Agenda 03/10/2020 Item #17B (Ordinance - Petition PL20180002061 )03/10/2020
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, An Ordinance of the Board of
County Commissioners of Collier County, Florida amending Ordinance No. 2001-08, the Pine
Ridge Center Planned Unit Development by moving the boundary of Area A and Area B uses to the
south and reconfiguring the preserve tract; by adding an Area B1; by adding automobile parking
lots, business incubator, accelerator and co-work space as permitted uses; by revising the master
plan, and providing an effective date. The subject property, consisting of 8.73+/- acres, is located
south of Pine Ridge Road and east of Livingston Road, in Section 18, Township 49 South, Range 26
East, Collier County, Florida. (PL20180002061)
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 PUD Amendment 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 applicant seeks approval to amend Ordinance Number 2001-08, the Pine
Ridge Center Planned Unit Development (PUD). The subject property is the Pine Ridge Center PUD. In
the original Ordinance, Area A was designated as retention area and preserve with native vegetation
retained. Area B was designated as buildable land. The applicant proposes to amend the PUD to modify
the boundary between Area A and Area B on the PUD Master Plan to conform to actual developed
conditions, which have existed since the Plat of 3500 Corporate Plaza. The Plat was approved by the
Board of County Commissioners in 2005.
It should be noted that the 2005 approval made a portion of Area A buildable and developable land. The
Area A boundary will be amended to reflect existing and built conditions at the site. It will be designated
as Preserve and located along the south and east property lines at the southern portion of the Pine Ridge
Center PUD. The Area B boundary will be amended to reflect existing and built conditions at the site and
will be renamed as Area B-1. The new B-1 Area will be located abutting Area A at the south portion of
the Pine Ridge Center PUD.
Additionally, the PUD Amendment will identify and list two new permitted uses for Section 3.3 of the
PUD ordinance. Section 3.3.B.2 will permit automobile parking lots in Area B-1 of the Pine Ridge Center
PUD (and Area B of the Pine Ridge Center West PUD). Also, Section 3.3.B.5 will permit business
incubator accelerator and co-work spaces in Area B-1 of the Pine Ridge Center PUD. The uses are not
permitted in the 2001 ordinance.
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 fun d
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, 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.
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GROWTH MANAGEMENT IMPACT: The subject 8.73-acre site is located on the southside of Pine
Ridge Road (CR896), at the intersection of Kraft Road, approximately ¼ mile east of Livingston Road,
approximately 3/4 mile west of the intersection of Pine Ridge Road and I-75, in Section 18, Township 49
South, Range 26 East. Staff provides no specific analysis as to compliance with these provisions as the
PUD Amendment does not affect external access, opportunity or requirement for interconnections (Pine
Ridge Center and Pine Ridge Center West PUD are already interconnected), the amount of open space,
and provisions or requirements for pedestrian and bicycle facilities. No deviations have been requested
with this Amendment. Based on the above analysis, staff finds the subject petition consistent with the
Growth Management Plan.
LEGAL CONSIDERATIONS: This is an amendment to the existing Pine Ridge Center PUD
(Ordinance No. 2001-08). 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 of
County Commissioners, should it consider denial, that such denial is not arbitrary, discriminatory or
unreasonable. This would be accomplished by finding that the amendment does not meet one or more of
the listed criteria.
Criteria for PUD Amendments
Ask yourself the following questions. The answers assist you in making a determination for approval
or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or
other instruments or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense? Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
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 a ssuring
the adequacy of available improvements and facilities, both public and private.
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7. Consider: The ability of the subject property and of surrounding areas to accommodate
expansion.
8. Consider: Conformity with PUD regulations, or as to desirable modifications of such
regulations in the particular case, based on determination that such modifications are justified
as meeting public purposes to a degree at least equivalent to literal application of such
regulations.
9. Will the proposed change be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan?
10. Will the proposed PUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested PUD Rezone result in the possible creation of an isolated district
unrelated to adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed
amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic con gestion 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.
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21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance
with existing zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses under the
proposed zoning classification.
25. Consider: The impact of development resulting from the proposed PUD rezone on the
availability of adequate public facilities and services consistent with the levels of service
adopted in the Collier County Growth Management Plan and as defined and implemented
through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as
amended.
26. Are there other factors, standards, or criteria relating to the PUD rezone request that the
Board of County Commissioners shall deem important in the protection of the public health,
safety, and welfare?
The 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 Board 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)
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
heard petition PL20180002061 on February 6, 2020. There was a motion by Commissioner Fryer and
second by Commissioner Dearborn to forward the petition to the Board of County Commissioners with a
recommendation of approval. The motion carried 6 to 0 for approval.
This agenda item will be placed on the summary agenda because it meets the criteria.
RECOMMENDATION: The Zoning Division staff concurs with the recommendation of the CCPC and
recommends that the Collier County Board of Commissioners approve petition PL20180002061 for an
Amendment to the PUD Ordinance.
Prepared by: James Sabo, AICP, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Final Staff Report CAO Pine Ridge Ctr001 (PDF)
2. Attachment A Ordinance - 010920(1) (PDF)
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3. Attachment B Master Plan Ord. 2001-08 (PDF)
4. Attachment C Plat 3500 Corporate Plaza (PDF)
5. Attachment D Master Plan proposed 2020 flat (PDF)
6. Attachment E Comp Planning Consistency memo (PDF)
7. [Linked] Attachment F Pine Ridge Center Application (PDF)
8. Legal Ad - Agenda ID 11552 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.B
Doc ID: 11552
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, An Ordinance
amending Ordinance No. 2001-08, the Pine Ridge Center Planned Unit Development by moving the
boundary of Area A and Area B uses to the south and reconfiguring the preserve tract; by adding an Area
B1; by adding automobile parking lots, business incubator, accelerator and co-work space as permitted
uses; by revising the master plan, and providing an effective date. The subject property, consisting of
8.73+/- acres, is located south of Pine Ridge Road and east of Livingston Road, in Section 18, Township
49 South, Range 26 East, Collier County, Florida. (PL20180002061)
Meeting Date: 03/10/2020
Prepared by:
Title: – Zoning
Name: James Sabo
02/04/2020 4:31 PM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
02/04/2020 4:31 PM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 02/11/2020 4:51 PM
Zoning Ray Bellows Additional Reviewer Completed 02/11/2020 5:36 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 02/12/2020 12:48 PM
Growth Management Department James C French Deputy Department Head Review Completed 02/14/2020 2:31 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 02/24/2020 4:16 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 02/24/2020 4:22 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 02/26/2020 2:12 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 02/27/2020 2:32 PM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 03/01/2020 11:45 AM
Board of County Commissioners MaryJo Brock Meeting Pending 03/10/2020 9:00 AM
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
ZONING DIVISION _ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
TO:
FRO\,I:
HEARING DATE: FEBRUARY 6.2020
STIBJECT:PUDA PL2OI8000206I PINE RIDGE CENTER PUD
PROPERTY OWNERS/APPLICANT/AG T]NT:
Owners:
Kraft Office Center LLC
3500 Corporate Plaza Properry Owners Assoc
1500 5th Avenue Suite 111
Naptes, FL 34102
Agent:
D. Wayne Amold, AICP
Q. Grady Minor and Associates, P.A
3800 Via Del Rey
Bonita Springs, FL 34134
And.Richard C. Grant, Esq.
Grant, Fridkin, Pearson, P.A.
5551 Ridgewood Drive, Suite 501
Naples, FL 34108
Applicant:
Kraft Office Center LLC
1500 5th Avenue Suite I 1 I
Naples. FL 34102
REQTIESTED ACTION:
The applicant is requesting that the collier County Planning commission (ccpc) consider an
application to amend Ordinance Number 2001-08, the Pine Ridge Center planned Unit
Development (PUD). The applicant proposes to modiff the boundary between Area A and Area
B, clarifu the permitted uses, and to permit a portion ofthe preserve to be used as a surface parking
lot with preserve mitigation off-site.
GEOGRAPHIC LOCATION:
The subject property consists of8.73 acres and is located along the south side ofPine Ridge Road
between Livingston Road and whippoorwill Lane in Section 18, Township 49 South, Range 26
PUDA-P12018000206'1 ; Pine Ridge Center
Revised: January 22, 2020
Page 1 of '12
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PURPOSE/DESCRIPTION OF PROJECT:
Background: There are two PUD's that are directly abutting one another identified as Pine Ridge
Center and Pine Ridge Center West. Each PUD has a master plan identifuing Area A, B, and C.
The two PUD's function as one site and a single development project. The parcels were platted
as 3500 Corporate Plaza and include five development tracts, A through E and four preserve tracts
Pl through P-4. In 2006-07, three buildings were constructed on Tract A of the plat. The
southemmost building, also constructed in 2006-07, is located in part of Area A on the Pine Ridge
Center West PUD master plan. The building has been in use since then as a storage faciliry or more
recently as the Naples Business Accelerator, which has been space that is leased to the Board of
County Commissioners since 2015. Additionally, a certificate of occupancy was issued in 2015
tbr the business accelerator use. In 2013, a parking garage was constructed on Tract A. Part ofthe
parking structure is in Area A of each PUD, Pine Ridger Center and Pine Ridge Center WEST.
Proposed Amendments: The subject property is the Pine Ridge Center PUD and was established
by Ordinance 2001-08. In the original ordinance, Area A was designated as retention area and
preserve with native vegetation retained. Area B was designated as buildable land. The applicant
proposes to amend the PUD to modifu the boundary betw.een Area A and Area B on the PUD
Master Plan to conform to actual developed conditions, which have existed since the Plat of3500
Corporate Plaza. The Plat was approved by the Board ofCounty Commissioners in 2005. (It should
be noted that the 2005 approval made a portion of Area A buildable and developable land). The
3500 Corporate Plaza Plat is included as Attachment C. The 2001 Pine Ridge Center Master Plan
is included as Attachment B.
The Area A boundary will be amended to reflect existing and built conditions at the site. It will be
designated as Preserve and located along the south and east property lines at the southem portion
of the Pine Ridge Center PUD. The Area B boundary will be amended to reflect existing and built
conditions at the site and will be renamed as Area B-1. The new B-1 Area will be located abutting
Area A at the south portion of the Pine Ridge Center PUD.
In Ordninances 2001'08 and 2001-09 (Pine Ridge Center and Pine Ridge Center West), each PIJD
listed water retention and storm water management as the the only permitted uses in Area A. For
Area B and Area C of the PUD, various commercial uses were permitted. The applicant states that
the proposed boundary change has the effect of placing the business accelerator building and
parking grarage in Area B ofeach PUD by enlarging the size ofArea B and reconfiguring the size
of Area A. The proposed and amended 2020 Master Plan is included as Attachment D.
Additionaliy, the PUD amendment will identifu and list two new permitted uses for Section 3.3 of
the PUD ordinance. Section 3.3.B.2 will permit automobile parking lots in Area B-1 of the Pine
Ridge Center PUD (and Area B of the Pine Ridge Center West PUD). Also, Seciton 3.3.B.5 will
permit business incubator accelerator, and co-work spaces in Area B-l of the Pine Ridge Center
PUD. The uses are not permitted in the 2001 ordinance.
To summarize, the proposed amendments to the Pine fudge Center PUD are: to amend the Area
A and Area B boundaries reflecting existing built conditions and to create a new Area B-1; and to
PUDA-P120180002061 ; Pine Ridge Center
Revised: January 22, 2020
Page 3 of 12
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Packet Pg. 1593 Attachment: Final Staff Report CAO Pine Ridge Ctr001 (11552 : PUDA PL20180002061 Pine Ridge Center)
amend the Area A boundary and show it as preserve; and to identiry business incubator-accelerator
and automobile parking as permitted uses.
SURROUNDING LAND TISE AND ZONING:
North:
South:
East:
West:
Commercial, retail, restaurant, zoned Naples Gateway PUD
Community Facility, Avow Hospice, zoned CFPUD
Commercial Auto, Nissan dealer, zoned Pine View CPUD
Office, zoned Pine Ridge Center West PUD
Aerial Map (County GIS)
Future Land Use Element (FLUE): The subject 8.73-acre site is located on the southside ofPine
Ridge Road (CR896), at the intersection of Kraft Road, approximately % mile east of Livingston
Road, approximately 3/4 mile west ofthe intersection ofPine Ridge Road and I-75, in Section 18.
PUDA-PL20180002061, Pine Ridge Center
Revised: January 22, 2020
Page 4 ol '12
GROWTH MANAGEME,NT PLAN (C]MP) CONSISTENCY:
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17.B.1
Packet Pg. 1594 Attachment: Final Staff Report CAO Pine Ridge Ctr001 (11552 : PUDA PL20180002061 Pine Ridge Center)
Township 49 South, Range 26 East. The Growth Management Plan Consistency memo is included
as Attachment E.
COMPREHENSM PLANNING COMMENTS: The subject property is designared Urban.
Commercial District, Interchange Activity Center Subdistrict (#10) as depicted on the countywide
Future Land Use Map and in the Future Land Use Elemeni (FLUE) of the Gromh Management
Plan (GMP). The existing zoning Pine Ridge Center Planned Unit Development (PUD), via
Ordinance #2001-08, permits a variety ofuses including building construction, building materials,
hardware and gardening supplies, and construction, as well as commercial and office uses - all
uses are deemed consistent with the Interchange Activity Center Subdistrict. The amendment
added permitted uses for automobile parking and business incubator, accelerator, and co-work
space uses (permiued in B1 only).
The proposed amendment amends the Master Plan to clarifu the parking and reconfigure the on-
site preserves (to reflect an accurate representation of preserves that are currently on-site). The
PUD will continue to meet the on-site preserve requirement of 1.31 acres, unless text revisions are
submitted.
Relevant FLUE Objectives and policies are stated below (ln italics); each policy is followed by
staff analysis (in bold).
FLUE Policy 5.6:
New developments shall be compatible with, and complementary to, the surrounding land uses, as
set.forth in the Land Development Code (Ordinance 01-11, adopted June 22, 2001 and effective
October 18. 2001, as amended). [Comprehensive Planning leaves this determination to the
Zoning Services Section's staff as part oftheir review ofthe petition in its entirety.l
FLUE Objective 7 and subsequent Policies regard Smart Growth principles derived from the
Dover, Kohl, & Partners publication, "Toward Better Places. Communitv Character Plan for
Collier Countv." Staff provides no specific analysis as to compliance with these provisions as the
PUD amendment does not affect extemal access, oppodunity or requirement for interconnections
(Pine Ridge Center and Pine Ridge Center West PUD are already intercormected), the amount of
open space, and provisions or requirements for pedestrian and bicycle facilities. No deviations
have been requested with this amendment.
Based on the above analysis, staff finds the subject petition consistent with the Growth
Management Plan.
Transportation Element: In evaluating this project, staffreviewed the petition request including
the applicant's April 18,2019letter and TIS back-up materials for consistency with Policy 5.1 of
the Transporlation Element of the Growth Management Plan (GMP).
Policy 5.1 olthe 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)
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affecting the overall countyrtide density or intensity of permissible development, with
consideration of their impact on the overoll County trdnsportation 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 thal is deficienl as identified in the
current AUIR, or which significantly impacts a roadway segmenl or adjacent roadwcry 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 speciJic 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 2ok of the adopted LOS standard senice volume;
b. For linl<s adjacent to links directly accessed by the project where project traffic is equal to or
exceeds 2ok of the adopted LOS standard senice volume; and
c. For all olher links the project traffic is considered to be significant up to the point where it is
equol to or exceeds 3?6 of the adopted LOS standard service volume.
Miligating stipulations shall be based upon a mitigation plan prepared by the applicant dnd
submitted as part of the traffic impact statement that addresses the project's significant impacts
on all roadways. "
Staff finding: As noted in the application the proposed PUD Amendments are intended to clarifu
parking and business incubator uses with no increased impacts resulting from this development.
The April 181h letter provided by the applicant, and TIS backup materials, indicate that the PUDs
have been fully constructed and the latest TIS (for Pine Ridge Center West/3500 Corporate Plaza
dated May 2016) indicated a projected total of +l-256 PM peak hour two-way trips for this
development. As noted in the October I 5, 2015 supplemental staffreport for the Pine Ridge Center
West PUDA, petition PL-20150000249; the original approved PUD would have generated a
potential +1599 PM peak hour two-way trips (for a 100,000 sq. ft. shopping center). Based on the
information provide including the previous TIS back-up materials, Transportation Planning staff
finds the petition consistent with Policy 5.1 of the Transportation Element of the Gtowh
Management Plan.
Conservation and Coastal Management Element (CCME):
Environmental Planning staff found this project to be consistent with the Conservation & Coastal
Management Element (CCME). The native vegetation required to be retained for the PUD was
approved in accordance with Ordinance 2001-08. A minimum of 1.33 acres of native vegetation
shall be placed under preservation and dedicated to Collier County.
Stafl 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 (refened to as "Rezone
Findings"), which establish the legal basis to support the CCPC's recommendation.
PUDA-PL20180002061 ; Pine Ridge Center
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STAFF ANALYSIS:
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Packet Pg. 1596 Attachment: Final Staff Report CAO Pine Ridge Ctr001 (11552 : PUDA PL20180002061 Pine Ridge Center)
Drcrinage: 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: Enyironmental Plannin g staff has reviewed the PUD petition to address
environmental concems. The applicant has proposed to reconfigure the preserve area (Area'A'
PUD Master Plan) to reflect the as-built conditions in existence on the propefty. The proposed
PUD changes will still meet the minimum preserve requirement of 1.33 acres.
Landscape Review. 'fhe Landsca pe staffhas reviewed the proposed amendment and finds that the
buffers labeled on the Master Plan are consistent with the LDC provisions.
School District: A Collier County School District review is not applicable
Trans rtotion Review:Transportation Planning staff has reviewed the petition for compliance
with the GMP and the LDC and recommends approval.
Utilities Revie\t,. The Public Utilities Division finds that the Pine Rid ge Center PUD has already
been developed ',^/ith potable water and wastewater services from the CCWSD and there is
adequate treatrnent capacity.
Zoning Services Review: The most significant changes proposed to the Pine fudge Center PUD
are the addition of new uses for business accelerator-incubator and automobile parking lots. Within
an office park facility, a business accelerator is a valid use. Additionally, automobile parking is a
valid use in an office park. The Zoning Division staff supports the addition ofthe new permitted
uses. The other substantial change is to the area boundaries to reflect the existing built conditions
at the site. From a land use perspective, changing the area boundaries is acceptable. The project
site will firnction precisely the same as it functions today.
PUD Findines:
LDC Section 10.02.13.B.5 states that "ln 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 ofthe land, surrounding areas, traflic and access,
drainage, sewer, water, and other utilities.
Zoning Division staff has reviewed the proposed amendment and believes the uses and
properry development regulations are compatible with the development approved in the
area. The Public Utilities Division further states that the PUD has already been developed
with potable water and wastewater services from the CCWSD and there is adequate
treatment capacity.
PUDA-PL2018000206'1; Pine Ridge Center
Revised: January 22, 2020
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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 ofsuch areas and facilities that are not to be provided or
maintained at public expense.
Documents submitted with the application were reviewed by the County Attomey's Office
and demonstrate unified control of Area A and part of Area B of the Pine Ridge Center
PUD.
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 ofthe GMP. They have found the proposed amendment
to be consistent with the GMP.
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.
'l'he proposed changes to the PUD Document do not affect the landscaping standards ofthe
originally approved PUD. Additionally, the Development Review Division has reviewed
the proposed amendment and finds that the buffers labeled on the Master Plan are
consistent with the LDC provisions. Landscape Review Staff is of the opinion that the
proposed project will be compatible with the surror.mding area.
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.
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 p1ans. The Public Utilities
Division further states this petition proposes no increase in density and would have no
impact on public utilities facilities adequacy. Transportation Planning staff finds the
petition consistent with Policy 5.1 of the Transportation Element of the Growth
Management Plan. Operational impacts will be addressed at time of first development order
(SDP or Plat), at which time a new TIS will be required to demonstrate tuming 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.
3
l
5
6
PUDA-PL20180002061; Pine Ridge Center
Revised: January 22, 2020
Page 8 of 12
17.B.1
Packet Pg. 1598 Attachment: Final Staff Report CAO Pine Ridge Ctr001 (11552 : PUDA PL20180002061 Pine Ridge Center)
7
8
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.
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 Pine Ridge Center PUD is required to comply with
the LDC and any other applicable codes. The applicant is not seeking deviations for the
proposed PUD amendment.
LDC Subseclion 10.02.08 F. states, "When pertaining to the rezoning of land, the report and
recornrnendations 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." (Zoning Division staffresponses 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 staffhas determined that the petition is consistent with the goals,
objectives, and policies of the FLUM and other elements of the GMP.
The existing land use pattern.
The existing land use patlem related to surrounding properties is described in the
Surrounding Land Use and Zonlng section of this report. The proposed land use pattem
will remain unchanged and proposed arnendments will not negatively affect the
surrounding land-use pattems.
PUDA-P120180002061 ; Pine Ridge Center
Revised: January 22, 2020
2
Page 9 of 12
Rezone Findings:
The possible creation ofan isolated district unrelated to adjacent and nearby districts.
The property is zoned PUD and would remain that way. It would not be an isotated district.
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. It includes changes to
Areas within the PUD boundary.
Whether changed or changing conditions make the passage ofthe proposed rezoning
necessary.
The proposed change is not necessary. It is a request; however, that complies with the
-r.
1.
17.B.1
Packet Pg. 1599 Attachment: Final Staff Report CAO Pine Ridge Ctr001 (11552 : PUDA PL20180002061 Pine Ridge Center)
provisions of the LDC as the applicant seeks changes to the PUD. The changes include
adding permitted uses and changes to areas within the PUD boundaries.
6.Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed amendment will not adversely affect living conditions in the neighborhood.
Whether the proposed change will create or excessively increase traffic congestion or
create types of traflic 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.
Transportation Planning staff finds the petition consistent with Policy 5.1 ol the
Transportation Element of the Growth Management Plan. Operational impacts will be
addressed at time of first development order (SDP or Plat). Additionally, the project's
development must comply with all other applicable concurency management regulations
when development approvals 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 as the site is already developed. Stormwater best management practices, featment,
and storage for this project will be addressed through Environmental Resource Permitting
(ERP) with the South Florida Water Management District (SFWMD). If necessary, County
environmental staff will evaluate the stormwater management system and design criteria
at the time of SDP or PPL.
Whether the proposed change will seriously reduce light and air to adjacent areas.
The PUD Amendment for Pine Ridge Center 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
generally a subjective determination. Zoning alone is not likely to adversely affect the
property values. Market conditions usually prevail.
11.
Immediately adjacent property is developed. The amendments to the Pine Ridge Center
PUD are not likely to deter development activity for surrounding propefiy.
12. Whether the proposed change will constitute a grant of special privilege to an
PUDA-P120180002061 ; Pine Ridge Center
Revised: January 22, 2020
Page 10 of 12
7.
9.
Whether the proposed change will be a deterrent to the improvement or development
of adjacent properfy in accordance with existing regulations.
17.B.1
Packet Pg. 1600 Attachment: Final Staff Report CAO Pine Ridge Ctr001 (11552 : PUDA PL20180002061 Pine Ridge Center)
13.
11.
t5.
t6.
t't.
18.
individual owner as contrasting rr,ith 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
privilegc. Consistency with the FLUE is determined to be consistent with public welfare.
Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
Whether the change suggested is out of scale with the needs of the neighborhood or
the County.
The Zoning Division staff determination is that the ptoposed amendments are not out of
scale with the needs of the community.
Whether is it impossible to find other adequate sites in the Counr"vt for the proposed
use in districts already permitting such usc.
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.
The physical characteristics of the property and the degree of site alteration, rvhich
would be required to make the property usable for any ofthe range ofpotential uses
under the proposed zoning classification.
Because the property has already been developed, there would be no site alteration. Any
future construction proposed would be required to meet development standards applied
during the SDP and plat process.
The impact of development on the availabitity of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
The project 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 ofthe GMP rslated to adequate public facilities. This petition has been reviewed
by Comprehensive Planning staff for consistency with the GMP and they find it to be
consistent. The concurrency review fbr APF is determined at the time of SDP review.
Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in the protection ofthe public health, safety, and welfare.
I)EVIATION DISCUSSION:
PUDA-PL20180002061 ; Pine Ridge Center
Revised: January 22, 2020
Page 11 of 12
The subject property can be used in accordance with existing zoning; however, the
proposed uses cannot be achieved without amending the Pine Ridge Center PUD.
17.B.1
Packet Pg. 1601 Attachment: Final Staff Report CAO Pine Ridge Ctr001 (11552 : PUDA PL20180002061 Pine Ridge Center)
The petitioner is not seeking deviations.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM on Tuesday, August 18, 2019, at 5:30 pm at the Naples Church of
Christ at 12760 Livingston Road Naples, Fl,. For further information, please see the NIM
Summary, included in the backup materials Attachment E.
ENVIRONMENTAL ADVISO RY COUNCIL (EAC) RECOMMENDATION:
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 ollaws and Ordinances.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attomey's Office reviewed this stalf report on January 21.2020.
Rf,COMMENDATION:
Zoning Division staff recommends the CCPC lorward petition PUDA-PL20 I 80002061 Pine Ridge
Center PUDA to the Board of County Commissioners with a recommendation of approval.
Attachments:
A)
B)
c)
D)
E)
F)
Proposed PUD Ordinance 1 -9-2020 (strikethrough)
Master Plan-Pine Ridge Center Ord. 2001-08
Plat for 3500 Corporate Plaza
Proposed Master Plan 2020
FLUE Consistency Review
Back up material
PUDA-PL20180002061; Pine Ridge Center
Revised: January 22, 2020
Page 12 ol 12
17.B.1
Packet Pg. 1602 Attachment: Final Staff Report CAO Pine Ridge Ctr001 (11552 : PUDA PL20180002061 Pine Ridge Center)
C O. AICP, PRINCIPAL PLANNER
G DIVISION _ ZONING SERVICES SECTION
RA1a40 V. BELLOWS, ZONING MANAGER
ZONING IVISION ZONING SERVICES SECTION
APPROVED BY:
4-,---t--.<,
CH, DEPUTY DEPARTMENT HEAD
GROWTH MANAGEMENT DEPARTMENT
/ 'Ll . 2oZo
DATE
/.zt -Zo73t
DATE
/ -2 /-o2aaa
DATEJ
PUDA PL20180002061; Pine Ridge Center PUD
PREPARED BY:
REVIEWED BY:
17.B.1
Packet Pg. 1603 Attachment: Final Staff Report CAO Pine Ridge Ctr001 (11552 : PUDA PL20180002061 Pine Ridge Center)
17.B.2
Packet Pg. 1604 Attachment: Attachment A Ordinance - 010920(1) (11552 : PUDA PL20180002061 Pine Ridge Center)
17.B.2
Packet Pg. 1605 Attachment: Attachment A Ordinance - 010920(1) (11552 : PUDA PL20180002061 Pine Ridge Center)
17.B.2
Packet Pg. 1606 Attachment: Attachment A Ordinance - 010920(1) (11552 : PUDA PL20180002061 Pine Ridge Center)
17.B.2Packet Pg. 1607Attachment: Attachment A Ordinance - 010920(1) (11552 : PUDA PL20180002061 Pine Ridge Center)
17.B.3Packet Pg. 1608Attachment: Attachment B Master Plan Ord. 2001-08 (11552 : PUDA PL20180002061 Pine Ridge Center)
17.B.4Packet Pg. 1609Attachment: Attachment C Plat 3500 Corporate Plaza (11552 : PUDA PL20180002061 Pine Ridge Center)
17.B.5
Packet Pg. 1610 Attachment: Attachment D Master Plan proposed 2020 flat (11552 : PUDA PL20180002061 Pine Ridge Center)
1
Memorandum
To: James Sabo, AICP, Principal Planner, Zoning Services Section
From: Sue Faulkner, Principal Planner, Comprehensive Planning Section
Date: September 30, 2019
Subject: Future Land Use Element (FLUE) Consistency Review
PETITION NUMBER: PUDA-PL20180002061 Rev.2
PETITION NAME: Pine Ridge Center PUD Amendment
REQUEST: The petition is requesting to amend the Pine Ridge Center PUD Master Plan to reconfigure
the preserve area and development tracts to better reflect the as-built and previously approved conditions
with the PUD. The petition cover letter for this application packet also mentioned the applicant is
requesting to clarify parking and business incubators as permitted uses. Submittal 2 submitted Section
3.3 Permitted Uses with revised principle uses and property owners list.
LOCATION: The subject 8.73-acre site is located on the southside of Pine Ridge Road (CR896), at the
intersection of Kraft Road, approximately ¼ mile east of Livingston Road, approximately 3/4 mile west
of the intersection of Pine Ridge Road and I-75, in Section 18, Township 49 South, Range 26 East.
COMPREHENSIVE PLANNING COMMENTS: The subject property is designated Urban,
Commercial District, Interchange Activity Center Subdistrict (#10) as depicted on the countywide Future
Land Use Map and in the Future Land Use Element (FLUE) of the Growth Management Plan (GMP).
The existing zoning Pine Ridge Center Planned Unit Development (PUD), via Ordinance #2001-08,
permits a variety of uses including building construction, building materials, hardware and gardening
supplies, and construction, as well as commercial and office uses - all uses are deemed consistent with the
Interchange Activity Center Subdistrict. The amendment added permitted uses for automobile parking
and business incubator, accelerator, and co-work space uses (permitted in B1 only).
The proposed amendment amends the Master Plan to clarify the parking and reconfigure the on-site
preserves (to reflect an accurate representation of preserves that are currently on-site). The PUD will
continue to meet the on-site preserve requirement of 1.31 acres, unless text revisions are submitted.
Relevant FLUE Objectives and policies are stated below (in italics); each policy is followed by staff
analysis (in bold).
FLUE Policy 5.6:
New developments shall be compatible with, and complementary to, the surrounding land uses, as set
forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18,
2004, as amended). [Comprehensive Planning leaves this determination to the Zoning Services
Section’s staff as part of their review of the petition in its entirety.]
17.B.6
Packet Pg. 1611 Attachment: Attachment E Comp Planning Consistency memo (11552 : PUDA PL20180002061 Pine Ridge Center)
2
FLUE Objective 7 and subsequent Policies regard Smart Growth principles derived from the Dover, Kohl,
& Partners publication, “Toward Better Places, Community Character Plan for Collier County.” Staff
provides no specific analysis as to compliance with these provisions as the PUD amendment does not
affect external access, opportunity or requirement for interconnections (Pine Ridge Center and Pine Ridge
Center West PUD are already interconnected), the amount of open space, and provisions or requirements
for pedestrian and bicycle facilities. No deviations have been requested with this amendment.
Based on the above analysis, staff finds the subject petition consistent with the Future Land Use
Element of the Growth Management Plan.
PETITION ON CITYVIEW
cc: David Weeks, AICP, Growth Management Manager, Zoning Division, Comprehensive Planning Section
Raymond V. Bellows, Manager, Zoning Division, Zoning Services Section
PUDA PL2018-2061Pine Ridge Center Rev2.doc
17.B.6
Packet Pg. 1612 Attachment: Attachment E Comp Planning Consistency memo (11552 : PUDA PL20180002061 Pine Ridge Center)
,tJOrtCE Of ruBUC HfAmfiG .
HOTICE OF II{TENTTO
COHSIDEN ATiI ORDIHAIICE
Notice is hereby given that a
publi< hearing will be held by
the Collier County Board of
C.ounty Commisslonars on
March 10, 202O, in the Boardof County Commissioners
Meeting Room, Third Floor,
Collier Government Center,
3299 Tarniami Trail Eaft, Na-
ples FL, fie Eoqrd 9f lguntyf.ornmHongt: (BCQ will con-iider tha . enactment of a
Countv Ordinan<e. The meet-inq uiill commence at 9r00
&In. ftre title of the proposed
Ordlnance is as follows:
AIII O*DINAUCT OF THE
EOARD OF COU|{TY COMIvllS-
IIOIIEiS OF COTIIEB COUNTY.
FIORIDA AMENDIITG ORDI.
HANCE HO, 2OO'I.08. THE PIT{E
RIDGI {EilTET PUNI{ED UTIIT
DEVETOPME}IT gY MOVIT{G
THE BOUT{DAiY OF AREA A
AND AREA B U3E5 TO THE
SOUTH AND RECONFIGURIHG
THE PRESERyE TNACT; BY
ADDII!.6 AI.I ABEA ,Et: BY
ADDIBG AUTOMOBIT,I PABK-
ING LOrS, BUStr{Esg WqJSA-
TOR, ACCETERATOR AilD CO.
WCBI( SPACE A5 PIIU'TTED
USES; BY REVISIHG THE MAS-
TEE PIAN, Af.ID PiON'TOTNG
ATII f,FfECTIV,E DATE. TUE SUB-
JECT PROPEfiW, CONsIJTII{G
OF 8.73+/- ACEES, lS LOCAIED
SOUTH OF PINE RIDGE ROAD
ASID EA'T OF UYIT{G'TON
ROAD, 'ttt Sttnon 18,
T]OWH5HII 49 SOUTII, RANGE16 EAsT, €OLlJEn COUNTY,
rLoRrD&, [FU01Am0205rl
A copy of the proposed Ordi-
nance is on file with the Clerk
to the Board and is availablefor inspection. All interested
parties are invited to attend
and be heard.
NOTE: All persons wishing to
speak on any aqenda item
must register with the County
manager prior to presentation
of the agenda itern to be ad-
dressed. lndividual speakerswitl be limited to 3 minutes
on any item. The seleaion of
anv individual to speak on behaff of an orgaiization or
group is encouraged. lf re<-
ognized by the Chairman, a
spokesperson for a group or
organization may be allotted
10 minutes to speak on an
itern.
Fergons wishing to lrave writ-ten or graphic materials in-
cluded in the Board agenda
packets must submit said ma-
ierial a minimum of 3 weeks
prior to the respective public
hearing. ln any case, written
materiils intended to be con-
sidered by the Board shall be
submitted to the appropriate
County staff a minimum o{
reven days prior to the public
hearino. All materials ured in
presen-tations before the
Board will become a perma-
nent part of the record.
Any person who decides to
appeal any decision of the
Board will need a record o{the proceedinqs pertaining
theredo and t6erelore, may
need to ensure that a verba-
tim record of the proceedings
is made, which record includes
the testimony and evidence
upon which the appeal ii
based.
t{ you are a person with a dis-
ability who needs any accom-
modition in order to partici-
pate in thi5 proceeding, you
are entitled, at no cost to you,
to the provision of certain as-
sistance. Please contact the
Collier County Facilities Man-
agement Division, located at
3335 Tamiami Trail East, Suite
101, Naples, FL 34112-535S,(239) 252+380, at least two
days prior to the meeting. As-
sisted listeninq devices for the
hearing impaired are availa-ble in the Board of County
Commissioners Office.
rOARD OF COUNTY COMMI*"
'IONERS{OI.IIER COUHTY. FTORIDA
EURT L. SAUNDERS, CHA,IR.
MAN
:
ERYSTAT K IONZEL CLERK
B,y: .Martha Vergara, Deputy
Clerk
(5EAL)
F*lrugw !e. ?Se0 ry0sel!*
\-,D!
lrt '
Ur'2
llt .
€.ut
ho
3
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=' ITIIz
ma.0
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17.B.8
Packet Pg. 1613 Attachment: Legal Ad - Agenda ID 11552 (11552 : PUDA PL20180002061 Pine Ridge Center)
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Pine Ridge Center PUD
(PL20180002061)
Application and Supporting
Documents
February 6, 2020 CCPC Hearing
March 10, 2020 BCC Hearing
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
April 18, 2019
Mr. James Sabo, AICP
Collier County Growth Management Division/ Planning and Regulation
Land Development Services Department
Comprehensive Planning Section
2800 North Horseshoe Drive
Naples, FL 34104
RE: Collier County Application for Public Hearing, Pine Ridge Center PUD – PL20180002061,
Submittal 1
Dear Mr. Sabo:
A Collier County application for Public Hearing for a Planned Unit Development (PUD)
amendment for the Pine Ridge Center PUD, located at the south east corner of Pine Ridge Road
and Kraft Road is being filed electronically for review.
The applicant proposes to amend the Master Plan, and clarify parking and business incubators as
permitted uses. No increase in intensity is proposed. The proposed amendment modifies the
Master Plan to reconfigure the preserve area and development tracts to better match the as-
built and previously approved conditions within the PUD.
Documents filed with submittal 1 include the following:
1. Cover Letter
2. Application for a Public Hearing for PUD Rezone
3. Additional Agent Information
4. Property Owner List
5. PUD Summary Proposed Zoning Amendments
6. Evaluation Criteria
7. Pre-application meeting notes
8. Affidavit of Authorization
9. Property Ownership Disclosure Form
10. Covenant of Unified Control
Mr. James Sabo, AICP
RE: Collier County Application for Public Hearing, Pine Ridge Center West PUD – PL20180002264, Submittal 1
April 18, 2019
Page 2 of 2
11. Completed Addressing Checklist
12. Warranty Deed(s)
13. Aerial Location Map
14. Proposed Master Plan
15. Original PUD Ordinance
16. Revised PUD Language (strikethrough/underline)
17. Circulation Exhibit
18. Plat Book 44, Pages 23-24
19. Tract Exhibit
20. TIS Letter
Please feel free to contact me should you have any questions.
Sincerely,
D. Wayne Arnold, AICP
c: Richard Grant
GradyMinor File
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 1 of 11
Application for a Public Hearing for PUD Rezone, Amendment to PUD or
PUD to PUD Rezone
PETITION NO
PROJECT NAME
DATE PROCESSED
PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code
Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative
Code
PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F.
APPLICANT CONTACT INFORMATION
Name of Property Owner(s): _________________________________________________________
Name of Applicant if different than owner: _____________________________________________
Address: _________________________City: _______________ State: _________ ZIP: ___________
Telephone: _______________________ Cell: ______________________ Fax: __________________
E-Mail Address: ____________________________________________________________________
Name of Agent: ____________________________________________________________________
Firm: _____________________________________________________________________________
Address: ____________________________City: _______________ State: _______ ZIP: __________
Telephone: ____________________ Cell: ____________________ Fax: _______________________
E-Mail Address: ____________________________________________________________________
Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that
you are in compliance with these regulations.
To be completed by staff
Please see "Property Owner List"
Kraft Office Center, LLC
1500 5th Avenue South, Suite 111 Naples FL 34102
(239) 530-5426
tom@summit-management.com
D. Wayne Arnold AICP (please see "Additional Agent Information")
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey Bonita Springs FL 34134
239-947-1144
warnold@gradyminor.com
4
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 2 of 11
REZONE REQUEST
This application is requesting a rezone from: _________________________ Zoning district(s) to the
________________________________ zoning district(s).
Present Use of the Property: _________________________________________________________
Proposed Use (or range of uses) of the property: _________________________________________
Original PUD Name: ________________________________________________________________
Ordinance No.: ____________________________________________________________________
PROPERTY INFORMATION
On a separate sheet attached to the application, provide a detailed legal description of the property
covered by the application:
• If the request involves changes to more than one zoning district, the applicant shall include a
separate legal description for property involved in each district;
• The applicant shall submit 4 copies of a recent survey (completed within the last six months,
maximum 1" to 400' scale), if required to do so at the pre-application meeting; and
• The applicant is responsible for supplying the correct legal description. If questions arise
concerning the legal description, an engineer's certification or sealed survey may be required.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Size of Property: _______ ft. x _______ ft. = ________ Total Sq. Ft. Acres: _________
Address/ General Location of Subject Property: __________________________________________
__________________________________________________________________________________
PUD District (refer to LDC subsection 2.03.06 C):
Commercial Residential Community Facilities Industrial
Mixed Use Other: ________________
Ordinance 2001-008
PUD
Commercial and office
Commercial and office
Pine Ridge Center PUD
18 49 26
N.A.N.A.3500 Corporate Plaza
44 23-24 Please see "Property Owner List"
1,180+/-324+/-380,278+/- 8.73
3530 Kraft Road
South east corner of Kraft Road and Pine Ridge Road
PUD
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 3 of 11
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Metes & Bounds Description: _________________________________________________________
ASSOCIATIONS
Required: List all registered Home Owner Association(s) that could be affected by this petition.
Provide additional sheets if necessary. Information can be found on the Board of County
Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774.
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
ROW Pine Ridge Road
AVOW HOSPICE CFPUD AVOW Hospice Facility
Pine View CPUD Commercial
Pine Ridge Center West PUD Commercial and Office
18 49 26
3500 Corporate Plaza (Tract "A")
44 23-24 76720001520
3500 Corporate Plaza Property Owner’s Association, Inc.
1500 5th Avenue South, Suite 111 Naples FL 34102
Brynwood Preserve Residents Association, Inc.
9150 GALLERIA COURT, SUITE 201 Naples FL 34109
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 4 of 11
EVALUATION CRITERIA
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code,
staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request.
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense. Findings and
recommendations of this type shall be made only after consultation with the county attorney.
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of
that Sub-district, policy or other provision.)
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to asce rtain whether or not the
request is affected by existing deed restrictions.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 5 of 11
Previous land use petitions on the subject property: To your knowledge, has a public hearing been
held on this property within the last year? If so, what was the nature of that hearing?
__________________________________________________________________________________
__________________________________________________________________________________
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
Yes No if so please provide copies.
PUBLIC NOTICE REQUIREMENTS
This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E.
of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a
written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B.
of the Administrative Code for the NIM procedural requirements.
Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing
advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the
Board's final action on this item, please remove all public hearing advertising sign(s) immediately.
RECORDING OF DEVELOPER COMMITMENTS
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall
record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments
or Notice of Developer Commitments that contains the legal description of the property that is the subject of
the land use petition and contains each and every commitment of the owner or developer specified in the
Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the
recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided
to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said
Memorandum or Notice.
LDC subsection 10.02.08 D
This application will be considered “open” when the determination of “sufficiency” has been made
and the application is assigned a petition processing number. The application will be considered
“closed” when the petitioner withdraws the application through written notice or ceases to supply
necessary information to continue processing or otherwise actively pursue the rezoning,
amendment or change, for a period of 6 months. An application deemed “closed” will not receive
further processing and an application “closed” through inactivity shall be deemed withdrawn. An
application deemed “closed” may be re-opened by submission of a new application, repayment of
all application fees and the grant of a determination of “sufficiency”. Further review of the request
will be subject to the then current code.
No
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 6 of 11
STATEMENT OF UTILITY PROVISIONS
FOR PUD REZONE REQUEST
APPLICANT CONTACT INFORMATION
Name of Applicant(s): _______________________________________________________________
Address: _________________________________ City: ___________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: ______________________
E-Mail Address: ____________________________________________________________________
Address of Subject Property (If available): ______________________________________________
City: _________________ State: ________ ZIP: _________
PROPERTY INFORMATION
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Package Treatment Plant (GPD Capacity): _________________________
e. Septic System
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Private System (Well)
Total Population to be Served: ________________________________________________________
Peak and Average Daily Demands:
A. Water-Peak: _________ Average Daily: __________
B. Sewer-Peak: _________ Average Daily: __________
If proposing to be connected to Collier County Regional Water System, please provide the date
service is expected to be required: ____________________________________________________
Kraft Office Center, LLC
1500 5th Avenue South, Suite 111 Naples FL 34102
(239) 530-5426
tom@summit-management.com
3530 Kraft Road
18 49 26
3500 Corporate Plaza (Tracts "A", "P-1" and "P-2")
44 23-24
X
X
No increase in density or intensity proposed
Existing
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 7 of 11
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of
sewage treatment process to be used as well as a specific statement regarding the method of affluent
and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall
be provided from tests prepared and certified by a professional engineer.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Collier County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate
the water distribution and sewage collection facilities within the project area to the Collier County
Utilities. This shall occur upon completion of the construction of these facilities in accordance with
all applicable County ordinances in effect at that time. This statement shall also include an agreement
that the applicable system development charges and connection fees will be paid to the County
Utilities Division prior to the issuance of building permits by the County. If applicable, the statement
shall contain an agreement to dedicate the appropriate utility easements for serving the water and
sewer systems.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at
the pre-application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to serve
the project shall be provided.
Not applicable
Not applicable
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 8 of 11
COVENANT OF UNIFIED CONTROL
The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property
commonly known as ____________________________________________________
____________________________________________________
(Street address and City, State and Zip Code)
and legally described in Exhibit A attached hereto.
The property described herein is the subject of an application for ______________ planned unit development
(______________PUD) zoning. We hereby designate___________________, legal representative thereof, as the legal
representatives of the property and as such, these individuals are authorized to legally bind all owners of the property in
the course of seeking the necessary approvals to develop. This authority includes, but is not limited to, the hiring and
authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning
approval on the site. These representatives will remain the only entity to authorize development activity on the property
until such time as a new or amended covenant of unified control is delivered to Collier County.
The undersigned recognize the following and will be guided accordingly in the pursuit of development of the
project:
1. The property will be developed and used in conformity with the approved master plan including all conditions placed
on the development and all commitments agreed to by the applicant in connection with the planned unit
development rezoning.
2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and
stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in
part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County.
3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or
safeguards provided for in the planned unit development process will constitute a violation of the Land Development
Code.
4. All terms and conditions of the planned unit development approval will be incorporated into covenants and
restrictions which run with the land so as to provide notice to subsequent owners that all development activity within
the planned unit development must be consistent with those terms and conditions.
5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms,
safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel
compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit
development and the County may stop ongoing construction activity until the project is brought into compliance with
all terms, conditions and safeguards of the planned unit development.
___________________________________ ___________________________________
Owner Owner
____________________________________ ___________________________________
Printed Name Printed Name
STATE OF FLORIDA)
COUNTY OF COLLIER)
Sworn to (or affirmed) and subscribed before me this day of , 201__ by ____________________
who is personally known to me or has produced _____________________________ as identification.
____________________________________
Notary Public
(Name typed, printed or stamped)
Pine Ridge Center PUD
(Parcel Numbers 76720001643 and 76720001669)
Kraft Office Center, LLC
Commercial
C
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 9 of 11
Final Submittal Requirement Checklist for:
PUD Rezone- Ch. 3 G. 1 of the Administrative Code
Amendment to PUD- Ch. 3 G. 2 of the Administrative Code
PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code
The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time
of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date
application. Please provide the submittal items in the exact order listed below, with cover sheets attached to
each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at
http://www.colliercountyfl.gov/Home/ShowDocument?id=76983.
REQUIREMENTS # OF
COPIES REQUIRED NOT
REQUIRED
Cover Letter with Narrative Statement including a detailed description of
why amendment is necessary
Completed Application with required attachments (download latest version) 1
Pre-application meeting notes 1
Affidavit of Authorization, signed and notarized 1
Property Ownership Disclosure Form 1
Notarized and completed Covenant of Unified Control 1
Completed Addressing Checklist 1
Warranty Deed(s) 1
List Identifying Owner and all parties of corporation 1
Signed and sealed Boundary Survey 1
Architectural Rendering of proposed structures 1
Current Aerial Photographs (available from Property Appraiser) with
project boundary and, if vegetated, FLUCFCS Codes with legend included
on aerial.
1
Statement of Utility Provisions 1
Environmental Data Requirements pursuant to LDC section 3.08.00 1
Environmental Data Requirements collated into a single Environmental
Impact Statement (EIS) packet at time of public hearings. Coordinate with
project planner at time of public hearings.
Listed or Protected Species survey, less than 12 months old. Include
copies of previous surveys. 1
Traffic Impact Study 1
Historical Survey 1
School Impact Analysis Application, if applicable 1
Electronic copy of all required documents 1
Completed Exhibits A-F (see below for additional information)+
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
Checklist continues on next page
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 10 of 11
Revised Conceptual Master Site Plan 24” x 36”and One 8 ½” x 11” copy
Original PUD document/ordinance, and Master Plan 24” x 36” – Only if
Amending the PUD
Revised PUD document with changes crossed thru & underlined 1
Copy of Official Interpretation and/or Zoning Verification 1
*If located in Immokalee or seeking affordable housing, include an additional set of each submittal
requirement
+The following exhibits are to be completed on a separate document and attached to the application packet:
Exhibit A: List of Permitted Uses
Exhibit B: Development Standards
Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code
Exhibit D: Legal Description
Exhibit E: List of Requested LDC Deviations and justification for each
Exhibit F: List of Development Commitments
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239-
690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.”
PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
School District (Residential Components): Amy
Lockheart Conservancy of SWFL: Nichole Johnson
Utilities Engineering: Eric Fey Parks and Recreation: Barry Williams & David Berra
Emergency Management: Dan Summers Immokalee Water/Sewer District:
City of Naples: Robin Singer, Planning Director Other:
ASSOCIATED FEES FOR APPLICATION
Pre-Application Meeting: $500.00
PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre
PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre
PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre
Comprehensive Planning Consistency Review: $2,250.00
Environmental Data Requirements-EIS Packet (submittal determined at pre-application
meeting): $2,500.00
Listed or Protected Species Review (when an EIS is not required): $1,000.00
Transportation Review Fees:
o Methodology Review: $500.00, to be paid directly to Transportation at the
Methodology Meeting*
*Additional fees to be determined at Methodology Meeting.
o Minor Study Review: $750.00
o Major Study Review $1,500.00
X
X
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 11 of 11
Legal Advertising Fees:
o CCPC: $1,125.00
o BCC: $500.00
School Concurrency Fee, if applicable:
o Mitigation Fees, if application, to be determined by the School District in
coordination with the County
Fire Code Plans Review Fees are collected at the time of application submission and those fees are set
forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood
Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. All
checks payable to: Board of County Commissioners.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this
checklist is included in this submittal package. I understand that failure to include all necessary
submittal information may result in the delay of processing this petition.
*Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee.
___________________________________ _____________
Signature of Petitioner or Agent Date
___________________________________
Printed named of signing party
X
X
X
D. Wayne Arnold, AICP
06/26/2019
Pine Ridge Center PUD (PL20180002061)
Additional Agent Information
December 11, 2018 Page 1 of 1
KPRPUDA Additional Agent Information.docx
Agent:
Name of Agent: Richard C. Grant
Firm: Grant Fridkin Pearson, P.A.
Address: 5551 Ridgewood Drive, Suite 501 City: Naples State: FL Zip: 34108
Telephone: (239) 514-1000
E-Mail Address: rgrant@gfpac.com
Pine Ridge Center PUD (PL20180002061)
Property Owner List
June 19, 2019 Page 1 of 1
KPRPUDA Property Owner List-rev1.docx
Parcel Number Owner
76720001520 Kraft Office Center, LLC 1500 5th Avenue South, Suite 111
76720001643 3500 Corporate Plaza Property Owner’s
Association, Inc.
1500 5th Avenue South, Suite 111
76720001669 3500 Corporate Plaza Property Owner’s
Association, Inc.
1500 5th Avenue South, Suite 111
76720001724 3500 Corporate Plaza Property Owner’s
Association, Inc.
1500 5th Avenue South, Suite 111
Pine Ridge Center PUD (PL20180002601)
Evaluation Criteria
April 11, 2019 Page 1 of 5
Evaluation Criteria PL2018-2061.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code,
staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. Provide a narrative statement describing the rezone request with specific
reference to the criteria below. Include any backup materials and documentation in support of the
request.
The Pine Ridge Center Planned Unit Development (PUD) is an 8.73± acre property located on Pine
Ridge Road at the intersection of Pine Ridge Road and Kraft Road. The property is Designated
Interchange Activity Center #10 on the Future Land Use Map. The property is currently zoned
Pine Ridge Center PUD. The applicant proposes to amend the Master Plan and clarify uses, no
additional uses or intensity is proposed. The proposed amendment modifies the Master Plan to
reconfigure the preserve area and development tracts to better match the as -built conditions
within the PUD.
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
The entire PUD has been developed with uses currently permitted within the existing PUD. No
change in uses are proposed as part of this PUD amendment.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for amendments in those proposed, particularly as they may relate
to arrangements or provisions to be made for the continuing operation and maintenance of
such areas and facilities that are not to be provided or maintained at public expense . Findings
and recommendations of this type shall be made only after consultation with the county
attorney.
The subject PUD has a Property Owner’s Association responsible for operation and maintenance
of common elements for the PUD.
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions
of that Sub-district, policy or other provision.)
The property is located within Interstate Activity Center #10, which permits commercial uses
consistent with those in the PUD, and previously determined by the Board of County
Commissioners to be consistent with the Growth Management Plan.
Pine Ridge Center PUD (PL20180002601)
Evaluation Criteria
April 11, 2019 Page 2 of 5
Evaluation Criteria PL2018-2061.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The PUD is nearly built out. No changes to permitted uses are proposed.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The project will provide a minimum of 30 % open space consistent with the requirements of the
LDC, which will include native vegetation preserve areas, buffers and water management areas.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
Infrastructure is in place at the project site to service the existing commercial uses.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
The PUD boundary is not proposed to be modified and cannot be expanded due to existing
development to the east, west and south and existing public roadway to the north.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
The PUD includes development standards and conditions, which will assure compatible and
complementary development.
10.02.08 - Requirements for Amendments to the Official Zoning Atlas
F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of
land, the report and recommendations of the Planning Commission to the Board of County
Commissioners required in LDC section 10.02.08 E shall show that the Planning Commission
has studied and considered the proposed change in relation to the following findings, when
applicable:
1. Whether the proposed change will be consistent with the goals, objectives, and policies
and future land use map and the elements of the Growth Management Plan.
Pine Ridge Center PUD (PL20180002601)
Evaluation Criteria
April 11, 2019 Page 3 of 5
Evaluation Criteria PL2018-2061.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
The commercial project is located in an Interchange Activity Center and the uses within the PUD
have previously been deemed consistent with the Growth Management Plan.
2. The existing land use pattern.
The subject property is located at the intersection of Pine Ridge Road and Kraft Road. The
properties located to the east and west are developed with commercial land uses. Property to
the west is zoned Pine Ridge Center West PUD and is developed with commercial land uses.
Property to the east is zoned Pine View CPUD and is developed with commercial land use s.
Buffers exist and are consistent with the LDC to insure compatibility of uses.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The PUD is existing and therefore no isolated district is being created.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The boundaries are not illogically drawn and comprise all of the property under the unified
control of the applicant.
5. Whether changed or changing conditions make the passage of the proposed
amendment necessary.
The property is currently zoned Pine Ridge Center PUD. Staff has requested the proposed
amendment to have the Conceptual Master Plan better reflect the as -built conditions.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The PUD document includes development standards to insure that it is compatible with the
immediately surrounding properties. The PUD master plan identifies appropriate buffers and
open spaces, which will further insure that the existing commercial land uses will have no
adverse impacts to the neighborhood.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of
peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
No increase in development intensity is proposed.
Pine Ridge Center PUD (PL20180002601)
Evaluation Criteria
April 11, 2019 Page 4 of 5
Evaluation Criteria PL2018-2061.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
8. Whether the proposed change will create a drainage problem.
The project has internal water management facilities to control the drainage for the project. No
drainage issues will result from this amendment
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
No increase in development intensity is proposed.
10. Whether the proposed change will adversely affect property values in the adjacent area.
The PUD amendment proposed to modify the Master Plan, and clarify uses, to better reflect the
as built, and previously approved, conditions within the PUD.
11. Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
All immediately adjacent properties are developed and the revision to the Master Plan should
not be a deterrent to improvement or redevelopment of adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
This PUD amendment does not grant a special privilege to a property owner and the process is
consistent with the Growth Management Plan.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The existing zoning is Pine Ridge Center PUD, which permits commercial land uses.
14. Whether the change suggested is out of scale with the needs of the neighborhood or
the county.
The proposed PUD amendment is in scale with the needs of the neighborhood and Collier County.
15. Whether it is impossible to find other adequate sites in the county for the proposed use
in districts already permitting such use.
Not applicable.
Pine Ridge Center PUD (PL20180002601)
Evaluation Criteria
April 11, 2019 Page 5 of 5
Evaluation Criteria PL2018-2061.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
16. The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
The subject property is developed with commercial land uses and internal infrastructure.
17. The impact of development on the availability of adequate public facilities and services
consistent with the levels of service adopted in the Collier County Growth Management
Plan and as defined and implemented through the Collier County Adequate Public
Facilities Ordinance [Code ch. 106, art. II], as amended.
There are adequate roadways and utilities available at the site. There are no public facilities
deficiencies at the present time and none will occur as a result of this project.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in the protection of the public health, safety, and welfare.
The project is consistent with the Growth Management Plan and it is compatible with
surrounding development.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 1 of 3
PROPERTY OWNERSHIP DISCLOSURE FORM
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
Kraft Office Center, LLC, 1500 5th Ave S #111, Naples 100
See additional information attached
3500 Corporate Plaza Property Owners's Association, Inc. (Florida Not For Profit Corporation)100
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 2 of 3
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
2005 and 2011
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 3 of 3
Date of option: _________________________
Date option terminates: __________________, or
Anticipated closing date: ________________
AFFIRM PROPERTY OWNERSHIP INFORMATION
Any petition required to have Property Ownership Disclosure, will not be accepted without this form.
Requirements for petition types are located on the associated application form. Any change in ownership whether
individually or with a Trustee, Company or other interest -holding party, must be disclosed to Collier County
immediately if such change occurs prior to the petition’s final public hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is
included in this submittal package. I understand that failure to include all necessary submittal information may result
in the delay of processing this petition.
The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Department
ATTN: Business Center
2800 North Horseshoe Drive
Naples, FL 34104
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Agent/Owner Name (please print)
D. Wayne Arnold, AICP
June 21, 2019
Kraft Office Center, LLC – Disclosure of Interest Information
Kraft Office Center, LLC is solely owned by PZS Holdings Company, LLC.
PZS Holdings Company, LLC is owned by: (i) European Investments Enterprises, LLC (“EIE”) (30%); (ii)
Sanibel Investments Enterprises, LLC (“SIE”) (30%); (iii) 8433, LLC (“8433”) (19%); (iv) Hel-Mar
Corporation (“Hel-Mar”) (7%); and (v) PZ, LLC (“PZ”) (14%).
EIE and SIE are owned by certain trusts for non-residents based in Europe. 833, Hel-Mar and PZ are
owed in various percentages by members of the Pezeshkan family.
Pine Ridge Center PUD (PL20180002061)
Property Owner List
June 19, 2019 Page 1 of 1
KPRPUDA Property Owner List-rev1.docx
Parcel Number Owner
76720001520 Kraft Office Center, LLC 1500 5th Avenue South, Suite 111
76720001643 3500 Corporate Plaza Property Owner’s
Association, Inc.
1500 5th Avenue South, Suite 111
76720001669 3500 Corporate Plaza Property Owner’s
Association, Inc.
1500 5th Avenue South, Suite 111
76720001724 3500 Corporate Plaza Property Owner’s
Association, Inc.
1500 5th Avenue South, Suite 111
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-5724
ADDRESSING CHECKLIST
Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Division
at 239-252-5724 or submit in person to the Addressing Section at the above address. Form must be signed by
Addressing personnel prior to pre-application meeting, please allow 3 days for processing.
Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE
PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section.
PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type)
BL (Blasting Permit)
BD (Boat Dock Extension)
Carnival/Circus Permit
CU (Conditional Use)
EXP (Excavation Permit)
FP (Final Plat
LLA (Lot Line Adjustment)
PNC (Project Name Change)
PPL (Plans & Plat Review)
PSP (Preliminary Subdivision Plat)
PUD Rezone
RZ (Standard Rezone)
SDP (Site Development Plan)
SDPA (SDP Amendment)
SDPI (Insubstantial Change to SDP)
SIP (Site Im provement Plan)
SIPI (Insubstantial Change to SIP)
SNR (Street Name Change)
SNC (Street Name Change – Unplatted)
TDR (Transfer of Development Rights)
VA (Variance)
VRP (Vegetation Removal Permit)
VRSFP (Vegetation Removal & Site Fill Permit)
OTHER
LEGAL DESCRIPT ION of subject property or properties (copy of lengthy description may be attached)
FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one)
STREET ADDRESS or ADDRESSES (as applicable, if already assigned)
PROPOSED STREET NAMES (if applicable)
SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only)
LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right-
of-way
PROPOSED PROJECT NAME (if applicable)
SDP - or AR or PL #
SURVEY (copy - needed only for unplatted properties)
CURRENT PROJECT NAME (if applicable)
Rev. 6/9/2017 Page 1 of 2
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-5724
Please Return Approved Checklist By: Email Personally picked up
Applicant Name:
Signature on Addressing Checklist does not constitute Project and/or Street Name
approval and is subject to further review by the Operations Division.
FOR STAFF USE ONLY
Folio Number
Folio Number
Folio Number
Folio Number
Folio Number
Folio Number
Approved by: Date:
Updated by: Date:
IF OLDER THAN 6 MONTHS, FORM MUST BE
UPDATED OR NEW FORM SUBMITTED
Fax
Email/Fax:Phone:
Project or development names proposed for, or already appearing in, condominium documents (if application;
indicate whether proposed or existing)
Rev. 6/9/2017 Page 2 of 2
ParcelID Name1 StreetNumber FullStreet
76720001520 KRAFT OFFICE CENTER LLC 3530 KRAFT RD
76720001588 FIRST FLORIDA INTEGRITY BANK 3580 PINE RIDGE RD
32439600023 FIRST FLORIDA INTEGRITY BANK 3560 KRAFT RD
32439600049 FIRST FLORIDA INTEGRITY BANK 3560 KRAFT RD
32439600065 FIRST FLORIDA INTEGRITY BANK 3560 KRAFT RD
32439600081 FIRST FLORIDA INTEGRITY BANK 3560 KRAFT RD
32439600104 FIRST FLORIDA INTEGRITY BANK 3560 KRAFT RD
32439600120 FIRST FLORIDA INTEGRITY BANK 3560 KRAFT RD
76720001643 3500 CORPORATE PLAZA
76720001669 3500 CORPORATE PLAZA
76720001685 3500 CORPORATE PLAZA
76720001724 3500 CORPORATE PLAZA
Pine Ridge RD
KRAFT RDKRAFT LNGateway LN Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,
CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User
Community
´
PINE RIDGE CENTER EAST AND WEST PUDS
Location Map
SUBJECT PROPERTY
200 0 200100 Feet
Pine Ridge RD
KRAFT RDKRAFT LNGateway LN Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,
CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User
Community
´
PINE RIDGE CENTER EAST AND WEST PUDS
Location Map
SUBJECT PROPERTY
200 0 200100 Feet
PINE RIDGE ROAD(R.O.W. VARIES)KRAFT ROAD
20' TYPE 'D'
LANDSCAPE
BUFFER
12.0' A.E.
12.0' A.E.
BRYNWOOD CENTER CPUD 10' TYPE 'A'LANDSCAPEBUFFER60' EASEMENTW/PINE RIDGECENTER PUDAVOW HOSPICE
CFPUD
PLATTED TRACT 'B'
PARKING LOT
PINE VIEW CPUD
0 150'125'
SCALE: 1" = 150'
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 www.GradyMinor.com Fort Myers: 239.690.4380
GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144www.GradyMinor.com Fort Myers: 239.690.4380050'100'25'SCALE: 1" = 50'EX. KRAFT ROAD (PRIVATE)PINE RIDGE ROAD (PUBLIC)KRAFT LANE (PRIVATE)
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
April 18, 2019
Mr. James Sabo, AICP
Collier County Growth Management Division/ Planning and Regulation
Land Development Services Department
Comprehensive Planning Section
2800 North Horseshoe Drive
Naples, FL 34104
RE: Pine Ridge Center PUD and Pine Ridge Center West PUD
Dear Mr. Sabo:
The previously approved PUDs contained a variety of allowable uses. Both PUDs have been fully
constructed. The last SDP (Tract B) included a TIS which determined the maximum two -way
volume at 300 vph in the PM peak hours. The last PUDA allowed a parking area in the location
of the preserve. The proposed changes to the PUD to clarify the required preserve area will not
affect the peak trips. No new building area is proposed with the PUDA applications, and that in
accordance with the concurrency report and prior approved TIS there are no additional
impacts. Attached are a supplemental staff report dated 2015 and the Pine Ridge Center West
TIS dated 2016.
Please feel free to contact me should you have any questions.
Sincerely,
Michael J. Delate, P.E.
c: Richard Grant
GradyMinor File
JMB Transportation Engineering, Inc.
TRAFFIC/TRANSPDRTATION ENGINEERING & PLANNING SERVICES
TRAFFIC IMPACT STATEMENT
For
3500 Corporate Plaza
(Pine Ridge Road West PUD, Collier County, Florida)
February 2,2016
Revised May 6,2016
County TIS Review Fees
TIS Methodology Review Fee = $500.00
TIS (Minor Study) Review Fee = $750.00
Prepared by:
JMB TRANSPDRTATION ENGINEERING, INC.
4V1 1 7TH AVENUE SW
NAPLES, FLORIDA 341 19
(239) 9 1 9-2767
CERTIFICATE DF AUTHQRIZATIDN ND. 27B3D
(PROJECT ND. 1 SCI 14)
_ ^Nlf^ P.E. OATE
^RIDA f*Ed5'J^b3iA,&Q' .^j^'
TABLE OF CONTENTS
Conclusions 2
Methodology 3
Scope of Project 4
Table A - Proposed Land Use 4
Pine Ridge Road PUD Status & Transportation Commitments 4
Figure 1 - Project Location & E+C Road Classification 4.1
Site Plan 4.2
Project Generated Traffic 5
Table B - Total Development-Generated Trips 5
Table lA - Trip Generation Computations (Tract B) 5.1
Table IB - Trip Generation Computations (PUD Build-out) 5.2
Existing + Committed Road Network 6
Table 2A - Area of Impact/Road Classification 6.1
Project Traffic Distribution 7
Area of Significant Impact 7
Figure 2A - Project Traffic Distribution 7.1
Table 2A - Area of Impact/Road Classification 7.2
2016 thru 2018 Project Build-out Traffic Conditions 8
Table 2B - 2016 & 2018 Link Volumes 8.1
Table 2C - 2018 Link Volumes/Capacity Analysis 8.2
Figure 2B - Project Traffic Assignment 8.3
Appendix 9
1
Conclusions
Based upon the findings of this report, it was determined that the 2016 background traffic
plus trip bank (3,170 vphpd) on Pine Ridge Road (between Livingston Road & 1-75)
exceeds the road's adopted maximum service volume capacity (3,000 vphpd) and
operates at LOS F. This determination is based upon the information provided by Collier
County's 2015 AUIR Report. The proposed project will generate an additional 36 vphpd
which will result in a total demand of 3,206 vphpd on that segment of Pine Ridge Road.
As such, the project is subject to the conditions set forth by Collier County's Growth
Management Plan (GMP) regarding transportation concurrency compliance. Because the
proposed project is a commercial land use that is located within the "East Central Traffic
Concurrency Management Area (TCMA)", Policy 6.02.02 as described by paragraphs J.,
K., L.3.1 thru 5, M., N., and O., as well as Policy 6.02.03 must be addressed. The
following summarizes the GMP conditions and the project's compliance status.
Policy 6.02.02. J.
Project Status - Satisfied
This is a commercial project located within the East Central TCMA, as defined by
paragraph J. 2.
Policy 6.02.02. K.
Project Status - Satisfied
The East Central TCMA has 85% of its north/south and east/west lane miles at or above
the LOS standards described in Policies 1.3 and 1.4 of the GMP.
Policy 6.02.02. L.3.
Project Status - Pending Satisfaction
The project will impact a hurricane evacuation route that is operating at LOS F (Pine
Ridge Road). The project may be required to pay a proportionate share towards
transportation improvements that are deemed necessary by the County's forthcoming Pine
Ridge Road Corridor Study.
Policy 6.02.02. L.1 thru 4.
Project Status - Pending Satisfaction
The project will impact a hurricane evacuation route that is operating at LOS F (Pine
Ridge Road). The project may be required to pay a proportionate share towards
transportation improvements that are deemed necessary by the County's forthcoming Pine
Ridge Road Corridor Study. Proportionate share payments (if any) shall be calculated
using the formula established in section 10.02.07 C.4.g. All remaining LOS requirements
of the TCMA will be maintained.
Policy 6.02.02. L.5.a thru j.
Project Status - Satisfied
The project's approval of SDP will be subject to implementing two (2) of the ten (10)
Transportation Demand Management strategies described in paragraphs 5.a. thru 5.j. The
2
Developer will implement 5.f. and 5.h., but reserves the right to replace either strategy
with any of the other approved strategies prior to obtaining a CO.
Policy 6.02.02. M, N., O. and Policy 6.02.03. A thruF.
Project Status - Satisfied
The Traffic Impact Statement has Policy addressed Policy 6.02.02. M., N., O., and Policy
6.02.03. A thru F.
Methodology
On January 11,2016, a methodology meeting was held with Ms. Trinity Scott and Mr.
Stephen Baluch of Collier County's Transportation Planning Dejartment. The results of
that meeting are provided in the attached methodology summary and as amended by
Steve Baluch in a subsequent email correspondence (refer to pages Ml thru Ml2).
The methodology is summarized as follows:
Project
The project is a proposed office building and parking structure within the Pine Ridge
Road West PUD. The office building will have 61,744 square feet of leasable floor space.
Site Access
Access to the site is via the previously approved and constructed PUD accesses. A fiiture
shared access road contiguous to the PUD's western boundary will be constructed by
others, but at this time, it is unknown when the shared access road will be constructed.
Site-Generated Trips
It was agreed that ITE's land use code "Office Park" (LUC 750) was the appropriate use
for estimating the project's trips because it is part of a PUD that is partially built-out as an
office park style arrangement, as well as other land uses. The net new trips will be
determined by total trips for existing + proposed (i.e., 124,374 s.f 131,402 s.f of office
space) less existing (i.e., 62,630 s.f 69,412 s.f) trips .
Trip Distribution
Trips will be distributed to Pine Ridge Road based upon a 55/45 with a bias of an east
assignment. Project turning movements will be shown at the PUD's access on Pine Ridge
Road and at the intersection of Whippoorwill/Pine Ridge, but no LOS analysis of
Whippoorwill/Pine Ridge will be necessary.
LOS Analysis
It is expected that Pine Ridge Road will be the only road that will be impacted, but final
determination of roads to be analyzed will be based upon Collier County's 2%, 2% and
3% criteria (i.e., if the project's traffic is 2% or more of a roadway's adopted level of
service capacity, then the project has a significant impact upon that link).
Because Pine Ridge Road is shown to be operating at LOS F and is a designated
hurricane evacuation route, the TIS will need to address the applicable conditions of the
County's Growth Management Plan (see attached GMP East Central TCMA conditions),
which includes possible proportionate share contributions towards identified needed
improvements. Stantec is currently preparing a corridor study for Pine Ridge Road that
may identify needed improvements. The corridor study is expected to be completed no
later than September, 2016.
3
Scope of Project
3500 Corporate Plaza is a proposed office building and parking structure within the Pine
Ridge Road West PUD. The office building will have 61,990 square feet of leasable floor
space and will be constructed on Tract B of the PUD. The PUD is located on the
southwest comer of Kraft Road & Pine Ridge Road, within Collier County.
Table A
Proposed Land Use
Proposed Land Use Size
Office 61,990 s.f
Pine Ridge Road PUD Status & Transportation Commitments
The PUD is partially built out. Approximately, 69,412 square feet of mixed use office
space has been constructed and all transportation commitments have been or will be
satisfied with the completion of Tract B and the PUD's recently approved Germain Auto
Images, which is expected to be completed in the near future.
The PUD was limited to no more than 340 two-way imadjusted PM peak hour trips.
Table IB of the report provides a detail of the PUD's total PM peak trips that will be
generated with the completion of the proposed office space and Germain Auto Images.
As determined on Table IB (page 4.2) of the report, it is estimated that the PUD will
generate 308 two-way PM peak hour trips at build-out.
The PUD was required to provide a detailed evaluation of access points, turn lanes and
nearby intersections, as well as construction of the interconnection roadway to the
immediate west. All site accesses have been constructed with turn lanes built to the
maximum length possible. No fiirther intersection analysis is required, since the County
has mitiated a corridor study for this section of Pine Ridge Road. The interconnect to the
west will be completed with the construction of Germain Auto Images.
4
I
Vonderbilt Beach Rd
C31
I
•e o Q.
•o O O
cc
c
• ^ Pine Ridge Road^^
c o
0)
c
LEGEND
6-LANE ARTERIAL
4-LANE ARTERIAL/COLLECTOR
2-LANE ARTERIAL
2-LANE COLLECTOR/LOCAL
RAIL ROAD
Y Golden Gate Parkway
JMB TRANSPDRTATiaN ENBINEERINB, INC.
3500 Corporate Plaza
January 28. 2016
Project Location &
Roadway Classification FIGURE 1
4.f
Project Generated Traffic
Traffic that can be expected to be generated by the project was estimated based upon the
guidelines established by the Institute of Transportation Engineers, Trip Generation
Manual, 9* Edition. That is, historical traffic data collected at similar land uses was relied
upon in estimating the project's traffic. It was concluded that Land Use Code "Office
Park" (LUC 750) and "Tire Store" (LUC 848) were most appropriate in estimating the
existing, proposed and the net new trips associated with the site.
In order to determine the project's net new traffic, the estimated trips for the existing
office uses were subtracted from the estimated total trips for the total proposed floor
space.
That is,
Proposed Development Trips less Existing Development Trips = Net New Trips
Table 1A provides a detail of the estimated total trips less existing trips. The following is
a summary of the results.
TABLE B
NET NEW TRIPS GENERATED
(Proposed Trips Less Existing Trips)
Daily
(ADT)
AM Peak Hour
(vph)
PM Peak Hour
(vph)
Existing Trips 1,090 214 176
Existing + Proposed Trips 1,778 304 256
Net New Trips 688 90 80
The report concludes that the project will generate less than 100 net new trip ends during
the weekday highest peak hour. As such, the report investigates the traffic impacts
associated with the project based upon the criteria set forth by the Collier County
Government's Traffic Impact Statement Guidelines for developments generating "less
than 100 trips", which is identified as a minor study.
5
TABLE lA
TRIP GENERATION COMPUTATIONS
3500 Corporate Plaza
Existing + Proposed Office Space
Land Use
Code Land Use Description
750 Office Park
Build Schedule
131,402 s.f.
Land Use
Code Trip Period
LUC 750 Daily Traffic (ADT) =
Trip Generation Equation
(Based upon S.F.)
T= 10.42(X) +409.04 =
Total Trips Trips Enter/Exit
1,778 ADT
AM Peak Hour (vph) =
PM Peak Hour (vph) =
T= 1.37(X) + 124.36 =
89% Enter/11% Exit =
T= 1.22(X) + 95.83 =
14% Enter/86% Exit =
304 vph 271 / 33 vph
256 vph 36 / 220 vph
Existing Office Space
Land Use
Code Land Use Description
750 Office Park
Build Schedule
69,412 s.f.
Land Use
Code
LUC 750
Trip Period
Daily Traffic (ADT) =
Trip Generation Equation
(Based upon S.F.)
T=10.42(X) +409.04 =
Total Trips Trips Enter/Exit
1,132 ADT
AM Peak Hour (vph) =
PM Peak Hour (vph) =
T= 1.37(X) + 124.36 =
89% Enter/ 11% Exit =
T=1.22(X) +95.83 =
14% Enter/86% Exit =
219 vph 195 / 24 vph
181 vph 25 / 155 vph
Net New Trips Daily Traffic (ADT) =
AM Peak Hour (vph) =
PM Peak Hour (vph) =
646 ADT
85 vph 76 /
76 vph 11 /
9
65
5.1
TABLE IB
TRIP GENERATION COMPUTATIONS
3500 Corporate Plaza
Existing + Proposed Office Space
Land Use
Code Land Use Description Build Schedule
750 Office Park 131,402 s.f.
Land Use Trip Generation Equation
Code Trip Period (Based upon S.F.) Total Trips Trips Enter/Exit
PM Peak Hour (vph) = T= 1.22(X) + 95.83 = 256 vph 36 /220 vph
14% Enter/86% Exit =
Proposed Germain Auto images
Land Use
Code Land Use Description
848 Tire Store
PM Peak Hour (vph) = 52 vph 22 /30 vph
Total Unadjusted PiVI Peak Hour Trips
PM Peak Hour (vph) = 308 vph 58 / 250
Existing + Committed Road Network
Figure 1 and Table 2A provide a detail of the surrounding E + C road network. Table 2A
depicts the minimum level of service performance standards and capacity for the roads
within the project's are of influence.
Pine Ridge Road is classified as a six-lane divided arterial. The road functions as a
primary east/west interconnect between U.S. 41 and C.R. 951. Within proximity of the
site, the posted speed limit of Pine Ridge Road is 45 MPH. Based upon Collier County's
2015 AUIR Report, the 2016 background traffic plus trip bank (3,170 vphpd) on Pine
Ridge Road (between Livmgston Road & 1-75) exceeds the roads adopted maximum
service volume capacity (3,000 vphpd) and operates at LOS F.
There are no planned capital improvement projects within the project's area of impact.
However, a corridor study is being prepared by Collier County for the purpose of
identifying transportation improvements that may alleviate traffic congestion along the
subject roadway.
6
Project Traffic Peak Direction (vphpd) Project Traffic Non-Pealc Direction (vph) = 65 Exiting 11 Entering Road Class Livingston Road 53.0 Vanderbitt to Pine Ridge Rd 6D 54.0 Pine Ridge Rd to Golden Gate Pkwy 6D Pine Ridge Road 67.1 Airport Rd to Livingston 6D 67.2 Livingston to WhippoonMll 6D (pS 67.2 Whippoorwill to 1-75 6D 68.0 1-75 to Logan Blvd 6D TABLE 2A PROJECT'S AREA OF IMPACT LOS Service Project Project PK Dir. PK Direction Project Pk Hr Project Pk Hr Project Serv. Vol. Volume Traffic PKDir Pk Hr Non-PK Dir Non-Pk Impact Percent Significant LOS (vphpd) % Dist. (VDhDdl Pk Dir (vph) DiR Standard Impact Impact E 3100 35% 23 N 4 S 2% 0.73% NO E 3100 35% 23 N 4 S 2% 0.73% NO E 3000 15% 10 W 2 E 2% 0.33% NO E 3000 45% 29 W 5 E 2% 0.98% NO E 3000 55% 36 E 6 W 2% 1.19% NO E 2800 35% 23 E 4 W 2% 0.81% NO
Project Traffic Distribution
The project's traffic was distributed to the surrounding roadway network based upon
logical means of ingress/egress; current and future traffic patterns in the area; location of
surrounding businesses and commercial centers. Figure 2 and Table 2A provide a detail
of the traffic distributions based on a percentage basis and by volume.
The project traffic assignments were agreed to during the January 11, 2016 methodology
meeting as shown in the attached summary report.
Area of Significant Impact
The area of significant impact was determined based upon Collier County's 2%, 2% and
3% criteria (i.e., if the project's traffic is 2% or more of a roadway's adopted level of
service capacity, then the project has a significant impact upon that link). Table 2A
describes the project traffic distributions and the level of impact on the surrounding
roadways. Roads that were identified as being within the projects area impact are shown
in Table 2A.
7
NORTH
njs.
Pine Rklge Road ^15%^ .45%.
LEGEND
^ 65%^ Project Traffic Distribution by Percentage
TRANSPDRTATION ENGINEERINB, INC.
3500 Corporate Plaza
January 28, 2016
Project Generated
Traffic Distribution FIGURE 2A
1.1
Project Traffic Pealc Direction (vphpd) = Project Traffic Non-Peal( Direction (vph)^ 65 Exiting 11 Entering Road Class Livingston Road 53.0 Vanderbitt to Pine Ridge Rd 6D 54.0 Pine Ridge Rd to Golden Gate Pkwy 6D Pine Ridge Road 67.1 Airport Rd to Livingston 6D 67.2 Livingston to Whippoorwill 6D » 67.2 Whippoorwill to 1-75 6D . 68.0 1-75 to Logan Blvd 6D TABLE 2A PROJECT'S AREA OF IMPACT LOS Service Project Project PK Dir. PK Direction Project Pk Hr Project Pk Hr Project Serv. Vol. Volume Traffic PKDir Pk Hr Non-PK Dir Non-Pk Impact Percent Significant LOS (vphpd) % Dist. (vphDd) PkDir (vph) DIR Standard Impact Impact E 3100 35% 23 N 4 S 2% 0.73% NO E 3100 35% 23 N 4 s 2% 0.73% NO E 3000 15% 10 W 2 E 2% 0.33% NO E 3000 45% 29 W 5 E 2% 0.98% NO E 3000 55% 36 E 6 W 2% 1.19% NO E 2800 35% 23 E 4 W 2% 0.81% NO
2015 thru 2018 Project Build-out Traffic Conditions
In order to establish 2015 thru 2018 project build-out traffic conditions, two forecasting
methods were used.
The first traffic forecasting method was the County's traffic count data was adjusted for
peak season conditions, peak hour conditions, peak direction, and an annual growth rate
was then applied. The peak season/peak hour/peak direction and annual growth rates
were derived from the 2015 Collier County AUIR Report. Using the annual growth rate,
the 2018 background traffic conditions were determined, which are depicted in Table 2B.
The second traffic forecasting method was to add the vested trips (trip bank) identified in
the 2015 AUIR report to the adjusted peak season, peak hour and peak direction traffic
counts. The vested trips "+" 2018 background traffic volumes are depicted in Table 2B.
The greater of the two values produced by the two forecasting procedures was then
considered to reflect the 2018 background traffic. The net new project generated traffic
was then added to the background traffic. Table 2C provides a summary of the 2015 thru
2018 traffic conditions and the roadways' level of service and remaining available
capacity. As shown, the 2016 background traffic plus trip bank (3,170 vphpd) on Pine
Ridge Road (between Livingston Road & 1-75) exceeds the road's adopted maximum
service volume capacity (3,000 vphpd) and operates at LOS F. The proposed project will
generate an additional 36 vphpd which will result in a total demand of 3,206 vphpd on
that segment of Pine Ridge Road.
8
2015 & 2018 TABLE 2B ROADWAY LINK VOLUMES Pine Ridge Road 67.2 Livingston to Whippoorwill 68.0 1-75 to Logan Blvd Per Vested Trips Methi Per Growth Rate Method 2018 2018 Pealc Hour 2015 Peak Hour PK Direction 2007 AUIR AUIR AUIR Calc Min PK Direction Trip Background Traffic Traffic Pk Years of Growth Growth Background Bank Per Vested Trips (VDhDd) (vDhDd) DiR Growth Rate Rate (vphpd) (vphpd) (vphpd) 3030 2960 E 8 -0.29% 2.00% 3141 210 3170 3030 2960 E 8 -0.29% 2.00% 3141 210 3170 OO
TABLE 2C 2018 ROADWAY LINK VOLUMeCAPACITY ANALYSIS Pine Ridge Road 67.2 Livingston to WhippoonMll 67.2 WhippoonMlltol-75 2018 2018 2018 2018 2018 201S Peak Hour 2020 Peak Hour Project Project Build-Out Serv. Vol. Build-Out BuiM-Out Peak Hour PK Direction Bl<gd PK Direction Pk Hr Pijct Pk Hr Pijct Peak Hour Pk Hr Peak Hour Peak Hour PK Direction Bacltground Pic Background PK Dir Pk Non-PK Dir Non-Pk PK Dir PK Dir PK Direction PK Direction (vphpd) LOS (Vphpd) Dir IrPS (VPhpd) Eir (vph) Ok (YPhpd) (vphpd) v/cf»atio l-OS 2960 E 3170 E F 29 w 5 3175 3000 1.06 F 2960 E 3170 E F 36 E 6 w 3206 3000 1.07 F
Pine Ridge Road
AM 4: PM 29
AM 42: PM 6
NORTH
M.T.S.
AM 42: PM 6
AM 34: PM 5
AM PEAK ENTER/EXIT = 76 VPH/9 VPH
PM PEAK ENTER/EXIT = 11 VPH/65 VPH
T3 O O
AM 4: PM 29
AM 5: PM 36 •
0) c o
o o Q. Q.
JMB TRANS PORT ATI ON ENGINEERING, INC.
3500 Corporate Plaza
Revsied May 5, 2016
Project Traffic Distribution
8.3
FIGURE 2B
APPENDIX
Support Documents
9
RE: 3500 Corporate Plaza - TIS Methodology
BaluchStephen
Wed 1/27/2016 11:40 AM
Documents
You replied on 1/27/2016 12:00 PM.
Jim,
I have some comments and suggestions on the methodology. 1 also reflected these in my review
comments, since the first submittal is here already:
1. Can you use the fitted curve equations for LUC 750 and calculate the trip generation from
the build-out office space less existing to get net new trips. This would actually reduce the
net new trips from what you have shown. See my attached revised trip generation (which
also shows the total trips from the PUD).
2. We will need to see the total sf for the PUD and total PM peak hour trips which are limited
in the PUD. I have attached everything you need for this.
3. Please get the engineer to verify the sf. in the PUD monitoring before you start, as I have
some conflicting information on the total built/under construction.
4. I added the intersection of Airport and Pine Ridge to show turning movements, since if we
have improvements there, the proportionate share would be based on trip movements at
the intersection.
5. The interconnection to the west should be under construction as part of Germain Auto
Images.
My review comments below reflect these items and reiterate the rest of what was covered in your
notes, so go ahead with preparing the TIS or call me to discuss further if needed.
1/27/16 Comment: The TIS will need to be provided with the next submittal, along with the
required review fees ($500 methodology review plus $750 Minor Study review).
1/27/16 Comment: The TIS will need to address the PUD traffic commitments as shown in Ord.
15-58 on pages 16 and 17. This should include the status of square footage built to date and
proposed, and the associated total PM peak hour trips including the existing office building and
the retail store under construction (Germain Auto Images). Two outstanding PUD commitments
are: 1) the detailed evaluation of access jx)ints, turn lanes and nearby intersections, and 2)
construction of the interconnection roadway to the west. With respect to the first, indicate that all
accesses have been constructed with turn lanes buih to the maximum length possible. Project-
generated turning movements will be provided at the intersections of Airport-Pulling Rd., Kraft
Rd. and Whippoorwill Lane at Pine Ridge Rd. No further intersection analysis is required, since
the County has initiated a corridor study for this section of Pine Ridge Rd. With regard to the
second, please update the status of construction of the intercormecting roadway, since it is
included in the approved site plan for Germain Auto Images.
1/27/16 Comment: A methodology review was completed January 11, 2016. Based on that
review. Land Use Code (LUC) 750 will be used for trip generation, with a trip distribution 55%
to east on Pine Ridge Rd. and 45% to the west. We would recommend that the trip generation
M-i
use the fitted curve equation for the total build-out less the existing office space to estimate net
new trips. With this approach, net new trips would be slightly different from that previously
discussed.
1/27/16 Comment: Please verify the square footage constructed to date in the PUD monitoring
schedule. The previous annual monitoring report showed an existing built of 62,630 sf, and the
Germain Auto Images was approved for 11,782 sf
1/27/16 Comment: The TIS will need to address the Transportation Concurrency Management
Area (TCMA) requirements of the Land Development Code, Section 6.02.02, since Pine Ridge
Road is shown at level of service F in the 2015 AUIR. The approval will stipulate that a
proportionate share contribution will be required to address impacts on the deficient roadway.
Stephen x2361
F^m: James Banks [mailtD:jmbswte@msn.com]
Sent: Tuesday, January 26, 2016 9:54 AM
To: BaluchStephen; ScottTrinity
Cc: Matt Ochs; Michael Delate
Subject: 3500 Corporate Plaza - TIS Methodotogy
Steve & Trinity,
The following is an outline of the TIS methodology that was discussed at your office on January
11,2016. Please provide comments if necessary or confirm your acceptance of the methodology.
Thank you.
Project
The project is a proposed office building and parking structure within the Pine Ridge Road West
PUD. Refer to the attached site plan. The office building will have 61,744 square feet of leasable
floor space.
Site Access
Access to the site is via the previously approved and constructed PUD accesses. A future shared
access road contiguous to the PUYD's western boundary will be constructed by others, but at this
time, it is unknown when the shared access road will be constructed.
Site-Generated Trips
It was agree that ITE's land use code "Office Park" (LUC 750) was the appropriate use for
estimating the project's trips because it is part of a PUD that is partially built-out as an office
park style arrangement, as well as other land uses. Attached is Table 1 which depicts the various
land uses and trip estimates that were discussed during the meeting.
Trip Distribution
Trips will be distributed to Pine Ridge Road based upon a 55/45 with a bias of an east
assigtmient. Project turning movements will be shown at the PUD's access on Pine Ridge Road
and at the intersection of Whippoorwill/Pine Ridge, but no LOS analysis of Whippoorwill/Pine
Ridge will be necessary.
M-2
LOS Analysis
It is expected that Pine Ridge Road will be the only road that will be impacted, but final
determination of roads to be analyzed will be based upon CoUier County's 2%, 2% and 3%
criteria (i.e., if the project's traffic is 2% or more of a roadway's adopted level of service
capacity, then the project has a significant impact upon that link).
Because Pine Ridge Road is shown to be operating at LOS F and is a designated hurricane
evacuation route, the TIS will need to address the applicable conditions of the County's Growth
Management Plan (see attached GMP TCEA & TCMA conditions), which includes possible
proportionate share contributions towards identified needed improvements. Stantec is currently
preparing a corridor study for Pine Ridge Road that may identify needed improvements. The
corridor study is expected to be completed no later than September, 2016.
James M. Banks, P.E., President
JMB Transportation Engineering, Inc.
4711 7th Avenue SW
Naples, Florida 34119
Office Phone - (239) 227-2355
Cellular Phone - (239) 919-2767
mbiWte&Msn. com
M-3
1 >J I I I I ZONING: CPUD USE: NAPLES NISSAN I I I I ' h ' i li 11 li ' 1 1 'M\ 1 ' 1 II V ; II 1 II I I J TRACT "D" t, \ lEX^ FIRST FLORIDA INTEGRITY BANK 1 BUILDING #1 ' iijjiijjm'"' It: jTTTTTroTrrriTn -J, ( "fgi'^v^;./ i 1 itrinTJiiiiiTniiTiL' H— ii TRACT "C" EX. FIRST FLORIDA INTEGRITY BANK BUILDING #2 ^.JTl^nFfniTTIll"^ .LUiULLL 1 1 1 -rr-7i 1 1 1 ) I --^—> /'ILiJiUlJijiiiiLUJX^'^N I /n-^-t-'i-' I / r"^i I EX. KRAFT BLO.<B TRACT I _ |_ _ ^ Jl (FWVATEj rSl; -\v-'-, (- f I 11--f ,11— I— SITE DATA LAND USE ACRES (Act) SQUARE FOOTAGE (S.F.) PERCehfTf*) IMPERVIOUS AREA TOTAL 2.00 B7,D1? T7.U'. BiJItdiNC OK 51 OBI 008 3.<M 3 03» 0'? 5.<09 4.E«1 PEBWOUE AREA TOTAL o.sa 25.7W OPEN i=y':':--^i: . r ;5,T8'' TOTAL SITE AREA ZSB 112,801 PERIMETER LANDSCAPE BUFFERING «omn coMUEWKu. iO' •10E. 1-PE •*• SOUTH 10' »«f. UPE •*• EAST RICtn-OF-**! 10' »«. rrPE 'O' •£51 *Cf(ICULlJ« 10' Kmc, TTPt "*" MINIMUM SETBACKS ncaUMED ITT) (PCS p\a^ (oroiHHict NO. <i-xl rnom (ei 25' 7S.9' 5IDE (S) IS' Iff SIDE (N) 10' 22-RW (W) 10-95.r '0 PWSEWt 36 1' vur mmom SP^ ON marmc foopctms -M ms SHE SOLID WASTE BUILDING HEIGHT IMX ALLOWED FH Ofnct W • PMKING MPACt 30 • • HW. ACtUH. HOGHT PER OWN tlNCE 19-M (PUDA-PL 20 GradyMinor civil I'cisijK-tirs . Land Surveyors . I'lmiriei-K Ctrl of\i]lh KB0CK151SI Ccti .i( Auth. I,B (lailH 151 BtHiitii Splines: :i3H.a47.114-J Www. (;ratty,iHfio/:<^oin :.n)<iy Minor ;i(i(t AwsnrlalPN, I'.A. 3800 Vlti Del Res Runlld SiirltiKS. norida S'ln-l . LjuKlsrape Archflecls BuElncBH :iHntx)26e FoilMyprs: 239.690,(380 Trax:t "B" at 3500 Corpor OVERALL SITE PLAN ELEVATIONS SHOW" HEREON -WE a*SED UPON NATIONAL OEOOETIC VERTtCA CONWroON FACIOS TO rOKlH matKAH mVG*L OATUM 1866 {WVP '
TABLE 1
TRIP GENERATION COMPUTATIONS
3500 Corporate Plaza
Land Use
Code Land Use Description
710 General Office Building
715 Single-Tenant Office
750 Office Park
Build Schedule
61,744 s.f.
61,744 s.f.
61,744 s.f.
Land Use
Code Trip Period
LUC 710 Daily Traffic (ADT) =
Trip Generation Equation
(Based upon S.F.)
Ln(T) = 0.76Ln(X)+3.68 =
Total Trips Trips Enter/Exit
910 ADT
AM Peak Hour (vpli) =
PM Peal< Hour (vph) =
Ln(T) = 0.80Ln(X)+1.57
88% Enter/ 12% Exit =
T= 1.49(X) =
17% Enter/ 83% Exit =
130 vph 114 / 16 vph
92 vph 16 / 76 vph
^4:^^):********** ***************************************
LUC 715 Daily Traffic (ADT) = T= 11.65(X) = 719 ADT
AM Peak Hour (vph) =
PM Peak Hour (vph) =
T= 1.8(X) =
89% Enter/ 11% Exit =
T= 1.74(X) =
15% Enter/ 85% Exit =
111 vph 99 / 12 vph
107 vph 16 / 91 vph
************************ *****************************************************^*itii^
LUC 750 Dally Traffic (ADT) = T= 11.42(X) = 705 ADT
AM Peak Hour (vph) =
PM Peak Hour (vph) =
T= 1.71(X) =
89% Enter/ 11% Exit ••
T= 1.48(X) =
14% Enter/ 86% Exit ^
106 vph 94 / 12 vph
91 vph 13 / 79 vph
Mr
5.02.02 - Management and Monitoring Program
A. Generally. In order to implement the mandate of the GMP to ensure that adequate potable water,
sanitary sewer, solid waste, drainage, park, and road public facilities are available to accommodate
development in the County concurrent with the impacts of development on such public facilities, the
BCC establishes, pursuant to the terms of this section: (1) a management and monitoring program
that evaluates the conditions of public facilities to ensure they are being adequately planned for and
funded to maintain the LOS for each public facility, and (2) a regulatory program that ensures that
each public facility is available to serve development orders which are subject to the provisions of
this section.
1. If the County IVIanager or designee determines that a site development plan or plat application
when reviewed cumulatively with projects submitted within the last 6 months from the same
master project or development does not meet the transportation concurrency requirements or is
contrary to the purpose and intent of this section, as stated above, he may withhold approval of
said development order application until adequate capacity is available or require the
application submittals to be reviewed cumulatively and subsequent impacts to be distributed
and accounted for within the same impact boundary of the master project or development.
B. Annual update and inventory report on public facilities. The County Manager or designee shall
complete an annual update and inventory report on public facilities (AUIR). The AUIR shall include
an analysis of the existing conditions of all capital potable water, capital sanitary sewer, capital solid
waste, capital drainage, capital park, and capital road public facilities; summarize the available
capacity of these capital improvements (public facilities) based on their LOS; forecast the capacity of
existing and planned public facilities identified in the 5 year capital improvement schedule for each of
the 5 succeeding years, and 10 succeeding years for solid waste landfill capacity; and identify new
projects needed to maintain or restore adopted LOS. The forecasts shall be based on the most
recently updated schedule of capital improvements and Capital Improvements Plan (CIP) or Master
Plan for each public facility. The AUIR shall be based on the most recent University of Florida bureau
of economic and business research (BEBR), or BEBR influenced Water and Sewer Master Plan,
population projections, updated public facility inventories, updated unit costs and revenue
projections, and analysis of the most recent County traffic data. Ttie findings of the AUIR shall form
the basis for the preparation of the next annual update and amendment to the CIE, the determination
of any area of significant influence (ASI), and the review and issuance of development orders subject
to the provisions of tiiis section during the next year.
C. Annual determination of adequate "Category A" public facilities (concurrency). The County Manager
or designee will annually present the AUIR to the BCC, identifying deficiencies or potential
deficiencies in potable water, sewer, sold waste, drainage, parks, and roads public facilities and
remedial action options including, but not limited to, the following:
1. Establishment of an ASI;
2. Public facility project additions to the financially feasible CIE;
3. Establish interim development controls in affected service areas pending:
a. Lowering of LOS via GMP amendment;
b. Inclusion of necessary public facility projects in the next adopted annual budget and
next annual CIE update and amendment;
c. Approval of new or increased revenue sources for needed public facility projects by
the BCC, the state legislature, or the County voters; or
d. Private development improvements guaranteed by an enforceable development
agreement,
D. The findings of the AUIR, once approved by the BCC, will form the basis for the preparation of the
next annual update and amendment of the CIE and the annual determination of deficient or
constrained "Category A" facilities. The AUIR will identify additional projects and funding for inclusion
Page 1
in tiie Sciiedule of Capital Improvements and tiie Costs and Revenues Scliedule of tine CIE needed
to maintain or restore adopted LOS for all "Category A" facilities for thie next 5 years. Tiie BCC sliall
provide direction to update and amend the CIE to include projects and revenues (within the first or
second years for roads) needed to maintain or restore adopted LOS. Said direction shall constitute a
finding of concurrent "Category A" facilities, except roads, for the review and issuance of
development orders subject to the provisions of this section until the presentation of the next AUIR,
except for any ASI designated areas or other areas subject to interim development controls. In
addition to identifying needed capacity expansion projects and revenues for inclusion in the next CIE
update, the road facilities component of the AUIR will include an audit and update of the capacity
balances in the Transportation concurrency IVlanagement System database. The update shall factor
in all such development approvals since the previous AUIR that generate trips along each road
segment and the effect of capacity expansion projects included in the financially feasible Schedule of
Capital Improvements of the CIE The AUIR shall be the annual baseline of an ongoing, real-time
concurrency determination for roads.
E. Recommendations on the annual CIE update and annual budget. Based upon the prior calendar
year's AUIR analysis and BCC direction, the County Manger or designee shall recommend to the
Planning Commission and the BCC an annual update and amendment to the CIE as part of the
annual GMP amendment cycle. The recommendation will include the proposed financially feasible
public facilities Schedule of Capital Improvements needed to maintain or restore adopted LOS
standards as well as recommendations for the annual budget, projects, and suggested funding
sources.
F. Designation of deficient and constrained roadway segments. Deficient roadway segments may be
designated as constrained whenever they meet the terms set forth in subsections 6.02.01 D.7. of the
G. Regulation of growth along roadway segments designated constrained. Roadway segments once
designated as constrained are subject to the growth restrictions set forth below which are intended to
ensure that further LOS degradation does not occur. Except as provided for below in Transportation
concurrency Exemption Areas (TCEA) and Transportation concurrency Management Areas (TCMA),
deficient constrained roadway segments are subject to growth restrictions on development that will
not allow for approval of a final local development order resulting in an increase in peak hour traffic
volume above the adopted LOS standard.
H. Regulation of growth along deficient roadway segment(s). Except as provided for below in
Transportation concurrency Exemption Areas (TCEA) and Transportation concurrency Management
Areas (TCMA), no trips shall be allotted under a Certificate of Public Facility Adequacy for
development that directly accesses and generates more than a de minimis impact (de minimis
impact is defined as traffic impact of 1 percent or less of the peak hour service volume) on the
deficient roadway segment(s) or for which the significance test in (N) below indicates that the
development will generate more than a de minimis impact on the deficient roadway segment(s).
I. Transportation Concurrency Exemption Area Designated, Pursuant to Policy 5.5 of the Future Land
Use Element of the GMP, the South U,S, 41 Transportation concurrency Exception Area (TCEA) is
designated, development located within the South U,S, 41 TCEA (Map TR-4) shall be exempt from
transportation concurrency requirements, so long as impacts to the transportation system are
mitigated using the procedures below,
1, Any proposed development within the concurrency exception area that would reduce the LOS
on Florida Intrastate Highway System (FINS) roadways within the County by more than 5% of
the capacity at the adopted LOS standard must meet the transportation concurrency
requirements specified in Rule 9J-5,0055(3)(c)1-7, F,A,C,
2. Any proposed development within the concurrency exception area that would reduce the LOS
on FINS roadways within the County by less than 5% of the capacity at the adopted LOS
standard and meets the requirements identified below in (3) below are exempt from the
transportation requirements of 9J-5,0055(3)(c)1-7, F.A.C.
LDC,
Page 2
3. Commercial developments withiin tine Soutii U.S. 41 TCEA thiat ctioose to obtain an exception
from concurrency requirements for transportation will provide certification from tiie
Transportation Division tliat at least 4 of tiie following Transportation Demand Management
(TDM) strategies will be utilized:
a. Preferential parking for carpools and vanpools thiat is expected to increase tiie average
veiiicle occupancy for work trips generated by tiie development.
b. Parking charge that is expected to increase the average vehicle occupancy for work trips
generated by the development and/or increase transit ridership.
c. Cash subsidy that is expected to increase the average vehicle occupancy for work trips
generated by the development and/or increase transit ridership,
d. Flexible work schedules that are expected to reduce peak hour automobile work trips
generated by the development,
e. Compressed work week that would be expected to reduce vehicle miles of travel and peak
hour work trips generated by the development,
f. Telecommuting that would reduce the vehicle miles of travel and peak hour work trips
generated by the development,
g. Transit subsidy that would reduce auto trips generated by the development and increase
transit ridership,
h. Bicycle and pedestrian facilities or that would be expected to reduce vehicle miles of travel
and automobile work trips generated by the development,
i. Including residential units as a portion of a commercial project that would reduce vehicle
miles of travel,
4, Residential developments within the South U,S. 41 TCEA that choose to obtain an exception
from concurrency requirements for transportation shall obtain certification that at least 3 of the
following Transportation Demand Management (TDM) strategies will be utilized:
a. Including neighborhood commercial uses within a residential project.
b. Providing transit shelters within the development (must be coordinated with Collier County
c. Providing bicycle and pedestrian facilities, with connections to adjacent commercial
d. Including affordable housing (minimum of 25% of the units) within the development.
e. Vehicular access to adjacent commercial properties with shared commercial and
residential parking.
Developments within the South U.S. 41 TCEA that do not provide certification shall meet all
concurrency requirements. Whether or not a concurrency exception is requested, development
applicants must submit a Traffic Impact Statement and are subject to a concurrency review for
the purpose of reserving capacity for those trips associated with the development and
maintaining accurate accounts of the remaining capacity on the roadway network, concurrency
analysis will be conducted utilizing the significance tests contained in section 6,02,02 N, below.
An applicant seeking an exception from concurrency requirements for transportation through the
certification mentioned above shall submit an application to the Transportation Division
Administrator on forms provided by the Division, Binding commitments to utilize any of the
above techniques relied upon to obtain certification shall be required as a condition of
development approval.
Transportation Concurrency Management Areas Designated, Pursuant to Transportation element
Policy 5,7 of the GMP, the following Transportation concurrency Management Areas are designated:
Transit),
properties.
Page 3
1. Northwest TCMA - This area is bounded by the Collier - Lee County Line on the north side; the
west side of the 1-75 right-of-way on the east side; Pine Ridge Road on the south side; and, the
Gulf of Mexico on the west side (Map TR-5).
2. East Central TCMA - This area is bounded by Pine Ridge Road on the north side; Collier
Boulevard on the east side; Davis Boulevard on the south side; and, Livingston Road
(extended) on the west side (Map TR-6) with the exception of 1-75 which is not included in the
concurrency analysis.
K. Concurrency Standard for TCMA. To maintain concurrency, each TCMA shall maintain 85% of its
north-south lane miles and 85% of its east-west lane miles at or above the LOS standards described
in Policies 1.3 and 1.4 of the GMP Transportation element. If any Traffic Impact Statement (TIS) for a
proposed development indicates that fewer than 85% of the lane miles in a TCMA are achieving the
LOS standards indicated above, the proposed development shall not be permitted where such
condition occurs unless modification of the development is made sufficient to maintain the LOS
standard for the TCMA, or the facilities required to maintain the TCMA LOS standard are committed
utilizing the standards for committed improvements in Policy 1.5.3 of the Capital Improvement
L. Proportionate share payments for impacts to constrained or deficient roadways in a TCMA. Should
the TIS for a proposed development reflect that it will impact either a constrained roadway linl< and/or
a deficient roadway linl< by more than a de minimis amount (more than 1% of the maximum service
volume at the adopted LOS), yet continue to maintain the established percentage of lanes miles
indicated in paragraph (L) above, a proportionate share payment pursuant to Rule 9J-5.0055(9),
F.A.C. shall be required as follows:
1. Proportionate share payments shall be calculated using the formula established in section
10.02.07 C.4,g. The facility cost for a constrained roadway link shall be established using a
typical "lane mile cost" as determined by the Collier County Transportation Administrator of
adding lanes to a similar area/facility type as the constrained facility.
2. Proportionate share payments shall be utilized by Collier County to add trip capacity and
enhance traffic operations that increase capacity within the impacted TCMA and/or to enhance
mass transit or other non-automotive transportation alternatives that reduce vehicle trips within
the Transportation Concurrency Management Area.
3. However, no impact will be de minimis if it exceeds the adopted level-of-service standard of any
affected designated hurricane evacuation routes within a TCMA. Hurricane routes in Collier
County are shown on Map TR7. Any impact to a hurricane evacuation route within a TCMA
shall require a proportionate share payment provided the remaining LOS requirements of the
TCMA are maintained.
4. Proportionate share payments under this section are determined subsequent to a concurrency
determination for a proposed development within a TCMA and do not influence the concurrency
determination process.
5. In order to be exempt from linl< specific concurrency, new commercial development or
redevelopment within Collier County's designated Transportation concurrency Management
Areas (TCMAs) shall utilize at least 2 of the following Transportation Demand Management
(TDM) strategies, as may be applicable:
a. Preferential parking for carpools and vanpools that is expected to increase the average
vehicle occupancy for work trips generated by the development.
b. Parking charge that is expected to increase the average vehicle occupancy for work trips
generated by the development and/or increase transit ridership.
c. Cash subsidy that is expected to increase the average vehicle occupancy for work trips
generated by the development and/or increase transit ridership.
d. Flexible work schedules that are expected to reduce peak hour automobile work trips
generated by the development.
Element of the GMP.
Page 4
e. Compressed workweek that would be expected to reduce vehicle miles of travel and peak
hour work trips generated by the development.
f. Telecommuting that would reduce the vehicle miles of travel and peak hour work trips
generated by the development.
g. Transit subsidy that would reduce auto trips generated by the development and increase
transit ridership.
h. Bicycle and pedestrian facilities that would be expected to reduce vehicle miles of travel
and automobile work trips generated by the development.
i. Including residential units as a portion of a commercial project that would reduce vehicle
miles of travel.
j. Providing transit shelters within the development (must be coordinated with Collier County
Transit).
In order to be exempt from link specific concurrency, new residential development or
redevelopment within Collier County's designated Transportation concurrency Management
Areas (TCMAs) shall utilize at least 2 of the following Transportation Demand Management
(TDM) strategies, as may be applicable:
a. Including neighborhood commercials uses within a residential project.
b. Providing transit shelters within the development (must be coordinated with Collier
County Transit).
c. Providing bicycle and pedestrian facilities, with connections to adjacent commercial
properties.
d. Including affordable housing (minimum of 25% of the units) within the development.
e. Vehicular access to adjacent commercial properties.
M. A significance test shall be performed in compliance with the Traffic Impact Study (TIS) Guidelines
and Procedures. This significance test is applicable to projects inside and outside Traffic
Concurrency Exception Areas (TCEAs) and Traffic Concurrency Management Areas (TCMAs) as
adopted in the Growth Management Plan.
1. Impact for traffic impact analysis purposes for a proposed development project will be
considered significant when:
a. On those roadway segments directly accessed by the project where project traffic is equal
to or greater than 2 percent of the adopted LOS standard service volume;
b. On those roadway segments immediately adjacent to segments which are directly
accessed by the project where project traffic is greater than or equal to 2 percent of the
adopted LOS standard service volume; or
c. On all other adjacent segments where the project traffic is greater than 3 percent of the
adopted LOS standard sen/ice volume.
2. Once traffic from a development has been shown to be less than significant on any segment
using the above standards, the development's impact is not required to be analyzed further on
any additional segments. However, site impact analysis shall be conducted in accordance with
the TIS Guidelines and Procedures.
N. Establishment of an ASI for deficient road segments. If the findings of the AUIR analysis identify
additional road improvement projects that would be needed in order to maintain a segment or road
facility's adopted LOS, and such projects are not included in the proposed annual CIE road
component update adopted by the BCC, then the County Manager or designee, may propose to
establish one or more ASI for any such deficient road segment.
Page 5
O. standards in establisiiing an ASI. Tiie boundaries for an ASI siiall include tfie limits of the roadway
segment(s) that are deficient as recommended by the County Manager or designee.
1. After receipt of the proposed boundaries of a potential ASI, the BCC shall hold public hearings
noticed pursuant to the requirements of Chapter 10 of the LDC. After final consideration of the
proposal and public comment, the BCC may approve the designation of an ASI (including a
map of the impacted roadway segments), with or without modifications, or determine that
competent substantial evidence has been introduced into the record to show that the road
segment is not deficient and find that the establishment of an ASI is not necessary to ensure
that development orders are served by adequate road public facilities. The approved ASI(s) will
become effective upon adoption by the BCC.
2. A map showing the deficient roadway segments(s) within each ASI established by the BCC
shall be l<ept in the community development and environmental services division and the office
of the clerk to the BCC for review and inspection by the public during normal business hours.
3. Once the boundaries of an ASI are approved by the BCC, they are valid for 1 year, unless
dissolved by the BCC or modified in a subsequent AUIR update.
4. No final local development order for development directly accessing deficient roadway
segments may be approved if it would add more than a de minimis number of vehicle trips (i.e.,
an impact greater than 1 percent of the peak hour service volume) to a deficient roadway
segment designated as an ASI. Development of a single-family home on an existing lot, tract, or
parcel of land will be considered to be de minimis development regardless of the number of
actual trips that would be generated.
(Ord. No. 06-63, § 3.II; Ord. No. 08-63, § 3.X)
6.02.03 - Transportation Level of Service Requirements
A. All developments that impact the traffic network shall be evaluated in accordance with the Traffic
Impact Study (TIS) Guidelines and Procedures.
B. The analysis shall show the impact on the proposed internal streets of the subdivision or
development and existing externally affected streets. The analysis shall be used to determine the
street classification, width and number of traffic lanes internal to the development, and any
requirements for off-site (external) improvements on the existing street system per the GMP.
C. Level of service calculations for road facilities means calculations for peak hour traffic on a roadway
segment for maximum service volumes at the adopted LOS. Peak hour is calculated as the 100th
highest hour based on a 10 month period (omitting February and March), which is generally
equivalent to the 250th highest hour for a twelve (12) month period. For design of roadway capacity
projects, the 30th highest hour for a 12-month period at LOS "D" will be utilized.
D. In assessing the capacity of a County road segment, a state road segment or TCMA for the purpose
of determining whether it is operating below the adopted LOS, or would based on the traffic impacts
identified in an approved TIS submitted as part of an application for a final local developments order,
the County shall consider:
1. Current roadway facilities including, but not limited to, number of lanes, provision of turn lanes,
operation of intersections, and number of signals.
2. Capital road improvements under construction, or for which the construction contract has been
let,
3. Any improvements that are guaranteed in an enforceable development agreement in which the
improvements are completed or under construction, or for which the construction contract has
been let, before the impacts from the development or phased development accrue to the
roadway system.
Page 6
4. Construction of ttie required capital improvement is included in tiie first or second year of eitiier
tiie Florida DOT 5 year worl< program or tiie first or second year of tiie Collier County Scliedule
of Capital Improvements adopted as part of tiie Annual Update and Amendment of the Capital
Improvements Element (CIE) and Collier County Annual Budget that follows approval of the
AUIR.
5. The BCC has made an express finding, after a public hearing, that the current 5-year capital
improvement schedule is based on a realistic, financially feasible program of funding from
existing revenue sources,
6. The final local development order is for a project located within a TCEA or TCMA designated in
the GMP which meet the applicable requirements of Policies 5.5 through 5.9 of the
Transportation Element.
7. The necessary facilities are the subject of a binding commitment with the developer to
contribute fair share funding as provided for in Policy 5,9 of the Transportation Element, if
applicable, or to construct the needed facilities,
E, The LOS for capital road facilities on the major road networl< system are as set forth in Policy 1,1,5 of
the CIE and Policy 1,4 of the Transportation Element of the GMP,
F, Proportionate Share Payments, Proportionate share payments may be used to mitigate the impacts
of a development on a deficient roadway linl< by more than a de minimis amount within a
Transportation Concurrency Management Area in which 85 percent of the north-south lane miles and
85 percent of the east-west lane miles are operating at or above the adopted LOS standards
consistent with Policies 5,8 and 5,9 of the Comprehensive Plan Transportation Element
1, However, no impact will be de minimis if it exceeds the adopted level-of-service standard of any
affected designated hurricane evacuation routes within a TCMA, Hurricane routes in Collier
County are shown on Map TR7 of the Transportation Element. Any impact to a hurricane
evacuation route operating below the adopted LOS within a TCMA shall require a proportionate
share payment provided the remaining LOS requirements of the TCMA are maintained.
Proportionate share payments under this section are determined subsequent to a finding of
concurrency for a proposed project within a TCMA and do not influence the concurrency
determination process. Development of an individual single-family residence will not be required
to contribute or make a proportionate share payment under this section.
a. The proportionate share of the cost of improvements of such deficient roadways is
calculated according to the following formula:
Project trips impacting deficient link/SV increase x cost = proportionate share,
i. Project trips = Cumulative number of the trips from the proposed development
expected to reach the roadway during the peak hour from the complete buildout of a
stage or phase being approved.
ii. SV increase = The change in peak hour maximum service volume of the roadway
resulting from construction of the improvement necessary to maintain the adopted
level of service,
ill. Cost = Cost of construction, at the time of developer payment, of an improvement
necessary to maintain the adopted level of service. Construction cost includes all
improvement associated costs, including engineering design, right-of-way acquisition,
planning, engineering, inspection, and other associated physical development costs
directly required and associated with the construction of the improvement.
b. The cost for a deficient roadway link shall be established using a typical "lane mile cost" of
adding lanes to a roadway having a similar area type/facility type as determined by the
Collier County Transportation Administrator.
(Ord. No. 08-63, § 3.Y; Ord. No. 12-38, § 3.Y; Ord. No. 13-56, § 3.AA)
Page 7
ATTACHMENT H
LEE COUNTY
Projected Failure 2017 ^
PD&E Programmed ^
(FY2019&FY2020)
Pursue State Funding ^ ^
Projected
Failure 2019;
Northwest TCMA
Projected
Failure 2024
Bridge at
47tti Ave. NE
id
Logan Blvd N.
(By Others)
Projected
Failure 2025;
Northwest TCMA
Projected
Failure 2023;
Northwest TCMA
lmmokalee/951
Intersection (2015/16)
Projected
Failure 2023;
Northwest TCMA
Projected
Failure 2019;
East Central TCMA
Part of East Central TCMA
Projected Failure 2025
Projected
Failure 2023;
East Central TCMA
GOLDEN GATE BLVD
Projected Failure 2022
South us 41 TCEA
iMMOKALEE RD E
Tree Farm/Woodcrest
(By others)
Projected
Failure 2022
Pristine Dr. & Wolfe
Rd (By others)
RANDALL BLVD
4-lane
Under Construction
Projected
Failure 2023;
Immokalee Rd &
Randall Intersection
PD & E Underway
Construction
Programmed
6-laning
Under Construction
Bridges at 8th St. NE &
16th St. NE
Projected
Failure 2024;
East Central TCMA
Wilson/Blackburn
(By others)
City Gate Blvd. N.
(By Others)
At-Grade Improvement
Under Construction
i/iji:.! MAF
Projected Failure 2023:
Widen to 4-Ln; MPO Priority
to Stale SIS Funding;
Pursue State Funding
Projected Failure 2021.
Widen to 6-Ln; PD&E Funded (15/16)
Pursue Slate Funding
Multi-lane
Under Construction
Legend
••••Existing Deficiency
Projected Deficiency < 5 Years
•••M Projected Deficiency 5 tol 0 Years
•i^M Capacity Enhancement Project
TCMAH-CEA Boundary
PROJECTED COLLIER COUNTY DEFICIENT ROADS
FY2015'FY2025
Growth Management Department
Transportation Planning
6
•Miles
16
«tachm«nt "G" 2015 AUIR Update Deficiencies Report Listed below are the roadway linfcs that are cucrently defictent or are projected to be deficient under the concurrency systcrri Mithin the next fve yearc and tha programmed and proposed soiutians to solve these deficiencies: 2015 Existing DeHciencles Based on Traffic Counts ID Rsmainlng From To Trip Bank Cauacltv TCMA Solutions GoMcn Gxte Bhd 1801 Street NE/SE Everglades Blvd 0 No Programmed for CST In the CIE 201S Ensting Deficiencies Based on Traffic Counts Trip Banlc & Vested Trips Item « Road¥fay From To Trip Bank R«malnmg Capacity TCMA Solutions 67.2 ^1 Pine Ridge Road Livingston Road \-75 ZID Yes Pan of East Central TCMA - Pursue Oetaled CapadtyA:ip«raaonEil Aralysts of Intersecticns and Interchange Projected Deficiencies <5 Years (Traffic Counts + Trip Bank & Vested Trips) ttam • Roadway From To Trip Sank Remaining Capacity TCMA Solutions Immokalee Rd Airport Road Livingston Rd 24 216 Yes Projected failure 201S. hioitriwest TCMA - Pursue Detailed Capactty/Operational Anarysis Old US 41 US 41 Lea County Line n 29 Yes Projected failure 2017; Wid«n to 4-Lsnes; PDSE Study Programmed by FDOT; Pursue State Funding Pine Ridge Road Mrport Road Livingston Rd. 149 191 Yes Projected faiiure 2019; East Central TCMA - Piifsue Detailed Capacity/Operational Analysis and Alternative Corndors Projected Deficiencies 5-10 Years {Traffic Counts -» Trip Bank & Vested Trips) Ram Wap| Roadway Oolden Gate Pkw/ Goodlatla^ranit Rd TripB Remaining Capacity Projected latture 2025 - Continue to Monitor 20.2 GoWtn Gate PKwy Projected failure 2023: East Central TCMA- Continue toh Cost Feasibte Plan 2021-2025 jr; Interchange Improvements Proposed n MPO Golden Gate Pkwy Santa Barbara Blvd. Projected failure 2024; East Central TCMA- Continue to Monitor and Review\*fth Future 1-75 Interchange Operation Analysis Report Goodlette-Franic Rd Vanderbtt Beach Rd Projected failure 2023; Northwest TCMA - Continue to Monitor; Evaluate for CIE Funding in 2021-2025 Collter Boulevard (SR-951) Wal-Mart Drtwexwiy Manatee Roac Projected fadure 2021. Wider to 6-Ln; PD4E Funded (1&16); State Funded Improvement Proposed in MPO Cost Feasibte Plan 2026-2030 knmokalM Road Logan Bhd. Projected taiure 2024: Contlrwe to Monitor. Interchange Improvements Proposed In IV»>0 Cost Feasibte Plan 2021-2025. Anticipate Future VBR Extension to Reduce Volumes Airport Rd. Projected failure 2023; Northwest TCMA; Contnut to Monitor Pursue Detailed Opwal Projected failure 2023; Widen to 4-Ln: MPO Priority for State SIS Funding; Pursue State Funding 92.0 TamiamI Tral East Airport Road Rattjesiake-Hammock Roa Projected ^ure 2022: Included in South US 41 TCEA Contkiue to Monitor, Pursue Oetaled Operational Analysis If Warranted 39.0 132.0 13S.D Tamami Tf»l North Wiggins Pass Road Projected faifura 2025: Northv«st TCMA: Continue to Monitor Everglades Projected failure 2023; Immokalee Rd Q Randall Blvd Interaection Improvement PD4E Underway, Immokalee Rd Projected failure 2022; Continue to Monitor Prepared By: Roadway tteme TCEA TCMA EC NW IT MS Transportaltofi Planning ' State Faciltty = Transportation Concurrency Exceptwn Area « Transportation Concurrancy Management Area • East Central TCMA > Northwest TCMA « Intelllgenl Traffic Management Systems *Note: Roadways projected to be de^cient wits be subject to a detailed LOS and capacity ana/ysfe within thme years of projected failure. MASTER Wtachment G - Daflciency Report2015 (X-r*f Ofll BIS ver 1 Vsds
Trehilcoch
iiaBningeniiieering
Traffic Impact Statement
Germain Auto Images
Site Development Plan (SDP)
Collier County, FL
12/01/2014
Prepared for:
Agnoli, Barber & Brundage, Inc.
7400 Trail Boulevard, Suite 200
Naples, FL 34108
Phone: 239-597-3111
Prepared by:
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, FL 34110
Phone: 239-566-9551
Email: ntrebilcock@trebilcock.biz
Collier County Transportation Review Fee - Small Scale Study - No Fee
Germain Auto Images SDP - TIS - December 2014
of the total project trips. Conservatively, for the purposes of this TIS, the internal capture
is not considered for trip generation calculations.
The pass-by trips account for traffic that is already on the external roadway network and
stops at the project on the way to a primary trip destination. Per Collier County TIS
Guidelines and Procedures, the pass-by capture should not exceed 25% for the peak hour.
The proposed SDP projected trip generation is illustrated in Table 2, below.
Table 2
Trip Generation (Proposed Conditions) - Average Weekday
Development 24 Hour Two-
way Volume
PM Peak Hour
Development 24 Hour Two-
way Volume Enter Exit Total
LUC 848-Tire Store 311 22 30 52
Total Internal 0 0 0 0
Total External 311 22 30 52
Total Pass-By N/A 6 7 13
Total Non-Pass-By 311 16 23 39
For roadway link concurrency analysis purposes, the pass-by traffic was accounted for in
order to determine the number of new trips the development will add to the surrounding
roadways (PM Enter -16; Exit - 23).
The pass-by trips reduce the development's overall impact on the surrounding roadway
system, but do not decrease the actual driveway volumes. Therefore, the pass-by traffic
was not accounted for the purposes of turn lane analysis (PM Enter - 22; Exit - 30).
Trip Distribution and Assignment
The net new traffic generated by proposed project was assigned to the adjacent roadways
using the knowledge of the area and as coordinated with Collier County Transportation
Planning Staff.
Trebilcock Consulting Solutions, PA Page I 6
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
July 25, 2019
RE: Neighborhood Information Meeting (NIM);
Petitions PL20180002061 Pine Ridge Center (PUDA) and PL20180002264 Pine Ridge Center West (PUDA)
Dear Property Owner:
A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. and
Richard Grant, Esq., of Grant Fridkin Pearson, P.A., representing Kraft Office Center, LLC (Applicant) will be held on
Tuesday, August 13, 2019, 5:30 pm at Naples Church of Christ, 12760 Livingston Rd, Naples, FL 34105. Kraft Office
Center, LLC submitted formal applications to Collier County, seeking approval of a Planned Unit Development (PUD)
Amendment to the Pine Ridge Center PUD and Pine Ridge Center West PUD. The Applicant proposes to amend the
Master Plans and to add uses including automobile parking lots and business incubator, accelerator and co-working
space, no additional square footage is proposed. The proposed amendments modify the Master Plans to reconfigure
the preserve area and development tracts to better match the as-built conditions within the PUDs. Revise
environmental preservation requirement regarding on-site and off-site preservation. The subject properties (Pine
Ridge Center PUD and Pine Ridge Center West PUD) are comprised of 8.73± acres and 8.87± acres, respectively, and
are located on the south side of Pine Ridge Road at its intersection with Kraft Road in Section 18, Township 49 South,
Range 26 East, Collier County, Florida. Project information is posted online at www.gradyminor.com/planning. If you
have questions or comments, they can be directed to Sharon Umpenhour, Senior Planning Technician, Q. Grady Minor
and Associates, P.A., 3800 Via Del Rey, Bonita Springs, Florida 34134, sumpenhour@gradyminor.com, phone 239-
947-1144, fax 239-947-0375.
Sincerely,
Sharon Umpenhour
Senior Planning Technician
Location Map
1
NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 FOLIO LEGAL1 LEGAL2 LEGAL3 LEGAL4
3431 PINE RIDGE REALTY LLC % JAMES SUSINSKI 1093 RARITAN RD 2ND FL CLARK, NJ 07066---0 25120010162 CAMBRIDGE SQUARE OFFICE PARK A CONDOMINIUM BLDG 801
3439 PINE RIDGE ROAD LLC 3439 PINE RIDGE RD UNIT 301 NAPLES, FL 34109---3884 25120010065 CAMBRIDGE SQUARE OFFICE PARK A CONDOMINIUM BLDG 301
3500 CORPORATE PLAZA PLAZA OWNER'S ASSN 3530 KRAFT RD STE 204 NAPLES, FL 34105---5020 76720001724 3500 CORPORATE PLAZA TRACT R
3500 CORPORATE PLAZA PROPERTY OWNERS' ASSN 1500 5TH AVE S #111 NAPLES, FL 34102---0 76720001708 3500 CORPORATE PLAZA TRACT P-4
3500 CORPORATE PLAZA PROPERTY OWNER'S ASSN 1500 5TH AVE S #111 NAPLES, FL 34102---0 76720001643 3500 CORPORATE PLAZA TRACT P-1
3500 CORPORATE PLAZA PROPERTY OWNER'S ASSN 1500 5TH AVE S #111 NAPLES, FL 34102---0 76720001669 3500 CORPORATE PLAZA TRACT P-2
3500 CORPORATE PLAZA PROPERTY OWNER'S ASSN 1500 5TH AVE S #111 NAPLES, FL 34102---0 76720001685 3500 CORPORATE PLAZA TRACT P-3
3500 CORPORATE PLAZA PROPERTY OWNER'S ASSN 1500 5TH AVE S #111 NAPLES, FL 34102---0 76720001740 3500 CORPORATE PLAZA TRACT W-3
ANUCINSKI, KARIN L 12937 BRYNWOOD WAY NAPLES, FL 34105---4806 24984001965 BRYNWOOD PRESERVE LOT 84
AVOW REAL ESTATE INC 1095 WHIPPOORWILL LANE NAPLES, FL 34105---3847 00286560005 18 49 26 N1/2 OF N1/2 OF SE1/4 OF NW1/4 AND S 60FT OF E1/2 OF NE1/4 OF NW1/4 AND N1/2 OF S1/2 OF N1/2 OF SE1/4 OF NW1/4
BAY WINDS LODGING LLC 3557 PINE RIDGE RD NAPLES, FL 34109---3884 61789000027 NAPLES GATEWAY PHASE 1 TRACT A
BAY WINDS LODGING LLC 3557 PINE RIDGE RD NAPLES, FL 34109---3884 61789000085 NAPLES GATEWAY PHASE 1 LOT 1
BLACK, NANCY K 12929 BRYNWOOD WAY NAPLES, FL 34105---4806 24984001923 BRYNWOOD PRESERVE LOT 82
BRYNWOOD PRESERVE RESIDENTS ASSOCIATION INC % SANDCASTLE COMM MGMT 9150 GALLERIA CT #201 NAPLES, FL 34109---0 24984000021 BRYNWOOD PRESERVE TRACT A
BRYNWOOD PRESERVE RESIDENTS ASSOCIATION INC % SANDCASTLE COMM MGMT 9150 GALLERIA CT #201 NAPLES, FL 34109---0 24984000063 BRYNWOOD PRESERVE TRACT C LESS W 30FT
BRYNWOOD PRESERVE RESIDENTS ASSOCIATION INC % SANDCASTLE COMM MGMT 9150 GALLERIA CT #201 NAPLES, FL 34109---0 24984000160 BRYNWOOD PRESERVE TRACT CA P-1
BRYNWOOD PRESERVE RESIDENTS ASSOCIATION INC % SANDCASTLE COMM MGMT 9150 GALLERIA CT #201 NAPLES, FL 34109---0 24984000283 BRYNWOOD PRESERVE TRACT R LESS W 30FT
CAM SQUARE LLC 1455 BLUE POINT AVE NAPLES, FL 34102---560 25120010201 CAMBRIDGE SQUARE OFFICE PARK A CONDOMINIUM BLDG 1001
CAMBRIDGE SQUARE NAPLES GATEWAY MASTER ASSN INC TOM WHITE HAWTHORNE SUITES 3757 PINE RIDGE RD NAPLES, FL 34109---3879 61789000043 NAPLES GATEWAY PHASE 1 TRACT B
CAMBRIDGE SQUARE OF NAPLES LC 2171 PINE RIDGE RD NAPLES, FL 34109---2002 38452120005 GOLDEN GATE EST UNIT 35 TR 28 & E 110 FT OF TR 13, LESS CAMBRIDGE SQUARE OFFICE PARK CONDO DESC IN OR 2690 PG 384
CASLIN, ALAN & ANITA 60 PORT MASTER DRIVE ST CATHARINES L2N 7H7 CANADA 24984000681 BRYNWOOD PRESERVE LOT 20
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES, FL 34112---0 38456240101 GOLDEN GATE EST UNIT 35 THAT PORT OF TR 93 DESC. OR 2632 PG 3471, AND THAT PORT OF TR 108 DESC OR 2660 PG 3389
DICKERSON, PETER J & ANN C 26 FAULKNER HILL RD ACTON, MA 01720---4232 24984000607 BRYNWOOD PRESERVE LOT 16
DSG PROPERTY LLC 3455 PINE RIDGE RD NAPLES, FL 34109---0 25120010146 CAMBRIDGE SQUARE OFFICE PARK A CONDOMINIUM BLDG 701
FESIK, ROBERT J & PAULA C 12941 BRYNWOOD WAY NAPLES, FL 34105---4806 24984001981 BRYNWOOD PRESERVE LOT 85
FIRST FLORIDA INTEGRITY BANK 3560 KRAFT RD NAPLES, FL 34105---5035 76720001588 3500 CORPORATE PLAZA TRACT D
FIRST FLORIDA INTEGRITY BANK 3560 KRAFT ROAD NAPALES, FL 34105---0 32439600104 FIRST NATIONAL BANK CENTER A COMMERCIAL CONDOMINIUM UNIT 301
FIRST FLORIDA INTEGRITY BANK PO BOX 10910 NAPLES, FL 34101---910 32439600023 FIRST NATIONAL BANK CENTER A COMMERCIAL CONDOMINIUM UNIT 101
FIRST FLORIDA INTEGRITY BANK PO BOX 10910 NAPLES, FL 34101---910 32439600049 FIRST NATIONAL BANK CENTER A COMMERCIAL CONDOMINIUM UNIT 102
FIRST FLORIDA INTEGRITY BANK PO BOX 10910 NAPLES, FL 34101---910 32439600065 FIRST NATIONAL BANK CENTER A COMMERCIAL CONDOMINIUM UNIT 201
FIRST FLORIDA INTEGRITY BANK PO BOX 10910 NAPLES, FL 34101---910 32439600081 FIRST NATIONAL BANK CENTER A COMMERCIAL CONDOMINIUM UNIT 202
FIRST FLORIDA INTEGRITY BANK PO BOX 10910 NAPLES, FL 34101---910 32439600120 FIRST NATIONAL BANK CENTER A COMMERCIAL CONDOMINIUM UNIT 302
G C T PROPERTIES LMTD PRTNRSHP PO BOX 880 FORT MYERS, FL 33902---880 61789000166 NAPLES GATEWAY PHASE 1 LOT 3
GEANTA, CHANDRA ANN 1557 MIRAMAR LN SANTA BARBARA, CA 93108---0 24984001868 BRYNWOOD PRESERVE LOT 79
HELLER, FRIEDRICH HUGO ELEONORA H HELLER C/O SLAB TO SHINGLES 615 NURSERY LN NAPLES, FL 34119---9714 24984000623 BRYNWOOD PRESERVE LOT 17
KRAFT OFFICE CENTER LLC 1500 5TH AVE SOUTH #111 NAPLES, FL 34102---0 76720001520 3500 CORPORATE PLAZA TRACT A
KRAFT OFFICE CENTER NORTH PARCEL LLC 1500 5TH AVE SOUTH #111 NAPLES, FL 34102---0 76720001546 3500 CORPORATE PLAZA TRACT B
MAUHI ENTERPRISES INC 4411 CLEVELAND AVE FORT MYERS, FL 33901---9011 61789001026 NAPLES GATEWAY PHASE 2 LOT 4 AND 5
NAPLES FLORIDA REAL EST I LLC 12921 BRYNWOOD WAY NAPLES, FL 34105---4806 24984001884 BRYNWOOD PRESERVE LOT 80
NAPLES ONE LLC 23190 FASHION DR # P 209 ESTERO, FL 33928---0 76724000048 THRIVE AT NAPLES TRACT 2
NAPLES ONE LLC 23190 FASHION DR # P 209 ESTERO, FL 33928---0 76724000064 THRIVE AT NAPLES TRACT 3
NEUROLOGY PHYSICIANS BUILDING AND LAND LLC 1660 MEDICAL BLVD STE 200 NAPLES, FL 34110---1416 25120010120 CAMBRIDGE SQUARE OFFICE PARK A CONDOMINIUM BLDG 601
NNF/NORTH COLLIER FIRE RESCUE 1885 VETERANS PARK DR NAPLES, FL 34109---492 00287640005 18 49 26 W1/2 OF NE1/4 OF NW1/4 OF NW1/4 LESS R/W LESS ORDER OF TAKING DESC IN OR 2662 PG 134
PARRIMOOR DEV, L.L.C C/O JON D PARRISH 3431 PINE RIDGE RD STE 101 NAPLES, FL 34109---3834 25120010104 CAMBRIDGE SQUARE OFFICE PARK A CONDOMINIUM BLDG 501
PARRIMOOR DEV, LLC C/O JON D PARRISH 3431 PINE RIDGE RD STE 101 NAPLES, FL 34109---3834 25120010023 CAMBRIDGE SQUARE OFFICE PARK A CONDOMINIUM BLDG 101
PINE RIDGE INVESTORS OF NAPLES 2606 HORSESHOE DR S NAPLES, FL 34104---6121 76720001627 3500 CORPORATE PLAZA TRACT F
PINE RIDGE LIVINGSTON LLC % MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000305 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 200
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000020 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-101
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000046 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-102
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000062 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-103
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000088 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-104
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000101 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-105
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000127 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-106
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000143 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-107
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000169 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-201
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000185 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-202
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000208 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-203
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000224 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-204
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000240 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-205
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000266 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-206
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000282 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 100-207
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000321 MERIDIAN PLACE A COMMERCIAL CONDOMINUM BLDG 300-101
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000347 MERIDIAN PLACE A COMMERCIAL CONDOMINUM BLDG 300-102
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000363 MERIDIAN PLACE A COMMERCIAL CONDOMINUM BLDG 300-103
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000389 MERIDIAN PLACE A COMMERCIAL CONDOMINUM BLDG 300-104
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000402 MERIDIAN PLACE A COMMERCIAL CONDOMINUM BLDG 300-105
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000428 MERIDIAN PLACE A COMMERCIAL CONDOMINUM BLDG 300-201
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000444 MERIDIAN PLACE A COMMERCIAL CONDOMINUM BLDG 300-202
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000460 MERIDIAN PLACE A COMMERCIAL CONDOMINUM BLDG 300-203
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000486 MERIDIAN PLACE A COMMERCIAL CONDOMINUM BLDG 300-204
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000509 MERIDIAN PLACE A COMMERCIAL CONDOMINUM BLDG 300-205
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000525 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 400-101
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000541 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 400-102
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000567 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 400-103
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000583 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 400-104
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000606 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 400-105
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000622 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 400-106
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000648 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 400-201
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000664 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 400-202
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000680 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 400-203
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000703 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 400-204
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000729 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 400-205
Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The
recipient may not transfer this data to others without consent from the CCPA.
Petition: PL20180002061 & PL201800022 | Buffer: 500' | Date: 7/9/2019 | Site Location: Pine Ridge Center PUD & Pine Ridge Center West PUD
POList_500_PL20180002061-PL201800022.xls
2
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000745 MERIDIAN PLACE A COMMERCIAL CONDOMINIUM BLDG 400-206
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000787 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-389
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000800 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-390
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000826 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-391
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000868 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-393
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000884 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-394
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000907 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-395
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000923 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-396
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000949 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-397
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000965 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-398
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000981 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-419
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001003 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-420
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001029 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-421
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001045 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-422
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001061 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-423
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001087 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-424
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001100 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-425
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001126 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-426
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001142 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-427
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001168 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-428
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001184 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT B-1
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001207 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT B-2
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001223 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT B-3
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001249 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT B-4
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001265 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT B-5
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001281 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT B-6
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001304 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT B-7
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001320 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT B-8
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001346 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT C-1
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001362 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT C-2
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001388 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT C-3
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001401 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT C-4
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001427 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT C-5
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001443 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT C-6
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001469 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT C-7
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001485 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT C-8
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001508 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT D
PINE RIDGE LIVINGSTON LLC %MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088001524 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT E
PINE RIDGE LIVINGSTON LLC MYLES STROHL 328 BOWLINE BEND NAPLES, FL 34103---0 60088000842 MERIDIAN PLACE A COMMERICAL CONDOMINIUM UNIT A-392
PKZ HOLDING COMPANY 155 AMATHOUNTOS AVE N2-18 4534 PYRGOS LIMASSOL CYPRUS 25120010081 CAMBRIDGE SQUARE OFFICE PARK A CONDOMINIUM BLDG 401
POLK, JONATHAN T 12942 BRYNWOOD WAY NAPLES, FL 34102---0 24984000649 BRYNWOOD PRESERVE LOT 18
PRICE, THOMAS B 12954 BRYNWOOD WAY NAPLES, FL 34105---0 24984000584 BRYNWOOD PRESERVE LOT 15
QUINN, TIMOTHY & AIDA N 12933 BRYNWOOD WAY NAPLES, FL 34105---0 24984001949 BRYNWOOD PRESERVE LOT 83
REFERENCE ONLY CAMBRIDGE SQUARE OFFICE PARK A CONDOMINIUM 38452140001 GOLDEN GATE ESTATES UNIT 35 E 110FT OF TRACT 13 & W 140FT OF TRACT 28, LESS PINE RIDGE ROAD R/W N/K/A CAMBRIDGE SQUARE
REFERENCE ONLY FIRST NATIONAL BANK CENTER A COMMERCIAL CONDOMINIUM 76720001562 3500 CORPORATE PLAZA TRACT C NKA FIRST NATIONAL BANK CENTER A COMMERCIAL CONDO AS DESC IN OR 4372 PG 270 AND AMENDED IN
REFERENCE ONLY MERIDIAN PLACE A COMMERCIAL CONDOMINIUM 38450040006 GOLDEN GATE EST UNIT 35 THOSE PORTIONS OF TRACT 1, 12 AND 13 NKA MERIDAN PLACE A COMMERCIAL CONDO AS DESC
SCOT K PAUL LIVING TRUST 12915 BRYNWOOD PRESERVE LN NAPLES, FL 34105---4802 24984000665 BRYNWOOD PRESERVE LOT 19
SHEAR, STEVEN & ROBIN 12925 BRYNWOOD WAY NAPLES, FL 34105---0 24984001907 BRYNWOOD PRESERVE LOT 81
SJ CAMBRIDGE LLC 12885 COLLIER BLVD NAPLES, FL 34116---0 25120010049 CAMBRIDGE SQUARE OFFICE PARK A CONDOMINIUM BLDG 201
SOPHIAS ITALIAN VILLAGE DEVELOPMENT LLC 3545 PINE RIDGE RD STE 200 NAPLES, FL 34109---3923 61789000124 NAPLES GATEWAY PHASE 1 LOT 2
SUNCOAST CREDIT UNION 6801 EAST HILLSBOROUGH AVE TAMPA, FL 33610---0 77000006024 TRACT 60 CENTER LOT 1
TIARA INVESTMENT PROP LLC 801 LAUREL OAK DR STE 705 NAPLES, FL 34108---0 76720001601 3500 CORPORATE PLAZA TRACT E
TMCFM INC 6095 28TH STREET SE SUITE 210 GRAND RAPIDS, MI 49546---0 61789001107 NAPLES GATEWAY PHASE 2 LOT 6
TT OF PINE RIDGE INC 505 S FLAGLER DR STE 700 WEST PALM BEACH, FL 33401---5946 00287160006 18 49 26 W1/2 OF E1/2 OF NE1/4 OF NW1/4 LESS R/W FOR PINE RIDGE RD, LESS S 60FT PER OR 1559 PG 14, LESS ORDER OF
VASQUEZ, CARMEN ISBELY 12909 BRYNWOOD WAY NAPLES, FL 34109---0 24984001826 BRYNWOOD PRESERVE LOT 77
VON DOOM ENTERPRISES LLC 181 EUGENIA DRIVE NAPLES, FL 34108---0 76724000022 THRIVE AT NAPLES TRACT 1
WITTOCK, JULIE KENISTON 3463 PINE RIDGE RD STE 102 NAPLES, FL 34109---3836 25120010188 CAMBRIDGE SQUARE OFFICE PARK A CONDOMINIUM BLDG 901
ZUMPANO, DAVID J & CHRISTINE E 437 RANSOM AVE SHERRILL, NY 13461---1446 24984001842 BRYNWOOD PRESERVE LOT 78
POList_500_PL20180002061-PL201800022.xls
PROOF O.K.BY:_____________________________O.K.WITH CORRECTIONS BY:___________________________
PLEASE READ CAREFULLY •SUBMIT CORRECTIONS ONLINE
ADVERTISER:Q.GRADY MINOR ASSOCIATE PROOF CREATED AT :7/22/2019 1:31 PM
SALES PERSON:NDUX00 PROOF DUE:-
PUBLICATION:ND-DAILY NEXT RUN DATE:07/26/19
SIZE:3 col X 9.32 in
ND-GCI0236967-01.
INDD
ND-GCI0236967-01
NEIGHBORHOOD INFORMATION MEETING
Petitions PL20180002061 Pine Ridge Center (PUDA)and
PL20180002264,Pine Ridge Center West (PUDA)
A Neighborhood Information Meeting hosted by D.Wa yne Arnold,AICP,
of Q.Grady Minor and Associates,P.A.and Richard Grant,Esq.,of Grant
Fridkin Pearson,P.A.,representing Kraft Office Center,LLC (Applicant)
will be held on Tu esday,August 13,2019,5:30 pm at Naples Church
of Christ,12760 Livingston Rd,Naples,FL 34105.
Kraft Office Center,LLC submitted formal applications to Collier County,
seeking approval of a Planned Unit Development (PUD)Amendment
to the Pine Ridge Center PUD and Pine Ridge Center We st PUD.The
Applicant proposes to amend the Master Plans and to add uses including
automobile parking lots and business incubator,accelerator and
co-working space,no additional square footage is proposed.The
proposed amendments modify the Master Plans to reconfigure the
preserve area and development tracts to better match the as-built
conditions within the PUDs.Revise environmental preservation
requirement regarding on-site and off-site preservation.
The subject properties (Pine Ridge Center PUD and Pine Ridge Center
We st PUD)are comprised of 8.73±acres and 8.87±acres,respectively,
and are located on the south side of Pine Ridge Road at its intersection
with Kraft Road in Section 18,To wnship 49 South,Range 26 East,
Collier County,Florida.
Project information is posted online at www.gradyminor.com/planning.If you
have questions or comments,they can be directed to Sharon Umpenhour,
Senior Planning Te chnician,Q.Grady Minor and Associates,P.A.,3800 Via
Del Rey,Bonita Springs,Florida 34134,sumpenhour@gradyminor.com,
phone 239-947-1144,fax 239-947-0375.
Pine Ridge Center PUD (PL20180002061) and
Pine Ridge Center West (PL20180002264)
Neighborhood Information Meeting
August 13, 2019, 5:30 p.m.
August 14, 2019 Page 1 of 1
NIM Summary 08-13-2019.docx
A neighborhood information meeting was scheduled for August 13, 2019, 5:30 PM at Naples
Church of Christ, 12760 Livingston Rd, Naples, FL 34105, hosted by D. Wayne Arnold and Charles
C. Whittington, representing Kraft Office Center, LLC. The meeting was opened at 5:45 pm,
having no members of the public present the meeting was closed and adjourned at 5:45 pm.