Agenda 03/10/2020 Item #17C (Ordinance - Petition PL20180002264)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. 2001-09, as amended,
the Pine Ridge Center West Planned Unit Development by moving the boundary between Area A
and area B uses to the south and reconfiguring the preserve tract; by adding automobile parking
lots, business incubator, accelerator and co-work space as permitted uses; by adding a deviation for
off-site preserves; by revising the master plan, and providing an effective date. The subject
property, consisting of 8.87+/- 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. (PL20180002264)
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 2001-09, the Pine
Ridge Center Planned Unit Development (PUD). The subject property is the Pine Ridge Center West
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 west property
lines at the southern portion of the Pine Ridge Center West PUD. The Area B boundary will be ame nded
to reflect existing and built conditions at the site and will remain identified as Area B (There will be no
Area B-1 for Pine Ridge Center West PUD). The PUD Amendment will also permit use of a portion of
Area B of the Pine Ridge Center West PUD that is currently designated on the Plat as a preserve area
(Tract P4 of the Plat) as a surface parking lot to be available for use by the buildings now located in
platted Tracts A and B in the Plat. A portion of the preserve use will be discontinued and mitigated off-
site.The new reconfigured Area B will be located abutting Area A at the south and west portion of the
Pine Ridge Center West PUD.
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, but exclude parking garages, in Area B of
the Pine Ridge Center West (and Area B-1 of the Pine Ridge Center PUD). Also, Section 3.3.B.5 will
permit business incubator accelerator, and co-work spaces in Area B of the Pine Ridge Center West PUD.
The uses are not permitted in the 2001-09 Ordinance. Additionally, Section 4.10 Environmental will be
amended. Specifically, Section 4.10.A will be amended to allow preserve over one acre to be mitigated
and located off-site. Section 4.10.B will be amended to retain Parcel P-3 as preserve area only.
FISCAL IMPACT: The County collects impact fees prior to the issuance of building permits to help
offset the impacts of each new development on public facilities. These impact fees are used to fund
projects identified in the Capital Improvement Element (CIE) of the Growth Management Plan (GMP) as
needed to maintain an adopted Level of Service (LOS) for public facilities. Additionally, 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
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the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees
collected prior to issuance of a building permit include building permit review fees. Finally, additional
revenue is generated by application of ad valorem tax rates and that revenue is directly related to the value
of the improvements. Please note that impact fees and taxes collected were not included in the criteria
used by staff and the CCPC to analyze this petition.
GROWTH MANAGEMENT IMPACT: The subject 8.87-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. A deviation has been requested with
this amendment for a land donation alternative for conservation purposes in lieu of a monetary payment -
this payment calculation will be based on the LDC prior to Ordinance 18-34. Based on the above analysis,
staff finds the subject petition consistent with the FLUE of the Growth Management Plan.
LEGAL CONSIDERATIONS: This is an amendment to the existing Pine Ridge Center West PUD
(Ordinance No. 2001-09, as amended). 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, discriminat ory 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 approv al
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.
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5. Is there an adequacy of usable open space areas in existence and as proposed to serve the
development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring
the adequacy of available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate
expansion.
8. Consider: Conformity with PUD regulations, or as to desirable modifications of such
regulations in the particular case, based on determination that such modifications are justified
as meeting public purposes to a degree at least equivalent to literal application of such
regulations.
9. Will the proposed change be consistent with the goals, objectives, and policie s and future
land use map and the elements of the Growth Management Plan?
10. Will the proposed PUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested PUD Rezone result in the possible creation of an isolated district
unrelated to adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed
amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent
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property in accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance
with existing zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses under the
proposed zoning classification.
25. Consider: The impact of development resulting from the proposed PUD rezone on the
availability of adequate public facilities and services consistent with the levels of service
adopted in the Collier County Growth Management Plan and as defined and implemented
through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as
amended.
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 aff irmative vote of
four for Board approval (HFAC)
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This project requires
Environmental Advisory Council (EAC) review as identified in Section 2-1193 of the Collier County
Codes of Laws and Ordinances. A separate motion of approval will be required at the time of review.
The EAC heard petition PL20180002264 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.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
heard petition PL20180002264 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.
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RECOMMENDATION: The Zoning Division staff concurs with the recommendation of the CCPC and
recommends that the Collier County Board of Commissioners approve petition PL20180002264 for an
Amendment to the PUD Ordinance.
Prepared by James Sabo, AICP, Principal Planner, Zoning Division
ATTACHMENT(S)
1. West-Staff Report Final Pine Ridge Center W001 (PDF)
2. Attachment A Ordinance - 010820 (PDF)
3. Attachment B Master Plan Pine Rdg Ctr W 2001 (PDF)
4. Attachment C Plat 3500 Corporate Plaza (PDF)
5. Attachment D West Master Plan Proposed (PDF)
6. Attachment E FLUE Consistency (PDF)
7. [Linked] Attachment F West Pine Ridge Application (PDF)
8. Legal Ad - Agenda ID 11553 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.C
Doc ID: 11553
Item Summary: This item requires ex parte disclosure be provided by the Commission members.
Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to
approve an Ordinance amending Ordinance No. 2001-09, as amended, the Pine Ridge Center West
Planned Unit Development by moving the boundary between Area A and area B uses to the south and
reconfiguring the preserve tract; by adding automobile parking lots, business incubator, accelerator and
co-work space as permitted uses; by adding a deviation for off-site preserves; by revising the master plan,
and providing an effective date. The subject property, consisting of 8.87+/- 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. (PL20180002264)
Meeting Date: 03/10/2020
Prepared by:
Title: – Zoning
Name: James Sabo
02/04/2020 4:29 PM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
02/04/2020 4:29 PM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 02/11/2020 5:04 PM
Zoning Ray Bellows Additional Reviewer Completed 02/11/2020 5:38 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 4:39 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 02/25/2020 8:21 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 02/26/2020 2:13 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 02/27/2020 2:37 PM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 03/01/2020 11:47 AM
Board of County Commissioners MaryJo Brock Meeting Pending 03/10/2020 9:00 AM
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aft,C-ounQt
TO:
FRO\I:
HEARING DATE: FEBRUARY 6.2020
STIBJECT:
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
ZONING DIVISION ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
PTJDA PL2OI80002264 PINE RIDGE CENTER WEST PUD
PROPERTY OWNERS/APPLICANT/AGENT:
Owners:
Kraft Office Center LLC
3500 Corporate Plaza Property Owners Assoc
1500 5ft Avenue Suite I 1 I
Naples, FL 34102
And.
Kraft Office Center North
Tiara Investment Properties LLC
Pine fudge Investors of Naples
Agent:
D. Wayne Amold, AICP
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
Richard C. Grant, Esq.
Grant, Fridkin, Pearson, P.A.
5551 Ridgewood Drive, Suite 501
Naples, FL 34108
Applicant:
Kraft Office Center LLC
1500 5s Avenue Suite I I I
Naples, FL 34102
The petitioners are requesting that the Collier County Planning Commission (CCPC) consider an
application to amend Ordinance Number 2001-09, as amended, the Pine Ridge Center West
Planned Unit Development (PUD). The applicant proposes to modifu the boundary between Area
A and Area B, clariff the permitted uses, and to permit a portion ofthe preserve to be used as a
surface parking lot. Also, they propose preserve mitigation off-site.
The subject property consists of 8.87 acres and is located along the south side of Pine fudge Road
between Livingston Road and Whippoorwill Lane in Section 18, Township 49 South, Range 26
PUDA-PL20180002264; Pine Ridge Center WEST
Revised: January 22, 2020
Page 1 of 14
REOT]ESTED ACTION:
GEOGRAPHIC LOCAI'ION:
AGENDA ITEM 9.A.6
17.C.1
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East, Collier County (see location mdp, page 2). The proposed 2020 master plan document isincluded as Attachment D.ioF]iL(.,
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I17.C.1Packet Pg. 1621Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge
PURPOSE/DESCRIPTION OF PIi,OJECT:
Background: Some background on the site is provided. There are two PUD's that are directly
abutting one another named Pine Ridge Center and Pine Ridge Center West. Each PUD has a
master plan identifying Area A, B, and C. The two PUD's {irnction as a single site development
project. The parcels were platted as 3500 Corporate Plaza and include five development tracts, A-
E and four preserve tracts Pl-P-4. In 2006-07, three buildings were constructed on Tract A ofthe
plat. The southemmost building, also constructed in 2006-07 , is located in part of Area A of the
Pine fudge Center West PUD master plan. The building has been in use since then as a storage
facility or more recently as the Naples Business Accelerator, which has been leased space to the
Board of County Commissioners since 2015. Additionally, a certificate of occupancy was issued
in 2015 for the business accelerator use. In 2013, a parking garage was constructed on Tract A.
Part of the parking structure is in Area A of each PUD, Pine Ridger Center and Pine Ridge Center
West.
Proposed Amendment,s: 'fhe subject property is the Pine Ridge Center West PUD and was
established by Ordinance 2001-09.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 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 ofCounty Commissioners in 2005. (lt
should be noted that the 2005 approval made a portion ofArea A buildable and developable land).
The 3500 Corporate Plaza Plal is included as Attachment C. The 2001 Pine Ridge Center West
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 west property lines at the southem portion
of the Pine Ridge Center West PUD. The Area B boundary will be amended to reflect existing and
built conditions at the site and will remain identified as Area B (There wiil be no Area B-1 for Pine
Ridge Center West PUD). The PUD amendment will also permit use of a portion of Area B of the
Pine Ridge Center West PUD that is currently designated on the Plat as a preserve area ('Iract P4
of the Plat) as a surface parking lot to be available for use by the buildings now located in platted
Tracts A and B in the Plat. A portion of the preserve use will be discontinued and mitigated off-
site.The new reconfigured Area B will be located abutting Area A at the south and west portion of
the Pine Ridge Center West PUD.
In Ordinances 2001-08 and 2001-09 (Pine fudge Center and Pine Ridge Center West), each PUD
listed water retention and storm water management as the the only permified 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 of Area B and reconfiguring the size
of Area A. The proposed and amended 2020 Master Plan is included as Attachment D.
The PUD amendment will identifi and list two new permitted uses for Section 3.3 of the PUD
ordinance. Section 3.3.8.2 will permit automobile parking lots, but exclude parking garages, in
Area B of the Pine Ridge Center West (and Area B-1 of the Pine Ridge Center PUD). Also, Seciton
PUDA-PL20180002264; Pine Ridge Center WEST
Revised: January 22, 2020
Page 3 of '14
17.C.1
Packet Pg. 1622 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
3.3.B.5 witl permit business incubator accelerator, and co-work spaces in Area B of the Pine fudge
Center West PUD. The uses are not permitted in the 2001-09 ordinance. Additionally, Section 4.l0
Environmental will be amended. Specifically, Section 4.10.A will be amended to allow preserve
over 1-acre to be mitigated and located off-site. Section 4.10.B will be amended to retain Parcel
P-3 as preserve area only.
To summarize, the proposed amendments to the PUD are amending Area A and Area B boundaries
to reflect existing built conditions: and to amend the Area A boundary and show it as preserve;
and to identit, business incubator-accelerator and automobile parking as permitted uses. Also, the
amendment will allow relocation of the preservation area off-site.
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
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PUDA-P120180002264; Pine Ridge Center WEST
Revised: January 22, 2020
Page 4 of 14
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17.C.1
Packet Pg. 1623 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
CROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The subject 8.87-acre site is located on the southside of Pine
Ridge Road (CR896). at the intersection of Kraft Road, approximately % mile east of Livingston
Road, approximately 3/4 mile west of the intersection of Pine fudge Road and I-75, in Section 18,
Township 49 South, Range 26 East. The Growth Management Plan Consistency is included as
Attachment E.
COMPREHENSM 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). 'fhe existing Pine Ridge Center West PUD, Planned Unit Development, via
Ordinance 2015-58, as amended, for a variety of commercial uses, including several from the C-
4, General Commercial, and C-5, Hear.y Commercial, zoning districts - all uses are deemed
consistent with the lnterchange Activity Center Subdistrict.
The proposed amendment retains all of the existing commercial uses; adding an additional
permitted use (parking lots for both the Pine Ridge Center West and Pine Ridge Center PUDs) and
amending 'other commercial and professional service' uses to specifically include business
incubators, accelerator and co-work space. The proposed uses are consistent with the Activity
Center. The Environmental section proposed for amendment, does not amend the required 1.31
preserve acres, but adds discussion for how off-site preserve could be provided (which is already
allowed with this PUD). Therefore, staff finds the amendment consistent with the FLUE.
Relevant FLUE Objectives and policies are stated below (in italics); each policy is followed by
staff analysis (in bold).
FLUE Objective 7 states. "Promote smart growh policies, reduce greenhouse gas emissions, and
adhere to the existing development character of Collier County, where applicable, and as follows:"
in Policies 7 .1-7.4. Slaff provides no specific analysis as to compliance with these provisions as
the PUD amendment does not affect extemal access, opportuniry or requirement for
interconnections and 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. A deviation has been requested with this amendment for a land donation
altemative for conservation purposes in lieu ofa monetary payment this payment calculation
will be based on the LDC prior to Ordinance 18-34.
Based upon above analysis, Comprehensive Planning staff finds the petition consistent with
the FLUE.
PUDA-PL20180002264; Pine Ridge Center WEST
Revised: January 22, 2020
Page 5 of 14
FLUE Policy 5.6:
New developments shall be compatible with, and complementory to, the sutounding land uses, as
sel forth in the Land Development Code (Ordinance 01-11, adopted June 22, 2001 ond 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
17.C.1
Packet Pg. 1624 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
Transportation Element: In evaluating this project, stafTreviewed the petition request including
the applicant's April 18, 2019 letter and TIS back-up materials for consistency with Policy 5.1 of
the Transporlation Eiement of the Growth Management Plan (GMP).
Policy 5.1 of the Transportation Element of the GMP states;
Stalf finding: As noted in the application the proposed PUD Amendments are intended to clarif,
parking and business incubator uses with no increased impacts resulting from this development.
The April 1Sth 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 ot +l-256 PM peak hour two-way trips for this
development. As noted in the October 1 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 onthe
inforuation provide including the previous TIS back-up materials, Transportation Planning staff
finds the petition consistent with Policy 5.i of the Transportation Element of the Growth
Management Plan.
Conservation and Coastal Management Element (CCME):
Environmental Planning staff found this project to be consistent with the Conservation & Coastal
Management Element (CCME). Native vegetation required to be retained for the PUD was
approved in accordance with Ordinance 15-58. A minimum of L3 1 acres of native vegetation shall
be placed under preservation and dedicated to Collier County; one acre (1.0 acre) of native
vegetation is to be retained on-site.
PUDA-PL20180002264; Pine Ridge Center WEST
Revised: January 22, 2020
Page 6 of 14
"The County Commission shall review all rezone pelitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE)
alfecting the overall counllwide density or intensity of permissible development, with
consideration of their impact on the overall County transportation system, and shall not approve
any petition or application that would directly access a deficient roadway segment as identified in
the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the
current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment
that is currently operating and/or is projected to operate below an adopted Level of Sentice
Standard within the five year AUIR planning period, unless specific mitigating stipulations ore
also approved. A petition or application has significant impacts if the tralfic impact statement
rcveals that any ofthe following occur:
a. For links (roadway segments) directly accessed by the project where project trffic is equal
to or exceeds 2ok of the adopted LOS standord service volume;
b. For links adjacent to links directly accessed by the project where project trffic is equal to or
exceeds 295 ofthe adopted LOS standard service tolume; and
c. For all other links the project tralfic is considered to be significant up to the point where it is
equal to or exceeds 3% of the adopted LOS stondard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and
submitled as part of the trffic impact statement that addresses the project's significant impacts
on all roadways. "
17.C.1
Packet Pg. 1625 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
Staff has completed a comprehensive evaluation of this land use petition, including the criteria
upon which a recommendation n'lust be based, specifically noted in LDC Section 10.02.13.B.5,
Planning Commission Recommendotion (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.
Drain e: 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 permifting 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) andior platting (PPL).
Environmental Review: Environmental Planning staff has reviewed the PUD petition to address
environmental concems. The applicant has proposed to reconfigure the preserve area (Area'A'
PUD Master Plan) and revise previously approved PUD preservation language. The proposed PUD
changes will still meet the minimum preserve requirement of 1.31 acres. One acre of native
vegetation is required to be preserved on-site. The remaining .31 acres of required preservation
will be mitigated off-site through Conservation Collier dedication process.
Section 4. l0 of the revised PUD slates:
The reouired 1.3 I acres ofthe oreserve or oortion thereo fcan be satkfied off-site in accordance
with LDC J,05.07. H.l.f.vi.b; ltowever, any remaining portions of on-site preseryes must he o
minimum of one a t7.cre In s e. All o Platted Tract P-3 Preserve shall be retained a oreserve. l-orf
lhe oreserve acrease over one-ocre. off-site londs for preseryation will be acquired and
subseouent donoled within the oroiect boundaries of ll/inchester Head, Northern Golden Gate
Eslates Unit 53 or anv other land desisnat,ed bv Conservation Collier donalion acceDtance
procedures.
Trsct P-3, as showtt on lhe 3500 Co rDorate Plaza Subdivision recorded in Official Recorded
Plat Book 44, Pape 24, shall be relained as preseme.
ES Staff recommend approval ofthe proposed petition. This project does require Environmental
Advisory Council (EAC) review, as this project does meet the EAC scope of land development
project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and
Ordinances. Specifically, a deviation request to allow the preserves to be taken off-site, using LDC
requirements in place at the time of the previous approval.
Landscape Review: The Lands cape staff has reviewed the proposed amendment and finds that the
bufTers labeled on the Master Plan are consistent with the LDC provisions
School Di.strict A Collier County School District review is not applicable.
7)'ansporl ion Reuler,: 'lrans portation Planning staff has reviewed the petition for compliancc
PUDA-P120180002264; Pine Ridge Center WEST
Revised: January 22, 2020
Page 7 oI 14
S'I'AT }' .\NAI,YSIS:
17.C.1
Packet Pg. 1626 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
I
Utilities Reviev,: The Public Utilities Division finds tl.rat the Pine Rid ge Center PLID has already
been developed with potable water and wastewater services from the CCWSD and there is
adequate treatment capacity.
Zoning Sen,ices Reliey.' I he mosl si gnificant change proposed to the Pine Ridge Center West
PUD is the addition ofa new deviation for mitigation ofpreserve ofI-site. Environmental staffhas
determined the deviation to be acceptable. Additionally, the applicant is adding business
accelerator or incubator use as permitted use. Within an office park facility, a business accelerator
is a valid use. The Zoning Division staff supports the addition of the business use. The other
substantial change is to change 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
function precisely the same as it is already built and operating.
PUD Findinss:
LDC Section 10.02.13.B.5 states that "In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan's compliance with the following criteria in addition to the
findings in LDC Section 10.02.08": (Zoning Division staff responses in non-bold)
Zoning Division staff has reviewed the proposed amendment and believes the uses and
property development regulations are compatible with the development approved in the
area. 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.
Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments, or for amendments in those proposed, particularly
as they may relate to arrangements or provisions to be made for the continuing
operation and maintenance of such areas and facilities that are not to be provided or
maintained at public expense,
Documents submitted with the application were reviewed by the County Attomey's Office
and demonstrate unified control of Area A and Area B of the Pine Ridge Center West 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.
PUDA-P120180002264; Pine Ridge Center WEST
Revised: January 22, 2020
.,
Page 8 of 14
with the GMP and the LDC and recommends approval.
The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics ofthe land, surrounding areas, traffic and access,
drainage, sewer, water, and other utilities.
)
17.C.1
Packet Pg. 1627 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
The internal and external compatibility of proposed uses, which conditions may
include restrictions on the location of improvements, restrictions on design, and
buffering and screening requirements.
The proposed changes to the PUD Document do not afiect 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 surrounding 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 plans. The Public Utilities
Division iurther states this petition proposes no increase in density or changes to permitted
uses 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.
The ability of the subject property and of surrounding areas to accommodate
expansion.
There is adequate supporting inhastructure 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 fbr the Pine Ridge Center West PUD is required to comply
with the LDC and any other applicable codes. The applicant is seeking one deviation and
that request is covered in the deviation section of the report.
LDC Subsection 10.02.08 F. states. "When pertaining to the rezoning of land, the report and
PUDA-PL20180002264; Pine Ridge Center WEST
Revised: January 22, 2020
6
7
8
Page 9 of '14
1.
5.
Rezone Findings:
17.C.1
Packet Pg. 1628 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
,l
I
.,
5
7
recommendations to the Planning Commission to the Board of County Commissioners... shall
show that the Planning Cornmission has studied and considered the proposed change in relation to
the following when applicable." (Zoning Division staflresponses in non-bold):
Whether the proposed change will be consistent with the goals, objectives' and policies
of the Future Land Use Map (FLUM) and the elements of the GMP.
Comprehensive Planning staff has determined that if the small scale GMPA is adopted, 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 pattem related to surrounding properties is described in the
Surrounding Land Use and Zoning section of this report. The proposed land use pattem
will remain unchanged and proposed amendments will not negatively affect the
sunounding Iand-use panems.
The possible creation ofan isolated district unrelated to adjacent and nearby districts.
The properfy is zoned PUD and would remain that way. It would not be an isolated 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
provisions of the LDC as the applicant seeks changes to the PUD. The changes include
proposed adding permitted uses and changes to areas within the PUD boundaries.
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 traffic deemed incompatible with surrounding land uses, because of
peak volumes or projected types of vehicular traffic, including activify during
construction phases of the development, or otherwise affect public safety.
'Iransportation 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). Additionally, the project's
development must comply with all other applicable concuruency management regulations
PUDA-PL20180002264; Pine Ridge Center VVEST
Revised: January 22, 2020
Page '10 of 14
6.
17.C.1
Packet Pg. 1629 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
8
when development approvals are sought.
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, treatment,
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.Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
Immediately adjacent property is developed. The amendments to the Pine Ridge Center
West PUD are not likely to deter development activity for surrounding property.
12.Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasting with thc public rvelfare.
If the proposed PUD Amendment complies with the GMP and is found consistent, then it
is consistent with public policy and the change does not result in the granting of a special
privilege. Consistency with the FLUE is determined to be consistent with public welfare.
The subject property can be used in accordance with existing zoning; however, the
proposed uses cannot be achieved without amending the Pine Ridge Center West PUD.
14.Whether the change suggested is out of scale with the needs of the neighborhood or
the County.
The Zoning Division staff determination is that the proposed amendments are not out of
scale with the needs of the community.
PUDA-P120180002264; Pine Ridge Center WEST
Revised: January 22, 2020
9
Page'11 of 14
13. Whether there are substantial reasons why the properfy cannot be used in accordance
with existing zoning.
17.C.1
Packet Pg. 1630 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
15.
16.
17.
18.
Whether is it impossible to find other adequate sitcs in the County for the proposed
use in districts already permitting such use.
The application was reviewed and found compliant with the GMP and the LDC. The
Zoning Division staffdoes not review other sites related to a specific petition.
The physical characteristics of the property and the degree of site alteration, which
would be required to make the property usatlle for any ofthe range of potential 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.
DEVIATION DISCUSSION:
Deviation #1 seeks relief from LDC Section 3.05.07.H.1 .f.vi.b)"OtT-site Altematives". which
states "Land donation altemative. In lieu ofmonet arv Davment. applicants mav choose to donate
land for conservation purDoses at a ratio of 4:1 to Collier Coun8 or to another sovemment asency.
In the event of donation to Collier CounW, the applicant ma v acquire and subseq uentlv donate land
Petition er's Jusl iJi cat io n :
PUDA-PL20180002264; Pine Ridge Center WEST
Revised: January 22, 2020
Page 12 of '14
The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
The project 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 related 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 for 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.
The petitioner is seeking one deviation.
within the proiect boundaries of Winchester Head. North Golden Gate Estates Unit 53. another
multi- oarcel project or any other land desisnated by Conservation Collier donation acceptance
procedures". to instead allow lands donated to Collier CounW at a ratio of 1 : I and must include a
cash pa),ment for manasement ofthe land. The amount ofthis pavment shall be equal to 25 percent
ofthe averase cost ofland in the Urban Designation or 25 percent ofthe averase cost in all other
Desienations. as applicable. as defined by the FLUE. purchased bv Collier Countv. through the
Conservation Collier prosram. Pa),ment calculation will be based on the LDC prior to Ordinance
18-34.
17.C.1
Packet Pg. 1631 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
We are requesting to be grdndfathered to the original regulation (anguage) at the time it wos
insertetl into the PUD in 2015. Our PUD language as of 2015 stated that we could satisfy the
required 1.3I acres of preserve or a portion thereof off site in accordance with LDC Section
3.05.7.H.1.fi.a). However, since that PUD language was approved, that specifc section of the
LDC was modifed, making it so economically punitive that it is basically prohibitive. The new
approved LDC longuage basically eliminated offsite preservation as a viable option. Rather than
outright banning o/f site preservation as on option, il has been made so costly and arduous that it
prohibits going off site. The offsite preservation language was specifically cited in the 2015
approved PUD as an option. Thus, we are requesting to be grandfathered to the prior LDC
language and that the offsite presertation option still be allowed under the LDC section in effect
at the time the PUD was approved in 201 5.
Staff Analysis and Recommendation: The deviation is reasonable and justifiable, staff sees no
detrimental eflect if this deviation request is approved. The Environmental Division recommends
approval of the deviation and project. Importantly, the petition will require EAC review and
approval, which is detailed in the final recommendation.
NEI(;IIBORHOOD INFOR\IATION MEI]TIN G (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 lurther information, please see the NIM
Summary, included in the backup materials Attachment E.
ENVIRONME,NTAL ADVISORY COUNCIL (E A C)RECOMMENDATION:
This project requires Environmental Advisory Council (EAC) review as identified in Section 2-
1193 ofthe Collier County Codes ofLaws and Ordinances. A separate motion ofapproval will be
required at the time of review.
The County Attomey's Office reviewed this staff report on January 22,2020.
RECOMMENDATION:
The Zoning Division staff recommends the Environmental Advisory Council forward petition
PUDA-PL20I80002264 Pne Ridge Center West PUDA to the Board of County Commissioners
with a recommendation of approval.
The Zoning Division staff recommends the CCPC forward petition PUDA-PL20180002061 Pine
Ridge Center PUDA to the Board of County Commissioners with a recommendation of approval.
Attachments:
A) Proposed PUD Ordinance 123119 (strikethrough)
B) Master Plan-Pine Ridge Center West Ord. 2001-09C) Plat for 3500 Corporate Plaza
D) Proposed Master Plan 2020
PUDA-PL20180002264; Pine Ridge Center VVEST
Revised: January 22, 2020
Page 13 of 14
COI]NTY A'ITORNEY OFFICE REVIEW:
17.C.1
Packet Pg. 1632 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
E)
F)
FLUE Consistency Review
Back up material
PUDA-P120180002264; Pine Ridge Center WEST
Revised: January 22, 2020
Page 14 ol 14
17.C.1
Packet Pg. 1633 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
PREPARED BY:
C.J SABO, AICP, PRINCIPAL PLANNER
ZO DIVISION ZONING SERVICES SECTION
REVIEWED I]Y:
RAYM V. BELLOWS, ZONING MANAGER
ZONIN DIVISION _ ZONING SERVICES SECTION
APPROVEI) BY:
JAMES FRINCH, DEPUTY DEPARTMENT HEAD
GROWTH MANAGEMENT DEPARTMENT
/.2/.ZoZo
DATE
/-zrzo
DATE
./ -J/ - za2zs
DATE
PUDA PL201800022d4; Pine Ridge Center WEST PUD
17.C.1
Packet Pg. 1634 Attachment: West-Staff Report Final Pine Ridge Center W001 (11553 : PUDA PL20180002264 Pine Ridge Center West)
17.C.2
Packet Pg. 1635 Attachment: Attachment A Ordinance - 010820 (11553 : PUDA PL20180002264 Pine Ridge Center West)
17.C.2
Packet Pg. 1636 Attachment: Attachment A Ordinance - 010820 (11553 : PUDA PL20180002264 Pine Ridge Center West)
17.C.2
Packet Pg. 1637 Attachment: Attachment A Ordinance - 010820 (11553 : PUDA PL20180002264 Pine Ridge Center West)
17.C.2
Packet Pg. 1638 Attachment: Attachment A Ordinance - 010820 (11553 : PUDA PL20180002264 Pine Ridge Center West)
17.C.2
Packet Pg. 1639 Attachment: Attachment A Ordinance - 010820 (11553 : PUDA PL20180002264 Pine Ridge Center West)
17.C.3Packet Pg. 1640Attachment: Attachment B Master Plan Pine Rdg Ctr W 2001 (11553 : PUDA PL20180002264 Pine Ridge
17.C.4Packet Pg. 1641Attachment: Attachment C Plat 3500 Corporate Plaza (11553 : PUDA PL20180002264 Pine Ridge Center
17.C.5
Packet Pg. 1642 Attachment: Attachment D West Master Plan Proposed (11553 : PUDA PL20180002264 Pine Ridge Center West)
1
Memorandum
To: James Sabo, AICP, Principal Planner, Zoning Services Section
From: Sue Faulkner, Principal Planner, Comprehensive Planning Section
Date: December 9, 2019
Subject: Future Land Use Element (FLUE) Consistency Review
PETITION NUMBER: PUDA-PL20180002264 Rev.3
PETITION NAME: Pine Ridge Center West PUD Amendment
REQUEST: An amendment to the Pine Ridge Center West PUD to amend the Master Plan and clarify the
parking and reconfigure the on-site reserves (to reflect an accurate representation of preserves that are currently
on-site). With Submittal 3, the amendment is also requesting to amend the PUD text to address the following:
Section 3.3 B. Area “B” Permitted Principal Uses and Structures:
2. Automobile parking lots for use by all permitted uses with Area “B1” of the Pine Ridge Center PUD and
Area “B” of the Pine Ridge Center West PUD, excluding parking garages.
5. Business incubator, accelerator, and co-work space.
Section 4.10 Environmental
A. Addresses that preserves may be located off-site, donating lands to specific named locations (designated
by Conservation Collier) and the terms of a cash payment for the management of the land.
B. Add a statement that Tract P-3 shown in Plat Book 44, page 24, shall be retained as preserve.
LOCATION: The subject 8.87-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 2/3 mile west of 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 Pine Ridge
Center West PUD, Planned Unit Development, via Ordinance 2015-58, as amended, for a variety of commercial
uses, including several from the C-4, General Commercial, and C-5, Heavy Commercial, zoning districts - all uses
are deemed consistent with the Interchange Activity Center Subdistrict.
The proposed amendment retains all of the existing commercial uses; adding an additional permitted use (parking
lots for both the Pine Ridge Center West and Pine Ridge Center PUDs) and amending ‘other commercial and
professional service’ uses to specifically include business incubators, accelerator and co-work space. The
proposed uses are consistent with the Activity Center. The Environmental section proposed for amendment, does
not amend the required 1.31 preserve acres, but adds discussion for how off-site preserve could be provided
(which is already allowed with this PUD). Therefore, staff finds the amendment consistent with the FLUE.
Relevant FLUE Objectives and policies are stated below (in italics); each policy is followed by staff analysis (in
bold).
17.C.6
Packet Pg. 1643 Attachment: Attachment E FLUE Consistency (11553 : PUDA PL20180002264 Pine Ridge Center West)
2
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.]
FLUE Objective 7 states, “Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the
existing development character of Collier County, where applicable, and as follows:” in Policies 7.1-7.4. 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 and 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. A deviation has been requested with this amendment for a land donation alternative for
conservation purposes in lieu of a monetary payment – this payment calculation will be based on the LDC prior to
Ordinance 18-34.
Based upon above analysis, Comprehensive Planning staff finds the petition consistent with the FLUE.
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 PL2018-2264Pine Ridge Center West Rev3.doc
17.C.6
Packet Pg. 1644 Attachment: Attachment E FLUE Consistency (11553 : PUDA PL20180002264 Pine Ridge Center West)
9
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17.C.8
Packet Pg. 1645 Attachment: Legal Ad - Agenda ID 11553 (11553 : PUDA PL20180002264 Pine Ridge Center West)
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 West PUD
(PL20180002264)
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 West PUD –
PL20180002264, Submittal 1
Dear Mr. Sabo:
A Collier County application for Public Hearing for a Planned Unit Development (PUD)
amendment for the Pine Ridge Center West PUD, located at the southwest 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
a permitted use. 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
July 30, 2018
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
July 30, 2018
Ordinance 2015-58
PUD
Commercial and office
Commercial and office
Pine Ridge Center West PUD
18 49 26
N.A.N.A.3500 Corporate Plaza (Tracts "A", "P-3", "P-4" and "W-3")
44 23-24 Please see "Property Owner List"
1,203+/-324+/-386,377+/- 8.87
3530 Kraft Road
Southwest corner of Kraft Road and Pine Ridge Road
PUD
July 30, 2018
ROW Pine Ridge Road
AVOW Hospice CFPUD AVOW Hospice Facility
Pine Ridge Center PUD Commercial
Brynwood Center CPUD 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
July 30, 2018
July 30, 2018
No
July 30, 2018
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-3", "P-4" and "W-3")
44 23-24
X
X
No increase in density or intensity proposed
Existing
July 30, 2018
Not applicable
Not applicable
July 30, 2018
Pine Ridge Center West PUD
(Parcel Numbers 76720001685, 76720001708 and 76720001740)
Kraft Office Center, LLC
Commercial
C
July 30, 2018
July 30, 2018
X
X
July 30, 2018
X
X
X
D. Wayne Arnold, AICP
06/13/2019
Pine Ridge Center West PUD (PL20180002264)
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 West PUD (PL20180002264)
Property Owner List
December 11, 2018 Page 1 of 1
KPRPUDA Property Owner List-rev1.docx
Parcel Number Owner
76720001520 Kraft Office Center, LLC 1500 5th Avenue South, Suite 111
76720001546 Kraft Office Center North Parcel, LLC 1500 5th Avenue South, Suite 111
76720001685 3500 Corporate Plaza Property Owner’s
Association, Inc.
1500 5th Avenue South, Suite 111
76720001708 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
76720001740 3500 Corporate Plaza Property Owner’s
Association, Inc.
1500 5th Avenue South, Suite 111
Pine Ridge Center West PUD (PL20180002264)
Evaluation Criteria
April 11, 2019 Page 1 of 5
Evaluation Criteria PL2018-2264.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 West Planned Unit Development (PUD) is an 8.87± 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 West 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 a s-
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 West PUD (PL20180002264)
Evaluation Criteria
April 11, 2019 Page 2 of 5
Evaluation Criteria PL2018-2264.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 co mpatible 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 West PUD (PL20180002264)
Evaluation Criteria
April 11, 2019 Page 3 of 5
Evaluation Criteria PL2018-2264.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 Brynwood Center CPUD and is developed with commercial land uses. Property
to the east is zoned Pine Ridge Center PUD and is developed with commercial land uses. 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 West 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 West PUD (PL20180002264)
Evaluation Criteria
April 11, 2019 Page 4 of 5
Evaluation Criteria PL2018-2264.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 use d in accordance
with existing zoning.
The existing zoning is Pine Ridge Center West 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 West PUD (PL20180002264)
Evaluation Criteria
April 11, 2019 Page 5 of 5
Evaluation Criteria PL2018-2264.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
Kraft Office Center North Parcel, 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.
Kraft Office Center North Parcel, LLC – Disclosure of Interest Information
Kraft Office Center North Parcel, 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 West PUD (PL20180002264)
Property Owner List
December 11, 2018 Page 1 of 1
KPRPUDA Property Owner List-rev1.docx
Parcel Number Owner
76720001520 Kraft Office Center, LLC 1500 5th Avenue South, Suite 111
76720001546 Kraft Office Center North Parcel, LLC 1500 5th Avenue South, Suite 111
76720001685 3500 Corporate Plaza Property Owner’s
Association, Inc.
1500 5th Avenue South, Suite 111
76720001708 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
76720001740 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
76720001546 KRAFT OFFICE CENTER NORTH 3555 KRAFT RD
76720001601 TIARA INVESTMENT PROP LLC 3540 PINE RIDGE RD
76720001627 PINE RIDGE INVESTORS OF NAPLES
76720001685 3500 CORPORATE PLAZA
76720001708 3500 CORPORATE PLAZA
76720001724 3500 CORPORATE PLAZA
76720001740 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
ORDINANCE NO. 15 - 5 8
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.
2001-09, THE PINE RIDGE CENTER WEST PLANNED UNIT
DEVELOPMENT BY ADDING 40,000 SQUARE FEET OF
COMMERCIAL USES FOR A TOTAL OF 140,000 SQUARE FEET OF
GROSS FLOOR AREA AND A PARKING STRUCTURE UP TO 30
FEET IN HEIGHT; BY INCREASING THE MAXIMUM HEIGHT OF
ALL OTHER COMMERCIAL AREAS TO FOUR STORIES, OR 50
FEET; BY ALLOWING A PORTION OF THE PRESERVE TO BE
OFF-SITE; BY AMENDING THE MASTER PLAN, AND PROVIDING
AN EFFECTIVE DATE. THE SUBJECT PROPERTY, CONSISTING
OF 8.87+/- 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. [PUDA-
PL20150000249]
WHEREAS, on February 27, 2001, the Board of County Commissioners approved
Ordinance No. 2001-09, which established the Pine Ridge Center West Planned Unit
Development (PUD); and
WHEREAS, Robert J. Mulhere, FAICP of HoleMontes, Inc. representing Kraft Office
Center North Parcel, LLC, petitioned the Board of County Commissioners of Collier County,
Florida, to amend Ordinance 2001-09, the Pine Ridge Center West PUD.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: Amendments to PUD Document of Ordinance Number 2001-09, Pine
Ridge Center West.
The Planned Unit Development Document, previously attached as Exhibit A to
Ordinance Number 2001-09, the Pine Ridge Center West PUD, is hereby amended and attached
hereto as Exhibit"A".
SECTION TWO: Effective Date.
This Ordinance shall become effective upon filing with the Department of State.
15-CPS-01434/1216826/1]72 Page 1
Pine Ridge Center West/PUDA-PL20150000249
10/20/15 5
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this /(V( day of Njc)La.„{ 2015.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA
By:
Attest kEtilYakii's
TIM NANCE, Chairman
signature only.
Apptoved as to form and legality:
00
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit A—PUD Document (including Revised Master Plan)
oidlnk-Ince fi;ed wh the
c.etlry of ' es
ctrLy c2-0 I C
and acknci.,y!c:I i;c:m,sr^,t
filing received this
kitA) oZt)Ca-
Deo"6T1/4
15-CPS-01434/1216826/1]72 Page 2
Pine Ridge Center West/PUDA-PL20150000249
10/20/15 ICI()
PINE RIDGE CENTER WEST PUD
A PLANNED UNIT DEVELOPMENT
14 _ • •
REVISED BY:
HOLE MONTES, INC.
950 ENCORE WAY
NAPLES, FLORIDA 34110
DATE FILED
DATE REVISED
DATED REVIEWED BY CCPC
DATE REVIEWED BY BCC
ORDINANCE NUMBER
EXHIBIT "A"
Page 1 of 18
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Cy
LIST OF EXHIBITS
EXHIBIT A PUD MASTER PLAN/WATER MANAGEMENT PLAN
EXHIBIT B BOUNDARY SURVEY
EXHIBIT C COMPOSITE MASTER PLAN
EXHIBIT D PERMITTED BUILDING DESIGN
EXHIBIT E PERMITTED BUILDING DESIGN
EXHIBIT F PERMITTED BUILDING DESIGN
Page 2 of 18
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STATEMENT OF COMPLIANCE
The development of approximately 8.87 acres of property in Collier County, as a Planned Unit
Development (PUD) to be known as the Pine Ridge Center West PUD will be in compliance
with the planning goals and objectives of Collier County as set forth in the Collier County
Growth Management Plan. The commercial facilities of the Pine Ridge Center West PUD will be
consistent with the growth policies, land development regulations, and applicable comprehensive
planning objectives for the following reasons:
1. The subject property is within the Interstate Activity Center Land Use Designation as
identified on the Future Land Use Map, as described in the Activity Center Subdistrict of
the Urban — Commercial District in the Future Land Use Element. The Future Land Use
Element permits commercial land uses in this area.
2. The subject property is located approximately 3/4 mile west of the intersection of I-75 and
Pine Ridge Road which makes it an integral and important part of the overall
development of the southwest quadrant of the interstate land uses, as permitted by the
Future Land Use Element.
3. The subject property's location in relation to existing or proposed community facilities
and services permits the Development's intensity of land uses as required in Objective 2
of the Future Land Use Element.
4. The project Development is compatible with and complementary to existing and future
surrounding land uses as required in Policy 5.4 of the Future Land Use Element.
6:5. The Project shall be in compliance with all applicable County regulations including the
Growth Management Plan.
776. All final local development orders for this Project are subject to Division 3.15, the
Adequate Public Facilities;provisions of the Collier County Land Development Code and
applicable policies as set forth in Policy 3.1 of the Future Land Use Element.
Page 3 of 18
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SECTION I
PROPERTY OWNERSHIP AND DESCRIPTION
1.1 PURPOSE
The purpose of this Section is to set forth the location and ownership of the property, and
to describe the existing conditions of the property proposed to be developed under the
project name of Pine Ridge Center West PUD.
1.2 LEGAL DESCRIPTION
That portion of the West '/2 of the West '/2 of the Northeast '/4 of the Northwest 1/4 of
Section 18, Township 49 South, Range 26 East, Collier County, Florida, lying south of
Pine Ridge Road.
1.3 PROPERTY OWNERSHIP
The subject property is owned by:
Anthony F. Jancigar, Trustee
7622 Pebble Creek Circle 11204
Naples, Florida 34108
1.43 GENERAL DESCRIPTION OF PROPERTY AREA
A. The subject property is located in the southwest quadrant of the intersection
between Pine Ridge Road and Whippoorwill Lane, approximately 3/4 mile west of
1-75, in the unincorporated area of Collier County, Florida.
The property is currently vacant. The entire Project site currently has PUD Zoning
and is proposed to be rezoned to PUD.
1.54 PHYSICAL DESCRIPTION
The Project site is located within the I-75 canal basin as shown on the Collier County
Drainage Atlas sheet A-27. Runoff from the site will flow easterly to the I-75 canal
system. The Project will be designed for a storm event of 3-day duration and 25-year
return frequency as well as water quality in accordance with the Rules of South Florida
Water Management District.
Elevations of the property range from 10.0 feet NGVD to 12.0 feet NGVD. The site is
within Flood Zone "X" per Flood Insurance Rate Map (FIRM Panel#120067 0425 D).
Page 4 of 18
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H.A20I5\2015010\PUDA\Post CCPC\Pine Ridge Center West PUD(PL-20150000249)10-15-2015.docx
The soil type of the subject site is shown as Oldsmar Fine Sand on the Collier County
Soil Maps. The approximate northern half of the site has been previously farmed and is
classified as Fallow Crop Land according to FLUCCS. The approximate southern half is
pine/palmetto upland and is classified as Pine Flatwoods according to FLUCCS.
1.65 PROJECT DESCRIPTION
The Pine Ridge Center West PUD will include a mixture of commercial and office uses.
The Pine Ridge Center West PUD intends to establish guidelines and standards to ensure
a high and consistent level of quality for proposed features and facilities. Uniform
guidelines and standards will be created for such features and facilities as landscaping,
signage, lighting, roadway treatments, fences and buffers.
The Mastcr Plan is illustrated graphically on Exhibit "A," PUD Master Plan. A Land Use
Summary indicating approximate land use acreage is shown on the plan.
1.76 SHARED FACILITIES
For the purpose of achieving the most desirable and effective design of the subject
property and providing the most efficient use of the land and the siting of buildings,
controlling access and providing the greatest degree of compatibility with the
surrounding lands, it is the intent of this PUD to share certain common facilities such as,
but not limited to, a main access road easement, ingress and egress from Pine Ridge Road
and water management with the property abutting to the east, known as the Pine Ridge
Center PUD, and whose legal description is as follows:
That portion of the East '/z of the West '/z of the Northeast 1/4 of the Northwest 1/4 of
Section 18, Township 49 South, Range 26 East, Collier County, Florida, lying south of
Pine Ridge Road.
This property is presently owned by Peter Longo and Mark Lon_:
Ohio Sealants, 7405 Production Drive, Mentor, Ohio 44060.
The sharing of these facilities does not limit, in any manner whatsoever, the right of each
individual property owner to use, assign, lease or dispose of its individual property in a
manner of its choosing subject to the limitations prescribed herein as conditions of this
PUD approval by Collier County.
1.$7 SHORT TITLE
This Ordinance shall be known and cited as the "Pine Ridge Center West Planned Unit
Development Ordinance."
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SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.1 PURPOSE
The purpose of this Section is to delineate and generally describe the Project plan of
development, relationships to applicable County ordinances, the respective land uses of
the tracts included in the Project, as well as other project relationships.
2.2 GENERAL
A. Regulations for development of the Pine Ridge Center West PUD shall be in
accordance with the contents of this document, PUD-Planned Unit Development
District, applicable sections and parts of the Collier County Land Development
Code and Collier County Growth Management Plan in effect at the time of final
local development order or building permit applications. Where these regulations
fail to provide developmental standards, then the provisions of the most similar
district in the Collier County Land Development Code shall apply.
B. Unless otherwise noted, the definitions of all terms shall be the same as the
definitions set forth in the Collier County Land Development Code in effect at the
date of adoption of this PUD.
C. All conditions imposed and graphic material presented depicting restrictions for
the development of the Pine Ridge Center West PUD shall become part of the
regulations which govern the manner in which the PUD site may be developed.
D. Unless specifically waived through any variance or waiver provisions from any
other applicable regulations, the provisions of these regulations not otherwise
provided for in this PUD remain in full force and effect.
E. Development permitted by the approval of this Petition PUD will be subject to a
concurrency review under the provisions of Division 3.15, the Adequate Public
Facilities; provisions of the Collier County Land Development Code at the
earliest, or next to occur of either Final Site Development Plan approval, Final
Plat approval, or building permit issuance applicable to this Development.
2.3 DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES
A. The project Master Plan is illustrated graphically by Exhibit "A," PUD Master
Plan.
B. Minor modifications to Exhibit "A," may be permitted at the time of Site
Development Plan approval, subject to the provisions of Section 2.7.3.5 of the
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Collier County Land Development Code or as otherwise permitted by this PUD
Document.
C. In addition to the various areas and specific items shown in Exhibit "A,"
easements such as (utility, private, or semi-public) shall be established and/or
vacated within or along the property as may be necessary.
2.4 RELATED PROJECT PLAN APPROVAL REQUIREMENTS
A. Exhibit "A," PUD Master Plan, constitutes the required PUD Development Plan.
Except as otherwise provided within this PUD document, any division of the
property and the development of the land shall be in compliance with the
Subdivision Regulations and the platting laws of the State of Florida.
B. The provisions of ' •the Land Development
Code regarding Site Development Plans, when applicable, shall apply to the
development of all platted tracts, or parcels of land as provided in the LDC said
Division 3.3 prior to the issuance of a building permit or other development order.
C. Appropriate instruments will be provided at the time of infrastructure
improvements regarding any dedications and the methodology for providing
perpetual maintenance of common facilities.
2.5 AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN
Amendments may be made to the PUD as provided in Section 2.7.3.5 of the Land
Development Code.
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t
SECTION III
COMMERCIAL AREAS PLAN
3.1 PURPOSE
The purpose of this Section is to identify specific development standards for Areas "A",
B", and"C" of the site as shown on Exhibit"A," PUD Master Plan.
3.2 GENERAL DESCRIPTION
Areas designated on the PUD Master Plan are intended to provide commercial land uses,
especially those serving travelers, office, hospital, health service, and contractor uses.
The 8.87-acre site is located in the southwest quadrant of the intersection between Pine
Ridge Road and Whippoorwill Lane. It is also designated as being within an Interstate
Activity Center on the Collier County Future Land Use Map.
3.3 PERMITTED USES
No building, structure or part thereof, shall be erected, altered or used, or land used, in
whole or part, for other than the following:
A. Area"A" Permitted Principal Uses and Structures:
1. Open Space.
2. Stormwater Management Areas.
B. Area"B" Permitted Principal Uses and Structures:
1. All Permitted Principal Uses for Area "C" as described within this PUD
Document.
2. Building Construction—General Contractors (groups 1521-1542).
3. Building Materials, Hardware and Garden Supplies (group 5211 but only
kitchen cabinets, doors, garage doors, windows, wood flooring, insulation
material, and fencing, 5231-5261).
4. Construction — Special Trade Contractors (groups 1711-1731, 1741 except
for concrete block laying contractors, 1742 except for drywall construction
contractors and lathing contractors, 1743-1752, 1761 except for roof
spraying, painting and coating contractors, and roofing work and repair
contractors, 1793, 1796, 1799 but only awning and window shade
installation contractors, caulking contractors, cleaning buildings
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contractors, counter top installation contractors, fence construction
contractors, fireproofing buildings contractors, ornamental metalwork
contractors, paint and wallpaper stripping and removal contractors,
posthole digging contractors, steam cleaning of building exteriors
contractors, tile wall and floor installation contractors, tinting glass
contractors, and waterproofing contractors).
5. Miscellaneous Repair (groups 7622-7641, 7699 but only bicycle repair,
camera repair, lawnmower repair, locksmiths, medical/dental instrument
repair, musical instrument repair, piano repair, saw/knife sharpening
service, and custom picture framing).
6. Any other commercial use or professional service use which is
comparable in nature with the foregoing uses.
C. Area"C" Permitted Principal Uses and Structures:
1. Apparel and Accessory stores (groups 5611-5699).
2. Auto Supply stores (group 5531).
3. Depository Institutions (groups 6021-6062).
4. Eating Places (group 5812).
5. Food Stores (groups 5411 groceries and supermarkets only, 5421-5499).
6. General Merchandise Stores (groups 5311-5399).
7. Health Services (groups 8011-8099).
8. Home Furniture, Furnishings and Equipment Stores (groups 5712-5736).
9. Hotels and Motels (group 7011).
10. Insurance Agents, Brokers, and Services (group 6411).
11. Legal Services (group 8111).
12. Miscellaneous Retail (groups 5912 (Drug Stores), 5941 (Sporting Goods),
5942 (Book Stores), 5946 (Camera Stores), 5992 (Florists), 5995 (Optical
Goods), 5999 (except auction rooms, monument and tombstone sales)).
13. Paint, Glass, Wallpaper, Hardware, and Lawn and Garden Supply Stores
groups 5231-5261).
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A,
14. Personal Services (group 7212 dry-cleaning and laundry pickup stations
only, 7217, 7221-7261 except crematories, 7291).
15. Professional Offices, Medical Offices, and Management Consulting
Services (groups 8711-8748).
16. Real Estate Agents and Managers (group 6531).
17. Travel Agencies (group 4724).
18. Video Tape Rental (group 7841).
19. Any other commercial use or professional service use which is comparable
in nature with the foregoing uses.
D. Accessory Uses:
1. Uses and structures that are accessory and incidental to the permitted uses
within this PUD document.
2. Drinking Places (group 5813, only in conjunction with Eating Places).
3. Exterior speakers for drive-through facilities are permitted but exterior
loud speakers and public address systems are prohibited.
4. Parking structures, limited to two stories, not to exceed 30 feet in actual
height, limited in location to one of the following two options: (a) within
platted Tract B or (b) adjacent to platted Tract B to the south. If located to
the south, the parking structure may be wholly or partially located in the
platted preserve Tract P-4. Any impacts to the preserve shall be mitigated
for offsite in accordance with environmental commitment 4.10.A.
E. The commercial land uses permitted by Section 3.3 B and 3.3 C, above, shall be
increased from 100,000 square feet of gross floor area to 140,000 square feet of
gross floor area for the entire PUD. The additional 40,000 square feet of gross
floor area is limited to office use and allocated to Tract B of the 3500 Corporate
Plaza Subdivision Plat, as recorded in Plat Book 44, Page 24 of the Official
Records of Collier County.
3.4 DEVELOPMENT STANDARDS
A. Minimum Lot Area:
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Twelve thousand (12,000) square feet.
B.Minimum Lot Width:
Seventy-five (75 feet.
C. Minimum Yards:
1) Principal structures:
a) Front yards—Twenty-five (25) feet.
b) All Yards Along Pine Ridge Road—Twenty-five (25) feet.
c) Side Yards—Ten (10) feet.
d) Side Yards external to the PUD—Fifteen (15) feet.
e) Rear Yards—Fifteen (15) feet.
2) Accessory Structures:
Setbacks shall be as required by Division 2.6.2 of the Land Development
Code in effect at time of building permit application..-, except for parking
structures, which shall comply with the following setbacks:
a) Front Yards/Adjacent to Kraft Road—Twenty-five (25) feet.
b) Adjacent to PUD perimeter—Ten (10) feet.
c) Side Yard — Zero (0) if adjacent to another parcel within the Pine
Ridge Center West PUD or Ten (10) feet.
d) Rear Yards—Ten (10)feet.
e) Min. Separation Between Structures — Ten (10) feet or as required
by Fire Code.
D. Minimum Floor Area:
Seven hundred (700) square feet for the principal structure on the first habitable
floor.
E. Maximum Height:
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Three (3) Four (4) stories or forty (10) fifty (50) feet, actual height, whichever is
more restrictive.
F. Off-Street Parking and Loading Requirements:
1) No vans or trucks rated over one (1) ton capacity shall be parked outside
buildings housing contractor's offices or selling building materials except
while engaged in loading or unloading activities. Contractor's offices shall
be designed so that loading and unloading activities for vans and trucks
rated over one (1) ton capacity shall only be minimally visible to off-site
motorists and neighboring property owners.
2) As required by Division 2.3 of the Land Development Code in effect at the
time of building permit application.
G. Landscaping and Buffering Requirements:
As required by Division 2.4 of the Land Development Code in effect at the time
of building permit application.
H. Signs:
Signs shall be permitted as described in Section 2.5 of the Collier County Land
Development Code.
Distance Between Principal Structures:
Ten (10) feet.
J.Solid Waste:
Trash receptacles shall be screened on three (3) sides by a seven (7) foot high
opaque masonry wall with an opaque gate on the remaining side for access. Such
masonry wall shall also meet the architectural standards further described in
Section 4.9B of this PUD Document.
K. Lighting:
Pole lighting shall be prohibited. Architecturally finished lampposts not exceeding
a height of twenty (20) feet shall be permitted; however, lighting within the
parking structure is limited to 12 feet above the top of the parapet wall. Lighting
shall meet the architectural standards further described in Section 4.9B of this
PUD Document. Lighting shall be designed so that glare does not extend off-site
onto adjacent properties.
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L. Architectural Building Design:
1) All principal buildings housing contractors' offices or selling building
materials shall be architecturally designed to look similar to at least one of
the buildings shown on Exhibits"D"to "F".
2) All building exteriors shall be finished in light or moderate colors except
for decorative trim.
3) All exterior building walls shall be architecturally finished and metal
exterior walls shall not be permitted.
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SECTION IV
DEVELOPMENT COMMITMENTS
4.1 PURPOSE
The purpose of this Section is to set forth the regulations for the development of this
Project.
4.2 GENERAL
All facilities shall be constructed in strict accordance with Final Site Development Plans,
Final Subdivision Plans and all applicable State and local laws, codes, and regulations
applicable to this PUD. Except where specifically noted or stated otherwise, the standards
and specifications of the official County Land Development Code shall apply to this
Project even if the land within the PUD is not to be platted. The Developer, his successor
and assigns shall be responsible for the commitments outlined in this document.
The Developer, his successor or assignee shall agree to follow the PUD Master Plan and
the regulations of this PUD as adopted, and any other conditions or modification as may
be agreed to in the rezoning of the property. In addition, any successor or assignee in title
to the Developer is bound by the commitments within this Agreement.
4.3 PUD MASTER PLAN
A. Exhibit "A," PUD Master Plan illustrates the proposed development and is
conceptual in nature. Proposed area, lot or land use boundaries or special land use
boundaries shall not be construed to be final and may be varied at any subsequent
approval phase such as Final Platting or Site Development Plan approval. Subject
to the provisions of Section 2.7.3.5 of the Collier County Land Development
Code, amendments may be made from time to time.
B. All necessary easements, dedications, or other instruments shall be granted to
ensure the continued operations and maintenance of all service utilities and all
common areas in the Project.
4.4 SCHEDULE OF DEVELOPMENT/MONITORING REPORT
A Site Development Plan shall be submitted per County regulations in effect at time of
site plan submittal. The project is proposed to be completed in several phases.
A. The landowners shall proceed and be governed according to the time limits
pursuant to Section 2.7.3.4 of the Land Development Code.
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B. Monitoring Report: An annual monitoring report shall be submitted pursuant to
Section 2.7.3.6 of the Collier County Land Development Code.
4.5 ENGINEERING
A. A water management plan shall be submitted to include the location of the
discharge control structure and a cross-section of the proposed perimeter berm.
B. If the property is subdivided into two (2) or more parcels, a plat shall be required.
C. A shared access agreement shall be recorded prior to final construction plan
approval.
D. Work within the Collier County right-of-way shall meet the requirements of
Collier County Right-of-Way Ordinance No. 93-64, as amended or superseded.
4.6 WATER MANAGEMENT
A. A shared water management agreement shall be recorded prior to final
construction plan approval.
B. In accordance with Rules of the South Florida Water Management District
SFWMD), Chapters 40E4 and 40E-40, this project shall be designed for a storm
event of 3-day duration and 25-year frequency.
4.7 UTILITIES
A. County water service is available via a 12" water main located on the north side
of Pine Ridge Road. The Developer is responsible to tap the main to provide both
potable water and fire fighting capability to the site. An 8" minimum main shall
be required to serve the site, providing calculations can show that a minimum of
750 GPM is available to serve the commercial activities on the furthest part of the
property.
B. County sewer service is available via a 12" force main located on the south side
of Pine Ridge Road. A minimum size line of 4" is required for the Water Sewer
District acceptance.
C. All facilities extended to the site and which lie in platted rights-of-way shall be
owned and maintained by the Collier County Water/Sewer District. The facilities,
whether owned by the District or privately owned, shall be reviewed and installed
in accordance with the requirements of Collier County Ordinance No. 97-17 as
amended or superseded, and all federal, state and other existing rules and
regulations.
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4.8 TRAFFIC
A. The proposed joint access road shall be privately maintained. The Developer shall
establish a legal entity responsible for all future maintenance as a condition of this
PUD.
B. The County reserves the right to restrict and/or modify the location and use of
median openings on Pine Ridge Road in accordance with Resolution 92-422, the
Collier County Access Management Policy, as it may be amended or superseded
from time to time, and in consideration of safety or operational concerns. Nothing
in any development permit issued by the County shall operate to vest any right to
a median opening in this project, nor shall the County be liable for any claim of
damages due to the presence or absence of any median opening at any point along
any road frontage of this project.
C. Substantial competent evidence shall be provided by the Developer to the effect
that the project is designed to provide capacity and treatment for historical
roadway runoff. In addition, site drainage from either project shall not be
permitted to discharge directly into any roadway drainage system.
D. An eastbound right turn lane serving the access roadway shall be provided prior to
the issuance of any Certificate of Occupancy for the development.
E. Compensating right-of-way for turn lanes and median areas shall be dedicated by
the Developer to reimburse the County for the use of existing rights-of-way. Such
dedication shall be considered site related and there shall be no road impact fee
credit due the Developer.
F. The County reserves the right to acquire right-of-way for the Pine Ridge Road
six-lane project at a fixed cost for land and improvements without severance
damages at the time needed. The basis of cost for any such acquisition shall be at
the present market value based on the present zoning or on the applicant's cost to
acquire the land, whichever is less. Any such right-of-way acquisition shall be
made available to the County within 120 days of notification to either or both
developers of the County's need for the land or at the time of filing for the first
building permit for this site or the Pine Ridge Center West site, whichever comes
first.
G. Site specific road improvements required for this project shall be in place prior to
the issuance of any Certificates of Occupancy for development.
H. Road impact fees shall be paid in accordance with Ordinance No. 2000 56 2001-
13, as amended, and shall be paid at the time building permits are issued unless
otherwise approved by the Board of County Commissioners.
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I.All required improvements, excluding right-of-way donations for roadway
segments specifically mentioned in the County's Five-Ten Year Work Plan, shall
be considered "site related" as defined in Ordinance No. 2000-56, as amended,
the Collier County Road Impact Fee Ordinance, and shall not be eligible for credit
toward any road impact fees required by that Ordinance.
J.Development shall be limited to a maximum of 340 unadjusted two-way, PM
peak hour trips.
K. A detailed evaluation of project access points, turn-lanes, and nearby intersections
will be provided at time of Site Development Plan.
L. The interconnection to Brynwood Center PUD shall be constructed prior to any
certificate of occupancy being issued for development on Platted Tract B.
4.9 PLANNING
A. Pursuant to Section 2.2.25.8.1 of the Land Development Code, if during the
course of site clearing, excavation or other construction activity a historic or
archaeological artifact is found, all development within the minimum area
necessary to protect the discovery shall be immediately stopped and the Collier
County Code Enforcement Department contacted.
B. All buildings, lighting, signage, landscaping and visible architecture infrastructure
shall be architecturally and aesthetically unified, and shall comply with the
Architectural and Site Design Guidelines and Standards of the Land Development
Code. Said unified architectural theme shall include: a similar architectural design
and use of similar materials and colors throughout all of the buildings, signs, and
walls to be erected on the site. Landscaping and streetscape materials shall also be
similar in design throughout the site. A conceptual design master plan shall be
submitted concurrent with the first application for Site Development Plan
approval demonstrating compliance with these standards. A common architectural
theme for the entire project shall be designated at the time of site development
plan submittal.
4.10 ENVIRONMENTAL
A. A minimum of 1.31 acres of preserve -: . • .• : is required to be
provided_, including both the under story and the ground cover emphasizing the
least 0.51 acre of native vegetation that is retained on site as shown on the PUD
Master Plan and up to .80 acre of native vegetation that is replanted elsewhere on•-
Dt. -. - - .. . The
required 1.31 acres of preserve or a portion thereof can be satisfied off-site in
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accordance with LDC Section 3.05.07.H.1.f.i.a); however, any remaining portions
of on-site preserves must be a minimum of one acre in size, per LDC Section
3.05.07.H.1.f.ii.c). All of Platted Tract P-3 Preserve shall be retained as preserve.
B. An exotic vegetation removal, monitoring, and maintenance (exotic free)plan for
to Current Planning Section Staff for review and approval prior to final site
C. Petitioner shall comply with the guidelines and recommendations of the U.S. Fish
Wildlife Service (USFWS) and Florida Fish & Wildlife Conservation
Commission (FFWCC) regarding potential impacts to protected wildlife species.
Where protected species are observed on site, a Habitat Management Plan for
review and approval prior to final site plan/construction plan approval.
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FLORIDA DEPARTMENT Of STATEC1
RICK SCOTT KEN DETZNER
Governor Secretary of State
November 13, 2015
Honorable Dwight E. Brock
Clerk of the Circuit Court
Collier County
Post Office Box 413044
Naples, Florida 34101-3044
Attention: Ms. Teresa Cannon, BMR Senior Clerk
Dear Mr. Brock:
Pursuant to the provisions of Section 125.66, Florida Statutes,this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 15-58, which was filed in this office on November 13,
2015.
Sincerely,
Ernest L. Reddick
Program Administrator
ELR/lb
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270 • Facsimile: (850) 488-9879
www.dos.state.fl.us
ORDINANCE NO. 16 -1 7
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.
2001-09, AS AMENDED, THE PINE RIDGE CENTER WEST
PLANNED UNIT DEVELOPMENT BY REMOVING THE 2 STORY
HEIGHT LIMIT ON THE PARKING STRUCTURES WHILE
RETAINING THE HEIGHT LIMIT OF 30 ACTUAL FEET; BY
REMOVING THE 4 STORY HEIGHT LIMITATION FOR PRINCIPAL
STRUCTURES IN ALL COMMERCIAL AREAS; BY INCREASING
THE MAXIMUM HEIGHT OF PRINCIPAL STRUCTURES IN ALL
COMMERCIAL AREAS FROM 50 FEET TO 58 FEET, AND
PROVIDING AN EFFECTIVE DATE. THE SUBJECT PROPERTY,
CONSISTING OF 8.87+/- 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. [PUDA-PL20160000132]
WHEREAS, on February 27, 2001, the Board of County Commissioners approved
Ordinance No. 2001-09, which established the Pine Ridge Center West Planned Unit
Development (PUD); and
WHEREAS, on November 10, 2015, the Board of County Commissioners approved
Ordinance No. 15-58 which amended the Pine Ridge Center West PUD; and
WHEREAS, Robert J. Mulhere, FAICP of HoleMontes, Inc. representing Kraft Office
Center North Parcel, LLC, petitioned the Board of County Commissioners of Collier County,
Florida, to amend Ordinance 2001-09, the Pine Ridge Center West PUD, as amended.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: Amendments to Section 3.3, permitted uses, of PUD Document of
Ordinance Number 2001-09, Pine Ridge Center West, as amended.
Section 3.3D., permitted uses of the PUD previously attached as Exhibit A to Ordinance
Number 2001-09, the Pine Ridge Center West PUD, is hereby amended as follows:
3.3 PERMITTED USES
16-CPS-01523]40 Page 1 of 3
Pine Ridge Center West/PUDA-PL20160000132
5/9/16 C,P
I
D. Accessory Uses:
1.Uses and structures that are accessory and incidental to the permitted uses within
this PUD document.
2.Drinking Places (group 5813, only in conjunction with Eating Places).
3.Exterior speakers for drive-through facilities are permitted but exterior loud
speakers and public address systems are prohibited.
4.Parking structures, limited to two stories not to exceed 30 feet in actual height,
limited in location to one of the following two options: (a) within platted Tract B
or (b) adjacent to platted Tract B to the south. If located to the south, the parking
structure may be wholly or partially located in the platted preserve Tract P-4. Any
impacts to the preserve shall be mitigated for offsite in accordance with
environmental commitment 4.10.A.
SECTION TWO: Amendments to Section 3.4, permitted uses, of PUD Document of
Ordinance Number 2001-09, Pine Ridge Center West, as amended.
Section 3.4.E, permitted uses of the PUD previously attached as Exhibit A to Ordinance
Number 2001-09, the Pine Ridge Center West PUD, is hereby amended as follows:
3.4 DEVELOPMENT STANDARDS
E. Maximum Height:
Four(4) stories or fifty (50)Fifty-eight (58)feet, actual height, whichever is more
restrictive.
SECTION THREE: Effective Date.
This Ordinance shall become effective upon filing with the Department of State.
16-CPS-01523]40 Page 2 of 3
Pine Ridge Center West/PUDA-PL20160000132
5/9/16 OCAO
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this I W f-h day of June.2016.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT4 BROC , CLERK COLLIE COUNTY, FLORIDA
I
By: B y: 4/14149 14-,
Ppputi 1 rk DONNA FIALA, Chairman
Attest alto Chaid an sy
signature only. t;
Approved as to form and legality:
d30L
Ashton-Cicko
Managing Assistant County Attorney
This ordinance filed with the
Secretory of State's Officel the
17i+day of June- ,
and acknowledgement of that
filing received this J nt day
of ung
Deputy c
16-CPS-01523]40 Page 3 of 3
Pine Ridge Center West/PUDA-PL20160000132
5/9/16
C - F
FLORIDA DEPARTMENT Of STATE
RICK SCOTT KEN DETZNER
Governor Secretary of State
June 17, 2016
Honorable Dwight E. Brock
Clerk of the Circuit Court
Collier County
Post Office Box 413044
Naples, Florida 34101-3044
Attention: Ms. Martha Vergara, BMR Senior Clerk
Dear Mr. Brock:
Pursuant to the provisions of Section 125.66, Florida Statutes,this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 16-17,which was filed in this office on June 17, 2016.
Sincerely,
Ernest L. Reddick
Program Administrator
ELR/lb
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270
www.dos.state.fl.us
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
Pine Ridge Center West PUD - PL20180002264
Deviation Justifications
November 5, 2019 Page 1 of 1
KPRPUDA Deviation Justifications-rev2.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Deviation #1 seeks relief from LDC Section 3.05.07.H.1.f.vi.b) – “Off-site Alternatives”, which
states “Land donation alternative. In lieu of monetary payment, applicants may choose to donate
land for conservation purposes at a ratio of 4:1 to Collier County or to another government
agency. In the event of donation to Collier County, the applicant may acquire and subsequently
donate land within the project boundaries of Winchester Head, North Golden Gate Estates Unit
53, another multi- parcel project or any other land designated by Conservation Collier donation
acceptance procedures”, to instead allow lands donated to Collier County at a ratio of 1:1 and
must include a cash payment for management of the land. The amount of this payment shall be
equal to 25 percent of the average cost of land in the Urban Designation or 25 percent of the
average cost in all other Designations, as applicable, as defined by the FLUE, purchased by Collier
County, through the Conservation Collier program. Payment calculation will be based on the LDC
prior to Ordinance 18-34.
Justification:
We are requesting to be grandfathered to the original regulation (language) at the time it was
inserted into the PUD in 2015. Our PUD language as of 2015 stated that we could satisfy the
required 1.31 acres of preserve or a portion thereof off site in accordance with LDC Section
3.05.7.H.1.f.i.a). However, since that PUD language was approved, that specific section of the
LDC was modified, making it so economically punitive that it is basically prohibitive. The new
approved LDC language basically eliminated off site preservation as a viable option. Rather than
outright banning off site preservation as an option, it has been made so costly and arduous that
it prohibits going off site. The off-site preservation language was specifically cited in the 2015
approved PUD as an option. Thus, we are requesting to be grandfathered to the prior LDC
language and that the off-site preservation option still be allowed under the LDC section in effect
at the time the PUD was approved in 2015.
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.