, with the exception of garden centers.
K. CARETAKER'S RESIDENCE:
One (1) caretaker's residence shall be permitted for the commercial development
area, subject to the following:
1) The residence shall be constructed as an integral part of the shopping center or
one of the commercial buildings, and shall be entered from within that
structure. Exits that comply with fire codes shall be permitted
2) The caretaker's residence shall be an accessory use, and shall be for the
exclusive use of the property owner, tenant, or designated employee operating
or maintaining the shopping center or commercial facilities.
White Lake Corporate Park
PL20170004428
Page 4 of 6 7lt2t20t8
5.4
3) Off-street parking shall be as for a single-family residence in accordance with
LDC section 4.05.00 of the Collier County Land Development Code in effect at
the time of site development plan approval. Parking for the caretaker's
residences shall be in addition to any other required parking facilities.
* **** *** * ** * * * ** ** ** * ** * * * ** *** ******** ** *** * **** ***** ** ******* **rt * * ** ** *** *** *
SCHEDULE OF DEVELOPMENT/MONITOR]NG REPORT AND SUNSET
PROVISION
This PUD is subject to the Sunset Provisions of Section 2.7 .3.4 of the Land
Development Code.
One entity (hereinafter the Managing Entity) shall be responsible for PUD
monitoring until close-out of the PUD, and this entity shall also be responsible for
satisfting all PUD commitments until close-out of the PUD. At the time of this
PUD approval, the Managing Entity is the White Lake Commons Association
Incorporated, or its assigns. Should the Managing Entity desire to transfer the
monitoring and commitments to a successor entity, then it must provide a copy of a
legally binding document that needs to be approved for legal sufficiency by the
County Attomey. After such approval, the Managing Entity will be released of its
obligations upon written approval of the transfer by County staff, and the successor
entity shall become the Managing Entity. When the PUD is closed out, then the
Managing Entity is no longer responsible for the monitoring and fulfillment of PUD
commihnents.
TRANSPORTATION
The development of this PUD Master Development Plan shall be subject to and govemed
by the following conditions:
A. The developer shall maintain jointishared access with the adjacent property
(Citygate PUD), via White Lake Boulevard.
B. The petitioner shall provide left tum lanes and arterial level street lighting at all
project entrances, if deerned warranted by Collier County. The tum lanes and
arterial level street lighting shall be provided when requested by the County.
C. The petitioner shall be responsible for a fair share confribution of the site related
roadway improvements at the Collier Boulevard/White Lake Boulevard
intersection, which has been determined to be 3118,850.00, and shall be paid to
Collier County on or before October 1, 2001.
A.
B.
5.5
White Lake Corporate Park
PL201',7 0004428
Page 5 of 6 7 n2t20tE
**************{<r(****************************r<*d<*{<X*********r<****{<*******{<*r<X***
D. The White Lake Corporate Park PUD Transporlation Impact Study was based on a
development scenario of 96,165 square feet of retail uses. The total trip generation
was estimated in the TIS to be 5,584 DAILY two-way trips based on ITE trip
generation rates. The development scenario may change. However, the Project's
estimated trip generation will not exceed a maximum of 5,584 DAILY trips.
UTILITIES
The development of this PUD Master Development Plan shall be subject to and governed
by the following conditions:
The White Lake Commons Association (or successor in title) will convey County
Utility Easements (CUEs) to the Collier County Water-Sewer District at the
terminus of Shaw Boulevard and Shearwater Street as depicted on the master plan.
These easements will be for future water distribution system interconnection with
adjacent properties and will run from the Shaw Boulevard cul-de-sac to the adjacent
northern PUD boundary and from the Shearwater Street cul-de-sac to the adjacent
eastern PUD boundary. The easernents will be conveyed in accordance with the
County Utility Standards Ordinance at no cost to the County or the Collier County
Water-Sewer District free and clear of all liens and encumbrances and shall be
provided prior to or in conjunction with approval of the next development permit.
The utility construction documents for the project's sewerage system shall be
prepared so that all sewage flowing into the County's sewerage system is
transmitted by one (1) main on-site pump station. The developer's engineer shall
meet with the County staff prior to commencing preparation of construction
drawings, so that all aspects of the sewerage system design can be coordinated with
the County's Sewer Master Plan.
5.8
A.
B.
White Lake Corporate Park
PL20170004428
Page 6 of6 7n2t2018
White Lake Corporate Park PUDA
PUD MASTER PLAN