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Agenda 10/27/2020 Item #17F (Amending Ordinance 2013-65)17.F 10/27/2020 EXECUTIVE SUMMARY This item requires that ex parte disclosure be provided by Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve an Ordinance amending Ordinance Number 13-65, the Bay House Campus Commercial Planned Unit Development, to increase the number of hotel units from 50 to 160; to increase the height of principal structures to 75 feet zoned and 90 feet actual; to add assisted living facilities up to 250 beds as a permitted use in addition to the allowed 400 seats of restaurant/cocktail lounge uses; and to remove the accessory culinary school use; on property located in the northwest quadrant of the intersection of Tamiami Trail North and Walkerbilt Road in Section 21, Township 48 South, Range 25 East, Collier County, Florida, consisting of 8.67 +/- acres; and by providing an effective date. (Companion item to Agenda Item 17.E) 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 and render a decision regarding the petition, and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The subject property was originally rezoned in 1988 from Agricultural (A-2 and A-2ST) and Commercial (C-4) to the Cocohatchee River Trust Planned Unit Development (PUD) per Ordinance Number 88-30. That ordinance approved the development of a 180-seat restaurant, a 160- room hotel, ancillary recreational uses, and open space/preserve areas. While the restaurant uses were fully built -out, the hotel uses were never constructed. As such, the hotel portion was deemed "sunsetted" in accordance with former Section 10.02.13.D of the Land Development Code. Ordinance Number 2013- 65 amended the Cocohatchee River Trust PUD and renamed it to the Bay House Campus CPUD, removed the Special Treatment Overlay, and allowed 400 seats of restaurant/cocktail lounge, a 50 room hotel or motel, and 4,500 square feet of gross floor area of accessory retail uses including a culinary school, specialty retail, and a restaurant/brewhouse. See Attachment B-Ordinance Number 2013-65. The petitioner proposes to amend the Bay House Campus CPUD to: - remove the accessory use for a commercial culinary school and auditoriums; - add a third principal use for an Assisted Living Facility (ALF) with a maximum FAR of .45; - increase the number of hotel, motel, and transient lodging rooms from the approved maximum of 50 rooms to 160 rooms; and - increase in the zoned building height from 50 feet to 75 feet and actual building height from 75 feet to 90 feet. There is no proposed change in the number of restaurant seats (400). There are no changes to the currently approved Master Plan and development standards. See Attachment A -Proposed PUD Ordinance. FISCAL IMPACT: The PUD Amendment (PUDA) by and of itself will have no fiscal impact on Collier County. There is no guarantee that the project, at build -out, will maximize its authorized level of development. However, if the PUD Amendment is approved, a portion of the land could be developed, and the new development will result in an impact on Collier County public facilities. The County collects impact fees prior to the issuance of a Certificate of Occupancy 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 of the Growth Management Plan as needed to maintain the Packet Pg. 2030 17.F 10/27/2020 adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of concurrency management, the developer of every local development order approved by Collier County is required to pay a portion of the estimated Transportation Impact Fees associated with the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected prior to issuance of a building permit include building permit review fees. Please note that impact fees and taxes collected were not included in the criteria used by staff and the Planning Commission to analyze this petition. GROWTH MANAGEMENT PLAN (GMP) IMPACT: This rezone petition may only be deemed consistent with the Future Land Use Element (FLUE) of the Growth Management Plan if the companion SSGMPA (PL20190000850) is approved and goes into effect and the uses and intensities in this PUD align with those in the GMPA. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition PUDA-PL20190000154, Bay House Campus CPUD on August 20, 2020, and voted 6-0 to forward this petition to the Board with a recommendation of approval subject to the approval of the companion GMP Amendment, PL20190000850, Bay House Subdistrict subject to the following revisions to the PUD Document: - The ALF shall be limited to a maximum of 250 beds. - The currently proposed hotel and ALF land uses shall be limited to a hotel or an ALF. The requested revision has been made. See Attachment A -Proposed Ordinance. LEGAL CONSIDERATIONS: This is an amendment to the existing Bay House Campus Commercial Planned Unit Development (Ordinance Number 13-65, 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, discriminatory, or unreasonable. This would be accomplished by finding that the amendment does not meet one or more of the listed criteria. Criteria for PUD Amendments Ask yourself the following questions. The answers assist you in making a determination for approval or not. 1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. 2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney. 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. Packet Pg. 2031 17.F 10/27/2020 5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development? 6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of available improvements and facilities, both public and private. 7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion. 8. Consider: Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. 9. Will the proposed change be consistent with the goals, objectives, and policies, and future land use map and the elements of the Growth Management Plan? 10. Will the proposed PUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested PUD Rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary. 14. Will the proposed change adversely influence living conditions in the neighborhood? 15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety? 16. Will the proposed change create a drainage problem? 17. Will the proposed change seriously reduce light and air to adjacent areas? 18. Will the proposed change adversely affect property values in the adjacent area? 19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 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? Packet Pg. 2032 10/27/2020 17.F 23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 24. Consider: The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 25. Consider: The impact of development resulting from the proposed PUD rezone on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended. 26. Are there other factors, standards, or criteria relating to the PUD rezone request that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare? The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons, and the oral testimony presented at the Board hearing as these items relate to these criteria. This item has been approved as to form and legality, and requires an affirmative vote of four for Board approval. (HFAC) RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends that the Board of County Commissioners approve the request for Petition PUDA-PL20190000154, Bay House Campus CPUD subject to the approval of the companion GMP Amendment, PL20190000850, Bay House Campus Subdistrict. Prepared by: Nancy Gundlach, AICP, PLA, Principal Planner, Zoning Division ATTACHMENT(S) 1. Bay House PUD Staff Report.docx 7-13-20 (PDF) 2. Attachment A- Proposed Ordinance - 091720 (PDF) 3. Attachment B-Previous Ordinance and Decision (PDF) 4. Attachment C-FLUE Consistency Review 5-15-20 (PDF) 5. Attachment D-NIM Summary (10-17-2019) (PDF) 6. [Linked] Attachment E-Application (PDF) 7. Letter of Support-Oberhauser 7-2-20 (PDF) 8. Sign Posting Affidavit and Photos 7-6-20B (PDF) 9. Bay House Virtual Hearing Waiver 6-26-20A (PDF) 10. legal ad - agenda IDs 13256 & 13640 (PDF) Packet Pg. 2033 17.F 10/27/2020 COLLIER COUNTY Board of County Commissioners Item Number: 17.F Doe ID: 13640 Item Summary: This item requires that ex parte disclosure be provided by Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve an Ordinance amending Ordinance Number 13-65, the Bay House Campus Commercial Planned Unit Development, to increase the number of hotel units from 50 to 160; to increase the height of principal structures to 75 feet zoned and 90 feet actual; to add assisted living facilities up to 250 beds as a permitted use in addition to the allowed 400 seats of restaurant/cocktail lounge uses; and to remove the accessory culinary school use; on property located in the northwest quadrant of the intersection of Tamiami Trail North and Walkerbilt Road in Section 21, Township 48 South, Range 25 East, Collier County, Florida, consisting of 8.67 +/- acres; and by providing an effective date. (Companion item to Agenda Item 17.E) Meeting Date: 10/27/2020 Prepared by: Title: Planner, Principal — Zoning Name: Nancy Gundlach 09/18/2020 10:34 AM Submitted by: Title: Manager - Planning — Zoning Name: Ray Bellows 09/18/2020 10:34 AM Approved By: Review: Growth Management Department Zoning Zoning Growth Management Department Growth Management Department County Attorney's Office Office of Management and Budget County Attorney's Office Office of Management and Budget County Manager's Office Board of County Commissioners Judy Puig Level 1 Reviewer Ray Bellows Additional Reviewer Anita Jenkins Additional Reviewer Thaddeus Cohen Department Head Review James C French Deputy Department Head Review Heidi Ashton-Cicko Level 2 Attorney of Record Review Debra Windsor Level 3 OMB Gatekeeper Review Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Laura Zautcke Additional Reviewer Nick Casalanguida Level 4 County Manager Review MaryJo Brock Meeting Pending Completed 09/18/2020 11:05 AM Completed 09/18/2020 2:39 PM Completed 09/22/2020 4:45 PM Completed 09/23/2020 9:29 AM Completed 09/23/2020 10:20 AM Completed 10/09/2020 4:10 PM Completed 10/09/2020 4:30 PM Completed 10/14/2020 2:55 PM Completed 10/16/2020 3:54 PM Completed 10/19/2020 3:12 PM 10/27/2020 9:00 AM Packet Pg. 2034 17.F.1 s Co ii r County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION — ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT - PLANNING & REGULATION HEARING DATE: AUGUST 20, 2020 SUBJECT: PUDA-PL20190000154 BAY HOUSE CAMPUS COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) — COMPANION TO ITEM PL20190000850, BAY HOUSE CAMPUS SUBDISTRICT PROPERTY OWNER/APPLICANT AND AGENTS: a Property Owner/Applicant: Bay House Campus LLC/Turtle Bay Holding Company LLC Cl) 799 Walkerbilt Road o Naples, FL 34110 M Agents: Karen Bishop PMS Inc. of Naples 3125 541h Terrace SW Naples, FL 34116 REQUESTED ACTION: Richard Yovanovich Coleman Yovanovich Koester 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 The petitioner requests that the Collier County Planning Commission (CCPC) consider an Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 13- 65, the Bay House Campus Commercial Planned Unit Development, to increase the maximum number of hotel units from 50 to 160; to increase the height of principal structures to 75 feet zoned and 90 feet actual; to add assisted living facilities at a floor area ratio (FAR) of .45 as a permitted use in addition to the allowed 400 seats of restaurant/cocktail lounge uses and accessory uses to hotel and restaurant uses, and by providing an effective date. PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 Page 1 of 13 Packet Pg. 2035 Psndwe3 esnoH Ae8 V9�00006�OZ �d : 09£�) OZ-CL-L xoop•�odeN Ile;S and esnoH Ae8 :IUGwt4oePV FccIMND4 U CDa d Y � 4 ■ a n -4 , _ `� LL ~ d� �r �l k - x o W H H ®!' 0 a ff w Z cn CL Y_ CL J x f..l CL �g aau��goao� w Uj �a c F J 6 F x 00 W f G � gel � J i 4 f.1i uKi�aIDA vim .E N CL ca V J PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 Page 2 of 13 V IL sndmea esnOH Ae8 V9 0000660Z -1d : 09W OZ-£L-L xoop-4jodaU }}e;S and esnoH Aee :;uauayoe;;y � � IkJLI h 4t, 2 IL 3gH � w w n •t ■ it M MJ u� a S1 � PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 Page 3 of 13 17.F.1 GEOGRAPHIC LOCATION: The subject property, consisting of 8.67± acres, is located on property located in the northwest quadrant of the intersection of Tamiami Trail North and Walkerbilt Road in Section 21, Township 48 South, Range 25 East, Collier County, Florida. (See the Location Map on page 2 of this Staff Report.) PURPOSE/DESCRIPTION OF PROJECT: The subject property was originally rezoned in 1988 from Agricultural (A-2 and A-2ST) and Commercial (C-4) to the Cocohatchee River Trust Planned Unit Development (PUD) per Ordinance Number 88-30. That ordinance approved the development of a 180-seat restaurant, a 160-room hotel, ancillary recreational uses, and open space/preserve areas. While the restaurant uses were fully built -out, the hotel uses were never constructed. As such, the hotel portion was deemed "sunsetted" in accordance with former Section 10.02.13.D of the Land Development Code. Ordinance Number 2013-65 amended the Cocohatchee River Trust PUD and renamed it to the Bay House Campus CPUD, removed the Special Treatment Overlay and allowed 400 seats of restaurant/cocktail lounge, a 50 room hotel or motel, and 4,500 square feet of gross floor area of accessory retail uses including a culinary school, specialty retail, and a restaurant/brewhouse. See Attachment B-Ordinance Number 2013-65. The petitioner proposes to amend the Bay House Campus CPUD to: - remove the accessory use for a commercial culinary school and auditoriums; - add a third principal use for an Assisted Living Facility (ALF) with a maximum FAR of .45; - increase the number of hotel, motel, and transient lodging rooms from the approved maximum of 50 rooms to 160 rooms; and - increase in the zoned building height from 50 feet to 75 feet and actual building height from 75 feet to 90 feet. There is no proposed change in the number of restaurant seats (400). There are no changes to the currently approved Master Plan and development standards. See Attachment A — Proposed PUD Ordinance. SURROUNDING LAND USE AND ZONING: North: Cocohatchee River, and then undeveloped land with a zoning designation of Agriculture within a Special Treatment Area Overlay (A-ST) East: US 41, a 6-lane divided arterial roadway and then a hotel with a zoning designation of Residential Tourist (RT) and various retail uses with a zoning designation of General Commercial (C-4) PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 0 M T Page 4 of 13 Packet Pg. 2038 17.F.1 South: A C-4 zoned tract that is developed with various retail uses with frontage on Walkerbilt Road with a zoning designation of C-4, and then a golf course with a zoning designation of Collier Tract 21 PUD West: A golf maintenance facility, with a zoning designation of Collier Tract 21 PUD AERIAL PHOTO GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Comprehensive Planning staff has reviewed the proposed PUD Amendment and has found it consistent with the Future Land Use Element (FLUE) of the GMP subject to the approval and adoption of the companion GMP Amendment, P1,20190000850, Bay House Subdistrict. See Attachment C — FLUE Consistency Review. Transportation Element: In evaluating this project, staff reviewed the applicant's October 2, 2019, Traffic Impact Statement (TIS) for consistency with Policy 5.1 of the Transportation Element of the GMP using the applicable 2019 Annual Update and Inventory Reports (AUIR). PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 Page 5 of 13 Packet Pg. 2039 17.F.1 Policy 5.1 of the Transportation Element of the GMP states; "The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five-year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is r equal to or exceeds 2% of the adopted LOS standard service volume; c b. For links adjacent to links directly accessed by the project where project traffic is equalCD to or exceeds 2% of the adopted LOS standard service volume; and N c. For all other links the project traffic is considered to be significant up to the point where a it is equal to or exceeds 3% of the adopted LOS standard service volume. CD Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project's r significant impacts on all roadways. " c Staff finding: According to the TIS provided with this petition, the proposed development will generate a projected total of +/- 173 PM peak hour, 2-way trips on the adjacent roadway segments of Tamiami Trail North (US 41) and Immokalee Road (CR 846). This represents an additional +/- 49 PM peak hour, 2-way trips to the existing developments approved +/-124 PM peak hour 2-way trips. The trips generated by this development will occur on the following adjacent roadway link: Link/Roadway Link 2018 2019 Current Peak 2018 2019 AUIR AUIR Hour Peak Remaining Remaining LOS LOS Direction Capacity Capacity Service Volume/Peak Direction 99.0/Tamiami Wiggins E D 3,100/North 66 346 Trail North Pass Road *expected *expected (US 41) to deficient deficient Immokalee in 2020 now in Road 2026 CR 846 100.0/Tamiami Immokalee C C 3,100/North 1,164 1,295 Trail North Road PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 Page 6 of 13 Packet Pg. 2040 17.F.1 (US-41) (CR 846) to Vanderbilt Beach Road 41.1/Immokalee Tamiami C C 3,100/West 845 822 Road Trail (CR 846) North (US 41) to Goodlette- Frank Road FDOT has a current on -going intersection capacity improvements study for Tamiami Trail and Immokalee Road designed to address the projected deficiencies noted above. Staff notes that the proposed development is located within the South 41 Transportation Concurrency Exception Area (TCEA) which allows exemptions from concurrency requirements so long as impacts to the transportation system are mitigated consistent with GMP Policy 5.4. The proposed development is not requesting this exemption and not proposing TCEA mitigation measures at this time. Based on the TIS and the 2019 AUIR, the subject PUD Amendment can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. The TIS indicates that T the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period. N Conservation and Coastal Management Element (CCME): Environmental Planning staff have found this project to be consistent with the CCME. There are no revisions to the environmental portions of the PUD. GMP Conclusion: The proposed PUD Amendment may be deemed consistent with the FLUE of the GMP subject to the adoption of the companion GMP amendment. STAFF ANALYSIS: Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (LDC) Section 10.02.13 B.5., Planning Commission Recommendation (commonly referred to as the "PUD Findings"), and Section 10.02.08 F., Nature of Requirements of Planning Commission Report (referred to as "Rezone Findings"), which establish the legal basis to support the Collier County Planning Commission's (CCPC) recommendation. The CCPC uses these same criteria as the basis for their recommendation to the Board of Collier County Commissioners (BCC), who in turn use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below, under the headings "Rezone Findings" and "PUD Findings." In addition, staff offers the following analysis: PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 Page 7 of 13 Packet Pg. 2041 17.F.1 Environmental Review: Environmental Planning staff has reviewed this petition. The existing preserve areas will not be impacted by the proposed petition. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Utilities Review: The project lies within the regional potable water service area and the north wastewater service area of the Collier County Water -Sewer District (CCWSD). Water and wastewater services are readily available via connections to existing infrastructure on -site and within adjacent rights -of -way. Sufficient water and wastewater treatment capacities are available. In the event a hotel or ALF is developed on the property, the developer has committed to replacing the existing private pump station with a community pump station (per county standards) and connecting wastewater service to the existing 8" force main on Walkerbilt Road rather the current connection to the existing 8" gravity sewer. Zoning and Land Development Review: FLUE Policy 5.4 requires new land uses to be compatible a with, and complementary to, the surrounding land uses. In reviewingtppropriateness of the requested uses and intensity on the subject site, the compatibility analysis included a review of the subject proposal comparing it to surrounding or nearby properties as to allowed use intensities and r densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, o building location and orientation, architectural features, amount and We of open space and location. M Staff believes that the proposed development will be compatible with and complementary to the surrounding land uses. Staff offers the following analysis of this project: X The subject property is located northwest of US 41, a six -lane arterial roadway, and Walkerbilt Road, a two-lane local roadway, intersection with frontage and access to both roadways. The subject property is separated from the actual intersection by three separate commercial developments consisting of a 1.6± acre tract developed with a mix of retail uses that fronts directly on US 41, a 1.0± acre tract developed with mixed -use office and retail structures with access from Walkerbilt Road, and a 0.94± acre office and retail tract that fronts on Walkerbilt Road. Other adjacent uses include a golf maintenance facility to the west. The Cocohatchee River abuts the property to the north. The Bay House Campus PUD is compatible with the surrounding area based upon the placement of required landscape buffers, lakes, and preserve areas. The proposed development area is clustered within the central portion of the site to avoid impacts on adjacent parcels and screen views from US 41. The existing Bay House Restaurant is also screened from the adjacent golf maintenance facility to the west via an existing buffer yard. Lastly, the Cocohatchee River and uses north of the water body are adequately buffered by the proposed preserve area. As noted in the "Purpose/Description of Project," the applicant is adding a principal use for an Assisted Living Facility (ALF) with a maximum FAR. of .45; increasing the number of hotel, motel, PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 Page 8 of 13 Packet Pg. 2042 17.F.1 and transient lodging rooms from 50 to 160; and increasing the zoned building height from 50 feet to 75 feet and actual building height from 75 feet to 90 feet. Staff is supportive of the proposed changes to the building height. Staff is also supportive of the proposed number of 160 hotel rooms as it is the same as the previously approved number of hotel rooms in Ordinance 88-30. There are no changes to the currently approved Master Plan. CONCURRENT LAND USE APPLICATIONS: There are no concurrent land use applications under review at the present time. REZONE FINDINGS: Staff offers the following analysis: 1. Whether the proposed change will be consistent with the goals, objectives, and policies, and future land use map and the elements of the GMP. The Comprehensive Planning staff has indicated that the proposed PUD Amendment is consistent with all applicable elements of the FLUE of the GMP. See Attachment C — FLUE Consistency Review. 2. The existing land use pattern. As described in the "Surrounding Land Use and Zoning" portion of this report and discussed in the zoning review analysis, the neighborhood's existing land use pattern can be characterized as developed commercial, golf course, hotel, and undeveloped Special Treatment Area Overlay (ST) lands. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The subject parcel is of sufficient size that it will not result in an isolated district unrelated to adjacent and nearby districts. It is also comparable with expected land uses by virtue of its consistency with the FLUE of the GMP. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The district boundaries are logically drawn as discussed in Items 2 and 3. 5. Whether changed or changing conditions make the passage of the proposed rezone necessary. The proposed change is not necessary, but it is being requested in compliance with the LDC provisions to seek such changes because the petitioner wishes to develop the property with an increased number of hotel units, an ALF, and increase the building height. PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 Page 9 of 13 Packet Pg. 2043 17.F.1 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change in land uses and building height will not adversely influence living conditions in the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure has adequate capacity to serve the proposed project at this time, i.e., the GMP is consistent at the time of rezoning as evaluated as part of the GMP Transportation Element consistency review. Operational impacts will be addressed at the time of the first development order (SDP or Plat). Additionally, the project's development must comply with all other applicable concurrency management regulations when development approvals are sought. 8. Whether the proposed change would adversely affect property values in the adjacent area. This is a subjective determination based upon anticipated results, which may be internal or external a to the subject property. Property valuation is affected by a host of factors including zoning; however, zoning by itself may or may not affect values, since value determination is driven by market value. M T 9. Whether the proposed change will be a deterrent to the improvement or development of c adjacent property in accordance with existing regulations. M The basic premise underlying all of the development standards in the LDC is that their sound application, when combined with the SDP approval process and PPL process, gives reasonable assurance that a change in zoning will not result in deterrence to improvement or development of adjacent property. Therefore, the proposed zoning change should not be a deterrent to the improvement of adjacent properties. 10. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The development complies with the GMP, which is a public policy statement supporting zoning actions when they are consistent with the Comprehensive Plan. In light of this fact, the proposed PUD Amendment does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 11. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property can be used in accordance with existing zoning; however, the proposed uses cannot be achieved without amending the PUD. PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 Page 10 of 13 Packet Pg. 2044 17.F.1 12. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The proposed PUD Amendment is not out of scale with the needs of the neighborhood or County. 13. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. There may be other sites in the County that could accommodate the uses proposed; however, this is not the determining factor when evaluating the appropriateness of a zoning decision. The petition was reviewed on its own merit for compliance with the GMP and the LDC, and staff does not review other sites in conjunction with a specific petition. 14. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Any development anticipated by the PUD Document would require site alteration, and this project c will undergo extensive evaluation relative to all federal, state, and local development regulations during the SDP and/or PPL processes, and as part of the building permit process. a 15. The impact of development on the availability of adequate public facilities and services 0 Cl) consistent with the levels of service adopted in the Collier County GMP and as defined and T c implemented through the Collier County adequate public facilities ordinance. M The project will have to meet all applicable criteria set forth in LDC Section 6.02.00 regarding Adequate Public Facilities (APF), and the project will need to be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities, except as may be exempt by federal regulations. This petition has been reviewed by County staff responsible for jurisdictional elements of the GMP as part of the amendment process, and those staff persons have concluded that no Level of Service will be adversely impacted with the commitments contained in the PUD Document. The concurrency review for APF is determined at the time of SDP review. The activity proposed by this amendment will have no impact on public facility adequacy in regard to utilities. 16. 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. To be determined by the BCC during its advertised public hearing. PUD FINDINGS: LDC Section 10.02.13.13.5 states that "In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan's compliance with the following criteria:" PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 Page 11 of 13 Packet Pg. 2045 17.F.1 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The PUD already receives potable water and wastewater services from the CCWSD, and there are adequate water and wastewater treatment capacities available to future development as proposed by this petition. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for Rezones 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 provided satisfactory evidence of unified control of the property. Additionally, the development will be required to gain SDP approval. These processes will ensure that appropriate stipulations for the provision of, continuing operation of, and maintenance of infrastructure will be provided by the developer. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the GMP. County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives, and policies of the GMP within the GMP discussion of this staff report. Based on that analysis, staff r has found this petition consistent with the overall GMP. c 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The landscaping and buffering standards are compatible with the adjacent uses. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The amount of open space set aside for this project meets the minimum requirement of the LDC 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation Element consistency review. Operational impacts will be addressed at the time of first development order (SDP or Plat), at which time a new TIS will be required to demonstrate turning movements for all site access points. Finally, the project's development must comply with all other applicable concurrency management regulations when development approvals, including but not limited to any SDPs or Plats, are sought. PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 Page 12 of 13 Packet Pg. 2046 17.F.1 The CCWSD has sufficient treatment capacities for water and wastewater services to the project. Conveyance capacities must be confirmed at the time of development permit application. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The area has adequate supporting infrastructure, including readily available County water and wastewater mains, to accommodate this project. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. This criterion essentially requires an evaluation of the extent to which development standards and deviations proposed for this PUD depart from development standards that would be required for the most similar conventional zoning district. The petitioner is not seeking any new deviations. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM meeting on August 27, 2019, at the Bay House Restaurant, located a at 799 Walkerbilt Road, Naples, Florida. Due to noise issues, a second NIM was held on October 15, 2019, at the Doubletree Suites by Hilton located at 12200 Tamiami Trail North, Naples, Florida. Approximately 3 residents attended the meeting along with the Agent's team and Applicant. For r further information, see Attachment D - NIM Summary. c COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the Staff Report for this petition on July 13, 2020. RECOMMENDATION: Planning and Zoning Review staff recommends that the CCPC forward Petition PUDA- PL20190000154, Bay House Campus CPUD to the BCC with a recommendation of approval subject to the approval of the companion GMP Amendment, PL20190000850, Bay House Subdistrict. Attachments: Attachment A - Proposed PUD Ordinance Attachment B - Previous Ordinances and Decisions Attachment C - FLUE Consistency Review Attachment D - NIM Summary Attachment E -Application PUDA-PL20190000154 BAY HOUSE CAMPUS CPUD July 13, 2020 Page 13 of 13 Packet Pg. 2047 17. F.2 11 RUILI 04-01 lI II AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 13-65, THE BAY HOUSE CAMPUS COMMERCIAL PLANNED UNIT DEVELOPMENT, TO INCREASE THE MAXIMUM NUMBER OF HOTEL UNITS FROM 50 TO 160; TO INCREASE THE HEIGHT OF PRINCIPAL STRUCTURES TO 75 FEET ZONED AND 90 FEET ACTUAL; TO ADD ASSISTED LIVING FACILITIES UP TO 250 BEDS AS A PERMITTED USE IN ADDITION TO THE ALLOWED 400 SEATS OF RESTAURANT/COCKTAIL LOUNGE USES; AND TO REMOVE THE ACCESSORY CULINARY SCHOOL USE; ON PROPERTY LOCATED IN THE NORTHWEST QUADRANT OF THE INTERSECTION OF TAMIAMI TRAIL NORTH AND WALKERBILT ROAD IN SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 8.67 +/- ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL2019000154] WHEREAS, on December 10, 2013, the Board of County Commissioners adopted Ordinance No. 13-65, which created the Bay House Campus Commercial Planned Unit Development (CPUD); and WHEREAS, Karen Bishop of PMS Inc. of Naples representing Bay House Campus, LLC and Turtle Bay Holding Company, LLC, petitioned the Board of County Commissioners of Collier County, Florida, to amend the CPUD. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: Ordinance No. 13-65 is hereby amended in accordance with the Bay House Campus CPUD attached hereto as Exhibits "A" through "F" and incorporated by reference herein. [ 19-CPS-01914/1565393/1 ] 117 Bay House Campus CPUD Page 1 of 2 PUDA-PL20190000154 9/17/20 Packet Pg. 2048 17.F.2 SECTION TWO: This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Plan Amendment in Ordinance No. 20 - becomes effective. PASSED AND DULY ADOPTED by super -majority vote of the Board of County Commissioners of Collier County, Florida, this day of 92020. ATTEST: CRYSTAL K KINZEL, CLERK IN Deputy Clerk Approved as to form and legality: BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA an c: k�' ti Heidi Ashton-Cicko (AI Managing Assistant County Attorney Attachments: Exhibit A — List of Permitted Uses Burt L. Saunders, Chairman Exhibit B — Development Standards Exhibit C — Master Plan Exhibit D — Legal Description Exhibit E — List of Requested Deviations Exhibit F — Development Commitments [I 9-CPS-0 1914/1565393/ 1 ] 117 Bay House Campus CPUD PUDA-PL20190000154 9/ 17/20 Page 2 of 2 Packet Pg. 2049 17. F.2 EXHIBITA LIST OF PERMITTED USES BAY HOUSE CAMPUS CPUD PERMITTED USES: No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following, as limited by Section III of this Exhibit A: I. CampusTract A. Principal Uses and Structures: 1. Hotel, motel and transient lodging -maximum of.59160 rooms (Group 7011) 2. Eating establishments (Group 5812) -maximum of400seats 3. Assisted Living Facility (gs defined in the LDC) — maximum 250 beds The principal uses and structures are limited to hotel motel and transient lodging or assisted living facility but not both. Any other principal and related use that is determined to be comparable to the foregoing by the Hearing Examiner or Board of Zoning Appeals pursuant to the process outlined in the Land Development Code (LDC) B. Accessory Uses: 1. Boats (All subject to LDC Section 5.03.06): Boat rental Boat slips (limited to 9 slips) Kayak and canoe launch Kayak and canoe storage 2. Two (2) caretaker's residences (subject to LDC Section 5.03.05) 4.3. Uses and structures that are accessory and incidental to the principal hotel and restaurants uses, including but not limited to the following recreational, retail and personal service uses: administrative offices, ATM (automatic teller machine), apparel and accessory stores, barber shops (excluding barber schools), beauty shops (excluding beauty schools), boardwalks and nature trails, book stores, camera & photographic supply stores, child day care services, drugstore, drinking establishments (excluding bottle clubs), educational kiosks and shelters, entry gates & gatehouse, essential services, fences, walls, food store, florists, gift and souvenir shop, jewelry store, museum & art galleries, parking lot, personal service establishments, entertainment facilities, and meeting rooms and auditeFiU , physical fitness facilities, recreational uses and facilities, including swimming pools, tennis courts, volleyball courts, chickees huts/bars, and gazebos. Any other accessory use and related use that is determined to be comparable to the foregoing by the Hearing Examiner or Board of Zoning Appeals, pursuant to the process outlined in the Land Development Code (LDC). Accessory uses are for the exclusive use of hotel and restaurant patrons and shall not be advertised to the public via on -site or off -site signage., with the exeeption of the oulinaFy s6hool, whioh is open to the publie and may be BAY HOUSE CAMPUS -PUDA-PL20190000154 Page 1 of 8 Last Revised: September 9„ 2020 P, Words mare deleted, Words underlined are added Packet Pg. 2050 17. F.2 C. Operational Requirements for Group Housing: Group Housing for seniors' uses shall provide the following services and/or be subject to the following operational standards: 1. The facility shall be for residents 55 years of age and older. 2. There shall be on -site dininq for the residents. 3. Group transportation services shall be provided for residents for the purposes of grocery and other types o shopping. Individual transportation services may be provided for the residents' individual needs including bu not limited to medical office visits. 4. There shall be an on -site manager/activities coordinator to assist residents with their individual needs. ThE manager/coordinator shall also be responsible for arranging trips to off -site events as well as planning foi lectures, movies, music and other entertainment for the residents at the on -site clubhouse. 5. A wellness center shall be provided on -site. Exercise and other fitness programs shall be provided for the residents. 6. Each unit shall have the option to be equipped to notify the community staff in the event of medical or other emergency. 7. Each unit shall be designed to accommodate residents with physical impairments (handicaps) as required b) the applicable building codes and federal law and regulation. 8. There shall be an emergency generator to serve the project with sufficient fuel supply for 5 days. ThE generator shall be equipped with a noise attenuation_ device or shall be enclosed. II. PreserveTract A. Principal Uses & Structures Passive recreational uses limited to the following, as long as any clearing required to facilitate the uses does not impact the minimum required preserve. t. Boardwalks and nature trails (excluding asphalt paved trails) 2. Benches for seating 3. Educational kiosks 4. Signs 5. Viewing platforms 6. Water management facilities 7. Inclement weather shelters without walls 8. Any other preserve and related open space activity or use which is comparable in nature with the foregoing uses and which the Hearing Examiner or Board of Zoning Appeals determines to be compatible with the preserve area. III. Development Intensity Development intensity is limited to a 50.160 room hotel or a 250 bed maximum Assisted Living Facility, and 400- seat restaurant(s)/cocktail lounge(s)7. and 4,6509 SqUaFe feet ef eeeesseFy eemnqeFeial uses within the GPYD. Accessory uses are for the exclusive use of hotel and restaurant patrons +imitation The gross project area is 8.67 ± acres. No residential density is permitted, except for the caretakers residences. BAY HOUSE CAMPUS-PUDA-PL20190000154 Page 2 of 8 Last Revised: September 9, 2020 Words stfaek t#eegh are deleted, Words underlined are added Packet Pg. 2051 17. F.2 EXHIBIT B DEVELOPMENT STANDARDS BAY HOUSE CAMPUS CPUD Development of the Bay House Campus CPUD shall be in accordance with the contents of this Ordinance and applicable sections of the LDC and Growth Management Plan (GMP) in effect at the time of issuance of any development order, such as, but not limited to, final subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district shall apply. Table I below sets forth the development standards for land uses within the Bay House Campus CPUD. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE I DEVELOPMENT STANDARDS PERMITTED USES AND STANDARDS Principal Structures Accessory Structures Min. Lot Area N/A N/A Min. Lot Width N/A N/A SETBACKS (EXTERNAL) From US41 R-O-W 40 ft. 25 ft. From Walkerbilt Rd. R-O-W 40 ft. 25 ft. Cocohatchee River 30 ft. 0 ft. Western Property Line 50 ft. SPS SETBACKS (INTERNAL) Internal Access Easements 15' SPS Side 10, 5' Rear 15' 10, Preserves" 0'/25' 01/10, Min. Distance Between Structures"* 30' 5' MAXIMUM BUILDING HEIGHT Zoned 69 75' 35' Actual :7-& 90' 45' SPS= Same as Principal Structure "0' setback is permitted for fences or retaining walls permitted as part of the stormwater management system, pathways, and other structures allowed within the preserves tract pursuant to Exhibit A and LDC Sec. 3.05.07.H.1. h.iii "Minimum distance between principal structures shall be 10' feet where both structures do not exceed 30' in zoned height and 35' in actual height. (Approved in HEX Decision 2016-29) BAY HOUSE CAMPUS-PUDA- PL20190000154 Last Revised: April 4, 2020 Words 6tFUG'i theugh are deleted, Words underlined are added I Packet Pg. 2052 sndweo asnoH ABS V9 00006M -ld : MCO OM60 - 93ueuipao posodoad-V;uOwLP8l1V :}uGwLj3eljv LO � y } } i p i i Y A i s f * A 4 r n n u s #t ti • Y Cl) OZOZ 'b Ipdv :Paslnaa lsel Sddbaged 179W0006WZld-vond—sndV4V03snOHAV8 NvId a3.Lstrw ana:) - :) 119EHx OZOZ 'b Ipdv :Paslnaa lsel Sddbaged 179W0006WZld-vond—sndV4V03snOHAV8 NvId a3.Lstrw ana:) - :) 119EHx 17. F.2 EXHIBIT D LEGAL DESCRIPTION BAY HOUSE CAMPUS CPUD BEING ALL OFTRACT J BAY HOUSE REPLAT, ACCORDING TO THE PLATTHEREOF AS RECORDED IN PLAT BOOK 50, PAGES 14 AND 15 TOGETHER WITH ALL OF TRACTS 2 AND 3, COCOHATCHEE RIVER TRUST P.U.D., ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 18, PAGES 97AND 98 OFTHE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. ALL LYING WITHIN SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA. CONTAINING 377,623 SQUARE FEET OR 8.67 ACRES, MORE OR LESS. BAY HOUSE CAMPUS-PUDZ-A-PL2012-1593 Page 5 of 8 Last Revised: April 4, 2020 Words 91ruek threagh are deleted, words underlined are added Packet Pg. 2054 17. F.2 EXHIBIT E LIST 0F REQUESTED DEVIATIONS FROM LDC BAY HOUSE CAMPUS CPUD Deviation No. 1: Deviation from LDC Section 4.04.02 which requires all commercial projects to provide interconnections and shared access to adjacent properties. The requested deviation is to allow for the existing interconnections to the commercial retail property to the southeast only, as shown on the CPUD master plan. Deviation No. 2: Deviation from LDC Section 4.05.04.H, which requires 218 parking spaces based upon the proposed mix of principal and accessory uses, to allow for a 10% reduction to required parking spaces for the project. The number of required parking spaces is subject to change at the time of SDP or PPL based upon final square footage of uses. Deviation No. 3: Deviation from LDC Section 5.04.06.A.3.d, which allows temporary signs on nonresidential or mixed use properties up to 32 square feet in area and 8 feet in height. The requested deviation is to allow a temporary sign or banner up to 48 square feet in area and a maximum of 12 feet in height. The sign shall be limited to 28 calendar days per year. Deviation No. 4: Deviation from LDC Section 5.06.04.G.2.a, which allows off -premise directional signage up to 12 square feet in size. The requested deviation is to allow for one (1) off -premise directional signage up to 16 square feet in size. Deviation No. 5: Deviation from LDC Section 6.06.02.A.2, which requires developments to provide 5'-wide sidewalks on both sides of private rights -of -way or easements internal to the site. The requested deviation is to allow a 5'-wide sidewalk on the northern side of the easement that connects the development area to US 41. Deviation No. 6: Deviation from LDC Section 5.05.085, which prohibits project sites with more than one building where the aggregate gross building area is 20,000 square feet or more from undergoing the administrative determination of deviation process, to allow the project site to qualify for administrative determination of deviations where the aggregate gross building area is 70,000 square feet. BAY HOUSE CAMPUS-PUDZ-A-PL2012-1593 Page 6of8 Last Revised: April 4, 2020 Words are deleted, words underlined are added Packet Pg. 2055 17.F.2 EXHIBIT F DEVELOPMENT COMMITMENTS BAY HOUSE CAMPUS CPUD 1. PURPOSE The purpose of this Section is to set forth the general development commitments for the project. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Bay House Campus, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed -out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. 2. PUD MASTER PLAN Exhibit "C", 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 in accordance with the LDC. 3. UTILITIES 3.1 The project shall connect to the Collier County Water Sewer District (CCWSD) potable water system at a location determined by CCWSD when capacity is available. 3.2 The project shall connect to the CCWSD wastewater collection and conveyance system at a location determinedby CCWSD when capacity is available. 3.3 The owner agrees to eliminate the private pump station and force main with connection to the 8" gravity sewer on Walkerbilt Road and replace it with a Community Pump Station with connection to the 8" force main on Walkerbilt Road The pump station and force main would be the responsibility of the developer to design permit and construct and would be conveyed to the Collier County Water -Sewer District at no cost to the County at the time of utilities acceptance. This requirement would coincide with construction of either a hotel or an ALF. 4. TRANSPORTATION 4.1 The developer, its successors or assigns shall provide a fair share contribution toward the capital costs of traffic signals on U.S. 41 at the project access and at Walkerbilt Road if and when deemed warranted by Collier County. The signals shall be owned, operated and maintained by Collier County. 4.2 The developer, its successors or assigns shall be responsible for required improvements to Walkerbilt BAY HOUSE CAMPUS-PUDZ-A-PL2012-1593 Page 7of8 Last Revised: April 4, 2020 Words MFW81i thFaugh are deleted, words underlined are added Packet Pg. 2056 17. F.2 Road, including widening, as warranted by County land development regulations for this roadway to accommodate the traffic for this project and shall be initiated within 90 days of the County's request, as applicable. Walkerbilt Road improvements, if warranted shall be permitted as part of a Development Order improvement process (PPL or SOP), or approved as a Right -of -Way Permit. 4.3 The maximum total daily trip generation for the PUD shall not exceed 173 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. 5. ENVIRONMENTAL 5.1 The project shall provide a minimum of 1.64 acres of on -site native habitat preservation in compliance with the Growth Management Plan. Any clearing required to facilitate passive recreational uses shall not impact the minimum required preserve. 5.2 Little Blue Heron, Snowy Egret, and White Ibis have been documented on the property. Management plans for these species shall be submitted in accordance with the procedures and requirements of the Land Development Code. 6. ARCHAEOLOGY & HISTORICAL RESOURCES 6.1 A certified archaeologist shall be on -site during excavations. 7. ALF EMERGENCY EVACUATION 7.1 Should an assisted living facility be constructed and or a facility that would be licensed and fall under rules by the Agency for Health Care Administration it shall be noted that the facility when under a mandatory evacuation order shall be responsible for its own evacuation transportation, sheltering, re- entry, staffing recovery and restoration without burden to the County for services and sheltering BAY HOUSE CAMPUS - PUDZ-A-PL2012-1593 Page 8of 8 Last Revised: April 4, 2020 Words 94blek thFBU@h are deleted, words underlined are added Packet Pg. 2057 17.F.3 HEX NO.2016 — 29 HEARING EXAMINER DECISION PETITION NO. PDI-PL20160000837 — Bay House Campus LLC requests an insubstantial change to Ordinance No. 2013-65, the Bay House Campus Commercial Planned Unit Development, to reduce the minimum distance between principal structures to 10 feet where both principal structures do not exceed 30 feet in zoned height. The subject property consisting of 8.67f acres is located northwest of the US 41 and Walkerbilt Road intersection, in Section 21, Township 48 South, Range 25 East, Collier County, Florida. DATE OF HEARING: July 28, 2016 STAFF RECOMMENDATION: Approval. FINDINGS: Based on the applicant's written petition, testimony at the hearing of the applicant and the public, and the recommendation of staff, the Hearing Examiner finds that the criteria set forth in Sections 10.02.13 E.1 and 10.02.13 E.2 of the Land Development Code has been met and the petition should be approved. ANALYSIS: Staff received no objections to this application. One member attended the hearing to question transportation issues unrelated to this application. During the hearing the applicant agreed to add a limitation for actual height and this is incorporated into the approved language. DECISION: The Hearing Examiner hereby qpproves Petition Number PDI-PL20160000837, filed by Lindsay Rodriguez of Waldrop Engineering, P.A. representing Bay House Campus, LLC, with respect to the property as described in the Bay House Campus CPUD, Ordinance No. 2013-65, for an insubstantial change to the development standards of Exhibit B of Ordinance No. 2013-65, to reduce the minimum distance between principal structures to 10 feet where both principal structures do not exceed 30 feet in zoned height and 35 feet in actual height. Said change is fully described in the Bay House Campus CPUD amendment attached as Exhibit "A", and is subject to the condition(s) set forth below. ATTACHMENTS: Exhibit A — CPUD Amendment [ 16-CPS-01542/ 1270252/1 ] 18 1 of 2 Packet Pg. 2058 17.F.3 LEGAL DESCRIPTION: See Ordinance No. 2013-65, the Bay House Campus CPUD. CONDITIONS: 1. All other applicable state or federal permits must be obtained before commencement of the development. DISCLAIMER: Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. APPEALS: This decision becomes effective on the date it is rendered. Pursuant to Ordinance 2013-25, as o amended, a Hearing Examiner Decision may be appealed to the Board of County Commissioners M or the Board of Zoning Appeals, as appropriate. Appeals must be filed within 30 days of the date the Hearing Examiner Decision is rendered. RECORD OF PROCEEDINGS AND EXHIBITS: SEE CLERK OF COURT, MINUTES AND RECORDS DEPARTMENT. DECISIONS OF THE HEARING EXAMINER FOR VARIANCES, CONDITIONAL USES, AND BOAT DOCK EXTENSIONS SHALL BE NOTED ON THE ZONING MAP FOR INFORMATIONAL PURPOSES. u - 20 �(p Date V W✓ "� Mark Strain, Hearing Examiner Approved as to form and legality: a � A Ck H idi Ashton-Cicko Managing Assistant County Attorney [ 16-CPS-01542/ 1270252/ 1 ] 18 2 of 2 Packet Pg. 2059 17.F.3 * * * * * * * * * * * * * * * EXHIBIT B DEVELOPMENT STANDARDS BAY HOUSE CAMPUS CPUD Development of the Bay House Campus CPUD shall be in accordance with the contents of this Ordinance and applicable sections of the LDC and Growth Management Plan (GMP) in effect at the time of issuance of any development order, such as, but not limited to, final subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district shall apply. Table I below sets forth the development standards for land uses within the Bay House Campus CPUD. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE I DEVELOPMENT STANDARDS PERMITTED USES AND STANDARDS Principal Structures Accessory Structures Min. Lot Area N/A N/A Min. Lot Width N/A N/A SETBACKS (EXTERNAL) From US 41 R-O-W 40 ft. 25 ft. From Walkerbilt Rd. R-O-W 40 ft. 25 ft. Cocohatchee River 30 ft. 0 ft. Western Property Line 50 ft. SPS SETBACKS (INTERNAL) Internal Access Easements 15, SPS Side 10, 5' Rear 15' 10, Preserves* 01/25' 01/10' Min. Distance Between Structures** 30' 5' MAXIMUM BUILDING HEIGHT Zoned 50, 35' Actual 75' 45' SPS= Same as Principal Structure *0' setback is permitted for fences or retaining walls permitted as part of the stormwater management system, pathways, and other structures allowed within the preserves tract pursuant to Exhibit A and LDC Sec. 3.05.07.H.1.h.iii **Minimum distance between principal structures shall be 10' feet where both structures do not exceed 30' in zoned height and 35' in actual height. * * * * * * * * * * * * * * * Exhibit "A" to HEX No. 2016-29 BAY HOUSE CAMPUS — PL20160000837 Page 1 of 1 Last Revised: July 28, 2016 Words struck through are deleted, words underlined are added Packet Pg. 2060 17.F.3 ORDINANCE NO. 13- 6 5 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS FOR A PROJECT PREVIOUSLY KNOWN AS THE COCOHATCHEE RIVER TRUST PLANNED UNIT DEVELOPMENT (PUD) WHICH IS HENCEFORTH TO BE KNOWN AS THE BAY HOUSE CAMPUS CPUD, TO REMOVE THE SPECIAL TREATMENT OVERLAY AND TO ALLOW 400 SEATS OF RESTAURANT/COCKTAIL LOUNGE, A 50 ROOM HOTEL OR MOTEL, AND 4,500 SQUARE FEET OF GROSS FLOOR AREA OF ACCESSORY RETAIL USES INCLUDING A CULINARY SCHOOL, SPECIALTY RETAIL AND RESTAURANT/BREW HOUSE ON PROPERTY LOCATED IN SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 8.67 +/- ACRES; PROVIDING FOR THE REPEAL OF ORDINANCE NUMBER 88-30, THE COCOHATCHEE RIVER TRUST PUD; AND BY PROVIDING AN EFFECTIVE DATE. [PUDZ-A-PL20120001593] WHEREAS, Alexis Crespo, AICP of Waldrop Engineering, P.A. representing Bay House Campus, LLC, petitioned the Board of County Commissioners of Collier County, Florida, to repeal Ordinance 88-30, the Cocohatchee River Trust Planned Unit Development, and rezone the subject property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 21, Township 48 South, Range 25 East, Collier County, Florida, is changed from a Planned Unit Development (PUD) zoning district to a Commercial Planned Unit Development (CPUD) zoning district for a project to be known as the Bay House Campus CPUD, and the Special Treatment Overlay, is removed to allow 400 seats of restaurant/cocktail lounge, a 50 room hotel or motel and 4,500 square feet of gross floor area of accessory retail uses including a culinary school, specialty retail and restaurant/brew house in accordance with the Bay House Campus CPUD attached hereto as Exhibits "A" through "F" and incorporated by reference herein. The Bay House Campus CPUD Page 1 of 2 PUDZ-A-PL20120001593 —rev. 10/8/13 Packet Pg. 2061 17.F.3 appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: Ordinance Number 88-30, known as the Cocohatchee River Trust Planned Unit Development is hereby repealed in its entirety. SECTION THREE: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super -majority vote of the Board of County Commissioners of Collier County, Florida, this day of , 2013. ATTEST: DWIGHT E: ' kOCK� CLERK By: 'p IC Attest as to a Ton's signature only.. Approved as to form and legality: J., Heidi Ashton-Cicko Managing Assistant County Attorney BOARD OF COUNTY COMMISSIONERS C I R OUNT FLORIDA By: Attachments: Exhibit A — List of Permitted Uses GEORGIA A. HILLER, ESQ. J Chairwoman Exhibit B — Development Standards Exhibit C — Master Plan Exhibit D — Legal Description Exhibit E — List of Requested Deviations Exhibit F — Development Commitments 12-CPS-01 191\26 This ordinance fi!Fd with the 6�e�,c,,yr�e,,tary of tate's Ot ice the �' 1_ oy of and acknowledgemiaot ,c�,f that fill %ecceivedd this (�"f''1 daYof Bay House Campus CPUD Page 2 of 2 PUDZ-A-PL20120001593 —rev. 10/8/13 Packet Pg. 2062 17.F.3 EXHIBIT A LIST OF PERMITTED USES BAY HOUSE CAMPUS CPUD PERMITTED USES: No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following, as limited by Section III of this Exhibit A: I. Campus Tract A. Principal Uses and Structures: 1. Hotel, motel and transient lodging — maximum of 50 rooms (Group 7011) 2. Eating establishments (Group 5812) — maximum of 400 seats Any other principal and related use that is determined to be comparable to the foregoing by the Hearing Examiner or Board of Zoning Appeals pursuant to the process outlined in the Land Development Code (LDC). B. Accessory Uses: 1. Boats (All subject to LDC Section 5.03.06): Boat rental Boat slips (limited to 9 slips) Kayak and canoe launch Kayak and canoe storage 2. Two (2) caretaker's residences (subject to LDC Section 5.03.05) 3. School, commercial (Group 8299). Limited to culinary school accessory not to exceed 4,500 square feet. 4. Uses and structures that are accessory and incidental to the principal hotel and restaurants uses, including but not limited to the following recreational, retail and personal service uses: administrative offices, ATM (automatic teller machine), apparel and accessory stores, barber shops (excluding barber schools), beauty shops (excluding beauty schools), boardwalks and nature trails, book stores, camera & photographic supply stores, child day care services, drugstore, drinking establishments (excluding bottle clubs), educational kiosks and shelters, entry gates & gatehouse, essential services, fences, walls, food store, florists, gift and souvenir shop, jewelry store, museum & art galleries, parking lot, personal service establishments, entertainment facilities, and meeting rooms and auditoriums, physical fitness facilities, recreational uses and facilities, including swimming pools, tennis courts, volleyball courts, chickees huts/bars, and gazebos. Any other accessory use and related use that is determined to be comparable to the foregoing by the Hearing Examiner or Board of Zoning Appeals, pursuant to the process outlined in the Land Development Code (LDC). Accessory uses are for the exclusive use of hotel and restaurant patrons and shall not be advertised to the public via on -site or off -site signage, with the exception of the culinary school, which is open to the public and may be advertised in accordance with the LDC and the provisions of the PUD stated herein. BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 1 of 8 Last Revised: October 8, 2013 Packet Pg. 2063 17.F.3 II. Preserve Tract A. Principal Uses & Structures Passive recreational uses limited to the following, as long as any clearing required to facilitate the uses does not impact the minimum required preserve. 1. Boardwalks and nature trails (excluding asphalt paved trails) 2. Benches for seating 3. Educational kiosks 4. Signs 5. Viewing platforms 6. Water management facilities 7. Inclement weather shelters without walls 8. Any other preserve and related open space activity or use which is comparable in nature with the foregoing uses and which the Hearing Examiner or Board of Zoning Appeals determines to be compatible with the preserve area. III. Development Intensity Development intensity is limited to a 50-room hotel, 400-seat restaurant(s)/cocktail lounge(s), and 4,500 square feet of accessory commercial uses within the CPUD. Accessory uses for the exclusive use of hotel and restaurant patrons are not subject to the 4,500 square foot limitation. The gross project area is 8.67 ± acres. No residential density is permitted, except for the caretakers residences. BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 2 of 8 Last Revised: October 8, 2013 Packet Pg. 20 4 17.F.3 EXHIBIT B DEVELOPMENT STANDARDS BAY HOUSE CAMPUS CPUD Development of the Bay House Campus CPUD shall be in accordance with the contents of this Ordinance and applicable sections of the LDC and Growth Management Plan (GMP) in effect at the time of issuance of any development order, such as, but not limited to, final subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district shall apply. Table I below sets forth the development standards for land uses within the Bay House Campus CPUD. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE DEVELOPMENT STANDARDS PERMITTED USES AND STANDARDS Principal Structures Accessory Structures Min. Lot Area N/A N/A Min. Lot Width N/A N/A SETBACKS (EXTERNAL) From US 41 R-O-W 40 ft. 25 ft. From Walkerbilt Rd. R-O-W 40 ft. 25 ft. Cocohatchee River 30 ft. 0 ft. Western Property Line 50 ft. SPS SETBACKS (INTERNAL) Internal Access Easements 15' SPS Side 10, 5' Rear 15' 10, Preserves* 01/25' 0/10, Min. Distance Between Structures 30' 5' MAXIMUM BUILDING HEIGHT Zoned 50' 35' Actual 75' 45' SPS= Same as Principal Structure *0' setback is permitted for fences or retaining walls permitted as part of the stormwater management system, pathways, and other structures allowed within the preserves tract pursuant to Exhibit A and LDC Sec. 3.05.07.H.1.h.iii BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 3 of 8 Last Revised: October 8, 2013 Packet Pg. 2065 M asnOH Ae8 tiSL00006LOZ -ld Oti CO uolsloaa pue eoueulpio snOIAGJd-El :;uaWyoe;;d CD � o ti FTOZ '8 aagolDo :paSinaa ISel N r 810baged£6ST-ZTOZId-V-Z(ifld-sndWVJ3snOHAV8 d r M - .l :31YD6 �z aA 661 �D.091 a O E n x, Q �'M'021,05L) <� 14'S'fll-uv, IWVIWVl b w0. 'gym Z e �da �y I W i d LU �d� �i R� ZW w CD `✓i� d i 4 d� 41 i i di4 1 a d 4� U4� �� (�Q �w pd Z " W—�O tO7J N �% i�a{ d�: ij d�iq y� W Q w LLJ 0 m 2 W �� ddd9�d9i'{dd. 1 W Vg oaf �ma) mp r Oe O d a41d11aliq wU a m �O bWw Nm rWn (J tea' LL Z) =v= � m Z �-% C, LLl Fr J a0 7m A d e Z LLU wZLL - ZZO LU Y Ja LLul W W x �1 LL rLL wnm ai> W LLL g�F¢cizQSU z czDr w tt�J 9 Z O n jO LL, ix m t lj It. z 7 Y m LL 7 m U W O = LL F �_ V LOU a wu�zz� LU 0g Wpap d' 0 W z�jo K mfn "4 �> a LU LL lr W Q Z `�` �'o pV OJ W aZ p cry J ~ N Z W� ILu z0� ¢— W XM,W doW n "mo Z �jWW W F 0!LU T �O zF0 _ r= rii�j0 JZ O�O- J� �u¢,3 v�Q3 w 6G ¢ <3-XZr ZZ ZZ Ingo �o4Z pW J wo UOW M�� g¢0 KUD V¢a O' LLO QUO tOr_)ZV CL �50 J25V C wr auj ri ai a ui C9 � W U W O pp p a a v� a`r� Q W O oni ooi� � C� L V ^ C ii N � (r0 w U a ra- O Q � i O Z � a V W 2 z O N � Z � ¢ > N 0 9 w z,�'�, � > a w d w a m > a � o m� o� cai � a v ii Ndld 2131St/W af1dJ - J 1181HX3 17.F.3 EXHIBIT D LEGAL DESCRIPTION BAY HOUSE CAMPUS CPUD BEING ALL OF TRACT 1, BAY HOUSE REPLAT, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 50, PAGES 14 AND 15 TOGETHER WITH ALL OF TRACTS 2 AND 3, COCOHATCHEE RIVER TRUST P.U.D., ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 18, PAGES 97 AND 98 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. ALL LYING WITHIN SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA. CONTAINING 377,623 SQUARE FEET OR 8.67 ACRES, MORE OR LESS. BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 5 of 8 Last Revised: October 8, 2013 Packet Pg. 2067 17.F.3 EXHIBIT E LIST OF REQUESTED DEVIATIONS FROM LDC BAY HOUSE CAMPUS CPUD Deviation No. 1: Deviation from LDC Section 4.04.02 which requires all commercial projects to provide interconnections and shared access to adjacent properties. The requested deviation is to allow for the existing interconnections to the commercial retail property to the southeast only, as shown on the CPUD master plan. Deviation No. 2: Deviation from LDC Section 4.05.04.1-1, which requires 218 parking spaces based upon the proposed mix of principal and accessory uses, to allow for a 10% reduction to required parking spaces for the project. The number of required parking spaces is subject to change at the time of SDP or PPL based upon final square footage of uses. Deviation No. 3: Deviation from LDC Section 5.04.06.A.3.d, which allows temporary signs on nonresidential or mixed use properties up to 32 square feet in area and 8 feet in height. The requested deviation is to allow a temporary sign or banner up to 48 square feet in area and a maximum of 12 feet in height. The sign shall be limited to 28 calendar days per year. Deviation No. 4: Deviation from LDC Section 5.06.04.G.2.a, which allows off -premise directional signage up to 12 square feet in size. The requested deviation is to allow for one (1) off -premise directional signage up to 16 square feet in size. Deviation No. 5: Deviation from LDC Section 6.06.02.A.2, which requires developments to provide 5'-wide sidewalks on both sides of private rights -of -way or easements internal to the site. The requested deviation is to allow a 5'-wide sidewalk on the northern side of the easement that connects the development area to US 41. Deviation No. 6: Deviation from LDC Section 5.05.08.F, which prohibits project sites with more than one building where the aggregate gross building area is 20,000 square feet or more from undergoing the administrative determination of deviation process, to allow the project site to qualify for administrative determination of deviations where the aggregate gross building area is 70,000 square feet. BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 6 of 8 Last Revised: October 8, 2013 Packet Pg. 2068 17.F.3 EXHIBIT F DEVELOPMENT COMMITMENTS BAY HOUSE CAMPUS CPUD 1. PURPOSE The purpose of this Section is to set forth the general development commitments for the project. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Bay House Campus, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed -out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. 2. PUD MASTER PLAN Exhibit "C", 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 in accordance with the LDC. 3. UTILITIES 3.1 The project shall connect to the Collier County Water Sewer District (CCWSD) potable water system at a location determined by CCWSD when capacity is available. 3.2 The project shall connect to the CCWSD wastewater collection and conveyance system at a location determined by CCWSD when capacity is available. 4. TRANSPORTATION 4.1 The developer, its successors or assigns shall provide a fair share contribution toward the capital costs of traffic signals on U.S. 41 at the project access and at Walkerbilt Road if and when deemed warranted by Collier County. The signals shall be owned, operated and maintained by Collier County. 4.2 The developer, its successors or assigns shall be responsible for required improvements to Walkerbilt Road, including widening, as warranted by County land development regulations for this roadway to accommodate the traffic for this project and shall be initiated within 90 days of the County's request, as applicable. Walkerbilt Road improvements, if warranted shall be BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 7 of 8 Last Revised: October 8, 2013 Packet Pg. 2069 17.F.3 permitted as part of a Development Order improvement process (PPL or SDP), or approved as a Right -of -Way Permit. 5. ENVIRONMENTAL 5.1 The project shall provide a minimum of 1.64 acres of on -site native habitat preservation in compliance with the Growth Management Plan. Any clearing required to facilitate passive recreational uses shall not impact the minimum required preserve. 5.2 Little Blue Heron, Snowy Egret, and White Ibis have been documented on the property. Management plans for these species shall be submitted in accordance with the procedures and requirements of the Land Development Code. 6. ARCHAEOLOGY & HISTORICAL RESOURCES 6.1 A certified archaeologist shall be on -site during excavations. BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 8 of 8 Last Revised: October 8, 2013 Packet Pg. 2070 FLORIDA DEPARTMENT q'S'TATE RICK SCOTT Governor December 16, 2013 Honorable Dwight E. Brock Clerk of the Circuit Court Collier County Post Office Box 413044 Naples, Florida 34101-3044 Attention: Martha Vergara, Deputy Clerk Dear Mr. Brock: KEN DETZNER Secretary of State Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your electronic copy of Collier County Ordinance No. 13-65, which was filed in this office on December 16, 2013. - Sincerely, Liz Cloud Program Administrator LC/elr Enclosure 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 Packet Pg. 2071 17. F.4 Ca�er Covi�.t y Growth Management Department Zoning Division Comprehensive Planning Section MEMORANDUM To: Nancy Gundlach, PLA # 1244, AICP, Principal Planner Zoning Services Section, Zoning Division From: Sue Faulkner, Principal Planner Zoning Division, Comprehensive Planning Section Date: May 15, 2020 Subject: Future Land Use Element (FLUE) Consistency Review APPLICATION NUMBER: PUDA-20190000154 Review 4 APPLICATION NAME: Bay House Campus Commercial Planned Unit Development (CPUD) Amendment REQUEST: To amend the Bay House Campus CPUD, approved via Ordinance #13-65, to: remove the accessory use for a commercial culinary school and auditoriums; add a third principal use for an Assisted Living Facility (ALF) with a maximum F.A.R. of .45; increase the number of hotel, motel, and transient lodging rooms from the approved maximum of 50 rooms to 160 rooms. There is no proposed change in the number of restaurant seats (400). Submittal 2 addressed review comments from Utilities, Transportation, and County Attorney. Most of the Comprehensive Planning's comments from Submittal 1 remain to be addressed. Submittal 3 states that the applicant is requesting an increase in the zoned height from 50' to 75' and actual height of 75' to 90', this was also presented at the NIM on October 15, 2019. The PUD documents were revised based on staff comments. Most of the Comprehensive Planning's comments on Submittal 2 have been addressed, those that were not are listed at end of document. Submittal 4 addressed Public Utilities and Transportation comments. Two caretaker residences were added to accessory uses for the hotel and restaurant. LOCATION: The subject property (805 Walkerbilt Road) is located on the north side of Walkerbilt Road and the west side of US 41, and the entrance is located approximately 600 feet west of the intersection of Walkerbilt Road and Tamiami Trail North (US41) in Section 21, Township 48 South, Range 25 East. COMPREHENSIVE PLANNING COMMENTS: The subject property is approximately f8.67 acres and is designated Urban, Urban Mixed Use District, Urban Residential Subdistrict, as depicted on the Future Land Use Map of the Growth Management Plan. The site is zoned Bay House Campus CPUD and the northeast corner is within a Special Treatment Overlay (ST). This PUD is identified as "Consistent by Policy" on the Future Land Use Map Series. As such, it is subject to FLUE Policy 5.3 which allows a zoning change so long as the proposed zoning is not more intense than the existing zoning and the overall intensity is not increased. In as much as the intensity of use is being increased — adding hotel units, this PUD amendment is not consistent with FLUE Policy 5.3. The Bay House Campus CPUD amendment is the companion to the Small -Scale Growth Management Plan Amendment (GMPA) PL20190000850, which is petitioning to create the Bay House Campus Subdistrict. The Subdistrict will allow 160 rooms of hotel/motel use, 400-seat restaurant, and an ALF at Floor Area Ratio (FAR) 2800 North Horseshoe Drive • Naples, FL 34104, 239-252-2400 Page - 1 - of 3 Packet Pg. 2072 17. F.4 0.45. The CPUD petition is requesting a new use for an ALF and for an increase to the previously approved hotel use from 50 rooms to 160 rooms. The Bay House Campus CPUD amendment cannot be found to be consistent with the FLUE except for the ALF use, until such time as the Bay House Campus Subdistrict is approved and goes into effect. Select FLUE Policies are given below, followed with [bracketed staff analysis]. 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). " [It is the responsibility of the Zoning and Land Development Review staff, as part of their review of the petition in its entirety, to perform the compatibility analysis.] FLUE Policy 7.1 "The County shall encourage developers andproperty owners to connect theirproperties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. " [`Exhibit C, PUD Master Plan' in the petition packet, depicts two ingress/egress points: one at Tamiami Trail N (US41), which is as a principal arterial, and one at Walkerbilt Road, which is a local roadway.] FLUE Policy 7.2 "The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. " [`Exhibit A — CPUD Master Plan' shows only parking drive aisles and the two driveway entrances at the ingress/egress points, no internal roads are depicted.] FLUE Policy 7.3 "All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. [Bay House Campus CPUD Exhibit `C' - Master Plan indicates two north -south interconnections to the abutting, developed C-4 commercial properties (which run parallel along US 41) at the most southeastern boundary of the CPUD. The rest of the southern boundary of the CPUD abuts Walkerbilt Road. The western boundary abuts the built -out property (golf course maintenance facility) belonging to the Old Collier Golf Club, Inc.; Staff sees no opportunity for interconnection to the west. The CPUD abuts the Cocohatchee River to the north and abuts Tamiami Trail N. (US41) at the northeast boundary. Staff sees no opportunity for interconnections, except to the south where they are proposed to connect to proposed adjacent commercial.] FLUE Policy 7.4 "The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. " [Exhibit A.H.A. Principal Uses & Structures in the Preserve Tract lists a variety of passive recreation such as: boardwalks and nature trails, benches for seating, educational kiosks, viewing platforms, and more. The Bay House Campus Exhibit `C' - CPUD Master Plan Land Use Summary Table lists 3.16 acres of open space. Civic uses are not specifically listed as a Permitted Use in "Permitted Uses: B. Accessory Uses," but this use might take place within one of the spaces for gatherings such as the restaurant or hotel meeting rooms. CPUD Exhibit E: Deviation #5, which was previously approved with Ordinance #13-65, is to allow a sidewalk only on one side of the proposed access drive and entrance to the Tamiami Trail N. (US41). A blend of housing types and prices is not applicable to this project.] 2800 North Horseshoe Drive • Naples, FL 34104, 239-252-2400 Page 2 of 3 Packet Pg. 2073 17. F.4 CONCLUSION Based upon the above analysis, staff concludes that this Planned Unit Development Amendment petition may only be deemed consistent with the Future Land Use Element (FLUE) of the Growth Management Plan, if the companion GMPA is approved and the effective date is referenced in the PUD. Staff has approved this project with the following informational comments (included under the Conditions Tab in City View: 1. This PUD amendment may only be deemed consistent contingent upon the companion GMP amendment petition being adopted and in effect. 2. The CPUD amendment ordinance effective date must be linked to the effective date of the companion GMPA petition. PETITION ON CITYVIEW cc: Anita Jenkins, AICP, Community Planning Manager, Zoning Division Raymond Bellows, Zoning Manager, Zoning Division 2800 North Horseshoe Drive • Naples, FL 34104, 239-252-2400 Page 3 of 3 Packet Pg. 2074 17.F.5 lei lu Iki"UT lu F.1:A'1 The Bay House Campus Commercial CPUDA (PL20190000154) The Bay House Campus Commercial Subdistrict SSGMPA (PL-20190000850) October 16, 2019, 5:30 p.m. DoubleTree Suites by Hilton Hotel Naples 12200 Tamiami Trail North, Naples, Florida, 34110 The NIM was held for the above referenced petitions. The petitions are described as follows: 1) Companion applications to allow the Bay House Campus CPUD to reestablish the previously allowed maximum of 160 hotel rooms, add assisted living as an additional principal use; increase the zoned building height from 50 feet to 75 feet and increase the actual building height from 75 feet to 90 feet; and remove the 4,500 square foot commercial cooking school and auditoriums as accessory uses. Note: This is a summary of the NIM. An audio recording is also provided. Attendees: On behalf of Applicants: Karen Bishop, PMS Inc. of Naples Robert Mulhere, FAICP, VP Planning, Hole Montes James Carr, PE, Agnoli, Barber & Brundage Ciprian Malaescu, EI, Trebilcock Consulting Solutions Approximately 3 members of the public showed up. Mrs. Bishop started the presentation by introducing herself and the other consultants. She provided a brief history of the site and overview of the project. Mr. Mulhere then explained the process to amend the comprehensive plan, explained why the comprehensive plan amendment is necessary, and explained the public hearing process. The following questions were asked: Building Height A question was asked regarding the actual height of the building at completion. Mr. Mulhere explained that the county now requires a zoned and actual height. The actual height includes the building height and the required flood zone elevation. Dredging A question was asked about dredging the adjacent canal to alleviate existing drainage issues. Mrs. Bishop explained that although the dredging has not been permitted, the DEP has agreed to accelerate the permitting process, but the project has not been funded. It is too early in the process to provide an accurate timeline. The dredging is needed for drainage issues only, not for boat access. The meeting concluded at approximately at 5:50 PM. Page 1 of 1 Packet Pg. 2075 17.F.7 Southwest Retail Prop, Imagine Gift Store 12022 Tamiami Trail N. Maples, FL 34110 www. imagi negittstores.earn Phone; 239.260-1667 Fax: 239.26I email: tmaginec�i#[stareavl.00 Ruelpiant of HalFonnl & StmleAwerdt Voted one or the lop 25 bent gift &tarns in A Nancy 6undlaeh Principal Planner ke: Petition Number. PL20190000154 July 2, 2020 This prioject would be of substantial benef it to the r buSines5e5 in North maples. Yours tr Gene Oberhouser Packet Pg. 2076 17. F.8 SIGN POSTING INSTRUCTIONS (CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT) A zoning sign(s) must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen (15) calendar days in advance of the first public hearing and said sign(s) must be maintained by the petitioner or the petitioner's agent through the Board of County Commissioners Hearing. Below are general guidelines for signs, however these guidelines should not be construed to supersede any requirement of the LDC. For specific sign requirements, please refer to the Administrative Code, Chapter 8 E. 1. The sign(s) must be erected in full view of the public, not more than five (5) feet from the nearest street right-of-way or easement. 2. The sign(s) must be securely affixed by nails, staples, or other means to a wood frame or to a wood panel and then fastened securely to a post, or other structure. The sign may not be affixed to a tree or other foliage. 3. The petitioner or the petitioner's agent must maintain the sign(s) in place, and readable condition until the requested action has been heard and a final decision rendered. If the sign(s) is destroyed, lost, or rendered unreadable, the petitioner or the petitioner's agent must replace the sign(s NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE ASSIGNED PLANNER. AFFIDAVIT OF POSTING NOTICE STATE OF FLORIDA COUNTY OF COLLIER BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE C[OO�-�Lt�tL11ILE��R COUNTY Il LAND //��ff.�D(iEVELQPMnENT*� CODE �1 ONt� pTHE PARCEL COVERED IN PETITION NUMBER !'VYKrrLu+l•000Vi'59: r QL--1.01g00©130S0 SIGNATURE OF APPLICANT OR AGENT 1&4aA1�.. (�n 9 NAME (TYPED OR PRINTED) STATE OF FLORIDA COUNTY OF COLLIER 3 6LkcL QvL�v-ss kv-d- , STREET OR P.O. BOX CITY, STATE ZIP{ The foregoing instrument was sworn to and subscribed before me this —day of Jjltt , 20�g by M •LY e\ ~0L-,,'� Ck personally known to me or who produced as identification and who did/did not take an oath. _ Signature of Notary Public Printed Name of Notary Public My Commission Expires: t1yz\ %2oZ3 (Stamp with serial number) Rev. 3/412015 -, TORRIE.IONES W COMMISSM # 00 33323t3 Rr EVIRE8: May 21, 2Q23 �umr ... ' COI M TIuv No �I� PU(♦IlO ihldYYft�t n Packet Pg. 2 7 17.F.8 "PUBLIC HEARING NOTICE BAY HOUSE CAMPUS COMMERCIAL SUBDISTRICT (PETITION NO. PL-20190000850) & BAY HOUSE CAMPUS _C-P.UD (PETITION NO. PUDA-PL20190000154) ' ' CCPC: AUGUST 20, 2020 - 9:00 a.m. BCC: OCTOBER 27, 2020 - 9:00 a.m. Collier County Government Center, William H. Turner Bldg., Third Floor, 3299 Tamiami Trail East, Naples, FL 34112 SUE FAULKNER, Principal Planner: 239-252-5715 o NANCY GUNDLACH, AICP, PrkWipal Planner: 239-252-2484 PUBLIC HEARING NOTIC'E'Skal BAY HOUSE CAMPUS COMMERCIAL SUBDISTRICT W. (PETITION NO. PL-20190000850) & BAY HOUSE CAMPUS CPUD (PETITION NO. PUDA-PL20190000154) ^" CCPC: August 20, 2020 - 9:00 a.m. BCC: OCTOBER 27, 2020 - 9:00 a.m. Collier County Government Center, William H. Turner Bldg., Third Floor, 3299 Tamiami Trail East, Naples, FL 34112 SUE FAULKNER, Principal Planner: 239-252-5715 RlAmry wring ACH_ AICP_ Princinal-Planner: 239-252-2484._ 6 Packet Pg. 2078 17.F.9 ?PIZ*2445 IM. gf la es lOVUaACVdOPw,.&Ut CrOw.suLta t June 26, 2020 Heidi Ashton-Cicko, Esquire Managing Assistant County Attorney Office of the Collier County Attorney 2800 North Horseshoe Drive Naples, FL 34104 Re: Bay House (GMPA) PL20190000850 Bay House (PUDA) PL20190000154 Dear Heidi, My firm represents Bay House Campus LLC and Turtle Bay Holding Company LLC for the above zoning applications. Bay House Campus LLC and Turtle Bay Holding Company LLC elects to proceed with a hybrid virtual public hearings of the Planning Commission and the Board of County Commissioners during the declared emergency and waives the right to contest any procedural irregularity due to the hybrid virtual nature of the public hearing. Respectfully, Peter Tierney 332J 541" fierwcelN Ngles, �l 34Y�6 / (23j) 92ff-;30 / FA)e (239) 234-bD96 /Ewcti%t; I¢Gre�iDisho-p�pwSsw�t�s coon Packet Pg. 2079 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCE(S) Notice Is hereby given that the Collier County Board of County Commissioners will hold a public hearing on October 27, 2020, commencing at 9:00 a.m., In the Board of County Commissioners Chamber, Third Floor, Collier County Government Center, 3299 E. Tamiami Trail, Naples, FL. The purpose of the hearing is to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES BY AMENDING THE URBAN COMMERCIAL DISTRICT TO ADD THE BAY HOUSE CAMPUS COMMERCIAL SUBDISTRICT TO ALLOW DEVELOPMENT OF UP TO 160 HOTEL ROOMS OR ASSISTED LIVING FACILITIES UP TO 250 BEDS, AND UP TO 400 SEATS OF RESTAURANT USES. THE SUBJECT PROPERTY IS LOCATED IN THE NORTHWEST QUADRANT OF THE INTERSECTION OF TAMIAMI TRAIL NORTH AND WALKERBILT ROAD IN SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 8.67t ACRES. [PL20190000850] & AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 13-65, THE BAY HOUSE CAMPUS COMMERCIAL PLANNED UNIT DEVELOPMENT, TO INCREASE THE MAXIMUM NUMBER OF HOTEL UNITS FROM 50 TO 160; TO INCREASE THE HEIGHT OF PRINCIPAL STRUCTURES TO 75 FEET ZONED AND 90 FEET ACTUAL; TO ADD ASSISTED LIVING FACILITIES UP TO 250 BEDS AS A PERMITTED USE IN ADDITION TO THE ALLOWED 400 SEATS OF RESTAURANT/COCKTAIL LOUNGE USES; AND TO REMOVE THE ACCESSORY CULINARY SCHOOL USE; ON PROPERTY LOCATED IN THE NORTHWEST QUADRANT OF THE INTERSECTION OF TAMIAMI TRAIL NORTH AND WALKERBILT ROAD IN SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 8.67 +/- ACRES; AND BY PROVIDING AN . EFFECTIVE DATE. [PL20190000154] All interested parties are Invited to appear and be heard. Copies of the proposed ORDINANCE(S) -will be made available for inspection at the GMD Zoning Division, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, FL., between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. Furthermore, the materials will be made available for Inspection at the Collier County Clerk's Office, Fourth Floor, Suite 401, Collier County Government Center, East Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the GMD Zoning Division, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to October 27, 2020 will be read and considered at the public hearing. As part of, an ongoing Initiative to promote social distancing during the COVID-19 pandemic, the public will have the opportunity to provide public comments remotely, as well as In person, during this proceeding. Individuals who would like to participate remotely, should register any time after the agenda is posted on the County website which is 6 days beforethe. meeting through the link provided on the front page, of the County website at www.colliercounW.gov. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. For additional Information about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoffrey Willig®colllercountyfl gov. Any person who decides to appeal any decision of the Collier County Board of County Commissioners will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record Includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East,_ Suite 101, Naples, FL 34112-5356, (239) 252- 8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BURT L. SAUNDERS, CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT & COMPTROLLER 111 17.F.10 �1 13byc 0 D a. U 7 Q. M U m 0 x �a m Ln Ln O 0 0 0 rn 0 N J a. Q By: Teresa Cannon Deputy Clerk (SEAL) Packet Pg. 2080 J i��.c. o f maples L-R4d De✓elopmeaxt cowsuCtavLt May 24, 2019 Intake Team Collier County Growth Management Division 2800 North Horseshoe Drive Naples, Florida 34104 Re: Bay House Campus CPUD Amendment Ordinance 2013-65 Dear Intake Team: This letter and the enclosed information are submitted to request approval of an Amendment to Bay House Campus CPUD (Ordinance No. 13-65 which includes Hex No. 2016-29). The existing CPUD allows for principle uses of hotel, motel, and transient lodging with a maximum of 50 rooms, as well as eating establishments with a maximum of 400 seats. The comprehensive accessory use list included items such as a commercial culinary school and auditoriums. The proposed request adds assisted living facilities and an increase in the hotel rooms to 160 with an additional 10 feet in height, while removing the commercial culinary school and auditoriums. The additional uses and rooms will not result in an increase in the development footprint. The traffic analysis concludes the proposed changes do not represent a significant traffic generator for the roadway network at this location and proposes to select appropriate TDM strategies at the time of future SDP application when more complete development parameters are specified. We enclose the following documents: • One (1) Cover letter and Project Narrative • One (1) completed PDA Application; • One (1) set of the Pre -Application Meeting Notes • One (1) Affidavit of Authorization (signed and notarized) • One (1) Property Ownership Disclosure Form • One (1) Covenant of Unified Control • One (1) Addressing Checklist • One (1) Warranty Deeds • One (1) Boundary Survey (signed and sealed); • One (1) Statement of Utility Provisions • One (1) Traffic Impact Study • One (1) copy of current Master Plans— No Revisions requested • One (1) copy of original PUD Ordinance No. 13-65 & Hex No. 2016-29; • One (1) copy of PUD Document with changes struck through and underlined; Additional Data/Information requested by County staff post submittal • One (1) Engineering Report • One (1) Pressure and Flow Reports • One (1) Monitoring Report • One (1) Property ID Numbers • One (1) Legal Description • One (1) Lift Station Review • One (1) NIM Package Should you have any questions or require further information, please feel free to contact me. Respectfully, Karen Bishop s12.5-s411, Terrgce s w, "Rples, FL -34116 / (zsy) 82s-7zso / Fqx (zsy) z34 -6ey6 /Fn wil: 1egren&,-hop6pnuswgp1es. cow CO*BY County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Application for a Public Hearing for PUD Rezone, Amendment to PUD or PUD to PUD Rezone PETITION NO PROJECT NAME To be completed by staff DATE PROCESSED ❑ PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code ✓❑ Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F. APPLICANT CONTACT INFORMATION Name of Property Owner(s): Bay House Campus LLC / Turtle Bay Holding Company LLC Name of Applicant if different than owner: Address: 799 Walkerbilt Road City: Naples Telephone: Cell: 239-595-0350 E-Mail Address: Peter@theclawbar.com Name of Agent: Karen Bishop Firm: PMS Inc. of Naples State: Florida Zip: 34110 Fax: Address: 3125 54th Terrace SW City: Naples State: FI ZIP: 34116 Telephone: 239-455-6002 Cell: 239-825-7230 E-Mail Address: karenbishop@pmsnaples.com Fax: Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these regulations. Additional Agent: Richard Yovanovich Coleman Yovanovich Koester 4001 Tamiami Trail North Suite 300 Naples, Florida 34103 Ph. 239-435-3535 Fax 239-435-1218 rovanovich@cyklawfirm.com February 1, 2019 Page 1 of 11 CO*BY County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 ',EZONE REQUEST This application is requesting a rezone from: CPUD Zoning district(s) to the CPUD zoning district(s). Present Use of the Property: Restaurant Proposed Use (or range of uses) of the property: See attached Proposed Uses Exhibit A Original PUD Name: Bay House Campus CPUD Ordinance No.: 1988-030; 2013-65; 2016-29 PROPERTY INFORMATION On a separate sheet attached to the application, provide a detailed legal description of the property covered by the application: • If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; • The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre -application meeting; and • The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range: 21 / 48s / 25E Tract 1,2&3 Cocohatchee River Trust P.U.D / Bay House Replat Lot: iz1� Subdivision: Metes & Bounds Description: See Attached Legal Description 18 97 98 See attached Property ID Numbers Plat Book: 50 Page #: 14-15 Property I.D. Number: p y Size of Property: ft. x ft. = Total Sq. Ft. Acres: 8.67+/- Address/ General Location of Subject Property: 805 Walkerbilt Road West of Tamiami Trail N (US 41) and North of Walkerbilt Road PUD District (refer to LDC subsection 2.03.06 Q ❑■ Commercial ❑ Residential ❑ Community Facilities ❑ Mixed Use ❑ Other: ❑ Industrial February 1, 2019 Page 2 of 11 CO*BY County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 ADJACENT ZONING AND LAND USE Zoning Land Use N AST Cocohatchee River S C-4 / R.O.W. Office / Commercial / Retail / Walkerbilt Road E R.O.W Tamiami Trail N. (U.S. 41) W PUD Golf Maintenance If the owner of the subject property owns contiguous property please provide a detailed legal description of the entire contiguous property on a separate sheet attached to the application. Section/Township/Range: _/_/ Lot: Block: Subdivision: Plat Book: Page #: Property I.D. Number: Metes & Bounds Description: ASSOLIA I IUN5 Required: List all registered Home Owner Association(s) that could be affected by this petition. Provide additional sheets if necessary. Information can be found on the Board of County Commissioner's website at http://www.colliergov.net/Index.aspx?page=774. Name of Homeowner Association: Old Collier Golf Club Mailing Address: 790 Main House Dr City: Naples, Name of Homeowner Association: Colliers Reserve Mailing Address: 11711 Colliers Reserve Dr, Name of Homeowner Association: Mailing Address: Name of Homeowner Association: Mailing Address: State: FL City: Naples, State: FL City: City: State State: Zip: 34110 ZIP: 34110 ZIP: ZIP: Name of Homeowner Association: Mailing Address: City: State: ZIP: February 1, 2019 Page 3 of 11 Co�er Count y COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net EVALUATION CRITERIA 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff's analysis and recommendation to the Planning Commission, and the Planning Commission's recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. C. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub -district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub -district, policy or other provision.) d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. e. The adequacy of usable open space areas in existence and as proposed to serve the development. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. g. The ability of the subject property and of surrounding areas to accommodate expansion. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by existing deed restrictions. February 1, 2019 Page 4 of 11 CO*BY County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? No public hearing has been held in the last year Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation or zoning verification rendered on this property within the last year? ❑ Yes ❑■ No if so please provide copies. PUBLIC NOTICE REQUIREMENTS This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E. of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B. of the Administrative Code for the NIM procedural requirements. Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the Board's final action on this item, please remove all public hearing advertising sign(s) immediately. RECORDING Ot DEVELOPER COMMITMENTS Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments or Notice of Developer Commitments that contains the legal description of the property that is the subject of the land use petition and contains each and every commitment of the owner or developer specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said Memorandum or Notice. LDC subsection 10.02.08 D This application will be considered "open" when the determination of "sufficiency" has been made and the application is assigned a petition processing number. The application will be considered "closed" when the petitioner withdraws the application through written notice or ceases to supply necessary information to continue processing or otherwise actively pursue the rezoning, amendment or change, for a period of 6 months. An application deemed "closed" will not receive further processing and an application "closed" through inactivity shall be deemed withdrawn. An application deemed "closed" may be re -opened by submission of a new application, repayment of all application fees and the grant of a determination of "sufficiency". Further review of the request will be subject to the then current code. February 1, 2019 Page 5 of 11 Co�er Count y COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. N/A. Collier County Utilities. Collier County Utility Dedication Statement: If the project is located within the service boundaries of Collier County's utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre -application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. February 1, 2019 Page 7 of 11 CO*BY County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Final Submittal Requirement Checklist for: ❑ PUD Rezone- Ch. 3 G. 1 of the Administrative Code ❑■ Amendment to PUD- Ch. 3 G. 2 of the Administrative Code ❑ PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 The following Submittal Requirement checklist is to be utilized during the Pre -Application Meeting and at time of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date application. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at http://www.colliercountyfl.gov/Home/ShowDocument?id=76983. REQUIREMENTS COPIES REQUIRED NOT REQUIRED Cover Letter with Narrative Statement including a detailed description of why amendment is necessary ❑ R1 ❑ Completed Application with required attachments (download latest version) 1 Pre -application meeting notes 1 ❑✓Ll Affidavit of Authorization, signed and notarized 1 ❑ Property Ownership Disclosure Form 1 ❑ Notarized and completed Covenant of Unified Control 1 ❑ Completed Addressing Checklist 1 ❑ Warranty Deed(s) 1 ❑ ❑ List Identifying Owner and all parties of corporation 1 ✓ ❑� Signed and sealed Boundary Survey 1 ✓ ❑ Architectural Rendering of proposed structures 1L1❑✓� Current Aerial Photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. 1 ❑ ❑✓ Statement of Utility Provisions 1 ✓❑ ❑ Environmental Data Requirements pursuant to LDC section 3.08.00 1 ❑� ❑✓ Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) packet at time of public hearings. Coordinate with project planner at time of public hearings. ❑ ❑ ❑✓ Listed or Protected Species survey, less than 12 months old. Include copies of previous surveys. 1 ❑ Traffic Impact Study 1 ❑✓� ❑ Historical Survey 1 ❑ Li School Impact Analysis Application, if applicable 1 Ll ❑✓ Electronic copy of all required documents 1 ❑✓ ❑ Completed Exhibits A-F (see below for additional information)' ❑ ❑✓ N/A ❑ List of requested deviations from the LDC with justification for each (this document is separate from Exhibit E) ❑ N/A ❑ Checklist continues on next page February 1, 2019 Page 9 of 11 CO*BY County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Revised Conceptual Master Site Plan 24" x 36"and One 8 %" x 11" copy ❑ 71 ❑ Original PUD document/ordinance, and Master Plan 24" x 36" — Only if Amending the PUD ❑ L�JI ❑ Revised PUD document with changes crossed thru & underlined 1 I �❑✓ I ❑ Copy of Official Interpretation and/or Zoning Verification 1 *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement 'The following exhibits are to be completed on a separate document and attached to the application packet: ❑ Exhibit A: List of Permitted Uses ❑ Exhibit B: Development Standards ❑ Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code ❑ Exhibit D: Legal Description ❑ Exhibit E: List of Requested LDC Deviations and justification for each ❑ Exhibit F: List of Development Commitments If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239- 690-3500 for information regarding "Wildfire Mitigation & Prevention Plan." PLANNERS — INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS: ❑ School District (Residential Components): Amy Lockheart ❑ Conservancy of SWFL: Nichole Johnson ❑■ Utilities Engineering: Eric Fey ❑ Parks and Recreation: Barry Williams & David Berra ❑ Emergency Management: Dan Summers ❑ Immokalee Water/Sewer District: ❑ City of Naples: Robin Singer, Planning Director ❑ Other: 4SSOCIATED FEES FOR APPLICATION XIS Pre -Application Meeting: $500.00 ❑ PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre ❑ PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre X PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre X Comprehensive Planning Consistency Review: $2,250.00 ❑ Environmental Data Requirements -EIS Packet (submittal determined at pre -application meeting): $2,500.00 ❑ Listed or Protected Species Review (when an EIS is not required): $1,000.00 X Transportation Review Fees: ig) Methodology Review: $500.00 *Additional fees to be determined at Methodology Meeting. Q Minor Study Review: $750.00 Q Major Study Review $1,500.00 February 1, 2019 Page 10 of 11 CA- V County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net g Legal Advertising Fees: 1e CCPC: $1,125.00 x� BCC: $500.00 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239)252-2400FAX:(239)252-6358 C Schaal Concurrency Fee, if applicable: u Mitigation Fees, if application, to be determined by the School District in coordination with the County Fire Code Plans Review Fees are not listed, but are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. All checks payable to: Board of County Commissioners. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. * dditional fee r e 5'' and subsequent re -submittal will be accessed at 20% of,the original fee. 124 Si ature of Petitio r or Agent Date Printed named of signing party February 1, 2019 Page 11 of 11 Bay House Campus CPUD Evaluation Criteria Pursuant to Section 10.02.13 of the Collier County Land Development 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 noted below. Provide a narrative statement describing the rezone request with specific reference to the criteria noted below. Include any backup materials and documentation in support of the request. Narrative Statement Describing Request The property has been zoned as a CPUD since 1988 and is partially developed with a principal use of the restaurant known as the Bay House. This CPUD amendment proposes to revise the current 55 room hotel to a 160 room hotel, add assisted living as a principal use, and increase the zoned height from 50' to 60' with no change to the actual height of 75'. This request will also be eliminating the commercial cooking school and auditoriums as uses. The requested change does not impact the location of the development tracts, lakes, and preserves depicted on the CPUD master plan. PUD Rezone Considerations (LDC Section 10.02.13.13) 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The Bay House Campus CPUD is located on the northwest quadrant of US 41/Tamiami Trail North and Walkerbilt Road with access on both Walkerbilt Road and U.S. 41, as well as frontage on the Cocohatchee River. Access to the site will be from US 41 N and Walkerbilt Road. The arterial frontage properties in this area have been zoned for commercial uses since the late 1980s. The property is suitable for the proposed land uses and is consistent with the commercial patterns of development which has occurred in the vicinity of the CPUD. The application and supporting materials address traffic, access and utilities which are all available to the site. The proposed additional hotel rooms as well as the assisted living facilities will be located in areas previously identified commercial use and will take the place of the commercial cooking school and destination resort use. 2. 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 applicants own all of the land within the proposed Bay House Campus CPUD. The existing and proposed uses are currently and will continue to be interdependent with the sharing of infrastructure, access, and property management. 3. Conformity of the proposed CPUD 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 Bay House Campus CPUD property is located in the Urban Mixed Use District, Urban Residential Subdistict of the Future Land Use Element (FLUE) of the Growth Management Plan. Page 1 of 4 Bay House Campus CPUD Evaluation Criteria The Bay House Campus CPUD amendment is proposing to increase the hotel rooms from 50 to a maximum of 160 hotel units, as well as adding an option for an assisted living facility. This request is well within the density rating system permitted in the Growth Management Plan. The proposed amendment to the Bay House Campus CPUD will remove a commercial cooking school and auditoriums as uses but does not change the majority of the already approved the full range of commercial uses. The Urban Land Use designation description in the Growth Management Plan permits the full range of residential dwelling units, and recreational facilities. All of the proposed uses within the amended CPUD are consistent with the Future Land Use designation, which is consistent with the FLUE. Objective 2: Coordinate land uses with the availability of public facilities, accomplished through the Concurrency Management System of the Capital Improvement Element and implemented through the Adequate Public Facilities Ordinance of the Land Development Code. A traffic analysis has been prepared, which concludes that there are no existing or anticipated roadway level of service issues resulting from the increase in commercial uses ^-P s^^M^-P "^-,�;^^ units proposed for the project. Water and sewer services are provided by Collier County, and there are no existing or anticipated deficiencies. Projections of water and sewer demand are provided in the application materials. The surface water management system has been designed and permitted in accordance with the South Florida Water Management District. Objective 3: Ensure protection of natural and historic resources, ensure the availability of land for utility facilities, promote compatible land uses within the airport noise zone, and to provide for management of growth in an efficient and effective manner through Land Development Regulations adopted to implement this Growth Management Plan. The previous approval of the development location, configuration and commercial uses deem it consistent with the growth Management Plan. Objective 5: Implement land use policies that promote sound planning, protect environmentally sensitive lands and habitat for listed species while protecting private property rights, ensure compatibility of land uses and further the implementation of the Future Land Use Element. The project has acquired required state and federal environmental permits consistent with the GMP. The specific land uses have been deemed compatible with the previous zoning approvals Ordinance 1988-30, Ordinance 2013-65 and HEX 2016-29. Policy 5.3 All rezonings must be consistent with this Growth Management Plan. For properties that are zoned inconsistent with the Future Land Use Designation Description Section but have nonetheless been determined to be consistent with the Future Land Use Element, as provided for in Policies 5.9 through 5.13, the following provisions apply: As described above the proposed land uses and intensities of the uses had been deemed consistent with the Growth Management Plan at different times. However, after the zoning change in 2013 which reduced the intensity, the application is affected by Policy 5.3.a. For such commercially -zoned properties, zoning changes will be allowed provided the new zoning district is the some or a lower intensity commercial zoning district as the existing zoning district, and provided the overall intensity of commercial land use allowed by the existing zoning district, except Page 2 of 4 Bay House Campus CPUD Evaluation Criteria as allowed by Policy 5.11, is not exceeded in the new zoning district. The applicant has submitted a Growth Management Plan Amendment application (PL20190000850) to address this provision. 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). The Bay House Campus CPUD is in a neighborhood that is surrounded by commercial type uses and therefore is compatible with, and complementary to, the surrounding land uses. Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. The Bay House Campus CPUD has connection points to one local road, Walkerbilt Road and one arterial road, US 41 / Tamiami Trail. Access will be provided to each of these roadways. Interconnections with adjoining properties have been identified due to their developed status. Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. The Bay House Campus CPUD site design anticipates internal drive or parking lot connections for access to all uses. Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. The properties adjacent to the Bay House Campus CPUD have been developed with limited availability to interconnect. However, interconnection will be made where the option exists. Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. All efforts will be made to contribute to the County's effort to provide walkable communities. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The proposed uses are limited to commercial and typical accessory uses. Typical development standards have been identified and established in the CPUD document, which are consistent with those previously approved for the property. Buffers to surrounding commercial uses will meet or exceed the requirements of the land development code. The conceptual CPUD master plan Page 3 of 4 Bay House Campus CPUD Evaluation Criteria identifies the development tracts, preservation areas, buffers, and access to the site. The proposed CPUD is compatible with the surrounding land uses. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The Bay House Campus CPUD master plan identifies preserves, recreational amenity area, lakes and buffers which will be utilized for recreation and open space which will meet or exceed the minimum open space standard required. The CPUD document also provides for a variety of open space and recreational uses that will be designed for use of the owners and guests. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The project is subject to concurrency and adequate infrastructure must be in place to support future development on the site. There are no known capacity issues that will impact this project. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The Bay House Campus CPUD is surrounded by zoned, developed and undeveloped land. The subject application includes additional lands owned by the current property owner and represents all of the lands under its unified control. It is not anticipated that the CPUD boundary will be expanded beyond that included in this application. 8. 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 CPUD rezone proposes development standards which are generally consistent with other planned developments in the area, and consistent with those uses and standards previously approved for the property. Deviations from the LDC have been requested to address interconnections, parking spaces, sidewalk locations, and site specific signage. Approval for these deviations were previously approved. No further deviations have been requested. Page 4 of 4 GAY County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.collieraov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 2S2-2400 Pre -Application Meeting Notes Petition Type: PUDA Date and Time: Tuesday 1/29/2019 - 1 : 30 PM Assigned Planner: Nancy Gundlach Engineering Manager (for PPL's and FP's): Project Information Project Name: G (PUDA) PL#: 20190000154 PropertylD#: 26300000755 Current Zoning: CPUD Project Walkerbilt Rd Naples FL 34110 1 City: State: Zip: Applicant: Karen Bishop- President of PMS Inc. of Naples Agent Name: Karen Bishop Phone: PMS Inc. o Nap es Agent/Firm Address: 3215 54th Terrace SW City: Naples State: FL Zip: 34116 Property Owner: Bay House Campus LLC % Edward Nealey Please provide the following, if applicable: i. Total Acreage: 8. 94 ii. Proposed # of Residential Units: LWA iii. Proposed Commercial Square Footage: iv. For Amendments, indicate the original petition number: V. If there is an Ordinance or Resolution associated with this project, please indicate the type and number: Liv vi. If the project is within a Plat, provide the name and AR#/PL#: Updated 12/03/2018 Page I 1 of 5 Coder County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 Pre -Application Meeting Notes Petition Type: PUDA Date and Time: Tuesday 1/29/2019 - 1 : 30 PM Assigned Planner: Nancy Gundlach Engineering Manager (for PPL's and FP's): Project Information Project Name: Amendment to the Cocohatchee River Trust PUD (PUDA) PL#: 20190000154 Property ID #: 26300000755 Current Zoning: CPUD Project Address Y p: 05 Walkerbilt RdCit Naples State: FL Zi 34110 Applicant: Karen Bishop- President of PMS Inc. of Naples Agent Name: Karen Bishop Phone: PMS Inc. of Naples Agent/Firm Address: 3215 54th Terrace SW City: Naples State: FL Zip: 34116 Property Owner: Bay House Campus LLC o Edward Ne le Please provide the following, if applicable: L Total Acreage: 8.94 ii. Proposed # of Residential Units: iii. Proposed Commercial Square Footage: iv. For Amendments, indicate the original petition number: V. If there is an Ordinance or Resolution associated with this project, please indicate the type and number: vi. If the project is within a Plat, provide the name and AR#/PL#: Updated 12/03/2018 Page I 1 of 5 Co*r county COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergoy.net Meeting Notes 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 As of 10/16/2017 all Zoning applications have revised applications, and your associated Application is included in your notes; additionally a *new Property Ownership Disclosure Form is required for all applications. A copy of this new form is included in your pre-app Note — link is https://www.colliergov.net/Home/ShowDocument?id=75093. ak PyAVLIC_ U 7-71-t 1-7" - ALL A r' tit, i7-,t1cNT TV RC- 'LI1(` t T f�GS"i i1 t�t�R�U i y-i To T j4 l M. � (L f 1-7 Cr c J�.i.'lLi� i'+ `G; >✓� C��tJrS ��.� t /u�ti -2 T1 t FM ' %) ` JAL4 ce-,,0 i L7- P2uvi oc-b 4 f L1P�� 6 Atv Cx(5 y N r Av•�r��+ �� yi2 1A1`�CV' Disclaimer: Information provided by staff to applicant during the Pre -Application Meeting is based on the best available data at the time of the meeting and may not fully inform the applicant of issues that could arise during the process. The Administrative Code and LDC dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. -ap Updated 12/03/2018 Page 12 of 5 CAA County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliereov.net (239) 252-2400 Meeting Notes As of 10/16/2017 all Zoning applications have revised applications, and your associated Application is included in your notes; additionally a *new Property Ownership Disclosure Form is required for all applications. A copy of this new form is included in your pre-app Note — link is https://www.colliergov.net/Home/ShowDocument?id=75093. azu c � 5 ✓ v �� / t -I i Y-.I�� j:l..U� RJ-• J L�r_. I 1 L- /„! . � N // l Disclaimer: Information provided by staff to applicant during the Pre -Application Meeting is based on the best available data at the time of the meeting and may not fully inform the applicant of issues that could arise during the process. The Administrative Code and LDC dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. Updated 12/03/2018 Page 12 of 5 Coer County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliereov.net (239) 252-2400 Meeting Notes L F//-_rk,'\ %ovfl'b" ak )f ,r r ,a 41?e er .vm 'l vf2 < J LPL 1 OrILy l 1.✓h11A ki Gl Z-�art x'ts'f r�.' ufc /ht"'''*4 1- -,e L[h {I//'7�'+r�f rt �7nK �s 9L% ✓GLheXi,/ j l NP A, 4) �r c�p L f'ej �U J A— 6s�," e* rI,, !�L� ��I�r_. e5 C J. U t. 7. .p ! &Lrm;4.2a ei- LN +r< �i<sj(tG-� Ik? S;;L 1141JY•)Us VL01 C't�A d � Other required documentation for submittal (not listed on application): 52,e 4n*Cheib f /If1se Disclaimer: Information provided by staff to applicant during the Pre -Application Meeting is based on the best available data at the time of the meeting and may not fully inform the applicant of issues that could arise during the process. The Administrative Code and LDC dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. 3* Updated 12/03/2018 Page (, of 5 Cotlie-r County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.collier-gov.net (239) 252-2400 Meeting Notes Ci,jMi R©N M1N4aL- — 1NEQf-, ARC ND �c P6�S - C�i•a•� �c ` 0 E#VV1ePN1'V%e.V4AL eoivuyi,4n%e,,j4-5 � No Etjv1roojA4r-A;nLi-- J)A+#q EnJ WestrvE AQER l,, 4o QFmAw AS APPr Other required documentation for submittal (not listed on application): Disclaimer. • Information provided by staff to applicant during the Pre -Application Meeting is based on the best available data at the time of the meeting and may not fully inform the applicant of issues that could arise during the process. The Administrative Code and LDC dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. 3g Updated 12/03/2018 Page I -?fof 5 Collier County Transportation Planning and PUD Monitoring Pre-App Notes Developer Commitments: Transportation Planning " The maximum total daily trip generation for the PUD shall not exceed two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval." Use Codes Provide both ITE and SIC use codes in the TIS. PUD Monitoring "One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close- out of the PUD, and this entity shall also be responsible Bgr satisfying all PUD commitments until close-out of the PUD t the time of this CPU roval, the Managing Entity is the Insert Company Nam ere. Should the M . ' g Entity desire to trans a monitoring and commiime o a successor entity, it must provide a copy o gally binding document that needs t©'6e approved for le sufficiency by the Co . ttorney. After ;uch approv , the Managing Entity will be eased of its obligations written approval of the r iip6n y County �C staff, and the succ or entity shall become Oid"Managing Entity. As O r'and Developer sell off tracts, an aging Entity sh,111 provide written notice ounty that includes an 0 �t acknow gement of the commitm6nts required by the CP y the new owner and the new os agreement to com with the Commitment ough the Managing Entity, but the Managing Entity shall nefbe relieved of its responsibility under this Section. When the PUD is closed -out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments." Miscellaneous "Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. All other applicable state or federal permits must be obtained before commencement of the development." Collier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliereov.net (239) 252-2400 Pre -Application Meeting Sign -In Sheet PL# 20190000154 Collier County Contact Information: Name Review Discipline Phone Email ❑ David Anthony Environmental Review 252-2497 david.anthony@colliercountyfl.gov ❑ Summer Ara ue Environmental Review 252-6290 summer.brownarague@colliercountyfl.gov ❑ Claudine Auclair GMD Operations and Regulatory Management 252-5887 claudine.auclair@colliercountyfl.gov ❑ Steve Baluch Transportation Planning 252-2361 stephen.baluch@colliercountyfl.gov ❑ Ray Bellows Zoning, Planning Manager 252-2463 raymond.belIows@colliercount fl. ov Laurie Beard PUD Monitoring 252-5782 laurie.beard@colliercountyfl.gov Craig Brown Environmental Specialist 252-2548 crai .brown@colliercountyfl. ov Heidi Ashton Cicko Managing Asst. County Attorney 252-8773 heidi.ashton@colliercountyfl.gov Thomas Clarke Operations Coordinator 252-2584 thomas.clarke@colliercountyfl.gov Eric Fey, P.E. Utility Planning 252-1037 eric.fey@colliercountyfl.gov ❑ Tim Finn, AICP Zoning Division 252-4312 timothy.finn@colliercountyfl.gov X Sue Faulkner Comprehensive Planning 252-5715 sue.fauIkner@coiliercountyff.gov ❑ Paula Fleishman Impact Fee Administration 252-2924 paula.fleishman@colliercountyfl.gov ❑ James French Growth Management Deputy Department Head 252-5717 james.french@colliercountyfl.gov ❑ Michael Gibbons Structural/Residential Plan Review 252-2426 michael.gibbons@colliercountyfl.gov ❑ orm Gewirtz, P.E. Engineering Stormwater 252-2434 storm.gewirtz@colliercountyfl.gov Nancy Gundlach, AICP, PLA Zoning Division 252-2484 nancV.gundiach@colliercountyfl.gov ❑ Shar Hingson Greater Naples Fire District 774-2800 shingson@gnfire.org ❑ John Houldsworth Engineering Subdivision 252-5757 john.houldsworth@colliercountyfl.gov ❑ Jodi Hughes Transportation Pathways 252-5744 jodi.hughes@colliercountyfl.gov ❑ Alicia Humphries Right -Of -Way Permitting 252-2326 alicia.humphries@colliercountyfl.gov ❑ Erin Josephitis Environmental Specialist, Senior 252-2915 erin.josephitis@colliercountVfl.gov ❑ Marcia Kendall Comprehensive Planning 252-2387 marcia.kendall@colliercountyfl.gov ❑ John Kelly Zoning Senior Planner 252-5719 john.kellV@colliercountVfl.gov Gil Martinez Zoning Principal Planner 252-4211 gilbert.martinez@colliercountyfl.gov ❑ Thomas Mastroberto Greater Naples Fire 252-7348 thomas.mastroberto@colliercountyfl.gov ❑ Jack McKenna, P.E. Engineering Services 252-2911 jack. mckenna@colliercountyfI.gov ❑ Matt McLean, P.E. Development Review Director 252-8279 matthew.mclean@colliercountvfl.gov Michele Mosca, AICP Capital Project Planning 252-2466 michele.mosca@colliercountyfl.gov Updated 12/03/2018 Page 1 4 of 5 Collier County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.collieraov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 ❑ Annis Moxam Addressing 252-5519 annis.moxam@colliercountyfl.gov ❑ Stefanie Nawrocki Development Review - Zoning 252-2313 stefanie.nawrocki@colliercountyfl.gov Richard Orth Stormwater Planning 252-5092 richard.orth@colliercountyfl.gov ❑ Brandy Otero Transit 252-5859 1 brandy.otero@colliercountyfl.gov ❑ Brandi Pollard Utility Impact fees 252-6237 brand i.pollard @colliercountyfLgov ❑ Todd Riggafl North Collier Fire 597-9227 triggall@northcollierfire.com ❑ Daniel Roman, P.E. Engineering Utilities 252-2538 daniel.roman@colliercountyfl.gov ❑ Brett Rosenblum, P.E. Development Review Principal Project Manager 252-2905 brett.rosenblum@colliercountyfl.gov ❑ James Sabo, AICP Zoning Principal Planner 252-2708 james.sabo@colliergo.net Michael Sawyer Transportation Planning 252-2926 michael.sawyer@colliercountyfl.gov Corby Schmidt, AICP Comprehensive Planning 252-2944 corby.schmidt@colliercountyfl.gov ❑ Chris Scott, AICP Development Review - Zoning 252-2460 chris.scott@colliercountyfl.gov Linda Simmons North Collier Fire 252-2311 1 Linda.Simmons@colliercountyfl.gov ❑ Peter Shawinsky Architectural Review 252-8523 peter.shawinsky@colliercountyfl.gov ❑ Camden Smith Zoning Operations Manager 252-1042 Camden.smith@colliercountyfl.gov ❑ Scott Stone Assistant County Attorney 252-5740 scott.stone@colliercountyfl.gov ❑ Mark Strain Hearing Examiner/CCPC 252-4446 mark.strain@colliercountyfl.gov Mark Templeton Landscape Review 252-2475 mark.templeton@colliercountyfl.gov ❑ Jessica Velasco Zoning Division Operations 252-2584 jessica.velasco@colliercountyfl.gov ❑ Jon Walsh, P.E. Building Review 252-2962 jonathan.walsh@colliercountyfl.gov David Weeks, AICP Comprehensive Planning Future Land Use Consistency 252-2306 david.weeks@colliercountyfl.gov ❑ Kirsten Wilkie Environmental Review Manager 252-5518 kirsten.wilkie@colliercountyfl.gov ❑ Christine Willoughby Development Review - Zonin 48 christine.willoughby@colliercountyfl.gov ❑ Daniel Zunzune ui North Collier Fire =52-23101 Daniel.Zunzunegui@colliercountyfl.gov Additional Attendee Contact Information: Name Representing Phone Email Ni t ' i��incrl► �1-► CA ( 4!' -3s3f r o'ja'Xo'j d—Q C--f c K�rLfr�! PJ'�SRb � f nS �e�G �F ,MRPL�S Z'Si L - L c ..// 1�kRC�+�iSi�oP a PrtSNADI.�s. Updated 12/03/2018 Page 1 5 of 5 t Co Yer County Growth Management Department Zoning Division Applicant/Agent may also send site plans or conceptual plans for review in advance if desired. PL20190000154-Amendment to the Cocohatchee River Trust PUD (PUDA) - PRE-APP INFO Assigned Ops Staff: Thomas Clarke Camden Smith,(Ops Staff) STAFF FORM FOR SUPPLEMENTAL PRE -APPLICATION MEETING INFORMATION • Name and Number of who submitted pre-app request Karen Bishop 239-825-7230 karenbishop@pmsnaples.com • Agent to list for PL#20190000154 Karen Bishop PMS Inc. of Naples • Owner of property (all owners for all parcels) Bay House Campus LLC Turtle Bay Holding Company LLC • Confirm Purpose of Pre-App: (Rezone, etc.) Amendment to PUD Bay House Campus CPUD aka Cocohatchee River Trust PUD • Please list the density request of the project if applicable and number of homes/units/offices/docks (any that apply): Revise the PUD uses to remove the commercial school, modify the hotel rooms to 160 and add assisted living use • Details about Project (choose type that applies): PUD-A — This request applies specifically to the remainder of the development area. REQUIRED Supplemental Information provided by: Name: Karen Bishop Title: Agent Email: karenbishop@pmsnaples.com Phone: 239-825-7230 Created April 5, 2017 _ Location: K:\CDES Planning Services\Current\Zoning Staff Information w w� Zoring Dmsion • 2800 North Horseshoe Drive • Naples, Florida 34104.239-252-2400 • www.cdlergm net .County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.collier¢ov.net (239) 252-2400 FAX: (239) 252-6358 Final Submittal Requirement Checklist for: ❑ Pi D Rezone- Ch. 3 G. 1 of the Administrative Code Amendment to PUD- Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code The following Submittal Requirement checklist is to be utilized during the Pre -Application Meeting and at time of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date application. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at http://www.colliercountyfl.gov/Home/ShowDocument?id=76983. REQUIREMENTS COPIES REQUIRED NOT REQUIRED Cover Letter with Narrative Statement including a detailed description of amendment is necessary ❑ I]why Completed Application with required attachments (download latest version) 1 K❑ Pre -application meeting notes 1ET Li Affidavit of Authorization, signed and notarized 1 Property Ownership Disclosure Form 1 Notarized and completed Covenant of Unified Control 1 Completed Addressine Checklist 1 Warranty Deed(s) 1 ® ❑ List Identifying Owner and all parties of corporation 1 Signed and sealed Boundary Survey 1Ll Architectural Rendering of proposed structures 1 Current Aerial Photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. 1 ❑ [� Statement of Utility Provisions 1 Environmental Data Requirements pursuant to LDC section 3.08.00 1 [] Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) packet at time of public hearings. Coordinate with project planner at time of public hearings. ❑ ❑ 11 Listed or Protected Species survey, less than 12 months old. Include copies of previous surveys. 1 ❑ IRRI Traffic Impact Study 10 ❑ Historical Survey 1 ❑ School Impact Analysis Application, if applicable 1 Electronic copy of all required documents 1 Completed Exhibits A-F (see below for additional information)' ❑ ❑ List of requested deviations from the LDC with justification for each (this document is separate from Exhibit E) ❑ �: Checklist continues on next page July 30, 2018 Page 9 of 11 Co*er County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FA,1(;,(j +2-63)rye,! Revised Conceptual Master Site Plan 24" x 36"and One 8 %" x 11" copy ❑ Original PUD document/ordinance, and Master Plan 24" x 36" — Only if Amending the PUD ❑ Revised PUD document with changes crossed thru & underlined 1 Copy of Official Interpretation and/or Zoning Verification 1 0 If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement 'The following exhibits are to be completed on a separate document and attached to the application packet: ❑ Exhibit A: List of Permitted Uses ❑ Exhibit B: Development Standards Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code ❑ Exhibit D: Legal Description ❑ Exhibit E: List of Requested LDC Deviations and justification for each ❑ Exhibit F: List of Development Commitments If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239- 690-3500 for information regarding "Wildfire Mitigation & Prevention Plan." PLANNERS — INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS: ❑School District (Residential Components): Amy ❑ Conservancy SWFL: Nichole Johnson ockheart of Utilities Engineering: Eric Fey ❑ Parks and Recreation: Barry Williams & David Berra ❑ Emergency Management: Dan Summers ❑ Immokalee Water/Sewer District: ❑ City of Naples: Robin Singer, Planning Director F] Other: I - ASSOCIATED FEES FOR APPLICATION I V Pre -Application Meeting: $500.00 ❑ PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre ❑ pUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre M' D Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre Comprehensive Planning Consistency Review: $2,250.00 ❑ Environmental Data Requirements -EIS Packet (submittal determined at pre -application meeting): $2,500.00 C", ❑ Listed or Protected Species Review (when an EIS is not required): $1,000.00 14 l Transportation Review Fees: j Methodology Review: $500.00, to be paid directly to Transportation at the Methodology Meeting* Sl( (_ , Ntg�� &:e" IP rlG&ZLt). *Additional fees to be determined at Methodology Meeting. O Minor Study Review: $750.00 O Major Study Review $1,500.00 July 30, 2018 Page 10 of 11 Golfer County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.co/lliergov.net T� Legal Advertising Fees: c� PC: $1,125.00 � BCC: $500.00 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 ❑ School Concurrency Fee, if applicable: o Mitigation Fees, if application, to be determined by the School District in coordination with the County Fire Code Plans Review Fees are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. All checks payable to: Board of County Commissioners. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. *Additional fee for the 5' and subsequent re -submittal will be accessed at 20% of the original fee. Signature of Petitioner or Agent Printed named of signing party Date July 30, 2018 Page 11 of 11 AFFIDAVIT OF AUTHORIZATION 4-. FOR PETITION NUMBERS(S) PL20190000154 I, Pete[ Tierngy (print name), as Agent (title, if applicable) of Turtle Bay Holding Company,L.L.C. (company, if a licable), swear or affirm under oath, that I am the (choose one) owner= applicant =Contract purchaser=and that: 1. I have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land development Code; 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5. Well authorize Karen Bishop to act as ourlmy representative in any matters regarding this petition including 1 through 2 above. 'Notes: • if the applicant is a corporation, than it is usually executed by the core. pres. or v, pres, ■ If the applicant is a Limited Liability Company (L.L. C. ) or Limited Company (L. C.), then the documents should typically be signed by the Company's ''Managing Member' • If the applicant is a partnership, then typically a partner can sign on behalf of the partnership. ■ If the applicant is a limited partnership, then the general partner must sign and be identified as the "general partner' of the named partnership. ■ if the applicant is a trust, then they must include the trustee's name and the words "as trustee"_ • In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then 'mk� use the appropriate format for that ownership. Under_p"2Ifiei erjury, I declare that I have read the foregoing Affidavit of Authorization and that t acts stated in it a`ie true. J Date STATE OF FLORIDA COUNTY OF COLLIER The foregoinginstrument was sworn to (or affirmed) and subscribed before me on 5. {�- �t (date) by C'i�TCGrtn�.� (name of person providing oath or affirmation), as who is personally known to me or who has produced (type of identification) as identification. sT PrseA4; MtGAN MARY MILLER Signature of Notary Public Lam~ ': Notary Putsiic - State of Fl]Assn- 420mkb 16WCommission # FF 19BBMy Comm. Expires May S. °„`+�•• BondM through National Notary CIRW-C'OA-0011 +1155 REV 3124114 AFFIDAVIT OF AUTHORIZATION ■•% FOR PETITION NUMBERS(S) PL20190000154 I, meter Tierney (print name), as Agent (title, if applicable) of Turtle Bay Holding Company,L.!_.C. _ (company, If applicable), swear or affirm under oath, that I am the (choose one) owner0 applicant=contract purchasermand that: 1. I have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5. Well authorize Richard Yovanovich to act as our/my representative in any matters regarding this petition including I through 2 above. 'Notes: • If the applicant is a corporation, then it is usually executed by the carp. pres. or v. pres_ ■ If the applicant is a Limited Liability Company (L- L. C.) or Limited Company (L. C. ), then the documents should typically be signed by the Company's "Managing Member. " • If the applicant is a partnership. then typically a partnercan sign on behalf of the partnership. • If the applicant is a limited partnership, then the general partner must sign and be identified as the `general partner' of the named partnership. • If the applicant is a trust, them they must include the trustee's name and the words "as trustee". • In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. Unde�p-euaMes-ef_ erjury, I declare that I have read the foregoing Affidavit of Authorization and that the -facts stated in it a true. i Signature Date STATE OF FLORIDA COUNTY OF COLLIER The far Ding instrument was sworn to (or affirmed) and subscribed before me on �" tom[' '70!'1 (date) by �L (name of person providing oath or affirmation), as who is :)ersonally known to Mrpr who has produced (type of identification) as identification i STAMPJSEAL- - Signature of Nota ublic MEGAN MARY MiL', L'n z Notary puttlic • state al Commission # FF t98806 d? My comm. Expires May 5. 201�j Sonded PTO* National Notary Assn. CP108-COA 00I I511SS REV 3/24114 AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) PL20190000154 1, PQJgr Tierney (print name), as -Manager _ (title, if applicable) of say House Campus, LLC (company, If applicable), swear or affirm under oath, that I am the (choose one) owner0 applicantQcontract purchaser and that: 1- I have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true- 3- 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5. Well authorize Karen Bishop to act as our/my representative in any matters regarding this petition including 1 through 2 above- *Notes.- • if the applicant is a corporation, then it is usually executed by the corp. pros. or v. pres. • If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (L.C. ), then the documents should typically be signed by the Company's "Managing Member. " • If the applicant is a partnership, then typically a partner can sign on behalf of the partnership. • If the applicant is a limited partnership, then the general partner must sign and be identified as the "general partner' of the named partnership- • if the applicant is a trust, then they most include the trustee's name and the words "as trustee". • In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. Under penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that thefgcts stated-ift4 are true. Signature STATE OF FLORIDA COUNTY OF COLLIER �3. (I. '?")tq Date The foregoing instrument was sworn to (or affirmed) and subscribed before me on � I'1- 2vl� (date) by �e'X,- L teylAes/ _ (name of person providing oath or affirmation), as who is personally known to me or who has produced (type of identification) as identification. STAMPISEAL Signature of Notar f,1LGAN MARY MILLER Notary Public - State vt Florida W Commiss+on # fF 198806 `.� My Comm. Expires May 5, 2019 ,. ....... s BMW through National Notary Assn. CMDB-COA-00I 1 SU SS REN' 3/2V14 blic AO%. FOR PETITION NUMBERS(S) AFFIDAVIT OF AUTHORIZATION PL20190000154 I, Peter Tierney {print name), as Manager (title, if applicable) of Bay House Campus, LLC (company, If a licable), swear or affirm under oath, that I am the (choose one) owner applicant=contract purchaser=and that. 1, 1 have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code: 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. S. We/1 authorize Richard Yovanovich to act as our/my representative in any matters regarding this petition including 1 through 2 above. °Notes: ■ If the applicant is a corporation, then it is usually executed by the Corp. pres. or v. pre& • if the applicant is a Limited Liability Company (L. L. C.) or Limited Company (L. C.), then the documents should typically be signed by the Company's "Managing Member" ■ if the applicant is a partnership, then typically a partner can sign on behalf of the partnership. • if the applicant is a limited partnership, then the general partner rrwst sign and be identified as the "general partner' of the named partnership. • If the applicant is a trust, then they most include the trustee's name and the words "as trustee". • In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. Under -penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it are true. 3. ram. r� S' nature Date STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was sworn to (or affirmed) and subscribed before me on & I q ' %11�( (date) by YT �C►fy\C--.i (name of person providing oath or affirmation), as who Is personally known to me or who has produced hype of identification] as identification. STAMPrSEAL Signature of Notary Public ,;',;: Z�7 MEGAN MARY MILLER Notary Public • State of Florida Commission # FF 196806 J ` My Comm. Expires May 5, 2019 Bonded MFOugh Nalinnal Nolary Assn C'M08-C'UA-001151155 HEY 3123114 SECOND AMENDMENT TO THE OPERATING AGREEMENT OF TURTLE BAY HOLDING COMPANY LLC THIS AMENDMENT to the Operating Agreement of TURTLE BAY HOLDING COMPANY, LLC is made effective as of the 215 of February 2020, by and among those persons identified on the signature page hereto as Members ("Members"). WITNESSETH WHEREAS, TURTLE BAY HOLDING COMPANY, LLC was formed as a limited liability company under the laws of State of Florida (the "LLC"); and WHEREAS, the Members are governed by that certain Operating Agreement (the "LLC Agreement"), pursuant to which the Members agreed to the terms and conditions upon which the LLC is to be managed and operated; and WHEREAS, the Members desire to amend the LLC Agreement to reflect the current management of the LLC. NOW THEREFORE, in consideration of the foregoing and the mutual covenants herein contained, the parties hereto agree as follows: FIRST: Pursuant to Article V1, Section I of the LLC Agreement, a majority vote of the Members holding not less than Sixty Seven Percent (67%) of the Membership interest in the company may designate a manager of the LLC. SECOND: From this date forward the Members unanimously consent and approve of the designation of PETER TIERNEY to serve as Co -Manager, along with EDWARD T. NEGLEY, with the signature of only one manger being necessary to bind the Company. THIRD: The LLC Agreement shall continue in full force and effect in all other aspects except as modified herein. FOURTH: This Amendment shall be construed pursuant to and governed by the laws of the State of Florida. FIFTH: This Amendment may be executed in more than one counterpart and each executed counterpart shall be considered as an original. {Signatures begin on the next page) 2 IN WITNESS WHEREOF, the parties hereto, have affixed their hands and seals the day and year first above written. MEMBERS: NEGLEY HOLDINGS, LLC By: Edward T. Negley, Manager MANAGER: EDWARD T. NEGLEY cot he' r County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 "R(1PFRTV (11A/AIFR-,M1P DISCLOCI IRF PnPr%A 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: C Name and Address I % of Ownership If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Name and Address I % of Ownership If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: Name and Address I % of Ownership Created 9/28/2017 Page 1 of 3 cot he' r County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 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 Bay House Campus LLC 8 Sabre Ln Naples, FI 34102 Peter Tierney / Edward Negley 50/50 Turtle Bay Holding Company LLC 799 Walkerbilt Rd Naples, FI 34110 Peter Tierney / Edward Negley 10/90 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 'I I IL.CI J, a L U L.RI IUIUIn J, UCI ICI luau ICJ, UI f CII LI ICI J. 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: g. Date subject property acquired ❑ Leased: Term of lease Name and Address years /months If, Petitioner has option to buy, indicate the following: Created 9/28/2017 Page 2 of 3 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Hate of option: er County 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 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 ❑at Agent/Owner name (please print) Created 9/28/2017 Page 3 of 3 Coder County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.coltiergov.net (239) 252-2400 FAX: (239) 252-6358 COVENANT OF UNIFIED CONTROL The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property commonly known as BAY HOUSE CAMPUS LLC 1 TURTLE BAY HOLDING LLC 8 5ABRE LANE 1799 WALKERBILT RD (Street address and City, State and Zip Code) and legally described in Exhibit A attached hereto. The property described herein is the subject of an application for BAYHOUSECAMPUS planned unit development ( COMMERCIAL PUD) zoning. we hereby designate RICH YoyANoyICH legal representative thereof, as the legal representatives of the property and as such, these individuals are authorized to legally bind all owners of the property in the course of seeking the necessary approvals to develop. This authority includes, but is not limited to, the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning approval on the site. These representatives will remain the only entity to authorize development activity on the property until such time as a new or amended covenant of unified control is delivered to Collier County. The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project: 1. The property will be developed and used in conformity with the approved master plan including all conditions placed on the development and all commitments agreed to by the applicant in connection with the planned unit development rezoning. 2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County. 3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or safeguards provided for in the planned unit development process will constitute a violation of the Land Development Code. 4. All terms and conditions of the planned unit development approval will be incorporated into covenants and restrictions which run with the land so as to provide notice to subsequent owners that all development activity within the planned unit development must be consistent with those terms and conditions. 5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms, safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit development and the County may stop ongoing constr c Ivi h ught into compliance with 4 I terms, condit' ns and safeguards of the plane unit development. 4-111— Owned Owner�� J Y � Printed Name Manag r Bsu House Campus LLC Printed Name Manager - Bay House Ca pus LLC Manager Turtle Bay Holding Company LLC Agent Turtle Bay Holding ompany LLC STATE OF FLORIDA) COUNTY OF COLLIER) Sworn to (or affirmed) and subscribed before me this ` who is personally known to me or has produced February t, 2019 day of f 2015 by Gri f vvyc� as identification. Notary Publie (Name typedLpr}�Itgd_gr stamped) MEGAN MARY MILLER Notary Public - State of FloOda ' Commission # FF 198806 o;= My Comm. Expiies May 5, 2019 :;f O° "a'.•` t3onded twoLo National Notary Assn. 'inn•„ •` Page 8 of 11 CAT County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 2s2-2400 FAX: (239) 252-6358 COVENANT OF UNIFIED CONTROL The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property commonly known as BAY HOUSE CAMPUS LLC I TURTLE BAY HOLDING LLC B SABRE LANE 1799 WALKERBILT RD (Street address and City, State and Zip Code) and legally described in Exhibit A attached hereto. The property described herein is the subject of an application for BAYHOUSECAMPUS planned unit development ( COMMERCIAL PUD) zoning_ We hereby designate KAREN BISHOP legal representative thereof, as the legal representatives of the property and as such, these individuals are authorized to legally bind all owners of the property in the course of seeking the necessary approvals to develop. This authority includes, but is not limited to, the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning approval on the site. These representatives will remain the only entity to authorize development activity on the property until such time as a new or amended covenant of unified control is delivered to Collier County. The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project: 1. The property will be developed and used in conformity with the approved master plan including all conditions placed on the development and all commitments agreed to by the applicant in connection with the planned unit development rezoning. 2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County. 3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or safeguards provided for in the planned unit development process will constitute a violation of the Land Development Code. 4. All terms and conditions of the planned unit development approval will be incorporated into covenants and restrictions which run with the land so as to provide notice to subsequent owners that all development activity within the planned unit development must be consistent with those terms and conditions. 5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms, safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit development and the County may stop ongoing constru ntil the project is brought into compliance with erms, cond' ions and s feguards of the planned nit development. Owner tdu't „ re - I Owne Printed Name Manager - tay use Campus LLC Printed Name Manager - Bay House C m us LLC Manager - Turtle Bay Holding LLC Agent - Turtle Bay Holdi LC STATE OF FLORIDA) COUNTY OF COLLIER) Sworn to (or affirmed) and subscribed before me this day of Lr 201-1 by 1f:;�'( �« "A who is personally known to me or has produced as identification. Notary Public ME AN A t din a or stamped) Notary Public - State of Florida Commission # FF 198805 February 1, 2019 2p19 ` My Comm. Expires May 5, ,,,,i3nirl�rflt�rrniQhtVatinrsalfJotaiyAs Page 8of11 Coder County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.coltiergov.net (239) 252-2400 FAX: (239) 252-6358 COVENANT OF UNIFIED CONTROL The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property commonly known as BAY HOUSE CAMPUS LLC 1 TURTLE BAY HOLDING LLC 8 5ABRE LANE 1799 WALKERBILT RD (Street address and City, State and Zip Code) and legally described in Exhibit A attached hereto. The property described herein is the subject of an application for BAYHOUSECAMPUS planned unit development ( COMMERCIAL PUD) zoning. we hereby designate RICH YoyANoyICH legal representative thereof, as the legal representatives of the property and as such, these individuals are authorized to legally bind all owners of the property in the course of seeking the necessary approvals to develop. This authority includes, but is not limited to, the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning approval on the site. These representatives will remain the only entity to authorize development activity on the property until such time as a new or amended covenant of unified control is delivered to Collier County. The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project: 1. The property will be developed and used in conformity with the approved master plan including all conditions placed on the development and all commitments agreed to by the applicant in connection with the planned unit development rezoning. 2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County. 3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or safeguards provided for in the planned unit development process will constitute a violation of the Land Development Code. 4. All terms and conditions of the planned unit development approval will be incorporated into covenants and restrictions which run with the land so as to provide notice to subsequent owners that all development activity within the planned unit development must be consistent with those terms and conditions. 5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms, safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit development and the County may stop ongoing constr c Ivi h ught into compliance with 4 I terms, condit' ns and safeguards of the plane unit development. 4-111— Owned Owner�� J Y � Printed Name Manag r Bsu House Campus LLC Printed Name Manager - Bay House Ca pus LLC Manager Turtle Bay Holding Company LLC Agent Turtle Bay Holding ompany LLC STATE OF FLORIDA) COUNTY OF COLLIER) Sworn to (or affirmed) and subscribed before me this ` who is personally known to me or has produced February t, 2019 day of f 2015 by Gri f vvyc� as identification. Notary Publie (Name typedLpr}�Itgd_gr stamped) MEGAN MARY MILLER Notary Public - State of FloOda ' Commission # FF 198806 o;= My Comm. Expiies May 5, 2019 :;f O° "a'.•` t3onded twoLo National Notary Assn. 'inn•„ •` Page 8 of 11 CAT County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 2s2-2400 FAX: (239) 252-6358 COVENANT OF UNIFIED CONTROL The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property commonly known as BAY HOUSE CAMPUS LLC I TURTLE BAY HOLDING LLC B SABRE LANE 1799 WALKERBILT RD (Street address and City, State and Zip Code) and legally described in Exhibit A attached hereto. The property described herein is the subject of an application for BAYHOUSECAMPUS planned unit development ( COMMERCIAL PUD) zoning_ We hereby designate KAREN BISHOP legal representative thereof, as the legal representatives of the property and as such, these individuals are authorized to legally bind all owners of the property in the course of seeking the necessary approvals to develop. This authority includes, but is not limited to, the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning approval on the site. These representatives will remain the only entity to authorize development activity on the property until such time as a new or amended covenant of unified control is delivered to Collier County. The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project: 1. The property will be developed and used in conformity with the approved master plan including all conditions placed on the development and all commitments agreed to by the applicant in connection with the planned unit development rezoning. 2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County. 3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or safeguards provided for in the planned unit development process will constitute a violation of the Land Development Code. 4. All terms and conditions of the planned unit development approval will be incorporated into covenants and restrictions which run with the land so as to provide notice to subsequent owners that all development activity within the planned unit development must be consistent with those terms and conditions. 5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms, safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit development and the County may stop ongoing constru ntil the project is brought into compliance with erms, cond' ions and s feguards of the planned nit development. Owner tdu't „ re - I Owne Printed Name Manager - tay use Campus LLC Printed Name Manager - Bay House C m us LLC Manager - Turtle Bay Holding LLC Agent - Turtle Bay Holdi LC STATE OF FLORIDA) COUNTY OF COLLIER) Sworn to (or affirmed) and subscribed before me this day of Lr 201-1 by 1f:;�'( �« "A who is personally known to me or has produced as identification. Notary Public ME AN A t din a or stamped) Notary Public - State of Florida Commission # FF 198805 February 1, 2019 2p19 ` My Comm. Expires May 5, ,,,,i3nirl�rflt�rrniQhtVatinrsalfJotaiyAs Page 8of11 Collier County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net ADDRESSING CHECKLIST 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 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 si , n�Y 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) ❑ SDP (Site Development Plan) ❑ BD (Boat Dock Extension) ❑ SDPA (SDP Amendment) ❑ Carnival/Circus Permit ❑ SDPI (Insubstantial Change to SDP) ❑ CU (Conditional Use) ❑ SIP (Site Improvement Plan) ❑ EXP (Excavation Permit) ❑ SIPI (Insubstantial Change to SIP) ❑ FP (Final Plat ❑ SNR (Street Name Change) ❑ LLA (Lot Line Adjustment) ❑ SNC (Street Name Change — Unplatted) ❑ PNC (Project Name Change) ❑ TDR (Transfer of Development Rights) ❑ PPL (Plans & Plat Review) ❑ VA (Variance) ❑ PSP (Preliminary Subdivision Plat) ❑ VRP (Vegetation Removal Permit) ❑ PUD Rezone ❑ VRSFP (Vegetation Removal & Site Fill Permit) ❑ RZ (Standard Rezone) ❑ OTHER PUD Amendment LEGAL DESCRIPTION of subject property or properties (copy of lengthy description may be attached) See Attached S21 T48 R25 FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) 26300000755 STREET ADDRESS or ADDRESSES (as applicable, if already assigned) 805 Walkerbilt Rd LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way • SURVEY (copy -needed only for unplatted properties) CURRENT PROJECT NAME (if applicable) the Bay House Campus Commercial Planned Unit Development PROPOSED PROJECT NAME (if applicable) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) SDP - or AR or PL # Rev. 6/9/2017 Page 1 of 2 Collier County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) Please Return Approved Checklist By: 0 Email Applicant Name: PMS Inc of Naples Phone: 239-825-7230 ❑ Fax ❑ Personally picked up Email/Fax: karenbishop@pmsnaples.com 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 26300000755 Folio Number Folio Number Folio Number Folio Number Folio Number Approved by: Date: 1 / 16 / 2 019 Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED Rev. 6/9/2017 Page 2 of 2 EXHIBIT D LEGAL DESCRIPTION BAY HOUSE CAMPUS CPUD BEING ALL OF TRACT 1, BAY HOUSE REPLAT, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK SO, PAGES 14 AND 15 TOGETHER WITH ALL OF TRACTS 2 AND 3, COCOHATCHEE RIVER TRUST P.U.D., ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 18, PAGES 97 AND 98 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. ALL LYING WITHIN SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA. CONTAINING 377,623 SQUARE FEET OR 8.67 ACRES, MORE OR LESS. BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 5 of 8 Last Revised: October 8, 2013 a 5 _ Y r 1 1 t•n _.� �. y } * : 41-+ INSTR 5587819 OR 5534 PG 704 E-RECORDED 7/18/2018 1:24 PM PAGES CLERK OF THE CIRCUIT COURT AND COMPTROLLER, COLLIER COUNTY FLORIDA DOC@.70 $0.70 REC $35.50 CONS $10.00 EXHIBIT I.0 THIS INSTRUMENT PREPARED WITHOUT OPINION BY AND RETURN TO: CoNROY, COxROY, DuRANT, P.A. 2210 Vanderbilt Beach Road, Suite 1201 Naples, Florida 34109 Parcel I,D.#s: 26300000755 and 26300001000 CohSldera+On-. 4 l0.O0 Space above this line for recording data QUIT CLAIM DEED ' �An THIS QUIT CLAIM DEED is made this �'day of July, 2018, by and between WILLIAM KLOHN, a married man, individually, as Grantor, and BAY HOUSE CAMPUS, LLC, a Florida limited liability company, whose mailing address is 8 Sabre CayNaples, Florida 34102, its successors and assigns, as Grantee. (Wherever used herein the terms " d` t 11 include singular and plural, heirs, legal representatives, and assigns of indivi s e successors as ' s of corporation, wherever the context so admits or requires.) \ The Grantor, in conside atio of e s o — en and valuable consideration paid by t e G e hereby remise, release, and qui -cla to h sad rr demand which the said Grantor _ I , d ri and being in the County of Coll to of Florida, to wit, See Exhibit "A" hereto and incorpoy The Grantor warrants that the e - onueyed-ht='' or Grantor's spouse, nor does any member' 9r1611 with his homestead property or the homestead prop rty of Gr, Grantor's spouse's homestead property is �o\t) ' . 00 oll s ($10.00), and other good and i hi is hereby acknowledged, does a 1 thT right, title, interest, claim and o spy �651 or parcel of land, situated, lying reference. it the homestead property of Grantor there, nor is the property contiguous spouse qiamil . Grantor's and -9, . - lsr P ( 354102 TO HAVE AND TO HOLD the same, together with all and singular the appurtenances there unto belonging or in anywise appertaining, and all the estate, right, title, interest, lien, equity, and claim whatsoever of the said Grantor, either in law or equity, to the only proper use and benefit of the said Grantee forever. IN WITNESS WHEREOF, the said Grantor has signed and sealed these presents the day and year first above written. Witness Name: cj, By: illi Klohn Witness Name: -1— OR 5534 PG 705 STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was acknowledge before me this day of July, 2018 by William Klohn, who is _personally known to me or as produced Z. identification) as identification. _ (type of (Seal) NOTARY PUBLIC Printed Name: MA DURMT MY Cp►riM15SICN 0 IFF �2p '•: 99 EXPIRES: Januwy e�= eondedThNNotarypuVic NOTIMrs -2- OR 5534 PG 706 EXHIBIT "A" Tract 2 and Tract 3, COCOHATCHEE RIVER TRUST P.U.D in accordance with and subject to the plat recorded in Plat Book 18, pages 97 and 98, Public Records of Collier County, Florida. Property ID 426300000755 (Tract 2) 426300001000 (Tract 3) Being one and the same as the property described in the attached Exhibit B. Coa —3— *** OR 5534 PG 707 *** A tract or parcel of land lgiog in tho Northeast quarter of Baction` 21, Taunahlp 48 South; Range 25 past, C0111mr'County. F1orl4R9 vblch tract or psrcol of lwa4 ie.d000ribed as feLXovoi Fran, t v gwxtar section corner ua•ths Bast line of acid Section 21, 1 rue South along said Cast Tina for 10.25 feet; thence rye BOuth B9b3' Neat for 43.36 feat to a poise(TAPLon the eoato- 1iri. Of State goad No. 45 North to Trst v thence continue on the same course at pn augle of 69.50030"•. North to peat w;W the center 3,lna of said road !or 775 fcat along tha canter Liao -Of t6. County Road 60 foot vidap thence rum North 0t*00p30" �. Neat parallel to. the center line of said State Road for 30 teat 'to the Point of beginning of the leads hereby conveyed. said poiat being on the North lino of said County Road. prom said point of begiopiog run North ,a99031 East along the North line of said County Road for 175 last, thence run North Ol•00130" Nast, parallel to said State goad for 170 fast; thence run North 89.030 East, parallel to amid County Road tor,500 feet to a polot one he West right-of-way line of said State Road Mo. 43; thence run North 01 00 3D Nast along said right-of-way line, 100 feat from thn center line, for 724 feet more or leas, to the waters Of' the ehsonal of .- Horse Croak excavated by the Stita R A,4Department# thence ruck Wastarly and Southwesterly along aai;(.wa p a cgg au_.: ntapaetion with a Liao through the point of bojID1��ttaM��, kDAILal�t t� capte^ line of said State Road No. 451 thence ru(k o� h''0 'OD�9D�� Yes ri' , l !d lice for 630 fast moss or lees, to t4d,1 ii# -of begianlog, wbjla to'; aasament granted to tbo State Road;444ldsnt for right -of -May foihattd '0aaa01 of gave Creak as raoord d inl*id look Is, at psga 1gS o! el�a Pub le Records of ` Collier countq lSor aka W_ LOSS AND' T Parcel ship o lea "ty� 1tin0 (in th . n1p t aaC aYkor 1((o! �pction 21, Township 4 u , YtanO S a tj llier c4nt1+ �}orida being sore partia tar Ygarfbadatelol2�ria1 c?__� Cotumenaing 6 east 1/4 corn6r ot%secti�n 2�,4 wnehip 48 south? Rangy matt ! thence along ttej act line of Section.; , ItoyE�• ` 11'-45, Beat � 10.25 !eel; / 4 . _q thence leaving g" Ina South B8'-03p-00ettfJ• g3.36 last to a 0 Point in the co epi a of Walkerbilt Ro 8'( oonty Noad 60. t*1 W right -of -we ) an thn right-of-tra c It}g: 4I Tamiersi Trail ., OR 145 (150� right- way a thence along said righ gob»�iyfok I+�00�-30" Heat 200.00 feat to the POINT Or SECINNI of Ehe_parab Itetroin deocribedl 203.t00 tce oot along theisouthlLina-ofuthatAlandpas0described in O-R. Book 699, page 100, Collier County public Raoorda, Co111er.County, Florida; thence Leaving said line North OV-00'-30% West 280.00 feet, thence North OV-031-00" goat 253.00 foot to the neat .. right-of-way of O.B. 41 Mmiami Trail SR;945) and the east line as described .in said O.R. gook 699, page 100t thence �-Ung said line South 01--o0"-3os East 290.00 Coot to auUjecb,E0 eaeemantPoint of egi andrsatrLALons of record; aontairning 1.63 acres taore' or lees. `r Property Appraisers Parcel Identification No, 2630D000250,00157481404 Grantee's Social Security Number: Turtle Bay Holding Company, L.L.C. ( _ This instrument was prepared without examination or opinion of title by Louis W. Cheffy Cheffy Passidomo Wilson & Johnson, LLP 821 Fifth Avenue South Naples, Florida 34102 (239) 261. 9300 *** 4055173 OR; 4266 PG, 0068 *** RECORDED in OIIICIAL RECORDS of COLLIER COUNTY, IL 08/03/2007 at 11:0AN DNIGHT B. BROCE, CLERK CONS 3700000.00 RBC FBI 10,00 DOC•.70 25900.00 Retn: I ANDREWS TAINTOR PA 5051 CASTELLO DR 15 NAPLES IL 34103 (Space above thk lone for recording fiat;) WARRANTY DEED THIS WARRANTY DEED, made the J day of August, 2007, by Bayhouse, Inc., a Florida corporation, whose post office address is 799 Walkerbilt Road, Naples, FL 34110 (singularly or collectively "Grantor"), to Turtle Bay Holding Company, L.L.C., a Florida limited liability company, whose post office address is 9225 Gulfshore Drive N., Naples, FL 34108 (singularly or collectively "Grantee"): (Wherever used herein, the terms "Grantor" and "Grantee" include all parties to this instrument and the heirs, legal representatives and assigns of individuals, and the successors and assigns of corporations) WITNESSETH: That the Grantor, for and in consideration of the sum of Ten Dollars ($10.00) and other valuable considerations, receipt of which is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and confirms unto the Grantee, all that certain land situated in Collier County Florida, viz: Tract 1, Cocohatchee River Trust P,U,D., according to the plat thereof, as recorded in Plat Book 18, pages 97 and 98, of the Public Records of Collier County, Florida. TOGETHER with all the tenements, hqrzditie`hts an Appurtenances thereto belonging or in anywise appertaining. i� l� l {,)�( V TO HAVE AND TO HOLD, t e spa a in fee simple forever, AND, the Grantor hereby c ve nts'�J`itit aidia d l ante at the ran or is lawfully seized of said land in fee simple; that the Grantor has g od ' s and convey said land; that the Grantor hereby fully warrants the title to aid a d a it d n t ark a ain t the lawful claims of all persons whomsoever; and that said land i o al c r n exce t xe [£q the current and subsequent years, zoning and use restrictions it a y vern ntat au rity rest r s and easements common to the subdivision, and outstanding oil, ga 4 ineral interests of re 'prd, f a y„. IN WITNESS WHEREOF, written, SigneA Sealed and Delivered as to Ej(cVGrantor in the Presence of: 1 s signed and seale xhbe presents the day and year first above Bayhouse, In , a Florida corporation By: r_ Name: Thomas �ig,, Pre ident Witness Name: Le..r,r (I -- State of Florida County of Collier The foregoing instrument was acknowledged before me this —�— day of August, 2007 by Thomas S. Jennings of Bayhouse, Inc„ a Florida corporation, on behalf of the corporation. He Ws personally known to me or [I has produced a driver's license as identification. [Notary Seal] .........L IS W �MfFY..........' �, • h romrrJl DD0511331 In. yp12010 wN (p0oNa242S1 y9® • Bonded ?af�rS F�oOde Notary i................ Notary Public Printed Name: My Commission Expires: W m€ve350Qs F' Ci $�¢e.a M �'�e R ,.a F� c soy°=W = �'�o o Eu eo s p a 1 -3 mW=e o as a3 „yaaP mz�9ll g �n -6 gU ! € oWa,5; `se °ggGa °c �Wz ;'83 _ $ 8a a� o yed°B@ nWB CWE W d - 3`s. 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I^ Na9•oa'ao^E 90.00' mrm a aa: _ IR I I I I I 3W zno I ^R ig a s Fz�N a I z a wBE i FF Igo 04 U L -�s ga7 z d € sm o 6 NV chi = S S g�: �`<3�'1`� rr W 3�u od��or o I N89'00'00'E 60.00' ^ol WALKERBILT ROAD vai �'- • ^I 60' RIGHT OF WAY ------------------------------------ sa9•D3'DD'w ele.ss' �J .- ep ^ e w� W wW w wm Wm wh; wh.wm Ww wm w OlMoN 3v o� - sa o �� x xryxWx7 g e a .......................... «r�,�Nz zz zzMN zz zzzzi z q^zz�'�n 53z$o^ko 03 e " wA mry"a'cereea;n.a'.s'.sa-o 'a�.-a o� " W w`W ° 38'P�n"n .'�',�RY>�n " w¢ �o� �a��w �a�e�maz„ he�hm..x W 's z o "sad z u,m `da`daeNh�.r ammag8 g Fep �m '� " Np zz zz zzz zzzz zz zz m €'� o € o o zih h8 W - "emsa W zG x �d h nz �c�M Mp3a xg W g! - " n 4 G ¢ .i3$4� Ng4eti,m��.o w4mryO o(` oEm nn Ug,tup Ep SHARSE G 'Er R E�ae yae.oi �, I I cei ip� °x�p W,�v,II�~�M ux�pm x COCOHA �p.p�e�^pk 6 W 51881 (P2) L 5 Lyh 5 o off„ k Ppo�o �A€NOxB L52 L rom YF 8 $ 3¢m^ 1 29.15, REMPG �p �g7� Qg Qyw �5� 4 y r�= (Pb' yfFt�j8 PARE 51 j�mix_�d zr� b8 h9 � N 1 � P0gO eLb O4w C46 L V L45 L47^w lid' Lo 18�ry 1 Ly$ L39 440 L41 L29432l3 S°'emN 4 i $p s I15� F 9 'I� L24 L26 _ yi £��3Z-1Z> LZ; Lq5 exs�'�(a_ gE I �Z__a_-_arz` 8 �Bz e M FS �s�> III=• — � -- _—=b �rvarzrav mn �o J 3�2/O ,(Y9 bV37,9 (7J� £1�eUt h (53ao Sf'o �g � "a Gas-• .c s (dJ,oarsz m „O .cabs s L Wei hn` e ao w O i � .a Sri•- N j 90. DDYP) Z I 6� Y a5 E S 89'0134" W P �� 3.d 246.94 (M) es 04'98" w 24—'(J � 8 H9V3'00" w I ,I Nn N8 I ; I � II Ww �• ns, 2 I , -- —_ — ---- —--------------- -----------------------------J € sx 837, 'W�$Oa'95 3 ` a' S9.80( �3s°ta9�w—_»sm'e]___a WALKERBILT ROAD (60'R/W)—_-------- —--------- - WA2YCERBILT ROAB76ff' R7WJ CO*Cr County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST APPLICANT CONTACT INFORMATION Name of Applicant(s): Bay House Campus LLC / Turtle Bay Holding Company LLC Address: 799 Walkerbilt Road City: Naples State: Florida ZIP: 34110 Telephone: cell: 239-595-0350 Fax: E-Mail Address: Peter@theclawbar.com Address of Subject Property (If available): City: Naples 799 Walkerbilt Road State: Florida ZIP: 34110 PROPERTY INFORMATION Section/Township/Range: 21 / 48S / 25E Lot: Block: Subdivision: Cocohatchee River Trust PUD / Bay House Replat Metes & Bounds Description: Cocohatchee River Trust PUD / Bay House Replat Plat Book: 18 / 50 Page #: 97 / 14 Property I.D. Number: See Attached Property I.D. Numbers TYPE OF SEWAGE DISPOSAL TO BE PROVIDED Check applicable system: a. County Utility System X❑ b. City Utility System ❑ C. Franchised Utility System ❑ Provide Name: North County WRF d. Package Treatment Plant ❑ (GPD Capacity): 24.1 MGD e. Septic System ❑ I TYPE OF WATER SERVICE TO BE PROVIDED I Check applicable system: a. County Utility System X❑ b. City Utility System ❑ C. Franchised Utility System ❑ d. Private System (Well) ❑ Total Population to be Served: 327 Provide Name: North County Regional WTP Peak and Average Daily Demands: A. Water -Peak: 129.1 gpm Average Daily: 45,745 gpd B. Sewer -Peak: 92.2 gpm Average Daily: 32,675 gpd If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: July 2020 February 1, 2019 Page 6 of 11 Co�er Count y COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. N/A. Collier County Utilities. Collier County Utility Dedication Statement: If the project is located within the service boundaries of Collier County's utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre -application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. February 1, 2019 Page 7 of 11 TPODIICOCH planning-envineerine Traffic Impact Statement Bay House Campus CPUD Growth Management Plan Amendment (GMPA) Planned Unit Development Amendment (PUDA) Prepared for: PMS of Naples, Inc. 3125 54t" Terrace SW Naples, FL 34116 Phone: 239.825.7230 Collier County, FL 10/02/2019 Prepared by: Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34110 Phone: 239.566.9551 Email: ntrebilcock@trebilcock.biz Collier Countv Transportation MethodoloRv Fee — S500.00 Fee Collier County Transportation Review Fee — Small Scale Study — No Fee Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Statement of Certification I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. Norman J. Trebilcock, AICP, P.E. FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Company Cert. of Auth. No. 27796 Trebilcock Consulting Solutions, PA P a g e 1 2 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Table of Contents ProjectDescription......................................................................................................................... 4 TripGeneration............................................................................................................................... 6 Trip Distribution and Assignment................................................................................................... 8 BackgroundTraffic........................................................................................................................ 10 Existing and Future Roadway Network......................................................................................... 10 Project Impacts to Area Roadway Network Link Analysis............................................................ 11 SiteAccess Analysis....................................................................................................................... 13 Project Access — Tamiami Trail North (US 41)........................................................................... 14 Project Access — Walkerbilt Road.............................................................................................. 14 ImprovementAnalysis.................................................................................................................. 14 Mitigationof Impact..................................................................................................................... 15 Appendices Appendix A: Project Master Site Plan........................................................................................ 16 Appendix B: Initial Meeting Checklist (Methodology Meeting) ................................................ 18 Appendix C: Trip Generation Calculations ITE 10th Edition....................................................... 25 Appendix D: Turning Movements Exhibits................................................................................. 43 Trebilcock Consulting Solutions, PA P a g e 1 3 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Project Description The Bay House Campus project is located in north Naples just west of Tamiami Trail (US 41) on the north side of Walkerbilt Road. The project is currently zoned Bay House Campus Commercial Planned Unit Development (CPUD) — Collier County Ord. 13-65. The project is located in Section 21, Township 48 South, Range 25 East, Collier County, Florida. Refer to Figure 1 — Project Location Map, which follows and Appendix A: Project Master Site Plan. Figure 1— Project Location Map ru- o` d Lexus m . l` 4 Germain Towle Royal core or � ` ) of Naples Cfr Vesica 0.n3 Cy_ IL Pan Ara Ave m q, n rmperial�Go-croursek3lYd- ParkAve Jeck's �r f Glend leave Elm l Shack 49 V1 I� dl IV■ k I Cvl leer's Reserve Or i � Vier'g R. �^ X 3 b, � G4imlC an Lfl Projedir ' y Location y.. l Yle Bay.R, Flaw! . River Cr CaYliers 87, �9 N Supercenter el Gr �I N ® 11 i t Ve N ® m Imrttnkalee Rd 1 Toth Av.N f 1. F, dl Greeksi[1e Pkw r I U91h A. IN 169 tli Aye » 1p&rh Ave N Lh �a N m' r Ave .l z 107ih Ave N m C•eekside L'�" Creeksi�d N , i ��F ry• ry� � 1rAler JOP 5 The subject site currently consists of one 240 seat quality restaurant — the Bay House Restaurant. PUD zoning is approved for up to 400 restaurant seats, 4,500 square feet (sf) of accessory retail uses (to include culinary school, specialty retail and restaurant/brew house) and a 50 room hotel. Trebilcock Consulting Solutions, PA P a g e 14 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 The Bay House Campus Growth Management Plan Amendment (GMPA) application proposes to maintain the restaurant's potential seating capacity of 400 seats, eliminate the 4,500 sf of accessory retail, increase the proposed hotel to 160 rooms and add an option for an assisted living facility (ALF). Potential future ALF development would be allowed in lieu of other approved uses such that the total trip generation would not exceed the overall project's trip cap which is established in the PUD. The purpose of this report is to document the transportation impacts associated with the proposed Growth Management Plan Amendment (GMPA) and the associated Planned Unit Development Amendment (PUDA). A methodology meeting was held with the Collier County Transportation Planning staff on May 6, 2019 (refer to Appendix B: Initial Meeting Checklist (Methodology Meeting). For purposes of this evaluation, the project build -out year is assumed to be consistent with the Collier County 2024 planning horizon. The project provides a highest and best use scenario with respect to the project's proposed trip generation. The development program is illustrated in Table 1. Table 1 Development Program Development ITE Land Use [SIC Codes] ITE Land Use Total Size Code Approved PUD Quality Restaurant [5812, 58131 931 400 seats Conditions Approved PUD Quality Restaurant* [5812, 58131 931 4,500 square feet* Conditions Approved PUD Hotel [7011] 310 50 occupied rooms Conditions Proposed GMPA/PUDA Quality Restaurant [5812, 5813] 931 400 seats Proposed GMPA/PUDA Hotel [7011] 310 160 occupied rooms Assisted Living [8361] 254 TBD** to include culinary school, specialty retail and restaurant/brew house. Proposed GMPA/PUDA Note: *Accessory retail uses **TBD—To be determined provided the overall trip generation cap is not exceeded. Connection to the subject site is currently provided as follows: one right-in/right-out access on southbound Tamiami Trail North (US 41) and one full movement access on westbound Walkerbilt Road. No new connections are proposed as part of this application. Trebilcock Consulting Solutions, PA P a g e 1 5 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Trip Generation The project's site trip generation is based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 101h Edition. The software program OTISS — Online Traffic Impact Study Software most current version was used to create the raw unadjusted trip generation for the project. The ITE rates were used for the trip generation calculations. The ITE — OTISS trip generation calculation worksheets are provided in Appendix C: Trip Generation Calculations ITE 10th Edition. The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. Per Collier County TIS Guidelines and Procedures, the internal capture trips should be reasonable and should not exceed 20% of the total project trips. For this project, the software program OTISS is used to generate associated internal capture trips. The OTISS process follows the trip balancing approach as recommended in the ITE Trip Generation Manual Handbook V Edition. The resulting internal capture rates are below the county limits. The pass -by trips account for traffic that is already on the external roadway network and stops at the project on the way to a primary trip destination. It should be noted that the driveway volumes are not reduced as a result of the pass -by reduction, only the traffic added to the surrounding streets and intersections. As such, pass -by trips are not deducted for operational -access analysis (all external traffic is accounted for). Consistent with Collier County TIS Guidelines and Procedures, quality restaurant land uses (LUC 931) are allowed maximum pass -by traffic of 40% of the project's external trip generation potential for the peak hour and the daily capture rates are assumed 10% lower than the peak hour capture rate. This analysis calculates Quality Restaurant LUC 931 pass -by daily rates at 30% and AM and PM peak hour rates at 40%. No pass -by reduction is considered for the approved 4,500 sf accessory retail use (evaluated as Quality Restaurant in the trip generation analysis). The proposed GMPA/PUDA project trip generation is illustrated in Table 2A. The trip generation analysis under approved PUD conditions is shown in Table 213. Trebilcock Consulting Solutions, PA P a g e 1 6 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Table 2A Trip Generation (Proposed GMPA/PUDA Conditions) — Average Weekday Proposed GMPA/PUDA Conditions 24 Hour Two- PM Peak Hour Way Volume Land Use Size 1,040 Enter 75 Exit 37 Total 112 Quality Restaurant7160 400 seats occupied Hotel 1,957 57 60 117 rooms Total Traffic 2,997 (94) 132 (7) 97 (7) 229 (14) Total Internal Capture 125 90 Total External 2,903 (298) 215 (42) Total Pass -by (28) (14) Total Net External 2,605 97 76 173 Table 213 Trip Generation (Approved PUD Conditions) — Average Weekday Approved PUD Conditions 24 Hour Two- I PM Peak Hour Way Volume Land Use Size Enter Exit Total 1,040 75 37 112 Quality Restaurant 400 seats 50 occupied Hotel 611 18 19 37 rooms Quality Restaurant* 4,500 sf 377 23 12 35 Total Traffic 2,028 116 68 184 Total Internal Capture (112) (9) (9) (18) Total External 1,916 107 59 166 Total Pass -by (300) (28) (14) (42) Total Net External 1,616 79 45 124 Note: *Accessory Retail uses — see Table 1, page 5. The new net external proposed trip generation Table 2C shows total proposed GMPA/PUDA conditions versus approved PUD (the difference between Table 2A and Table 213). Table 2C Trebilcock Consulting Solutions, PA P a g e 1 7 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Trip Generation (Proposed New Net External Traffic) — Average Weekday PM Peak Hour Land Use Enter Total Exit Proposed GMPA/PUDA (Net External Traffic) 97 76 173 79 45 124 49 Approved PUD (Net External Traffic) Total New Net External Traffic 18 31 The roadway link concurrency analysis on the surrounding roadway network is analyzed based on only the new net external traffic generated as a result of the proposed project (as shown in Table 2C). Trip Distribution and Assignment The traffic generated by the GMPA/PUDA development was assigned to the adjacent roadways using the knowledge of the area and as coordinated with Collier County Transportation Planning staff. The assignment of the net new proposed site -generated trip distribution is shown in Table 3, Project Traffic Distribution for PM Peak Hour, and is graphically depicted on Figure 2 — Project Distribution by Percentage and by PM Peak Hour. Table 3 Project Traffic Distribution for PM Peak Hour CC AUIR Roadway Link Distribution of PM Peak Hr Project Traffic Roadway Link Vol. Link ID # Location Project Traffic Enter Exit Tamiami Trail North (US 41) 99.0 North to Wiggins Pass Rd 50% SB — 9 NB —16 Tamiami Trail North South to 99.0 50% NB-9 SB —15 (US 41) Immokalee Rd _ Tamiami Trail North South of 100.0 30% NB-5 SB — 9 (US 41) Immokalee Rd Immokalee Road East of Tamiami 41.1 ° ° W13-4 EB-6 (CR 846) Trail North Note(s): *Peak hour, peak direction traffic volumes are underlined and bold to be used in Roadway Link Level of Service calculations. Trebilcock Consulting Solutions, PA P a g e 18 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Figure 2 — Project Distribution by Percentage and by PM Peak Hour m � �Germain 7oyda Royal cove or r OLOf NRpieS pr Y'sca An.', q; 1 .Pan Arn Ave e 3 ., •I• T •,I1per18�C01119e Blvd Park Rye y JdCI{$ ,,� �• G4endateAve Beit Shack - ` N zm"�•k 'F "" z Fn�o:r way, k4an4- rL5%[NB} Project Trip Distribution Map by Percentage(Peak Hour Peak ❑irection) °`a-0a h = Illustrated project boundies are Ba ••:2 schematic only. For actual layout Y Rrrera �referto the proposed master plan. cafhersr k � I ■■ Rimart 3-µ�.,�v �v H N S :en:enter - F VIrl o. s gnc — 11 lih AveN / n Creekside PkwY � �., 1V91h A. IN IG9Ili AvcN Cre ksi 111v'1 Ave N 107,h Aye N Greekside BF+a Lexus ■ m r - Royal Cove Dr � GerRldln Taj'OIR �' Of Naples Cy,Yesice Mrl G! I Ak b .. p Pan ARI Ave - _ � r �' ,n0erinl-�G•dhf Lowse BNd Aark Ave " 4k.s �.N slendak Ave pM - 9 -_' [PM - 16} �� = Ne Fncar N'a, i•''"�y Al Project Trip Distribution Map al1er,g by PM Peak Hour p`v, t[ 3- Project r ; PM-12 Inbound unrmican it Location. (PM-47 } Outbound .•�� t he BayR • Illustrated mect 6oun da rie s are Hor; .� Pi�a•:;r P 1 ca'shersl - schematic only. For actual layout refer to the proposed master plan. tow {PM 15} ql _ 1MRimarl �; - Sy¢5�'yi{ M SNu;ercenier -. PM- 4 � :,a39Aoml e N ® 5 71 i Ih AveN ® _ Immokalee Rd l t °th Fve N {PM - 6} ide Gkwy $x � l°9ih AveN (PM - 9) ^ PM - 5 10ath Aye N �� A ks16e 814d . AveN 1°7th AveN m ireekside gwrl - . e Trader Joe's Trebilcock Consulting Solutions, PA P a g e 19 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Background Traffic Average background traffic growth rates were estimated for the segments of the roadway network in the study area using the Collier County Transportation Planning Staff guidance of a minimum 2% growth rate, or the historical growth rate from annual traffic counts (estimated from 2008 through 2019), whichever is greater. Another way to derive the background traffic is to use the Collier County AUIR volume plus the trip bank volume. A draft copy of the 2019 AUIR is available and utilized in this report. Table 4, Background Traffic without Project illustrates the application of projected growth rates to generate the projected background (without project) peak hour peak direction traffic volume for the build -out year 2024. Table 4 Background Traffic without Project (2019 — 2024) 2024 Projected 2024 Projected 2019 AUIR Pk Projected Pk Hr, Peak Dir Pk Hr, Peak Dir cc Hr, Pk Dir Traffic Background Background Roadway AUIR Roadway Background Annual Growth Trip Traffic Volume Traffic Volume Link Link Link Location Traffic Growth Factor w/out Project Bank w/out Project ID # Volume Rate (trips/hr) (trips/hr) (trips/hr) (%/yr)* Growth Factor** Trip Bank*** North to US 41 99.0 Wiggins Pass 2,720 (NB) 2.0% 1.1041 3,004 34 2,754 Rd South to US 41 99.0 Immokalee 2,720 (NB) 2.0% 1.1041 3,004 34 2,754 Rd South of US 41 100.0 Immokalee 1,790 (NB) 2.0% 1.1041 1,977 15 1,805 Rd Immokalee East of Road 41.1 Tamiami Trail 2,110 (WB) 2.92% 1.1548 2,437 168 2,278 (CR 846) North Note(s): *Annual Growth Rate — based on peak hour, peak direction volume (from 2008 through 2019), 2% minimum. **Growth Factor = (1 + Annual Growth Rate)5. 2024 Projected Volume = 2019 AUIR Volume x Growth Factor. ***2024 Projected Volume = 2019 AUIR Volume +Trip Bank. The projected 2024 Peak Hour — Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which is underlined and bold as applicable. Existing and Future Roadway Network The existing roadway conditions are extracted from the 2019 Annual Update and Inventory Report (AUIR) and the project roadway conditions are based on the current Collier County 5- Year Work Program. Roadway improvements that are currently under construction or are scheduled to be constructed within the five year Transportation Improvement Plan (TIP) or Trebilcock Consulting Solutions, PA P a g e 1 10 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Capital Improvement Program (CIP) are considered to be committed improvements. As no such improvements were identified in the Collier County 2019 AUIR, the evaluated roadways are anticipated to remain as such through project build -out. The existing and future roadway conditions are illustrated in Table S. Table 5 Existing and Future Roadway Conditions CC AUIR Roadway Link Exist Min. Exist Peak Dir, Peak Hr Future Roadway Link Standard Project Build Link ID # Location Roadway Capacity LOS out Roadway Volume Tamiami Trail North to Wiggins 99.0 6D E 3,100 (NB) 6D North (US 41) Pass Rd Tamiami Trail South to 99.0 6D E 3,100 (NB) 6D North (US 41) Immokalee Rd Tamiami Trail South of 100.0 6D E 3,100 (NB) 6D North (US 41) Immokalee Rd Immokalee East of Tamiami 41.1 6D E 3,100 (WB) 6D Road (CR 846) Trail North Note(s): 2U = 2-lane undivided roadway; 4D, 6D, 8D = 4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of Service. Project Impacts to Area Roadway Network Link Analysis The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the roadway links impacted by the project, which were evaluated to determine the project impacts to the area roadway network for future conditions (planning horizon year 2024). The Collier County Transportation Planning Services guidelines have determined that a project will be considered to have a significant and adverse impact if both the percentage volume capacity exceeds 2% of the capacity for the link directly accessed by the project and for the link adjacent to the link directly accessed by the project; 3% for other subsequent links and if the roadway is projected to operate below the adopted LOS standard. Based on these criteria, this project does not create any significant impacts to the area roadway network. Table 6, Roadway Link Level of Service illustrates the LOS impacts of the project on the studied roadway network. Trebilcock Consulting Solutions, PA P a g e 1 11 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Table 6 Roadway Link Level of Service (LOS) — With Project in the Year 2024 2019 Peak Roadway 2024 Peak Min LOS Min LOS CC o Volume Dir, Peak ,Hr Link Peak Dir, Peak exceeded exceeded AUIR Roadway Link Capacity Roadway Link Dir, Peak Hr Hr Volume without with Link Location Capacity (Project Vol w/Project Impact By Project? Project? ID # Volume Added)* ** Project Yes/No Yes/No Tamiami Trail 99.0 North to 3,100 (NB) NB —16 3,020 0.52% No No North (US 41) Wiggins Pass Rd Tamiami Trail South to 99.0 3,100 (NB) NB-9 3,013 0.29% No No North (US 41) Immokalee Rd Tamiami Trail 100.0 South of 3,100 (NB) NB-5 1,982 0.16% No No North (US 41) Immokalee Rd Immokalee East ofTamiami 41.1 3,100(WB) WB-4 2,441 0.13% No No Road (CR 846) Trail North Note(s): *Refer to Table 3 from this report. **2024 Projected Volume = 2024 background (refer to Table 4) + Project Volume added. In agreement with the Collier County Growth Management Plan — Transportation Element — Policy 5.2, project traffic that is 1% or less of the adopted peak hour service volume represents a de minimis impact. As illustrated in Table 6, the projected traffic impact is de minimis for the purposes of this application. The analyzed roadway links are located within the Northwest Transportation Concurrency Management Area (TCMA). The TCMAs designation is provided in Policy 5.6 of the Transportation Element — Collier County Growth Management Plan (GMP). In agreement with Policy 5.7 of the Transportation Element, the TCMA concurrency is measured on a system -wide basis such that each TCMA shall maintain 85% of its lane miles at or above the LOS standards. Based on the information contained in 2019 AUIR, the Northwest TCMA percent lane miles meeting standard is 97.1%. As illustrated in Policy 5.8(d) — Transportation Element, no impact will be de minimis if it exceeds the adopted LOS standard of any affected designated hurricane evacuation routes within a TCMA. Any impact to a hurricane evacuation route within a TCMA shall require a proportionate share congestion mitigation payment provided the remaining LOS requirements of the TCMA are maintained. As illustrated in Table 6, no LOS deficiencies are expected for the analyzed roadway network. Trebilcock Consulting Solutions, PA P a g e 1 12 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Site Access Analysis Connection to the subject site is currently provided as follows: one right-in/right-out access on southbound Tamiami Trail North (US41) and one full movement access on westbound Walkerbilt Road. No new connections are proposed as part of this application. For more details refer to Appendix A: Project Master Site Plan. US 41 (SR 45) — Tamiami Trail North is under Florida Department of Transportation (FDOT) jurisdiction and is currently a north -south, six -lane, two-way, divided arterial roadway and has a posted legal speed limit of 55 mph in the vicinity of the project. Walkerbilt Road is currently an undivided two-lane public local roadway, north of Immokalee Road. This is a low volume cul-de-sac roadway servicing the commercial and residential developments and has a posted legal speed of 25 mph in the vicinity of the project. The project access on Walkerbilt Road was evaluated for turn lane warrants based on the Collier County Construction Standards Handbook: (a) two-lane roadways — 40vph for right -turn lane/20vph for left -turn lane; (b) multi -lane divided roadways — right turn lanes shall always be provided; and (c) when new median openings are permitted, they shall always include left -turn lanes. Turn lane lengths required at build -out conditions were analyzed based on the number of turning vehicles in an average one -minute period — right turns; and two -minute period — left turns, within the peak hour traffic. The minimum queue length is 25 feet and the queue/vehicle is 25 feet. For details refer to Appendix D: Turning Movements Exhibits. The site access analysis captures projected generated trips as illustrated in Table 7. The PM Peak Hour has the highest traffic intensity. Table 7 Trip Generation (Proposed Development) — Average Weekday* AM Peak Hour PM Peak Hour Development Size Enter Exit Total Enter Exit Total Hotel 160 occupied rooms 57 42 99 57 60 117 Quality Restaurant 400 seats** 4 4 8 75 37 112 Total Traffic 61 46 107 132 97 229 Note(s): *Pass -by trips and Internal Capture reductions are not deducted for the purposes of this operational analysis. **ITE does not provide AM peak hour directional distribution; a 50%-50% split is assumed. Trebilcock Consulting Solutions, PA P a g e 1 13 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Project Access — Tamiami Trail North (US 41) This is an existing shared driveway with the commercial — retail area occupying the northwest corner of US 41 and Walkerbilt Road. This is a right-in/right-out drive with an existing urban flare turn out (no turn lane). The project is expected to generate 12vph and 26vph inbound right -turning movements during the AM and PM peak hour, respectively. Based on prior coordination with FDOT, a dedicated right turn lane is not warranted. Project Access — Walkerbilt Road The project is expected to generate 49vph and 106vph inbound right -turning movements during the AM and PM peak hour, respectively, which is above the 40vph threshold value. As such, a westbound right turn lane is warranted at this location. The intersection of US 41 and Walkerbilt Road is the nearest one serving this project. This is a directional median opening to allow for right-in/right-out/left-in movements. The existing right -turn lane on US 41 serving the intersection will accommodate the additional project traffic for both deceleration and stacking. Improvement Analysis Based on the link analysis and trip distribution, the proposed project is not a significant traffic generator for the roadway network at this location. Based upon the results of turn lane analysis performed within this report, turn lane improvements are warranted at the project access located on Walkerbilt Road. A more detailed evaluation of applicable access points and intersection connections will be performed at the time of site development permitting/platting when more specific development parameters will be made available, to determine operational requirements as they are warranted. The maximum net external trip generation for the PUD shall not exceed 173 two way PM peak hour trips (internal capture and pass by trips deducted). The trips will be based on the applicable land use codes in the Institute of Transportation Engineers (ITE) Trip Generation Manual in effect at the time of application for Site Development Plan (SDP), or Plat and Construction Plan (PPL) approval. Trebilcock Consulting Solutions, PA P a g e 1 14 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fees as building permits are issued for the project. Trebilcock Consulting Solutions, PA P a g e 115 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Appendix A: Project Master Site Plan Trebilcock Consulting Solutions, PA P a g e 1 16 LTA aged Vd `suoijnjoS 2u1llnsuoD laoapgaal ! WC U'w4u WU yr111erd ha g Jo y a3cd E651-110 ld-v-lond - sndwv7 3snOH AV( Wiz- (M0)1 M)11 snVVki irmNvl � r mar u CCyyZKN77!! �' t�� cj� 75 •' ,' ,'''1• 1' eF� G Ni� t 4 777 e Z� # 33 W w �� Q as sma o n o n e c N cG � rN ^ d Q Z U NVId a315VW ands - � 1191HX3 6IOZ aapola0 - SIl - b'0(1d/b'dW9 - andJ sndiunD asnoH Ap9 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Appendix B: Initial Meeting Checklist (Methodology Meeting) Trebilcock Consulting Solutions, PA P a g e 1 18 Bay House Campus CPUD - GMPA/PUDA - TIS - October 2019 INTTIAL MEETING CIIEC KLIST Suggestion: Use this Appendix as a worksheet to ensure that no itnportant elements are overlooked. Cross out the itetns that do not apply, or N/A (not applicable). Date: MU 06,_2019 Time: N/A Location: N/A Via Linail People Attending: Name, Organization, and Telephone Numbers I) Miehae l Sawyer- Collier County Growili Management Division j Norman Trebilcocl- TC5 3) Daniel Dovle, TCS Study Preparer: Preparers Name and Title: Norman AICP. Ph Organization: ITrebiicock Cansulling Snlelllnllii, PA Address & Tcleplione Number. 2800 Davis 13oulcyard. Suite 200. NwIcs- F1 34104: A 239-566--9551 ReviewerW- Reviewer's Nance & Title: Michael Sawyer. Project Manager Organization & Telephone Niunber; Collier Comity Transporlation Planning Department 239-252-2926 Applicant: Applicmit's Mane: Turtle 134y Holding Company Lt.0 Address: 799 Walkcrhilt Rd., Naples, FL 34110 Telephone Nunibcr: N,A Proposed Development: Name: 13av ] fousc G%L-IP;VPLfDA Location: 805 Walkerbilt Rd.. Naples, FL 31110 {refer to FiVire 1 Land Lrse Type: Existing - Quality Restaurmn. Hotel' tlo changa ITE' Code 'f_ F xistinL, f.l'C 931, f.l1C 310- no chalat+e Description: The proposed Traffic Impact Statement (TIS) will support the Growth IINlanap- nient Plan Ainendtnent [G_'IiPA] and the associated Pliu:ned Unit Development .Amendincnt (PUI)A) l'nr llio Bay Idouso project, Project site ti<urrcalily Consists of the Bay I3otuse restaurant. PLiD zrnuit_p is ap2roved for up to a 400 seat restaurant. 4-500 squarti: feet of accessory retail uses and a 50 room hotel. The nroiect GN•IPA/pUDA amilicatiou proposes Lo mainklin (he restaurant seating cdpacily of 400 seals raid increase (lie proposed Itotel to 160 roa>zns. Page 1 of 6 Trebilcock Consulting Solutions, PA P a g e 1 19 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Figure 1 —Project Location Map AL imp Zoning Existing' approved 13ay House Campus CPL.TD —C.C_ Ord. #13-65 Comprehensive plan recommendation: GMPAIPUDA Requested. aooroval for new development. Findings of the Preliminary Study tudv tine: Since estimated not now proicct traffic volume is less than 50 AM or PM Peak hour trips, this study qualifies for a Smail Scale'1'1S — no significant operaLional or roadway impacts. The TIS will include AM -PM peak hour trip generation, traffic distribution and assignments, Significance test (based on criterion), roadway link analysis and site access points bun lane analysis (existing access connections to WalkerbiII Rd. and 11-15 4l ). The 'TIS will determine if there is consistency with the Policy 5-1 of the 'Transportation F.lement. The report will Provide existing LOS and document the impact the proposed change will have on designated arterial and collector roads- Rnadway concurrency analysis based on estimated net new_ non -pass -by, PMJ Peak Hour trip eeneration- Operational Site Access Analysis we,:.kday total external AM -PM Peak Hour at build - out conditions. Internal capture is based on PIT Trip Generation Handbook 3`d Edition — uP to a 201/1. maximum. Pass -by rates are consistent with Collier County TIS Guidelines for Quality Restaurants. Page 2 of 5 Trebilcock Consulting Solutions, PA P a g e 1 20 Bay House Campus CPUD - GMPA/PUDA - TIS - October 2019 The gropowd develonnzant is situsted within tll�: County's du4iAnated Tran"portation Concnrrencv Management Areas 'ICMAs . 'Ilia TC EA's and TCMA's desi nations are provided in Policy 5.4 and 5.6 of the 'Transportation Element - Collier County Growth hlanavemult Plan fGMP]. Walkerbilt Read lkls a posted speed limit of 25 mph in the vieiniq ofthe prole& Tanliami Trail Noah (US 41) is under FDOT jurisdiction and has a posted legal speed limit ol' 55 mnh iti the vicinity o the PrniecL. Study 'l'yne: (if not net increase, operational study) Small Scalc TIS ® N11110r TIS ❑ iajor TIS ❑ Study Am— Bowidaries: south - Walkerbilr Road; east - CrS 41 (SR 45) Additional interrsoaiortis to be analvzcd, NVA Build Out Year: 2024 Plarunng Ilorizon Year: 2024 :analysis Time Pcriod(s); (2oticruTency Wcekdav PA1 Peak Hour; Operational WeekdayPeak Hnur, Future Off -Site Development-. to be determined Source of Trip Qeucration Rates: YFE 10"' Edition Reductions in Trip Generation Rates: Notre: N!A Pass -by trips: consistent. with CC TIS Guidelines and Procedures Internal trips (PI 11)): Bared on ITT' reermnnendations, not to exoeed 20% ol'lomal trafHe Tr:utsit use' N/A Other: NIA Horizon Year Road►►•sy Network lmpro►ements: 2024 Methodology & Asswnptions: Non -site tr..dTic estuYiales: Collier Counly trafficcount" an&Or 201$ _> TIR Site -trip generation: OT1SS software. ITT ifla' Editicnl 'trip distribution method: consistent with prior study - refer to Fiore 2. on next pone Traffic assignment tnethod: proiect trj3 generation with background rg oiwth Traffic growth rate_ historical wovvlh rato or 2%rninimunt Project Turning Moyemenis: consistent Gvith prior study - refer to Figure 3; on next nape figure 2 - Praiert Trip DiArihution by Percentage Page 3 of G Trebilcock Consulting Solutions, PA P a g e 1 21 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 J� � pan Am Aver _ 'A � � � r1 inipninl6ml cuu.s ° va.k xre nni 'm Bei ShacM �y 4� R � •. �/f Prryed Tnp' 3 DMO Wi MaP Per —age 3 ProjeC Locl;l � GNmicz a•.t � oBx'� e. _ / � w cc.lm�sn is 4 I r s RK $ b RIe�C � Suter e � � cd�•e<`� ii. �`�- 7tilh aye rr ® e immoaalee Ra �j ®�. noon z tl6. Figure 3 — Project Turning Movements Map by Percentage ra Project ,.++``��•'«••'•� Location �,,+•'` 20% •, (20 Project Turning M—.ents oetad by Percentage � 1�rrr�t 9p% I 50% Inbound ��'.L 80% -1 (5g%) Outbound (80%) (50%) 1 [50%) (50%)UT• 50% Page 4 of 6 Trebilcock Consulting Solutions, PA P a g e 1 22 Bay House Campus CPUD - GMPA/PUDA - TIS - October 2019 Special Features: {from prelimiiiary study or prior etpe6onee) Accidents locations: NiA Sight distance: NIA Queuing, NIA Access location & configuratiom NIA Traffic control; NIUTCD Signal systom Iooalinn & progression needs_ NIA On -site parking needs: N/A Data Sources: CC 2018 AUIR: CC Traffic Counis Basemaps: NIA Prior study reports; NIA Access policy and jurisdiction: N/A keview process: NIA Ro quirernents: NIA Miscellancous: NIA Small Scale Study - No Fee Y Minor Study - S750.00 Major Stud), - S1.500.O0 Mcthodoloay Fee - $500 N Includes 0 intersections Additional Intersectiolts - $500.00 each 411 fees ,sill he agreed to during the 1lfethodology tneeting and must be paid to Transportation priop to our sign -off on Me application. SIGN-ILT titsS MOmtoio, T-nbUCpCIQ Study Preparct—Nonnan Trci)iIcock Reviewer(:s) 'lpplicanl Collier C'ounLv Page 5 of G Trebilcock Consulting Solutions, PA P a g e 1 23 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 11•aftic Impact Study Rim icw Fee Schedute Fees will bu paid incrcmcrttallp as the dcvciopmcnt proca:ds: Nktihodology Rmericw, Ana [vsis Review, and Sufficiency Reviews_ Fees for additional moctings or other optional scrvicm are also proNidud below. N-lethodnioa , Review - $500 Fee Methodology Iteview includes re-6eas• of a submitted methodology statement, including review of submitted trip generation estimate{s}. distribution, assignment, and review of a "Small Seale Stud)," detcmrination. wrilWn approvallcommcnts on a proposal mcLhadolugry statcmc.,nl, and written confirmation of a rc-suhmittod, amended methodology statement and one meeting in Collier County, if needed. "Small Scale Study" Review - No AddRioual F%- (Includes one softicieucy review) Upon approval of the methodology review, the applicant may submit the study. The review includes: a uoncurrcncy &;!rumination, site access inspection and confirnation of the study compliance with trip generation_ distribution and maximum threshold compliance_ " Minor Study Review" - S750 Fee [Includes one sulTicionn' review) kevicw of the subrnittcd traffic analysis includrs: uptional field visit to site, confirmation of trip generation. dist'ibufim and a:csigrmrent, coneumNicy deWmnination, confirmation of committed improvements, review of traffic volume data colteetedlassemblod, review or ot'F site improvement.y, within the right-of-way, review of site access and circulation, and preparation and review of lsulf"iciency" commenLsiqucstions. "Ala iar Studv Reyew" - S1,500 Fee [Includes I w a intersect ion analvsis and 1wu su1116encI review Review of the submitted traffic am iNsis mcludus. f yid Visit to site- confirmation of trip generation- special trip generation andlor trip length study_ distribution and assignment. eoncurrency determination. confirmation of committed improvement—;.. revit�w of traffic volume data cot] ectedlasseanbled. review of traffic growth analysis, review of off -site roadway operations and capacity analysis, rcvie«v of sit. access and circulation, neiglrborhuod traffic intrusion issues, any neeessary improvement proposals and associated cost estimates, and preparation and review of up to hvo rounds of "sufficiency" commerdslquesiions andlor recommended conditions of approval. "Additional intersection Re-iew" - S;410 Fee T'he review of additional intersections shall include the same parameters as outlined in the 11lajor Study Review" and shall apply to cacli intersection abnvc the first two intersections included in the ' X'fajor Study Review" "Additions ] SuMciencr• Reviews" S500 Fee ,additional sutficiettcy review-9 beyond those initially included in die appropriate study shall require the additional Fee prior to the completion of the review. Page 6 of G Trebilcock Consulting Solutions, PA P a g e 1 24 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Appendix C: Trip Generation Calculations ITE 10th Edition Trebilcock Consulting Solutions, PA P a g e 1 25 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Land Use: 310 Hotel Description A hotel is a place of lodging that provides sleeping accommodations and supporting facilities such as restaurants, cocktail Ioungas, meeting and banquet TOO MS or convention facilities, limited recreational facilities (pool, fitness roam), and/or other retail and service shops. All suites hotel (Land Use 311), business hotel (Land Use 312), motel (Land Use 320), and resort hate (Land Use 330) are related uses. Additional Data Studies of hotel employment density indicate that, ❑n the average, a hotel will employ 0.9 employees per room. Twenty-five studies provided information an accupancy rates at the time the studies were conducted. The average occupancy rate for these studies was approximately 82 percent. Some properties ccntained in this land use provide guest transportation services such as airport shuttles, limousine service, a golf course shuttle service, which may have an impact on the overall trip generation rates. Time-cf-day distribution data for this land use are presented in Appendix A. For The an center ray core site with data, the avera ll highest vehicle volumes during the AM and PM on a weekday were counted between 8:30 and 9.30 a.m. and 3:15 and 4:15 p.m.. respectively_ On Saturday and Sunday, the peak hours were between 5 00 and 6:00 p.m. and 10:15 and 11:15 a.m., respectively. The sites were surveyed in the 1980s, the 199Os, the 2000s, and the 2010s in G21ifornia, District cf Columbia, Fla rid a, Georgia, Indiana, Min nesata, New York, Pennsylvania, South Dakota, Texas, Vermont, Virginia, and Washington. For all [edging uses, it is important to collect data on occupied rooms as well as total rooms In order to accurately predict trip generation characteristics for the site. Trip generation at a hotel may be related to the presence of supporting facilities such as convention facilities, restaurants, meetinglbanquet space, and retail facilities. Future data submissions should specify the presence of these amenities. Reporting the level of activity at the supporting facilities such as full, empty, partially active, number of people attending a meetingibanquet during observation may also be useful in further analysis of this land use. Source Numbers 170. 260. 262, 277, 280. 301, 306, 357, 422, 507, 577, 728, 867. 872, 925, 951 Butt ke, Ca H. Unpublished studies of building employment densities, Portland, Oregon ,�— Trip Generation Manual I th Efton - Volume 2: Data - Lodging (Land Uses 300--399) Trebilcock Consulting Solutions, PA P a g e 1 26 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Land Use: 931 Quality Restaurant Description This land use consists of high quality, full -service eating establishments with a typical duration of stay of at least one hour. Quality restaurants generally do not serve breakfast, some do not serve lunch', all serve dinner. This type of restaurant often requests and sometimes requires reservations and is generally not part of a chair Patrons commonly wait to be seated, are served by a waited waitress, order from menus and pay for meats after they eat. While some of the study sites have lounge or bar facilities (serving alcoholic beverages); they are ancillary to the restaurant. Fast casual restaurant (Land Use 930) and high -turnover (eit-down) restaurant (Land Use 932) are related uses. Additional Data The outdoor seating area is not rncluded in the overall gross floor area. Therefore, the number of seats may be a more reliable independent variable on which to establish trip generation rates for facilities having significant outdoor seating. The sites were surveyed in the 1980s and the 1990s in Alberta (CAN), California, Colorado, Florida, Indiana, Kentucky, NeW Jersey, and Utah Source Numbers 126, 260. 291. 301, 338, 339, 368, 437, 440, 976 RI Trip GenerMan Mamml iQth Edition • Volume 2, Data • Services{Land Lases XG-999j as Trebilcock Consulting Solutions, PA P a g e 1 27 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Project Information Project Name: Bay House 2013 PUD No: Date: 02/27/2019 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: 1Trip Generation Manual, 10th Ed Land Use Size Weekday AM Peak Hour PM Peak Hour Entry Exit Entry Exit Entry Exit 310 - Hotel (General Urban/Suburban) 50 Occupied Rooms 306 305 18 13 18 19 Reduction 0 0 0 0 0 0 Internal 18 38 0 0 4 5 Pass -by 0 0 0 0 0 0 Non -pass -by 288 267 18 13 14 14 931- Quality Restaurant (General Urban/Suburban) 400 Seats 520 520 0 0 75 37 Reduction 0 0 0 0 0 0 Internal 27 12 0 0 4 3 Pass -by 148 152 0 0 28 14 Non -pass -by 345 356 0 0 43 20 931- Quality Restaurant - 1(General Urban/Suburban) 4.51000 Sq, Ft. GFA 189 188 0 0 23 12 Reduction 0 0 0 0 0 0 Internal 11 6 0 0 1 1 Pass -by 0 0 0 0 0 0 Non -pass -by 178 182 0 0 22 11 Total 1015 1013 18 13 116 68 Total Reduction 0 0 0 0 0 0 Total Internal 56 56 0 0 9 9 Total Pass -by 148 152 0 0 28 14 TotalNon-pass-by 811 805 181 131 79 45 Trebilcock Consulting Solutions, PA P a g e 1 28 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Analysis Name Project Name Date: State/Province: Country: Analysts Name: PERIOD SETTING Weekday Bay House 2013 PUL) No: 212712019 City: ZiplPostal Code: Client Name: Edition: Land Use Independent Size Variable Time Period Method 310 - Hotel (General Occupied Rooms 50A Weekday Average Urban/Suburban) 1223 931 - Quality Seats 400 Weekday Average Restaurant (General 2.6 Urban[Suburbanj 931 - Quality 1000 Sq. Ft GFA 4.5i°' Weekday Average Restaurant - 1 63.84 (General Urban/Suburban) (0) ind{Gates size out of range (1) indicates Small sample sixes Ilse carefully Trlp Generation Manual, 10th Ed Entry Exit Total 30611, 305l" 6 7 1 "! 50% 50% 520 520 1040 50% 50% 189 188 377 50% 50% TRAFFIC REDUCTIONS Land Use Entry Adjusted Entry Reduction Exit Reduction Adjusted Exit 310 - Hotel 0 l0 300 0 % 305 931 - Quality Restaurant 0 % 520 0 % 520 931 - Quality Restaurant - 1 0 % 189 0 % 188 310 - Hotel Exit 305 Demand Exit: 9 % (27) Entry 306 Demand Entry. 4 % (12) 310 - Hotel Exit 305 Demand Exit: 9 % (27) Entry 306 Demand Entry: 4 % (12) INTERNAL TRIPS 931 - Qua Iity Restaurant Balanced: 27 Demand Entry: 5 % (31) Entry 520 Balanced: Demand Exit: 3 % (16) Exit 520 12 931 - Quality Restaurant -1 Balanced' 11 Demand Entry: 5 % (11) Entry 189 Balanced: Demand Exit: 3 % (6) Exit 188 5 Trebilcock Consulting Solutions, PA P a g e 1 29 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 931 -Quality Restaurant Exit 520 Demand Exit: 0 % (0) Entry 520 Demand Entry: 0 % (0) 310 - Hotel I I Internal Trips Total Trips 931 - Quality Restaurant Entry 306 (100%) 12 (4%) Exit 305 (100%) 27 (9%) Total 611 (100°/) 39 (6%) 931 - Quality Restaurant Internal Trips 1 Total Trips - Hotel Entry 520 (100%) 27 (5%) Exit 520 (100%) 12 (2%) 931 - Quality Restaurant- 1 Balanced: Demand Entry: 0 % (0) Entry 189 0 Balanced: Demand Exit: 0 % (0) Exit 188 0 931-Quality Total External Trips Restaurant- 1 6 (2%) 18 (6%) 288 (94%) 11 (4%) 38 (12%) 267 (88%) 17 (3%) 56 (9%) 555 (91%) 931 -Quality Tofaf External Trips Restaurant- 1 0 (0%) 27 (5%) 493 (95%) 0 (0%) 12 (2%) 508 (98%) Total 1040 (100%) 139 (4%) 0 (0%) 39 (4%) 1001 (96%) 931 - Quality Restaurant - 1 Internal Trips Total Trips 310 - Hotel 931 - Qualify Total External Trips Restaurant Entry 169 (100%) 11 (6%) 0 (0%) 11 (6%) 178 (94%) Exit 188 (100%) 6 (3%) 0 (0%) 6 (3%) 182 (97%) Total 377 (100%) 117 (5%) 0 (0%) 117 (5%) 360 (95%) Land Use 310 - Hotel 931 - Quality Restaurant 931 - Quality Restaurant - 1 EXTERNAL TRIPS External Trips Pass -by% Pass -by Trips Non -pass -by Trips 555 0 0 555 1001 30 300 701 360 0 0 360 Trebilcock Consulting Solutions, PA P a g e 1 30 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 PERIOD SETTING Analysis Nan-*: AM Peak Hour Project Name : Bay House 2013 PUD No: Date: 2/270019 City: StatelProvince: Zip/Postal Code: Country: Client Name: Analysts Name: Edition: Land Use Independent Size Variable Time Period Method 310 - Hotel (General Occupied Rooms 50i" Weekday, Peak Average Urban/Suburban) Hour of Adjacent 0.62 Street Traffic, One Hour Between 7 and 9 a.m. 931 - Quality Seats 400 Weekday, Peak Average Restaurant (General Hour of Adjacent 0.02 Urban/Suburban) Street Traffic, One Hour Between 7 and 9 a.m. 931 - Quality 1000 Sq. Ft, GFA 4 5'" Weekday, Peak AVerage Restaurant - 1 Hour of Adjacent 0.73 (General Street Traffic, Urban/Suburban) One Hour Between 7 and 9 a.m. (0) indicates directional distribution was not provided in the source document This study cannot be used for trip distribution. (1 ) indicates size out of range Land Use 310 - Hotel 931 - Quality Restaurant 931 - Quality Restaurant - 1 TRAFFIC REDUCTIONS Trip Gene ratian Manual, IOth Ed Entry Exit Total 18 13 31 58% 42% N/A NIA 801 0% 0% NIA 'VA. '_�(01 0% 0% Entry Reduction Adjusted Entry Exit Reduction Adjusted Exit 0% 10 0% 13 0% 0 0% 0 0% 0 0% 0 Trebilcock Consulting Solutions, PA P a g e 1 31 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 310 . Hotel Exit 13 Demand Exit: 8 % (1) Entry 18 Demand Entry 4 % (1) 310 - hotel Exit 13 Demand Exit 9 % (1) Entry 18 Demand Entry 4 % (1) 931 - Quality Restaurant Exit 0 Demand Exit; 0 % (0) Entry 0 Demand Entry: 0% (0) 310 - Hotel Internal Trips Total Trips 931-Quality Restaurant Entry 18 (1a0%) 0 (0%) Exit 13 (100%) ❑ (0%) Total 31 (100%) 0 (0%) 931 - Quality Restaurant Internal Trips Total Trips 310 - Hotel Entry a (10D%) 0 (0%) Exit 0 (100%le) 0 (0°I%) Total 0 (100%) n (0%) 931 - Qua}tty Restaurant - 1 Internal Trips Total Trips 310 - Hotel Entry 0 (100%) a (Q%) Exit 0 (1004'%) 0 (0 %) IWIll;NOV-11al Wim 931 - Quality Restaurant Balanced Demand Entry, 6 % (0) Entry 0 a Balanced' 0 Nmend Exit. 3 % (0) Exit 0 931 - Quality Restaurant - 1 Balanced. 0 Demand Entry: 5 % (0) Entry 0 Balanced: Demand Exit- 3 % (0) Exit 0 0 931 - Quality Restaurant - 1 Balanced. a Demand Entry: 0% (0) Entry 1) Balanced 0 Demand Exit 0% (0) Exit 0 931 - Quality Total External Trips Restaurant -1 0 (0%) ❑ (0°I) 18 (1 a0%) 0 (D%) ❑ (0%) 13 (1013%) 0 (0%I%) 0 (0%Iv) 31 (100014) 931 - Quality Total External Trips Restaurant -1 0 (0%/a) 0 (0%) a (100%) 0 (0%) 0 (0%) 0 (100%) 0 (a%) a (0%) 0 (100%) 1 931 - Quality Total External Trips Restaurant 0 (0%) 0 (0%) 0 (100%) 0 (D%I%) a (0%) a 00.0%) Total 0 (1 DD%) 0 (0%) 0 (0°I + ()(0%) 0 (100%) Trebilcock Consulting Solutions, PA P a g e 1 32 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 EXTERNAL TRIPS Land Use External Trips Pass -by% Pass -by Trips Non -pass -by Trips 310 - Hotel 31 0 0 31 931-Quality Restaurant 0 40 ❑ 0 931 - Quality Restaurant - 1 ❑ 0 ❑ 0 Trebilcock Consulting Solutions, PA P a g e 1 33 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 PERIOD SETTING Analysis Name: PM Peak Hour Project Name : Bay House 2013 PUD No: Cate: 2/27/2019 City: State/Province: ZiplPostal Code: Country: Client Name: Analyst's Name: Edition: Land Use Independent Size Variable Time Period Method 310 - Hotel (General Occupied Rooms 5001 Weekday, Peak Average Urban/Suburban) Hour of Adjacent 0.73 Street Traffic, One Hour Between 4 and 5 p,m, 931 -Quality Seats 400 Weekday, Peak Average Restaurant (General Hour of Adjacent 0.28 Urban/Suburban) Street Traffic, Orle Hour Between 4 and 6 p.m. 931 -Quality 1000 Sq. Pt GFA 4.5 Weekday, Peak Average Restaurant - 1 Hour of Adjacent 7.8 (General Street Traffic, U08n/Suburban) One Hour Between 4 and & P.M. (0) 00Mte8 $LZe out of range Trip Generatlon Manual, 10th Ed Entry Exit Total 18 19 37 49% 51% 75 37 112 67% 33% 23 12 35 66% 34% TRAFFIC REDUCTIONS ' Land Use entry Reduction Adjusted Entry Exlt Reduction Adjusted Exit 3it] - Hotel 0 % 18 0 % 19 931 -quality Restaurant 0 % 75 n °/ _; 931-Quality Restaurant-1 0% 23 ) 11 Trebilcock Consulting Solutions, PA P a g e 1 34 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 310 - Hotel Exit 19 demand Exit 6B % (13) Entry 18 Demand Entry. 71 % (13) 310 - Hotel Exit 19 Demand Exit: fib °% (13) Entry 18 Demand Entry: 71 °% (13) 931 - Quality Restaurant Exit 37 Demand Exit: 0 % (0) Entry 75 Demand Entry: 0 % (0) 310 - Hotel Tota I Trips Entry 18 (1OD%) Exit 19 (100%j Total 37 (100%) 931 -Quality Restaurant Total Trips Entry 75 (100°%) Exit 37 (140°%) Total 112 (100%) 931 - quality Restaurant -1 Total Trips INTERNAL TRIPS Internal Trips 931 - Quality Restaurant Balanced: Qemand Entry: S a% (4) Entry 75 4 Balanced' Demand Exll: 7 % (3) Exit 37 3 931 -Quality Restaurant- 1 Balanced: 1 Demand Entry: 5 % (1) Entry 23 Balanced: 1 Demand Exit: 7 % (1) Exit 12 931 - Quality Restaurant -1 Balanced Demand Entry. 0 °A (0) Entry 23 0 Balanced Demand Exit: 0 °% (0) Exit 12 0 931 - Quality 931 - Quality Tel External Trips Restaurant Restaurant -1 3 (17%) 1 (6%) 4 (22%) 14 (78%) 4 (21 °%) 1 (5°%) 5 (26 %) 14 (74%) 7 (19%) 2 (5%) 9 (24%) 28 (76%) Internal Trips Ma - Hotel 931 - Quality Total External Trips Restaurant -1 4 (5%) 0 (0%) 4 (5%) 71 (95°%) 3 (8%) 0 (0%) 3 (8%) 34 (92%) 7 (6%) 0 (D%) 7 (6%) 105 (94 %) Internal Trips 310 - Hotel 931 - Quality Total Restaurant External Trips Trebilcock Consulting Solutions, PA P a g e 1 35 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Entry 123 (1(J0%) i 1 (4 ) f 0 (0%j 1 1 (4 k) 22 (96%) Exit 12 (100%) 1 (8°%) 0 (0%) 11 (8%) 11 (92%) Total 35 (100%) 12 (6%) 10 (0%) 2 (6°%) 133 (94%) Land Use 310 - Hotel 931 -Quality Restaurant 931 -Quality Restaurant- 1 EXTERNAL TRIPS External Trips Pass -by°% 28 0 105 40 33 0 Project Information Project Name: Bay House 2019 GMPA No: Date: 05/10/2019 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: iTrip Generation Manual, 10th Ed Pass -by Trips Nan -pass -by Trips 0 28 42 63 0 33 Land Use Size Weekday AM Peak Hour PM Peak Hour Entry Exit Entry Exit Entry Exit 310 - Hotel (General Urban/Suburban) 160 Occupied Rooms 979 978 57 42 57 60 Reduction 0 0 0 0 0 0 Internal 16 31 0 0 3 4 Pass -by 0 0 0 0 0 0 Non -pass -by 963 947 57 42 54 56 931- Quality Restaurant (General Urban/Suburban) 400 Seats 520 520 4 4 75 37 Reduction 0 0 0 0 0 0 Internal 31 16 0 0 4 3 Pass -by 147 151 0 0 28 14 Non -pass -by 342 353 4 4 43 20 Total 1499 1498 61 4B 132 97 Total Reduction 0 0 0 0 0 0 Totallnternal 47 47 0 0 7 7 Total Pass -by 147 151 0 0 28 14 Total Non -pass -by 1305 1300 61 46 97 76 Trebilcock Consulting Solutions, PA P a g e 1 36 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 PERIOD SETTING Analysis Name : Weekday Project Name : Bay House 2019 GMPA No Date: 5/1012019 City: State/Province: Zip/Postal Code: Country: Client Name: Analysts Name: Edition; Land Use Independent Size Variable Time Period Method 31D - Hotel (General Occupied Rooms 160N) Weekday Average Urban/Suburban) 1223 931 -Quality Seats 400 Weekday Average Restaurant (General 2.6 Urban/Suburban) (0) indicates site out of range, (1) Indicates small sample size, use carefully Land Use 3i0 - Hotel 931 - Quallty Restaurant Trip Generation Manual, 10th Ed Entry Exit Total 979(" 97 BI" 1957t'I 50% 50% 520 520 104D 50% 50% TRAFFIC REDUCTIONS Entry Adjusted Entry Exit Reduction Adjusted Exit Reduction 310 - Hotel Exit 978 Demand Exit: 9 % (88) Entry 979 Demand Erriry 4 % (39) 310 -!Hotel Total Trips Entry 979 (10D7. ) Exit 978 (1OD%) INTERNAL TRIPS 931 - Quality Restaurant Balanced. Demand Entry: 6 % (31) Entry 520 Balanced. ❑emand Exit 3 % (16) Exit 520 16 Internal Trips 931 - Quality Restaurant Total 16 (2%) i 6 (2%) 31 (3%) 31 (3°tij External Trips 953 (98%) 947 (97%) Total 1957 (1DG%) 47 (2%) 47 (2%) 11910 (98%) Trebilcock Consulting Solutions, PA P a g e 1 37 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 931-OuaIityRestaurant Internal Trips Total Trips 310 - Hotel Entry 520 (100%) 31 (6%) Exit 520 (100°%) 116(3%) Total 1040 (100%) Land Use 310 - Hotel 931 - Quality Restaurant Total External Trips 31 (6%) 489 (94%) 16 (3°%) 504 (97%) 47 (5°%) 47 (5%) 993 (95%) EXTERNAL TRIPS External Trips Pass -by°% Tri Pass -by ps Non -pass by Trips 1910 p 0 1910 993 30 298 695 Trebilcock Consulting Solutions, PA P a g e 1 38 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 PERIOD SETTING Analysis Name: AM Peak Hour Project Name: Bay House 2019 GMPA No Bate: 5110r2019 City: StatelPmvinee: ZrplPostal Code: Country: Client Name: Analyst's Name: Edition: Land use Independent Size Variable Time Period Method 310 - Hotel (General Occupied Rooms 160 Weekday, Peak Average Urban/Suburban) Hour of Adjacent 0.62 Street Traffic One Hour Between 7 and 9 a.m. 931 - Quality Seats 400 Weekday, Peak Average Restaurant (General Hour of Adjacent 0.02 Urban/Suburban) Street Traffic, One Hour Between 7 and 9 a.m. (0) indicates diTectional distribution was not provided in the source document This Study cannot be used for trip distnbuWn. Land use 3111- Hotel 931 - Quality Restaurant 310 - Hotel Exit 47 Entry 57 TRAFFIC REDUCTIONS Trip Generation Manual, 10th Ed Entry Exit Total 57 42 99 58% 42% NIA WA 8(0i 0% D% EEnnt ion Adjusted Entry Exit Reduction Adjusted Exit 0 °% 57 ❑ °I 42 0 % 0 0 a% a INTERNAL TRIPS 931 - Quality Restaurant Demand Exlt: 9 °% (4) Balarc e& Demand Entry 6 % (0) Entry 0 Demand Entry. 4 % (2) Balanced: Demand Exit. 3 % (0) Exit 0 Trebilcock Consulting Solutions, PA P a g e 1 39 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 310 - Hotel Internal Trips Total Trips— External Trips 931 - Quality Restaurant Total Entry 57 (100%) 0 (0%) Q (0%) 57 (10Q%) Exit 42 {iQQ%} ❑(Q°/o) 0 (0%) 42 (1Q0%) Tota l 99 (100%) 0 (0%) Q (0%) 99 (10D%) 931 -Quality Restaurant Internal Internal Trips Total Trips Trips 310 - Hotel Total Entry 0 (100%) 0 (0%) 0 (0%) 0 (100%) Exit 0 (10(-)%) 0 (0%) 0 (0%) 0 (100%) Total 0 (100%) 0 (Q%) 0 (0%) 0 (100%) Land Use 310 - Hotel 931 - Quality Restaurant EXTERNAL TRIPS Exte rna I Trips Pass -by% Pass -by Trips Non -pass -by Trips 99 0 0 99 0 40 0 0 Trebilcock Consulting Solutions, PA P a g e 140 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 PERIOD SETTIN43 Analysis Name : PM Peak Hour Project Name: Bay House 2019 GMPA No: Date: 511012019 City: State/Province: ZipfPostal Code: Country: Client Narne: Analyst's Name: Edition: Land Use Independent Size Variable Time Period Method 310 - Hotel (General Occupied Rooms 160 Weekday, Peak Average UfbanlSuburban) Hour of Adjacent 0.73 Street Traffic, One Hour Between 4 and 6 P.M. 931 -Quality Seats 400 Weekday, Peak Average Restaurant (General Hour of Adjacent 0.28 Ufban)Suburbanj Street Traffic, One Flour Between 4 and 6 p.m. TRAFFIC REDUCTIONS Trip Generation Manual, 10th Ed Entry Exit Total 57 60 117 49°% 51% 75 37 112 57 % 33% Land Use Entry Adjusted Entry Exit Reduction Adjusted Exit Reduction 310 - Hotel 0 % 57 0 % 60 931 - quality Restaurant 0 % 75 0 % 37 INTERNAL TRIPS 310 - Hotel 931 -quality Restaurant Exit 60 Demand Exit: 68 % �41 j Bala 4 ed- Demand Entry: 5 %(4) Entry 75 Entry 57 Demand Entry 71 % (40) Balanced: Demand Exit' 7 °% (3) Faut 37 3 Trebilcock Consulting Solutions, PA P a g e 141 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 310 - Hotel Total Trips Entry 57 (100%) Exit 60 (100%) Internal Trips External Trips 931 - Quality Restaurant Total 3 (5%) 3 (5%) 54 (95%) 4 (7%) 4 (7%) 56 (93%) Total 117 (100%) 7 (6%) 7 (6%) 110 (94%) 931 - Quality Restaurant Internal Trips Total Trips — External Trips 310 - Hotel Total Entry 75 (100%) 4 (5%) 4 (5%) 71 (95%) Exit 37 (100%) 3 (8%) 3 (8%) 34 (92%) Total 112 (100%) 7 (6%) 7 (6%) 105 (94%) EXTERNAL TRIPS Land Use External Trips Pass-h /. Pass -by Trips Non -pass -by p y p Trips 310 - Hotel 110 p 0 110 931 - Quality Restaurant 105 040 42 63 Trebilcock Consulting Solutions, PA P a g e 142 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Appendix D: Turning Movements Exhibits Trebilcock Consulting Solutions, PA P a g e 143 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 T(50%) Project Turning Movements Detail by Percentage Y Inbound (50%) 10uthoundl �I (50%) r (50%) (50%) 50°l0 R Trebilcock Consulting Solutions, PA P a g e 144 Bay House Campus CPUD — GMPA/PUDA — TIS — October 2019 Project *s Location **•�**##�** AM-12, PM-26 : . (AM-9, PM-19 ■ J O ■ PM-4U AM-"18, (AM-37, PM-7'8) on. AM-49, PM-105 }t (AM-37, PM-78) r a� ` r Project Turning Movements Detail by AM/PM Peak Hour AM-3, PM- Inbound (AM-4, PM-5) Outbound (A M-23, P M-48) % '.7 11,01 )T (AM-23, PM-48) AM-31, PM CAM-23, PM,48) (AM-23, PM-49) �TIIAM-31, PM-fifi :i Trebilcock Consulting Solutions, PA P a g e 145 EFaz 'S -Ja4413p :paslnaa lief 840 b a8ed 17SL00006wz-ld-vcind—sncivi'do 3SnOH Ad8 A _? � maL,5 � [} LLJ p00 �, p re y r^ LU CM•O-ii A90 6v-S-r11-Ifvu-L IW'd[Wtll b w m W LLf a C, w pwUU� x� �p�p Wppm ag ow �rrFi D 1 �r •r,'r, ld ~gym in - - ` bp}ww ?�9 gig Y ❑ � r' � rr � 'r i�l 'Y�N�O 3 i•'1 a �I xxPIL w� m uj a z u ❑ r li LL LL m u o {� 2 w 1 Lux QnC 5o aCt Cj �4k _��+ y� W ZU ❑Rn ❑ W xdLy N i Ja Fp apt LL wLL, �_ �; z=a SmU z C') zap �� N uUwU1 x L-L, u L.L, u LLa g , ❑ LLJ ft aO�C -7id5 �d n CCY cJ +i ui w d t- a a u � w C¢�1(,, C � ii ippi CV H � � IO m w cn N [A x q � v a v N►dId a3lsdw and:)-:)lialHx3 HEX NO.2016 -- 29 HEARING EXAMINER DECISION PETITION NO. PDI-PL20160000837 — Bay House Campus LLC requests an insubstantial change to Ordinance No. 2013-65, the Bay House Campus Commercial Planned Unit Development, to reduce the minimum distance between principal structures to 10 feet where both principal structures do not exceed 30 feet in zoned height. The subject property consisting of 8.67f acres is located northwest of the US 41 and Walkerbilt Road intersection, in Section 21, Township 48 South, Range 25 East, Collier County, Florida. DATE OF HEARING: July 28, 2016 STAFF RECOMMENDATION: Approval. FINDINGS: Based an the applicant's written petition, testimony at the hearing of the applicant and the public, and the recommendation of staff, the Hearing Examiner finds that the criteria set forth in Sections 10.02.13 E.1 and 10.02.13 E.2 of the Land Development Code has been met and the petition should be approved. Staff received no objections to this application. One member attended the hearing to question transportation issues unrelated to this application. During the hearing the applicant agreed to add a limitation for actual height and this is incorporated into the approved language. DECISION: The Hearing Examiner hereby approves Petition Number PDI-PL20160000837, filed by Lindsay Rodriguez of Waldrop Engineering, P.A. representing Bay House Campus, LLC, with respect to the property as described in the Bay House Campus CPUD, Ordinance No. 2013-65, for an insubstantial change: to the development standards of Exhibit B of Ordinance No. 2013-65, to reduce the minimum distance between principal structures to 10 feet where bath principal structures do not exceed 30 feet in zoned height and 35 feet in actual height. Said change is fully described in the Bay House Campus CPUD amendment attached as Exhibit "A', and is subject to the condition(s) set forth below. ATTACHMENTS: Exhibit A — CPUD Amendment [I 6-CPS-01542/ 1270252/ 1 ] 18 1 of 2 LEGAL DESCRIPTION: See Ordinance No. 2013-65, the Bay House Campus CPUD. CONDITIONS: 1. All other applicable state or federal permits must be obtained before commencement of the development. DISCLAIMER: Pursuant to Section 125.022(5) 1~.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. APPEALS: This decision becomes effective on the date it is rendered. Pursuant to Ordinance 2013-25, as amended, a Hearing Examiner Decision may be appealed to the Board of County Commissioners or the Board of Zoning Appeals, as appropriate. Appeals must be filed within 34 days of the date the Hearing Examiner Decision is rendered. RECORD OF PROCEEDINGS AND EXHIBITS. SEE CLERK OF COURT, MINUTES AND RECORDS DEPARTMENT. DECISIONS OF THE HEARING EXAMINER FOR VARIANCES, CONDITIONAL USES, AND BOAT DOCK EXTENSIONS SHALL BE NOTED ON THE ZONING MAP FOR INFORMATIONAL PURPOSES. 26 - q - 20 1& Date Mark Strain, Hearing Examiner Approved as to form and legality: �J�j A j Ck H idi Ashton-Cicko Managing Assistant County Attorney [I 6-CPS-0 1542/1270252/1118 2 of 2 EXHIBIT B DEVELOPMENT STANDARDS SAY HOUSE CAMPUS CPUD Development of the Bay House Campus CRUD shall be in accordance with the contents of this Ordinance and applicable sections of the LDC and Growth Management Plan (GMP) in effect at the time of issuance of any development order, such as, but not limited to, final subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district shall apply. Table I b0ow sets forth the development standards for land uses within the Bay House Campus CPUD. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE I DEVELOPMENT STANDARDS PERMITTED USES AND STANDARDS Principal Structures Accessory Structures Min. Lot Area NIA NIA Min. Lot Width NIA NIA SETBACKS (EXTERNAL) From US 41 R-O-W 40 ft. 25 ft. From Walkerbilt Rd. R-O-W 40 ft. 25 ft, Cocohatchee River 30 ft. aft. Western Property Line 50 ft. SP5 SETBACKS (INTERNAL) Internal Access Easements 15' SPS Side 10, 5' Rear 15' 10, Preserves` 0'125' 0'110' Min. Distance Between Structures** 30' 5' MAXIMUM BUILDING HEIGHT Zoned 50' 35' Actual 75' 45' SP5= Same as Principal Structure *0' setback is permitted for fences or retaining walls permitted as part of the stormwater management system, pathways, and other structures allowed within the preserves tract pursuant to Exhibit A and LDC Sec. 3.05.07.H.1.h.iii **Minimum distance between urinciDaI structures shall be 10' feet where both structures do not exceed 30' in zoned height and 35' in actual height. * * * * * * * * * * * * * * * Exhibit "A" to HEX No. 2016-29 BAY HOUSE CAMPUS — PL20160000837 Page 1 of 1 Last Revised; July 28, 2016 Words struck through are deleted, words underlined are added ORDINANCE NO. 13- 6 5 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS FOR A PROJECT PREVIOUSLY KNOWN AS THE COCOHATCHEE RIVER TRUST PLANNED UNIT DEVELOPMENT (PUD) WHICH IS HENCEFORTH TO BE KNOWN AS THE BAY HOUSE CAMPUS CPUD, TO REMOVE THE SPECIAL TREATMENT OVERLAY AND TO ALLOW 400 SEATS OF RESTAURANTICOCKTAIL LOUNGE, A 50 ROOM HOTEL OR MOTEL, AND 4,500 SQUARE FEET OF GROSS FLOOR AREA OF ACCESSORY RETAIL USES INCLUDING A CULINARY SCHOOL, SPECIALTY RETAIL AND RESTAURANT/BREW HOUSE ON PROPERTY LOCATED IN SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 8.67 +1- ACRES; PROVIDING FOR THE REPEAL OF ORDINANCE NUMBER 88-30, THE COCOHATCHEE RIVER TRUST PUD; AND BY PROVIDING AN EFFECTIVE DATE. [PUDZ-A-PL20120001593] WHEREAS, Alexis Crespo, AICP of Waldrop Engineering, P.A. representing Bay House Campus, LLC, petitioned the Board of County Commissioners of Collier County, Florida, to repeal Ordinance 88-30, the Cocohatchee River Trust Planned Unit Development, and rezone the subject property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 21, Township 48 South, Range 25 East, Collier County, Florida, is changed from a Planned Unit Development (PUD) zoning district to a Commercial Planned Unit Development (CPUD) zoning district for a project to be known as the Bay House Campus CPUD, and the Special Treatment Overlay, is removed to allow 400 seats of restaurant/cocktail lounge, a 50 room hotel or motel and 4,500 square feet of gross floor area of accessory retail uses including a culinary school, specialty retail and restaurant/brew house in accordance with the Bay House Campus CPUD attached hereto as Exhibits "A" through "F" and incorporated by reference herein. The Bay House Campus CPUD Page 1 of 2 PUDZ-A-PL20120001593 —rev. 1018113 G appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: Ordinance Number 88-30, known as the Cocohatchee River Trust Planned Unit Development is hereby repealed in its entirety. SECTION THREE: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super -majority vote of the Board of County Commissioners of Collier County, Florida, this.1 t� day of , 2013. ATTEST: DWIGHT E: BROCK, CLERK • J By: LV14A4 -Pic I]ep. Cl Attest as to airman's signature only. Approved as to form and legality: BOARD OF COUNTY COMMISSIONERS CrI R QUNTY, FLORIDA By: GEORGIX A. HILLER, ESQ. Chairwoman AL. A f 0 "v') Heidi As ton-Cicko Managing Assistant County Attorney Attachments: Exhibit A — List of Permitted Uses Exhibit B — Development Standards Exhibit C — Master Plan Exhibit D — Legal Description Exhibit E --- List of Requested Deviations Exhibit F — Development Commitments 12-CPS-01191\26 This ordinance filQrl with the Oetary of 'tote's Of tice the —Nday of .. Tlaols and acknowledgemp,, that afil ll eiV d t�iiS . day By `V �►� Bay House Campus CPUD Page 2 of 2 PUDZ-A-PL20120001593 —rev. 1018113 G EXHIBIT A LIST OF PERMITTED USES BAY HOUSE CAMPUS CPUD PERMITTED USES: No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following, as limited by Section III of this Exhibit A: I. Campus Tract A. Principal Uses and Structures: 1. Hotel, motel and transient lodging— maximum of 50 rooms (Group 7011) 2. Eating establishments (Group 5812) — maximum of 400 seats Any other principal and related use that is determined to be comparable to the foregoing by the Hearing Examiner or Board of Zoning Appeals pursuant to the process outlined in the Land Development Code (LDC). B. Accessory Uses: 1. Boats (All subject to LDC Section 5.03.06): Boat rental Boat slips (limited to 9 slips) Kayak and canoe launch Kayak and canoe storage 2. Two (2) caretaker's residences (subject to LDC Section 5.03.05) 3. School, commercial (Group 8299). Limited to culinary school accessory not to exceed 4,500 square feet. 4. Uses and structures that are accessory and incidental to the principal hotel and restaurants uses, including but not limited to the following recreational, retail and personal service uses: administrative offices, ATM (automatic teller machine), apparel and accessory stores, barber shops (excluding barber schools), beauty shops (excluding beauty schools), boardwalks and nature trails, book stores, camera & photographic supply stores, child day care services, drugstore, drinking establishments (excluding bottle clubs), educational kiosks and shelters, entry gates & gatehouse, essential services, fences, walls, food store, florists, gift and souvenir shop, jewelry store, museum & art galleries, parking lot, personal service establishments, entertainment facilities, and meeting rooms and auditoriums, physical fitness facilities, recreational uses and facilities, including swimming pools, tennis courts, volleyball courts, chickees huts/bars, and gazebos. Any other accessory use and related use that is determined to be comparable to the foregoing by the Hearing Examiner or Board of Zoning Appeals, pursuant to the process outlined in the Land Development Code (LDC). Accessory uses are for the exclusive use of hotel and restaurant patrons and shall not be advertised to the public via on -site or off -site signage, with the exception of the culinary school, which is open to the public and may be advertised in accordance with the LDC and the provisions of the PUD stated herein. BAY HOUSE CAMPUS— PUDZ-A-PL2012-1593 Page 1 of 8 Last Revised: October 8, 2013 G II. Preserve Tract A. Principal Uses & Structures Passive recreational uses limited to the following, as long as any clearing required to facilitate the uses does not impact the minimum required preserve. 1. Boardwalks and nature trails (excluding asphalt paved trails) 2. Benches for seating 3. Educational kiosks 4. Signs 5. Viewing platforms 6. Water management facilities 7. Inclement weather shelters without walls 8. Any other preserve and related open space activity or use which is comparable in nature with the foregoing uses and which the Hearing Examiner or Board of Zoning Appeals determines to be compatible with the preserve area. III. Development Intensity Development intensity is limited to a 50-room hotel, 400-seat restaurant(s)/cocktail lounge(s), and 4,500 square feet of accessory commercial uses within the CPUD. Accessory uses for the exclusive use of hotel and restaurant patrons are not subject to the 4,500 square foot limitation. The gross project area is 8.67 ± acres. No residential density is permitted, except for the caretakers residences. BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 2 of 8 Last Revised: October 8, 2013 EXHIBIT B DEVELOPMENT STANDARDS BAY HOUSE CAMPUS CPUD Development of the Bay House Campus CPUD shall be in accordance with the contents of this Ordinance and applicable sections of the LDC and Growth Management Plan (GMP) in effect at the time of issuance of any development order, such as, but not limited to, final subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district shall apply. Table I below sets forth the development standards for land uses within the Bay House Campus CPUD. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE DEVELOPMENT STANDARDS PERMITTED USES AND STANDARDS Principal Structures Accessory Structures Min. Lot Area N/A N/A Min. Lot Width N/A N/A SETBACKS (EXTERNAL) From US 41 R-O-W 40 ft. 25 ft. From Walkerbilt Rd. R-O-W 40 ft. 25 ft. Cocohatchee River 30 ft. 0 ft. Western Property Line 50 ft. SPS SETBACKS (INTERNAL) Internal Access Easements 15, SPS Side 10, 5' Rea r 15, 10, Preserves* 01/25' 0/10, Min. Distance Between Structures 30' 5' MAXIMUM BUILDING HEIGHT Zoned 50' 35' Actual 75' 45' SPS= Same as Principal Structure *0' setback is permitted for fences or retaining walls permitted as part of the stormwater management system, pathways, and other structures allowed within the preserves tract pursuant to Exhibit A and LDC Sec. 3.05.07.H.1.h.iii BAY HOUSE CAMPUS— PUDZ-A-PL2012-1593 Page 3 of 8 Last Revised: October 8, 2013 OAQ +1 iq9 +I i# ppM W EtdZ'SaagOPO:paSjAa� isel $ }0 4 abed r:65i-Zi0Z1d-V-zcnd—sndWV:) 3snoH Avg Ntfld 831Sb'W Qfld:) - :) 1I9IHX3 EXHIBIT D LEGAL DESCRIPTION BAY HOUSE CAMPUS CPUD BEING ALL OF TRACT 1, BAY HOUSE REPLAT, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK SO, PAGES 14 AND 15 TOGETHER WITH ALL OF TRACTS 2 AND 3, COCOHATCHEE RIVER TRUST P.U.D., ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 18, PAGES 97 AND 98 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. ALL LYING WITHIN SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA. CONTAINING 377,623 SQUARE FEET OR 8.67 ACRES, MORE OR LESS. BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 5 of 8 Last Revised: October 8, 2013 EXHIBIT E LIST OF REQUESTED DEVIATIONS FROM LDC BAY HOUSE CAMPUS CPUD Deviation No. 1: Deviation from LDC Section 4.04.02 which requires all commercial projects to provide interconnections and shared access to adjacent properties. The requested deviation is to allow for the existing interconnections to the commercial retail property to the southeast only, as shown on the CPUD master plan. Deviation No. 2: Deviation from LDC Section 4.05.04.1-1, which requires 218 parking spaces based upon the proposed mix of principal and accessory uses, to allow for a 10% reduction to required parking spaces for the project. The number of required parking spaces is subject to change at the time of SDP or PPL based upon final square footage of uses. Deviation No. 3: Deviation from LDC Section 5.04.06.A.3.d, which allows temporary signs on nonresidential or mixed use properties up to 32 square feet in area and 8 feet in height. The requested deviation is to allow a temporary sign or banner up to 48 square feet in area and a maximum of 12 feet in height. The sign shall be limited to 28 calendar days per year. Deviation No. 4: Deviation from LDC Section 5.06.04.G.2.a, which allows off -premise directional signage up to 12 square feet in size. The requested deviation is to allow for one (1) off -premise directional signage up to 16 square feet in size. Deviation No. 5: Deviation from LDC Section 6.06.02.A.2, which requires developments to provide 5'-wide sidewalks on both sides of private rights -of -way or easements internal to the site. The requested deviation is to allow a 5'-wide sidewalk on the northern side of the easement that connects the development area to US 41. Deviation No. 6: Deviation from LDC Section 5.05.08.F, which prohibits project sites with more than one building where the aggregate gross building area is 20,000 square feet or more from undergoing the administrative determination of deviation process, to allow the project site to qualify for administrative determination of deviations where the aggregate gross building area is 70,000 square feet. BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 6 of 8 Last Revised: October 8, 2013 GO) EXHIBIT F DEVELOPMENT COMMITMENTS BAY HOUSE CAMPUS CPUD 1. PURPOSE The purpose of this Section is to set forth the general development commitments for the project. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Bay House Campus, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed -out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. 2. PUD MASTER PLAN Exhibit "C", 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 in accordance with the LDC. 3. UTILITIES 3.1 The project shall connect to the Collier County Water Sewer District (CCWSD) potable water system at a location determined by CCWSD when capacity is available. 3.2 The project shall connect to the CCWSD wastewater collection and conveyance system at a location determined by CCWSD when capacity is available. 4. TRANSPORTATION 4.1 The developer, its successors or assigns shall provide a fair share contribution toward the capital costs of traffic signals on U.S. 41 at the project access and at Walkerbilt Road if and when deemed warranted by Collier County. The signals shall be owned, operated and maintained by Collier County. 4.2 The developer, its successors or assigns shall be responsible for required improvements to Walkerbilt Road, including widening, as warranted by County land development regulations for this roadway to accommodate the traffic for this project and shall be initiated within 90 days of the County's request, as applicable. Walkerbilt Road improvements, if warranted shall be BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 7 of 8 Last Revised: October 8, 2013 permitted as part of a Development Order improvement process (PPL or SDP), or approved as a Right -of -Way Permit. S. ENVIRONMENTAL 5.1 The project shall provide a minimum of 1.64 acres of on -site native habitat preservation in compliance with the Growth Management Plan. Any clearing required to facilitate passive recreational uses shall not impact the minimum required preserve. 5.2 Little Blue Heron, Snowy Egret, and White Ibis have been documented on the property. Management plans for these species shall be submitted in accordance with the procedures and requirements of the Land Development Code. 6. ARCHAEOLOGY & HISTORICAL RESOURCES 6.1 A certified archaeologist shall be on -site during excavations. BAY HOUSE CAMPUS — PUDZ-A-PL2012-1593 Page 8 of 8 Last Revised: October 8, 2013 l o .. FLORIDA DEPARTMENT 4 ST TA E RICK SCOTT Governor December 16, 2013 Honorable Dwight E. Brock Clerk of the Circuit Court Coll ier County Post Office Box 413044 Naples, Florida 34101-3044 Attention: Martha Vergara, Deputy Clerk Dear Mr, Brock: 0 9� 9 T � 16 KEN DETZNER Secretary of State Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your electronic copy of Collier County Ordinance No. 13-65, which was filed in this office on December 16, 2013. Sincerely, Liz Claud Program Administrator LClelr Enclosure R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250 Telephone: (850) 245-6270 ■ Facsimile: (850) 488-9879 wwwAos.state.fl.us Bay House Campus Prepared For: Bay House Campus LLC 799 Walkerbilt Road Naples, FL 34110 Prepared By: Agnoli, Barber & Brundage, Inc. Professional Engineers, Planners, Land Surveyors & Landscape Architects 7400 Trail Blvd., Suite 200 Naples, FI 34108 Date: March 31, 2020 * No. 82330 .'. STATE OF bT�S This item has been electronically signed and sealed by Kevin M. Dowty, PE. on 03/31 /2020 using a Digital Signature. Printed copies of this document are not considered signed and sealed and the signature must be verified on any electronic copies. Kevin M. Dowty FL. License# EB3664 P.E.# 82330 Sewer Bay House SEWER SYSTEM ANALYSIS ABB PN 19-0006 A. Sewage Generation Rate Residential Demands per CCUSM DC Part 2 Commercial Demands per F.A.C. Ch64E-6 Proposed ADF - Hotel or Assisted Living Facility (ALF): GREATER OF THE TWO Hotel Number of Hotel Rooms = 160 rooms Demand per Hotel Room = 100 gpd ADF for Hotel = 16,000 gpd ALF Number of ALF Beds = 448 beds Demand per ALF Bed = 100 gpd Additional demand per meal prepared per bed = 5 gpd Meals prepared per day = 3 meals ADF for ALF = 51,520 gpd - Caretakers Residenecs for ALF Number of Caretakers = 2 Demand per 1 Bedroom Residence = 100 gpd ADF for Commercial = 200 gpd - Restaurant (operating < 16hrs/day) Number of Seats = 400 seats Demand per Seat = 40 gpd ADF for Restaurant = 16,000 gpd Total ADF Sewage Generation = 67,720 gpd B. Peak Sewage Demand Peaking Factor from Collier County 2014 Master Plan Peaking Factor Hours of daily operation Adjusted Peak flow => Instantaneous Peak Flow Summary Peak Sewage Demand: <GOVERNS> = 24 hrs 91,422 gpd => 3,809 gph 3.5 gpm 63.5 gpm Water Bay House WATER SYSTEM ANALYSIS ABB PN 19-0006 A. Water Demand Generation Rate Demands per CCUSM D.C. Part 2.2.1.0 Proposed ADF - Hotel or Assisted Living Facility (ALF): GREATER OF THE TWO Hotel ADF from Sewer System Analysis = 16,000 gpd 40% increase factor per CCUSM = 1.4 ADF for Hotel = 22,400 gpd ALF ADF from Sewer System Analysis = 51,520 gpd 40% increase factor per CCUSM = 1.4 ADF for Hotel = 72,128 gpd - Caretakers Residenecs for ALF ADF from Sewer System Analysis = 200 gpd 40% increase factor per CCUSM = 1.4 ADF for Commercial = 280 gpd - Restaurant (operating < 16hrs/day) ADF from Sewer System Analysis = 16,000 gpd 40% increase factor per CCUSM = 1.4 ADF for Restaurant = 22,400 gpd Total ADF Water Demand F94,8 88 gpd B. Peak Water Demand Peaking Factor from Collier County 2014 Master Plan Peaking Factor Hours of daily operation = 24 hrs Adjusted Peak flow => 127,991 gpd => 5,333 Instantaneous Peak Flow = 88.9 Summary Peak Water Demand: 88.9 gpm <GOVERNS> gph gpm Water Bay House WATER SYSTEM ANALYSIS ABB PN 19-0006 A. Water Demand Generation Rate Demands per CCUSM D.C. Part 2.2.1.0 Proposed ADF - Restaurant (operating < 16hrs/day) ADF from Sewer System Analysis = 16,000 gpd 40% increase factor per CCUSM = 1.4 ADF for Restaurant = 22,400 gpd - Hotel ADF from Sewer System Analysis = 16,000 gpd 40% increase factor per CCUSM = 1.4 ADF for Hotel = 22,400 gpd - Commercial ADF from Sewer System Analysis = 675 gpd 40% increase factor per CCUSM = 1.4 ADF for Commercial = 945 gpd Total ADF Water Demand = 45,7 5]gpd B. Peak Water Demand Peaking Factor from Collier County 2014 Master Plan Peaking Factor Hours of daily operation Adjusted Peak flow => Instantaneous Peak Flow Summary Peak Water Demand: 24 hrs 61,756 gpd => 2,573 42.9 42.9 gpm gph gpm Co Ter County Public Utilities Department Engineering & Project Management Division February 28, 2019 Pump Station 127.00 Pressure & Flow Request 8-inch Discharge Force Main Pressure Report Force Main Pressure Summary Pressure Transducer Connection Point Elevation = 3.7 FT, NGVD29 Gauge Pressure (PSIG) Hydraulic Grade Line (FT, NGVD29) 25th Percentile 13 34 75th Percentile 16 40 Maximum 23 57 Comments: Wastewater generated within the proposed redevelopment site known as the Cocohatchee River Trust PUD located on the north side of Walkerbilt Road west of US-41 is proposed to be conveyed to the existing privately owned and maintained Pump Station 9000.17, located within the redevelopment site. The existing pump station pumps wastewater south and discharges into the 8-inch gravity sewer along Walkerbilt Road. The 8-inch gravity sewer flows west and discharges into the wet well of Pump Station 127.00 located along the south side of Walkerbilt Road. Pump Station 127.00 pumps wastewater east along Walkerbilt Road through an 8-inch force main. The 8-inch force main connects to the 20-inch force main along the west side of US-41. The 20-inch force main conveys wastewater south along US-41. And eventually discharges at the North County Water Reclamation Facility (NCWRF) located along Goodlette-Frank Road just south of Immokalee Road. A pressure recorder was installed in the below ground valve vault at Pump Station 127.00. This report shows the recorded operating pressure in the 8- inch discharge force main from 1/28/2019 to 2/6/2019. The elevation of the pressure transducer connection point is approximately 11.6 feet NGVD29 per Collier County GIS and field measurements See Attachments for: • Force Main Operating Pressure and Hydraulic Grade Line Elevation Graph • Pump Station 127.00 Flow Report • Wastewater System Exhibit • Pump Station Photos _i7 % Public UUtes Engineering & Project Management division - 3339 Tamiami Trail East, Suite 303 • Naples, Florida 34112-5361 •239-252-4285 • FAX 239-252-5378 z x 0 et i v al E m MI d N m 0 0 0 m CIL v 0 ol w N > Ln r 01 r-I 00 N n N Ln O N M M L O � C7 (7 o (D +�+ v v (T6 11 - r cc LU a QO a a)o H z Q — cu a v v E a v hO > Q c: w > Q LL 0 ai to (O > Q 0 C O a+ > Ln Ln Ln Icil Ln M I, m N IT L ii OP O Q Z C O f6 O O OOMO F W �--� � N M � lD Ol Z C O E O O i E Ln Ol r-I lD N O 00 Ol rI rI co Li "" CN L 0 0 0 0 3 0 3 +� >O LL L 41 LL N LL r-i LL - U- ++ >a1 J O- ++ m o >>� > co J co J E o C C 11 O L OA a a D a-O c = o a+ a m m a Q 3 a Ln N r-I (O c 0 V O L C) Q z O 0 C7 z E 0 c 0 v 0 z ar LLJ W z z Lu d M N N 0 O MEMO- N C t v U N W w � L O > o � N � O L H > 00 1111 c ^C l� nLL 0 00 l� l� � M N \ N Q N L O 4, o W � o O -' N N E 00 O L L I� O l0 N L11 Co 4- W � M cu N w f6 a 0 0 0 0� o 0 0 0 (Wd9) ajed juanljul — - - .*z dW link. 'wsn fig a w t � .•01 Z'�Q 71 OLL Imp CN U c 00 W - v o • '= Z o y++Allm ... O Q N - f: r Y. O >C od ch O o .2: O LL C OW ° o �I �I Q 1` L N ?y = O O xs OO ` L CL L � U o • Li (D o _ Lo U- 00 E t r ,. �• �L a O , N m O �C:) S 0 ! Ole ~ _ a 00 L � O CD �� 4 C Collier County Public Utilities 2/21/2019 Pump Station 127.00 Photos 70044.10.1 / 20149700-175 ENGINEERING Collier County Public Utilities 2/21/2019 Pump Station 127.00 Photos 70044.10.1 / 20149700-175 ENGINEERING 2018 DRIIPUD MONITORING FORM BAY HOUSE CAMPUS PUD SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST REPORT DUE DATE: March 31, 2018 APPROVAL DATE: March 15, 1998 HEX Decision: 16-29 QRDINANCE NUMBER: 88-30 Repealed Approval Date: December 10, 2013 Ordinance Number: 13-65 APPLICANT INFORMATION: Name and Address of the owner/developer, successor or assigns of persons, firms, or other entity responsible for implementing this development order. Update address and telephone number as necessary, sign and date. Bay House Campus LLC 799 Walkerbilt Road Naples, FL 34110 Narne: l ieV.VA�� Date- A E-mai I: peter@theclawbar.com One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this CPUD approval, the Managing Entity is the Bay House Campus LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the CPUD by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed -out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. AUTHORIZED DENSITY/INTENSITY: Development intensity is limited to a 50 room hotel, 400 seat restaurant(s)Icocktail lounge(s), and 4,500 SF of accessory commercial uses within the CPUD. Accessory uses for the exclusive use of hotel and restaurant patrons are not subject to the 4,500 SF limitation. No residential density is permitted, except for the caretakers residence. DEVELOPER COMMITMENTS: Check the box that indicates the status of each nnrnm fitment List the total number of hotel rooms constructed to date: List the total number of restaurant seats: Q.A-a List the total number of commercial square feet constructed to date: b Commitments deleted from the report and considered fulfilled are no longer monitored through the PUD Annual Monitoring process but are subject to compliance through ongoing maintenance and upkeep. Examples of these types I Updated 01/22/18 lb If the commitment has been completed, attach documentation to this report (copy of permit, copy of Preserve Management Plan, copy of receipt or canceled check, etc.). For dedications, list D.R. Book and Page Number. if the commitment has not been completed, lease list th6 estimated completion date. ENVIRONMENTAL: Tlj e project shall provide a minimum of 1.64 acres of 0t1`-site native habitat preservation in compliance with th-e Growth Management Plan. Any clearing required to tilitate passive recreational uses shall not impact the rnInimum required preserve. P NNING: A certified archaeologist shall be on -site during ei cavations. T�a developer, its successors or assigns shall provide a fair share contribution toward the capital costs of traffic signals on U.S. 41 at the project access and at Walkerbilt Road if and when deemed warranted by the County Engineer. The signals shall be owned, operated and maintained by Collier County. The developer, its successors or assign shall be responsible for required improvements to Walkerbilt Road, including widening, as warranted by County land development regulations for this roadway to accommodate the traffic for this project and shall be initiated within 94 days of the County's request, as applicable. Walkerbilt Road improvements, if warranted, shall be permitted as part of a Development Order improvement process (PPL or SDP), or as approved as a Right -of Way Permit. UTILITIES: All other commitments have been fulfilled or removed. of commitments include exotic vegetation removal, littorals and landscaping. Land Development Code and County Ordinance commitments have been removed from the monitoring report but compliance will still be required at development review, inspection, certificate of occupancy, etc. COMPLETE, iNWMPLETE 1-1 COMPLETE 7C MPLETE El COMPLETE 1NC MPLETE COMPLETE 1NC MPLETE 2 Updated 01/22/18 lb LLC FORMAT LLC AFFIDAVIT STATEOF RtirtJk, COUNTY OF N i l (eV' ) ss: BEFORE ME, the undersigned officer authorized to administer oaths, on this day personally appeared PtAeV'Cie-V'VkCL , the C ov'. (Title) of qj ow �!avikyA a Florida limited liability company (the '`LLC"), who upon being duly sworn, deposes and says: 1. The undersigned is over the age of 18 years, understands the obligations of an oath, and has personal knowledge of the facts stated herein the Collier County Annual Monitoring Report. 2. The undersigned is the of the LLC. 3. The LLC was formed under the laws of the State of Florida, is currently in good standing there under, and has not been dissolved. FURTHER AFFIANT SAYETH N(F:me. � a, Florida LLC The foregoing instrument was sworn to, subscribed and acknowledged before me this 2-5 day of A,- WI l . 910t by ��k�r T'tCYyl��I _, the (Title) 13u!5 4�, srCM�WS Florida LLC, who is 2REagaaUyjjauAj to me or has produced�� as identification. MEGAN MARY MILLER Notary Public . State of Florida • ' y = Commission # fF 198806 • �;= My Comm. Explres May 5, 2019 itirouph Natlonai Notary Assn. Notary Public Printed Name: V1 (AI My Commission Expires: c5 . 5 . 2,0 14-1 Bay House Campus CPUD Property ID Numbers 26300001000 0.35 Acres 26300000755 6.35 Acres 23100000026 1.97 Acres EXHIBIT "A" LEGAL DESCRIPTION BAY HOUSE CAMPUS CPUD BEING ALL OF TRACT 1, BAY HOUSE REPLAT, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK SO, PAGES 14 AND 15 TOGETHER WITH ALL OF TRACTS 2 AND 3, COCOHATCHEE RIVER TRUST P.U.D., ACCORDING TOTHE PLAT THEREOF AS RECORDED IN PLAT BOOK 18, PAGES 97 AND 98 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. ALL LYING WITHIN SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA. CONTAINING 377,623 SQUARE FEET OR 8.67 ACRES, MORE OR LESS. sre•ea:M'meel To:m NN�,st ; M'IdenPn[honv; F TdanCd'nne' a'al,r<r ig C<: ChmellkTam]onnsseneetn SubjeR: RE: Pt20190000154Amend— [o the Cocvha hee Rill, Trurt MD (PUDA) Date: Tuesday, ]anuary 22, 201911:10:28 AM Attachments: aoeoo6.om aoeoo) om aoe008'no iffaoeolo.o�w aaeoll'oa Agreed. Eliminating the re -pumping of the private system flow would be beneficial. The capacity of the 8" to accept the additional flow needs to be confirmed via an engineering analysis. I'II wait for Corinne's response on whether or not we have a pump station report for 127.00 or if one is needed. Respectfully, Michael Stevens, P.E. Principal Project Manager 0 Engineering & Project Management Division "Continuous Improvement" 3339 Tamiami Trail East, Suite 303, Naples, FL 34112-5361 Phone: 239-252-2589 Cell: 239-877-7192 www calliergov net From: NagySteve Sent: Tuesday, January 22, 2019 9:45 AM To: MildenAnthony; FeyEric; TrtanCorinne; StevensMichael; PajerCraig Cc: ChmelikTom ; JohnssenBeth Subject: RE: PL20190000154-Amendment to the Cocohatchee River Trust PUD (PUDA) I support Anthony's suggestions... Steve From: MildenAnthony Sent: Tuesday, January 22, 2019 8:12 AM To: FeyEric<Er'c Fevra9colliercountvfl aov>; TrtanCorinne <Cor'nne TrL nno coll'ercountvfl gov>; StevensMichael <Michael StevensPcQll'ercountvfl goy>; PajerCraig <Cra'e Paerorncoll'ercountvfl eo >; NagySteve <Steve. N a gy ra co l e rc o u n tvf I. eov> Cc: ChmelikTom <Tom ChmefkfdcolliercouoDA gov>; JohnssenBeth <Beth Johnsseo Pcolfercnuntyfl eov> Subject: RE: PL20190000154-Amendment to the Cocohatchee River Trust PUD (PUDA) My suggestions: • Eliminate private pump station connection to PS 127.00 gravity system (regardless of available capacity) • Require connection of 4" private FM to CCWSD 8" FM south of existing connection (if 8" CCWSD FM capacity exists) • Require connection of 4" private FM to CCWSD 20" PVC FM at the NW corner of US-41(if g" CCWSD FM capacity does not exists) • Require improvements where private 4" FM enters ROW in line with current standards (USM detail WW2) Note: 20" FM was replaced in 2000 during US-41 road improvement project (1999-2001). Anthony From: FeyEric <Eric Fey at7coll'errountvfl gov> Sent: Friday, January 18, 2019 3:27 PM To: TrtanCorinne <Cor nne Trtan(amlliercountvfl gov>; StevensMichael <Michael Stevens Pcolliercountvfl gov>; PajerCraig <Craig Pa erPcolliercountvfl eov>; MildenAnthony <Anthony.Milden(@colliercountvfl.eov>; NagySteve <Steve.Nagyracolliercountvfl.eov> Cc: ChmelikTom <Tom Chmelik ancolliercountvfl eov>; JohnssenBeth <Beth Johnssenramlliercountvfl eov> Subject: RE: PL20190000154-Amendment to the Cocohatchee River Trust PUD (PUDA) Wastewater Team, The below pre -application meeting notice was issued this afternoon. Based upon the project description, the proposed change in permitted uses would result in an increase in design peak hour flow of nearly 30 gland (61.6 gpm to 90.4 gpm). There may be a capacity concern given the age and materials of the existing infrastructure (i.e. elevated potential for infiltration). The Cocohatchee River Trust PUD, now known as the Bay House Campus PUD (as of Ordinance No. 13-65), is the location of The Bay House Restaurant on Walkerbilt Rd, which is served by a private pump station (9000.17). PS 9000.17 discharges to the 8" VCP sewer on Walkerbilt Rd via a 4" force main. The gravity sewer flows to MPS 127 at the west end of Walkerbilt Rd. MPS 127 discharges through an 8" cast iron force main that runs east to the 20" PVC force main along the west side of Tamiami Trail N (US 41). Our GIS indicates the wastewater collection/transmission system improvements along Walkerbilt Rd were constructed in 1976 or 1977 and the 20" force main along US 41 was constructed in 1988. See the GIS screen shot below: I have two general questions: 1. Should I require an engineering analysis for this PUDA, or are we comfortable that the existing infrastructure is adequate? 2. Should I stipulate the connection point for the proposed hotel, and if so, where should that be? Also, Corinne, do we have a pump station report for MPS 127? Lastly, Craig or Michael, do we have any capital projects in our CIP to replace any of this aging infrastructure? I would appreciate your input prior to the 1/29 pre -application meeting. Respectfully, Eric Fey, P.E. Senior Project Manager id: i mage005.jpg@01 D3676E. EE3105 DO V Public Uhhhes Engmeenng a Prolec Managemen Dmsion Continuo. Improvement NOTE: Ema/I Add,— Has Changed 3339 Tamlaml Troll East, Suite 303, Naples, Florida 34112-5361 Phone: 239.252,1137 Cell: 239.592.0043 -----Original Appointment From: Estrada Maria On Behalf Of CDS-C Sent: Friday, January 18, 2019 2:22 PM To: AcevedoMargarita; AlcornChris; Amy Lockhart Taylor; AnthonyDavid; ArnoldMichelle; AshtonHeidi; AuclairClaudine; BaluchStephen; Beard Laurie; BrownCraig; CascioGeorge; ClarkeThomas; ColeTabatha; CondominaDanny; CrotteauKathynell; CrowleyMichaelle; David Ogilvie; dfev(anorthcollierfire.com: DumaisMike; Faulkner5ue; FeyEric; Finn-Fimothy; FleishmanPaula; GewirtzStorm; GibbonsMichael; GiblinCormac, GosselinLiz; Gundlach Nancy; Hugheslodi; HumphriesAlicia; JacobLisa; inageondna sfwmd goo JohnHouldsworthVEN; Johnson Eric; JosephitisErin; KellyJohn; KendallMarcia; KurtzGerald; LevyMichael; Imartin(asfwmd.eov; MartinezGilbert; MartinezOscar; MastrobertoThomas; McCaughtryMary; McKennaJack; McKuenElly; McLeanMatthew; MoscaMichele; Mo—Annis; NawrockiStefanie; NuteMelissa; OrthRichard; PajerCraig; PattersonAmy; PepinEmily; pjimenezftsfwmd goy PochmaraNatalie; PollardBrandi; RodriguezWanda; RomanDaniel; RosenblumBrett; SaboJames; SantabarbaraGino; SawyerMichael; ScottChris; Scott-Fami; ShawinskyPeter; Shawn Hanson; SheaBarbara; SmithCamden; SmithDaniel; StoneScott; Strain Mark; SuleckiAlexandra; SummersEllen; SweetChad; TempletonMark; VanLengen Kris; VargaCecilia; VelascoJessica; Walshlonathan; Weeks David; Wickham Flannery; WilkieKirsten; WilloughbyChristine; ZunzuneguiDaniel; karenbishopft—naples com Subject: PL20190000154-Amendment to the Cocohatchee River Trust PUD (PU DA) When: Tuesday, January 29, 2019 1:30 PM-2:30 PM (UTC-05:00) Eastern Time (US & Canada). Where: Conf. Room C- Nancy Gundlach Planner: Nancy Gundlach Fire District: North Collier NN Fire Respectfully, Maria Estrada, AS Business Project Coordinator J iwc. of Napes Laved veveLopmewt cowsuLtawt Dear Property Owner: Please be advised that a formal application has been submitted to Collier County seeking approval of a Small Scale Growth Management Plan Amendment Application (PL20190000850) known as Bay House Campus Commercial Subdistrict as well as a Planned Unit Development Amendment Application (PL20190000154) for the following described property: Bay House Campus CPUD: Located on the northwest corner of Walkerbilt Road and Tamiami Trail North (U.S. 41) The petitioner is asking the County to approve these companion applications to allow the Bay House Campus CPUD to reestablish the previously allowed maximum of 160 hotel rooms, add assisted living as an additional principal use and increase the zoned building height from 50 feet to 75 feet and increase the actual building height from 75 feet to 90 feet. The purpose of the SSGMPA (companion to a PUDA) is to reestablish the previously allowed maximum of 160 hotel rooms, and identify all other allowable uses within the proposed Subdistrict and related intensity limitations. The PUD amendment is necessary in order to request the increase in hotel rooms, add assisted living as an additional principal use, increase the zoned building height from 50 feet to 75 feet and increase the actual building height from 75 feet to 90 feet. The application also removes the 4500 square -foot commercial cooking school and auditoriums as accessory uses. In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held to provide you an opportunity to become fully aware of our development intentions and to give you an opportunity to influence the form of development. The Neighborhood Information Meeting will be held on Tuesday, October 15th at 5:30 P.M. at The Doubletree Suites by Hilton, 12200 Tamiami Trail North, Naples, FL 34110. At this meeting, the petitioner will make every effort to illustrate how the property will be developed and to answer any questions. Should you have questions prior to the meeting, please contact me. KAYAK I CMOE STORAGE N0 %,5 � N Respectfully, OPGKMIDBOARLIWAU( �`a" ", SYSTEM Karen Bishop _ - -. - -_ _ - - ' -. = EXMNO - - - - - =sew-- BAYBOUBE PATIOAREA f otxicEA -- AREA IP J TYPE BUFFER NTEM"ECTCH70 - s - - ADAA<ENT COMMERCML ��j TYPE'B'BUFFER L —TYPEA BUFFER rBAYHOUSE R21' AMPUS CPUD TYPE wALKERBILT Rand - ' BUFFER s22554t" Terrace SW, Naples,, FL s422r, / (2s9) 825--'2so / Tax (239) 2s4-c'o9c, /Evwall: �iarewbtsho vwswa les.cowi ', t rs 4 - OttNjent's PART OF THE USA TODAY NETWORK Published Daily Naples, FL 34110 PMS INC of Naples 3125 54'" Terrace SW NAPLES, FL 34116 Affidavit of Publication STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned they serve as the authority, personally appeared Joe Heynen who on oath says that he serves as legal clerk of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida , for a period of one year next preceding the first publication of the attached copy of advertisement and affiant further says that he has neither paid nor promised any person, or corporation any discount , rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. September 300tth�2019 Subscribed and sworn to before on Sept 30rd, 2019: ve Notary, State of WI, County of Brown I-AFiA MONDLOCH Notary Public State of Wisconsin My commission expires: August 6, 2021 Publication Cost: $939.46 Ad No: GC10280086 Customer No: 537843 PO#: NEIGHBORHOOD INFORMATION MEETING The public is invited to attend a neighborhood meeting held by PMS, Inc. of Naples, for Bay House Campus LLC / Turtle Bay Holding Company LLC regarding: The Bay House Campus Commercial Subdistrict Small Scale Growth Management Plan Amendment Application (PL20190000850) and The Bay House Campus Commercial Planned Unit Development Amendment (PL20190000154). Tuesday, October 15th at 5:30 PM located at the Doubletree Suites by Hilton 12200 Tamiami Trail North, Naples, FL 34110 Subject Property: Located on the northwest corner of Walkerbilt Road and Tamiami Trail N. (U.S. 41) R.t�lvwoc>trelvaa- 9 Illf Yr dfilN 1! � 1pYGp�a01�1Llt mo T w M/VI A7SW I w1� w V .may m! Y R,iaq wsml BAY HOUSE CAMPUS CPUD The petitioner is asking the County to approve these companion applications to allow the Bay House Campus CPUD to reestablish the previously allowed maximum of 160 hotel rooms, add assisted living as an additional principal use, increase the zoned building height from 50 feet to 75 feet and increase the actual building height from 75 feet to 90 feet. The application also removes the 4500 square -foot commercial cooking school and auditoriums as accessory uses. WE VALUE YOUR INPUT Business and property owners. residents and visitors are welcome to attend the presentation and discuss the project with the development consultants and Collier County staff. If you are unable to attend this meeting, but have questions or comments, they can be directed by mail, phone, fax or e-mail. PMS Inc ol'Naples Karen Bishop 239-525-7230 FUN: 239-234-6096 Laienhishop(("pmsnaplcs com ' N � Ca � •' G d Q V Q. s � � = s� u � 0 m � � a � 0 E � a = y 7• C � O N � S% •� N N � I `w : i E s '� � v E I 3 � x f6 p] V O 0 — a I N bA � pl I pal 3 I � � •rr-.r I V •jy I pJ �p I " E i LA a) I b p3, _ � u 0 co•c=c j Y C U co � 6 r C O ' u � m D d � a N � L � Q V L N = -a a = V pJ � V � � s a O CL � O � V 0 W � a L N V t = F � � rp � 1 3 OJ V 9 All a c� 52 • 3 I Z b Vb0 0918/09 i g@ AJGAV oaAe alglledwoo ww yg x ww qZ lewiol op allanbll3 = �`11,i 0919/09I.S@ (uaAV qj!M alglledwoo „8/q Z x „ G azls lagel 12052 TAMIAMI LLC 12052 TAMIAMI LLC BAY HOUSE CAMPUS LLC 12052 TAMIAMI TRAIL NORTH 12052 TAMIAMI TRAIL NORTH % EDWARD NEGLEY NAPLES, FL 34108 --- 0 NAPLES, FL 34108 --- 0 8 SABRE LN NAPLES, FL 34102--- 7937 BAY HOUSE CAMPUS LLC BAY HOUSE VILLAGE LLC COLLIER CNTY 8 SABRE CAY 799 WALKERBILT ROAD 3299 TAMIAMI TRAIL EAST NAPLES, FL 34102--- 7937 NAPLES, FL 34110 --- 0 % 0FC CTNY ATTORNEY STE 800 NAPLES, FL 34112 --- 0 COLLIER'S RESERVE COUNTRY CLUB FORREST HILLS LLC GUEST SERVICES CO OF VIRGINIA INC % ART THERIAULT 3055 PROSPERITY AVE % DONALD A CROWE THE PEWTER MUG FAIRFAX, VA 22031--- 2216 11711 COLLIERS RESERVE DR 12300 TAMIAMI TRL N NAPLES, FL 34110 --- 909 NAPLES, FL 34110--- 1628 GUEST SERVICES CO OF VIRGINIA IVERSON, STEPHEN B & MARY ANN JAKS LLP 3055 PROSPERITY AVE 24 RIVER CT 677 MYRTLE RD FAIRFAX, VA 22031--- 2216 NAPLES, FL 34110 --- 0 NAPLES, FL 34108 --- 0 1TCMS LLC 1TCMS LLC KSWFL HOMESITES LLC 158 FORESTWOOD DRIVE 158 FORESTWOOD DRIVE 163 EDGEMERE WAY S NAPLES, FL 34110 --- 0 NAPLES, FL 34110 --- 0 NAPLES, FL 34105 --- 0 LONG, MARGARET MARIE LOW, YAEL DIANA MARTIN, JORGE & MARIA 66 RIVER COURT IGNATIUS LOW 30 SHORES AVE NAPLES, FL 34110 --- 0 38 RIVER CT NAPLES, FL 34110--- 1604 NAPLES, FL 34110--- 1602 NAPLES CHW LLC OFFICE CENTER OF NORTH OLD COLLIER GOLF CLUB INC, THE 3500 LACEY RD #1000 NAPLES LAND TRUST 2550 GOODLETTE RD N #100 DOWNERS GROVE, IL 60515--- 5423 11983 TAMIAMI TRL N #156 NAPLES, FL 34103 --- 0 NAPLES, FL 34110 --- 0 PALM RIVER MHP LLC PARKER, ROBIN D PAULL, THERESA 3415 RADIO RD #109 45 SHORES AVE 54 RIVER COURT NAPLES, FL 34104 --- 0 NAPLES, FL 34110--- 1607 NAPLES, FL 34110--- 1602 SENA, RICHARD A SHORES LLC, THE SOUTHWEST RETAIL PROPERTIES 47 RIVER CT % CRAIG D TIMMINS PO BOX 110879 NAPLES, FL 34110--- 1602 3838 TAMIAMI TRL N STE 402 NAPLES, FL 34108 --- 0 NAPLES, FL 34103--- 3586 TIITF /DOT /ST OF FL TIITF /ST OF FL TURTLE BAY HOLDING COMPANY LLC PO BOX 1249 3900 COMMONWEALTH BLVD 799 WALKERBILT RD BARTOW, FL 33831--- 1249 TALLAHASSEE, FL 32399--- 6575 NAPLES, FL 34110 --- 0 label size 1 " x 2 5/8" compatible with Avery 05160/8160 STAPEHO Etiquette do format 25 mm x 67 mm compatible avec Avery 05160/8160 04A V170 0919/09 G9® AA9AV oaAP alglfedwoo ww Lg x ww 93 lewaol op a14anb113 091.9/091.9@ (aany g11M alglledwoo „8/9 Z x „t azls lagel WALKERBILT LLC WATTS, TERRYL WITKOWSKI, JOHN EDWARD 15314 CORSINI WAY PO BOX 110884 33 SHORES AVE NAPLES, FL 34110 --- 0 NAPLES, FL 34108 --- 0 NAPLES, FL 34110--- 1607 label size 1" x 2 5/8" compatible with Avery 05160/8160 Etiquette do format 25 mm x 67 mm compatible avec Avery 05160/8160 04A