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Agenda 10/26/2021 Item #17E ()Ordinance - Creekside Commerce Park East17.E 10/26/2021 EXECUTIVE SUMMARY Recommendation to approve an Ordinance amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan specifically amending the Future Land Use Element and Future Land Use Map and Map Series to create the Creekside Commerce Park East Mixed -Use Subdistrict by changing the designation of property from Urban -Mixed Use District, Urban Residential Subdistrict to Urban -Mixed Use District, Creekside Commerce Park East Mixed -Use Subdistrict to allow 300 multi -family rental dwelling units in addition to non-residential uses. The subject property is located in the southeast quadrant of the intersection of Immokalee Road and Goodlette Frank Road in Section 27, Township 48 South, Range 25 East, consisting of 9.9f acres; and furthermore, directing transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. [PL20190002849] (Adoption Hearing) (Companion to item 17D) OBJECTIVE: For the Board of County Commissioners (Board) to approve (adopt) the proposed small- scale Growth Management Plan (GMP) amendment to create a new subdistrict, Creekside Commerce Park East Mixed -Use Subdistrict, in the Creekside Commerce Park Commercial Planned Unit Development, to allow up to a maximum of 300 multi -family rental dwelling units in addition to non- residential uses. CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan amendment (a/k/a Growth Management Plan Amendment - GMPA). As such, per Florida Statutes, the request is heard once only by the Collier County Planning Commission (CCPC) and the Board. If approved by the Board, the petition is transmitted to the Florida Department of Economic Opportunity (DEO). The GMP amendment requested is for approximately 9.9 acres located at the southeast quadrant of the intersection of intersection of Immokalee Road and Goodlette Frank Road in Section 27, Township 48 South, Range 25 East. This petition seeks to amend the GMP, adopted by Ordinance No. 89-05, as amended, specifically amending the Future Land Use Element (FLUE) by: Adding text to amend the Urban Mixed Use District within the Future Land Use Element to add the proposed 9.9-acre subdistrict to allow for 300 multi -family rental dwelling units in addition to non- residential uses. The proposed amended Subdistrict text, as recommended for approval by the Collier County Planning Commission (CCPC), is in Ordinance Exhibit "A." The process for adoption of a small-scale comprehensive plan amendment requires (in part) the following statutory standards be met [followed by staff analysis in bracketed and italicized text]. (1) A small-scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer. [The proposed amendment pertains to a 9.9-acre property.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land -use change to the future land use map for a site -specific small-scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small-scale future Packet Pg. 1926 17.E 10/26/2021 land use map amendment shall be permissible under this section. [This amendment is for a site -specific Future Land Use Map change and directly related text changes.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is approved.] Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff makes the following findings and conclusions: • The purpose of this GMPA and companion PUDA zoning petition is to allow a maximum of 300 multi -family rental dwelling units in addition to non-residential uses. • There are no adverse environmental impacts as a result of this petition. • No historic or archaeological sites are affected by this amendment. • There are no transportation concerns as a result of this petition. • There are no concerns for impacts upon other public infrastructure. • The use is generally compatible with surrounding development based upon the high-level review conducted for a GMP amendment. The documents provided for the amendment supports the proposed changes to the FLUE. The complete staff analysis of this petition is provided in the CCPC Staff Report. FISCAL IMPACT: The cost to process, review, and advertise this petition was borne by the petitioner via application and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this amendment. GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for transmittal to the Florida Department of Economic Opportunity (DEO) will commence the thirty -day (30) challenge period for any affected person. Provided the small-scale development amendment is not challenged, it shall become effective thirty-one (31) days after receipt by DEO. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." Section 163.3177(1)(f), F.S. In addition, Section 163.3177(6)(a)2, F.S. provides that FLUE plan amendments shall be based on surveys, studies, and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. C. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. Packet Pg. 1927 10/26/2021 17.E e. The need for redevelopment, including the renewal of blighted areas and the elimination of non -conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment and economic development that will strengthen and diversify the community's economy. And FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. C. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an adoption hearing. [HFAC] STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC forward petition PL20190002849 to the Board with a recommendation of approval. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC held a public hearing on September 16, 2021 and voted 6-0 (unanimous - Commissioner Fry was an excused absence) to forward the petition to the Board with a recommendation to adopt and transmit to the Florida Department of Economic Opportunity. There were two public comment letters submitted supporting the project and no public comments of opposition received. There were no public speakers (opposing or supporting) at the CCPC meeting. RECOMMENDATION: To adopt the Ordinance and transmit petition PL20190002849 to the Florida Department of Economic Opportunity per the CCPC recommendation. Prepared by: Sue Faulkner, Principal Planner, Zoning Division ATTACHMENT(S) 1. staff report (PDF) 2. Ordinance 8-23-21 (PDF) 3. [Linked] PL20190002849 September 16 2021 CCPC Backup (PDF) 4. Hybrid Virtual Quasi -Judicial Waiver (PDF) 5. Arthrex letter of support(PDF) 6. NCH letter of support (PDF) Packet Pg. 1928 17.E 10/26/2021 7. Ad Proof ND-GCI0711612-01 (PDF) 8. legal ad - agenda IDs 20117 & 20137 (PDF) Packet Pg. 1929 17.E 10/26/2021 COLLIER COUNTY Board of County Commissioners Item Number: 17.E Doe ID: 20137 Item Summary: Recommendation to approve an Ordinance 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 Future Land Use Map and Map Series to create the Creekside Commerce Park East Mixed -Use Subdistrict by changing the designation of property from Urban -Mixed Use District, Urban Residential Subdistrict to Urban -Mixed Use District, Creekside Commerce Park East Mixed -Use Subdistrict to allow 300 multi -family rental dwelling units in addition to non-residential uses. The subject property is located in the southeast quadrant of the intersection of Immokalee Road and Goodlette Frank Road in Section 27, Township 48 South, Range 25 East, consisting of 9.9± acres; and furthermore, directing transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. (Companion to item 17D) Meeting Date: 10/26/2021 Prepared by: Title: Planner, Principal — Zoning Name: Sue Faulkner 09/21/2021 9:05 AM Submitted by: Title: — Zoning Name: Mike Bosi 09/21/2021 9:05 AM Approved By: Review: Growth Management Department Zoning Zoning Growth Management Department Growth Management Department County Attorney's Office County Attorney's Office Office of Management and Budget Office of Management and Budget County Manager's Office Board of County Commissioners Lissett DeLaRosa Growth Management Department Mike Bosi Zoning Director Review James Sabo Additional Reviewer Jeanne Marcella Transportation James C French Growth Management Heidi Ashton-Cicko Level 2 Attorney of Record Review Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Debra Windsor Level 3 OMB Gatekeeper Review Laura Zautcke Additional Reviewer Amy Patterson Level 4 County Manager Review Geoffrey Willig Meeting Pending Completed 09/21/2021 10:52 AM Completed 09/27/2021 10:50 AM Completed 09/27/2021 11:00 AM Skipped 09/21/2021 3:43 PM Completed 09/27/2021 6:12 PM Completed 10/13/2021 4:14 PM Completed 10/13/2021 4:38 PM Completed 10/14/2021 8:55 AM Completed 10/14/2021 9:28 AM Completed 10/20/2021 2:24 PM 10/26/2021 9:00 AM Packet Pg. 1930 17.E.a Co eCT C;0-14nty STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: September 16, 2021 RE: PETITION PL20190002849/CPSS-2020-04, SMALL-SCALE GROWTH MANAGEMENT PLAN AMENDMENT (Companion to PUDA- PL20200002850) [ADOPTION HEARING] ELEMENT: FUTURE LAND USE ELEMENT (FLUE) OF THE GROWTH MANAGEMENT PLAN AGENT/APPLICANT/OWNER(S): Agent: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Richard D. Yovanovich, Esq c Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 _ Naples, FL 34103 M Applicants: David Genson Creekside East Inc. as 2600 Golden Gate Parkway E Naples, FL 34105 Q Owners: Creekside East Inc. 2600 Golden Gate Parkway Naples, FL 34105 Page 11 of 11 Packet Pg. 1931 17.E.a GEOGRAPHIC LOCATION: The subject property comprises 19.9-acres and is located in the southeast quadrant of Immokalee Road (CR 846) and Goodlette Frank Road (CR 851) in Section 27, Township 48 South, Range 25 East (North Naples Planning Community). Aerial Location Map PL201900O2849 Creekside Commerce Park East Mixed -Use Subdistrict Subject Site REOUESTED ACTION: r_ O E s Q The applicant requests to amend the Future Land Use Element (FLUE) and the Future Land Use Map and Map Series to create the Creekside Commerce Park East Mixed -Use Subdistrict, which consists of just a few of the overall Creekside Commerce Park CPUD parcels and totals ::L9.9 acres. The purpose of this Subdistrict is to allow 300 multi -family rental dwelling units in addition to non-residential uses and furthermore directing transmittal of the adopted amendment to the Florida Department of Economic Opportunity. Page 12 of 11 Packet Pg. 1932 17.E.a The proposed amended Future Land Use Element, Creekside Commerce Park East Mixed Use Subdistrict text is as follows: (Single underline text is added, single strike -through text is deleted, and is also reflected in the Ordinance Exhibit A.) EXHIBIT A FUTURE LAND USE ELEMENT *** *** *** *** *** Text break *** *** *** *** *** TABLE OF CONTENTS *** *** *** *** *** Text break *** *** *** *** *** SUMMARY *** *** *** *** *** Text break *** *** *** *** *** II. *IMPLEMENTATION STRATEGY *GOALS, OBJECTIVES AND POLICIES *** *** *** *** *** Text break *** *** *** *** *** *FUTURE LAND USE MAP SERIES *Future Land Use Map *Mixed Use & Interchange Activity Centers Maps *** *** *** *** *** Text break *** *** *** *** *** *Vanderbilt Beach Commercial Tourist Subdistrict Map *Meridian Village Mixed Use Subdistrict Map *Germain Immokalee Commercial Subdistrict *Greenway — Tamiami Trail East Commercial Subdistrict Map *Bay House Campus Commercial Subdistrict Map *Vanderbilt Beach Road Mixed Use Subdistrict Map *Creekside Commerce Park East Mixed Use Subdistrict Map *** *** *** *** *** Text break *** *** *** *** *** Page 1 154 Policy 1.5: [beginning page 9] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: r_ Q Page 13 of It Packet Pg. 1933 17.E.a A. URBAN — MIXED USE DISTRICT 1. Urban Residential Subdistrict 2. Urban Residential Fringe Subdistrict *** *** *** *** *** Text break *** *** *** *** *** 19. [RESERVED] 20. Goodlette/Pine Ridge Mixed Use Subdistrict 21. Livingston Road/Veterans Memorial Boulevard East Residential Subdistrict 22. Meridian Village Mixed -Use Subdistrict 23. Vanderbilt Beach Road Mixed Use Subdistrict 24. Creekside Commerce Park East Mixed Use Subdistrict *** *** *** *** *** Text break *** *** *** *** *** FUTURE LAND USE DESIGNATION DESCRIPTION SECTION *** *** *** *** *** Text break I. URBAN DESIGNATION *** *** *** *** *** Text break Urban designated areas will accommodate the following uses: [beginning page 26] *** *** *** *** *** *** *** *** *** *** a. Residential uses including single family, multi -family, duplex, and mobile home. The maximum densities allowed are identified in the Districts, Subdistricts, and Overlays that follow, except as allowed by certain policies under Objective 5. b. Non-residential uses including: 1. Essential services as defined by the most recent Land Development Code; 2. Parks, open space and recreational uses; *** *** *** *** *** Text break *** *** *** *** *** 12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed -Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Goodlette/Pine Ridge Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict, Vincentian Mixed Use Subdistrict, Davis — Radio Commercial Subdistrict, Meridian Village Mixed -Use Subdistrict, Vanderbilt Beach Road Mixed Use Subdistrict; Creekside Commerce Park East Mixed Use Subdistrict, and, in the Urban Commercial District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road r_ Q Page 14 of 11 Packet Pg. 1934 17.E.a Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, Orange Blossom/Airport Crossroads Commercial Subdistrict, Logan Boulevard/Immokalee Road Commercial Infill Subdistrict, East Tamiami Trail Commercial Infill Subdistrict, Seed to Table Commercial Subdistrict, Vanderbilt Beach Commercial Tourist Subdistrict, Germain Immokalee Subdistrict, Greenway — Tamiami Trail East Commercial Subdistrict, Bay House Campus Commercial Subdistrict, in the Bayshore/Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. *** *** *** *** *** Text break A. Urban Mixed Use District *** *** *** *** *** Text break 24. Creekside Commerce Park East Mixed Use Subdistrict *** *** *** *** *** [beginning page 281 *** *** *** *** *** [page 54] This Subdistrict consists of 9.9+/- acres and is located on the east side of Goodlette-Frank Road within the Creekside Commerce Park CPUD. The purpose of the subdistrict is to permit development of up to 300 multi -family rental gpartments within a portion of the Creekside Commerce Park PUD, in addition to other non-residential uses permitted within the PUD. The Creekside Commerce Park CPUD shall include specific development standards for the proposed multi -family rental units. Development within the Subdistrict shall be subject to the following: a. The maximum multi -family rental apartments permitted within the Subdistrict is 300 dwelling units. *** *** *** *** *** Text break *** *** *** *** *** FUTURE LAND USE MAP SERIES [beginning page 154] Future Land Use Map 0 Activity Center Index Map M *** *** *** *** *** Text break *** *** *** *** *** T o N Livingston Road/Veterans Memorial Boulevard East Residential Subdistrict Map Vanderbilt Beach Commercial Tourist Subdistrict Map Q Ventana Pointe Residential Overlay Map Meridian Village Mixed -Use Subdistrict Map Germain Immokalee Commercial Subdistrict Map Greenway — Tamiami Trail East Commercial Subdistrict Map Bay House Campus Commercial Subdistrict Map E Vanderbilt Beach Road Mixed Use Subdistrict Map Creekside Commerce Park East Mixed Use Subdistrict Map Q PURPOSE/DESCRIPTION OF PROJECT: The purpose of this small-scale Growth Management Plan Amendment is to create the Creekside Commerce Park East Mixed Use Subdistrict, which consists of +9.9 acres in the southeast quadrant of the intersection of Page 15 of It Packet Pg. 1935 17.E.a Immokalee Road (CR 846)and Goodlette-Frank Road (CR851). The subject site is currently undeveloped and is located within the 106-acre Creekside Commerce Park Commercial Planned Unit Development. The purpose of this proposed Subdistrict is to allow 300 multi -family rental dwelling units in addition to non-residential uses and furthermore directing transmittal of the adopted amendment to the Florida Department of Economic Opportunity. The applicant also proposes to amend the "Future Land Use Map" and create the "Creekside Commerce Park East Mixed Use Subdistrict Map." ::1 1\1 \ :\1 1► \ :►1 1 1 _ 1\ Subject Pro er The subject property is approximately ::L9.9 undeveloped acres. Use District, Urban Residential Subdistrict Future Land Use Map. Park Commercial Planned Unit Development (CPUD). Surrounding Land Uses: The FLUE designation is Urban, Urban Mixed The subject site is zoned Creekside Commerce North: Immediately abutting the north boundary of the subject property is a commercial development with a deli, craft beers, a sub restaurant and physical therapy. The FLUE designates the area to the north Urban, Urban Mixed Use District, Urban Residential Subdistrict on the Future Land Use Map; and zoned Creekside Commerce Park Commercial Planned Unit Development (CPUD). Further to the north is Immokalee Road. To the north of Immokalee Road is NCH North Naples Hospital and more physicians' offices. East: Immediately adjacent to the east lies the Southwest Professional Health Park, which is group of physicians' offices and buildings. The FLUE designated properties to the east: Urban, Urban Mixed Use District, Urban Residential Subdistrict and zoned SW Professional Health Park. Further to the east is the Veterans Park Center PUD — also designated Urban, Urban Mixed Use District, Urban Residential Subdistrict and is zoned Veterans Park Center PUD -which provides public service facilities (North Naples Fire Station). South: Immediately to the south is Landmark Hospital and additional physicians' offices. The FLUE designated properties to the south: Urban, Urban Mixed Use District, Urban Residential Subdistrict and zoned Creekside Commerce Park Commercial Planned Unit Development (CPUD). Further to the south are two storage facilities, a memory care facility, and then is the Collier County Water Reclamation Facility. r_ West: Immediately adjacent to the west of the subject site is Goodlette-Frank Road. Further to the west across Goodlette-Frank Road is the Arthrex campus, which is also within the Creekside Commerce Park CPUD. This Arthrex site is the world headquarters for Arthrex and which contains a variety of uses such as the Arthrex Medical Center, classrooms for surgeons, a private hotel for clients, development laboratories and facilities for new products, and physical therapy facilities. STAFF ANALYSIS: Background and Considerations: Q The subject site is 9.9 acres designated: Urban, Urban Mixed Use District, Urban Residential Subdistrict; and zoned Creekside Commerce Park Commercial Planned Unit Development (CPUD). The subject site is tucked around a variety of commercial and industrial uses such as physician offices, health care facilities, memory care facility, retail, and storage/warehousing along Creekside Blvd. The 106-acre Creekside Commerce Park Commercial Planned Unit Development does not currently contain a residential component anywhere within the Page 16 of 11 Packet Pg. 1936 17.E.a CPUD. The applicant wishes to amend the CPUD and create a new Subdistrict to allow residential to be located only in the 9.9-acre Creekside Commerce Park East Mixed Use Subdistrict, which is approximately 1/10 the acreage of the entire CPUD. The subject site is located within one of the most vibrant and successful urban development areas in Collier County. Arthrex has chosen this location to be the home of its world headquarters, investing in new innovative architecture and in building supportive relationships with the Naples community. The NCH North Naples Hospital has expanded and grown over the years along with Collier County and supports the Naples Community with its many outreach programs. Creekside Commerce Park CPUD offers a wide variety of retail, medical office and care facilities, medical offices, government facilities, financial institutions, industrial uses, and much more. Arthrex and NCH North Hospital both wholeheartedly support this project with housing located within walking distance for their employees. By adding a residential component to this location, it completes "Creekside" to be one of the most active mixed use areas in the County. The applicant is proposing a maximum of 300 multi -family rental apartments within the Subdistrict in addition to other non-residential uses already permitted with the Creekside Commerce Park Commercial Planned Unit Development. The project area is designated Urban, Urban Mixed Use District, Urban Residential Subdistrict. The Future Land Use Element of the Growth Management Plan (GMP) states, "Urban designated areas on the Future Land Use Map include two general portions of Collier County: areas with the greatest residential densities, and areas in close proximity, which have or are projected to receive future urban support facilities and services. It is intended that Urban designated areas accommodate the majority of population growth and that new intensive land uses be located within them. Accordingly, the Urban area will accommodate residential uses and a variety of non-residential uses." Within the Collier County Urban Designated Areas, a base density of 4 residential dwelling units per gross acre may be allowed, according to the Future Land Use Element. This base level of density may be adjusted depending upon the location and characteristics of the project. The FLUE'S Density Rating System only applies to residential dwelling units in specific areas of the GMP. A bonus of up to a maximum of 16 dwelling units per acre may be added through the Density Rating System. These bonus dwelling units may be distributed over the entire project. The project must be compatible with surrounding land uses. The applicant is requesting 300 residential dwelling units, which equals a density of 30.3 DUs/A (300DUs /9.9A 0 0. = 30.3DU/A). Because this project is proposed for market rate housing and not affordable housing, the project might only be eligible for a maximum of 16 DUs/A under the Density Rating System. The density of _ approximately 30DUs per acre is being proposed by the applicant under the Creekside Commerce Park CPUD N Zoning District. This proposed density could never achieve 30 DUs/acre under the current Density Rating System. d E s Recently, staff, the Collier County Planning Commission, and the Collier County Board of County Commissioners have all been asked to review and consider petitions where the requested density exceeds the FLUE'S maximum Q density of 16 DUs/acre. As Collier County has grown in population in recent times, staff has recognized that four main facts are pushing the density envelope — 1) Diminishing supply of Undeveloped Urban land and land that can be easily redeveloped; 2) Desire of developers to maximize the uses on the remaining urban lands; 3) Desire of consumers to live near the greatest number of goods and services; and 4) government wants to minimize the utilization of existing public infrastructure (for example: reduce vehicle miles traveled to gain the most benefit) and reduce the need for new public infrastructure to be provided. Page 17 of 11 Packet Pg. 1937 17.E.a Staff has analyzed the Creekside Subdistrict project from a little different perspective. Staff used the Collier Interactive Growth Model (CIGM) to help better understand the Creekside project. The Model showed that locating housing in Creekside will provide a very high quality of life. Some of the details about the model and results obtained may be viewed in the appendix to this staff report. (see Appendix). The model results also show that the employment opportunities within a 2-mile radius are very substantial. The model estimated there could be as many as 11,500 commercial and industrial jobs located within a 2-mile radius of the proposed Creekside Commerce Park East Mixed Use Subdistrict. These are two very good reasons to recommend locating multi- family rental apartments in Creekside. As mentioned previously, both Arthrex and NCH North Collier Hospital support this project that could offer housing for their employees to be within walking distance. This project could meet many demands for an urban living lifestyle - one with nearby shopping and dining conveniences, work, and a variety of services. The Delnor-Wiggins Pass State Park, the Naples Performance Center — Artis, and many other types of entertainment would also be located close by. The FLUE states that the urbanized area is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. The Urban designated areas accommodate the majority of population growth with residential uses and a variety of non-residential uses. The proposed 300 multi -family rental apartments are compatible with the mix of uses that currently are approved within the Creekside CPUD. Although the proposed 300 DUs is at a very high density, the actual impact of such a density would be absorbed with the surrounding uses (such as medical offices), many of which operate Monday — Friday 8AM -5PM. Justifications for Proposed Amendment: The justification for the proposed small-scale Growth Management Plan Amendment is to create a new subdistrict that will allow for a residential development with a higher density nestled in a setting that provides both medical, retail, financial, and an assortment of entertainment opportunities and natural settings within a close proximity to the housing. Identification and Analysis of the Pertinent Small Scale Comprehensive Plan Amendment Criteria in Florida Statutes Chanter 163.3187: Process for adoption of small scale comprehensive plan amendment. 1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer and: [The subject site comprises f9.9 acres.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for a site -specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small scale future land use map amendment shall be permissible under this section. [This amendment does include a text change to the Comprehensive Plan and those text changes are directly related to the proposed Future Land Use Map amendment.] (c) The property that is the subject of the proposed amendment is not located within an area of critical r_ Q Page 18 of 11 Packet Pg. 1938 17.E.a state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not located within an Area of Critical State Concern.] (2) Small scale development amendments adopted pursuant to this section require only one public hearing before the governing board, which shall be an adoption hearing as described in s. 163.3184(11). [This project will be heard with only one public adoption hearing.] (3) If the small scale development amendment involves a site within a rural area of opportunity as defined under s. 288.0656(2)(d) for the duration of such designation, the acreage limit listed in subsection (1) shall be increased by 100 percent. The local government approving the small scale plan amendment shall certify to the state land planning agency that the plan amendment furthers the economic objectives set forth in the executive order issued under s. 288.0656(7), and the property subject to the plan amendment shall undergo public review to ensure that all concurrency requirements and federal, state, and local environmental permit requirements are met. [This amendment does not involve a site within a rural area of opportunity.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which were set out as part of the comprehensive plan shall not, for the purposes of this act, be deemed to be amendments. [This amendment preserves the internal consistency of the plan and is not a correction, update, or modification of current costs which were set out as part of the comprehensive plan.] Environmental Impacts and Historical and Archaeological Impacts: Craig Brown, Senior Environmental Specialist, completed his review and approved this petition, without any conditions, on 11/16/2020. The subject property is 9.9 acres. The acreage of native vegetation on site has been field verified by staff during review of the Planned Unit Development (PUD) for the project. The project is currently zoned CPUD. The proposed GMP amendment will not affect the requirements of the Conservation and Coastal Management c Element (CCME) of the GMP. Native vegetation on site will be retained in accordance with the requirements of N CCME Policy 6.1.1, Policy 7.1.1 and section 3.05.07 of the LDC. Environmental Services staff recommends - approval. No EAC required. Public Facilities Impacts: Eric Fey, Senior Project Manager with Collier County Public Utilities Engineering & Project Management Division, E approved this petition on February 2, 2021. This site is serviced with public utilities and serviced by County potable s water and wastewater treatment facilities. The 300-unit apartment complex will not create any LOS issues in the19 5-year planning horizon. This project will have no detrimental impact on the potable water system and capacity is Q available in Collier County. The project will have no detrimental impact on the wastewater treatment system. Transportation Impacts: Michael Sawyer, Project Manager with Collier County Transportation Planning, Capital Projects Ping/Impact Fees/Program Management, completed his review and approved this petition, without any conditions, on November Page 19 of 11 Packet Pg. 1939 17.E.a 16, 2020. Transportation Element: In evaluating this project, staff reviewed the applicant's June 18, 2020 TIS and revised PUD Document for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP). 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 ofpermissible 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 A UIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume: b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project's significant impacts on all roadways. " Staff finding: According to the TIS and revised PUD document the proposed change will allow up to 300 multi- family residential units within the Creekside Commerce Park development. The TIS for this request includes scenario's for both the currently approved PUD uses and those proposed with this amendment request. The scenarios indicate that there will be no net increase or decrease in the number of trips generated by this development. Staff further notes that the current trip cap in section 2.16.L of the PUD document is not changing, thereby retaining the same maximum number of trips allowed by this development. Based on the TIS and the revised PUD, the subject petition request can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan because there are no additional traffic impacts resulting from the proposed changes. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: A Neighborhood Information Meeting (NIM), as required by Land Development Code (LDC) Section 10.03.05 A, was duly advertised, noticed, and was scheduled on Wednesday, January 6, 2021, at 5:30 pm and located at Saint Monica's Episcopal Church, 7070 Immokalee Road, Naples, FL 34119. This NIM was advertised, noticed, and scheduled to be held jointly for this small scale GMP amendment and the companion Planned Unit Development Amendment (PUDA) petition. No members of the public were present or registered through Zoom; therefore, the meeting was not held. [synopsis prepared by Sue Faulkner, Principal Planner, Comprehensive Planning Section] r_ Q Pagel 10 of 11 Packet Pg. 1940 17.E.a PUBLIC CORRESPONDENCE RECEIVED BY STAFF: Comprehensive Planning staff received two letters of support for this project. The first letter dated March 9, 2021 is from Paul Hiltz, FACHE, President and CEO with NCH Healthcare System. He stated that the proximity to the NCH North Naples Hospital and restaurants/retail in the area will make it an attractive place for future employees to live, work, and play within walking distance. The second letter dated March 10, 2021 is from Reinhold Schmieding, Founder and President of Arthrex, Inc. He stated that this project is an opportunity to provide rental housing within walking distance to our world headquarters. Both of these letters may be found in your agenda packet (at the end of the Appendix). FINDING AND CONCLUSIONS: • The reason for this GMPA and companion PUDA zoning petition is to allow up to 300 multi- family rental apartments by creating a new subdistrict. • The surrounding area will offer over 11,500 jobs, many of which are technical high -quality jobs. • The surrounding area will offer many opportunities for shopping and dining out within a short distance of the project; therefore, reducing vehicle miles traveled by the residents of this project. • There are no adverse environmental impacts as a result of this petition. • No historic or archaeological sites are affected by this amendment. • There are no utility -related concerns as a result of this petition. • There are no concerns for impacts upon other public infrastructure. • There are no transportation concerns as a result of this petition. • The use is generally compatible with surrounding development based upon the high-level review conducted for a GMP amendment. This Staff Report was reviewed by the County Attorney's Office on September 2, 2021. The criteria for GMP amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2, Florida Statutes. The criteria for changes to the Future Land Use Map is in Section 163.3177(6)(a)8, Florida Statutes [HFACI STAFF RECOMMENDATION; r_ Staff recommends that the Collier County Planning Commission forward Petition PL20190002849/CPSS-2020- 04 to the Board of County Commissioners with a recommendation to approve (adopt) and transmit to the Florida Department of Economic Opportunity. Prepared by: Sue Faulkner, Principal Planner, Comprehensive Planning Section, Zoning Division Q Page 111 of 11 Packet Pg. 1941 17.E.a Creekside Commerce Park East Mixed Use Subdistrict (GMPA) PL20190002849 8-29-21 APPENDIX FOR STAFF REPORT 1. Location 2. Collier Interactive Growth Model (CIGM) Analysis 3. Correspondence *** *** *** *** *** Text break *** *** *** *** *** 1. LOCATION The proposed GMPA Subdistrict site is proposed as a portion of the previously approved and recently amended 106-acre Creekside Commerce Park Commercial Planned Unit Development (CPUD) via Ordinance #18-19. Below is a site plan of the entire Creekside CPUD. The CPUD is a zoning district that allows land uses that consist of predominately industrial, warehouse, wholesale, financial institutions, business and office uses, with limited amounts of retail uses. Limited residential uses are being considered to be added. ln,hEH WS, M9vW L B TRACTB l L TRACT'. IIC l 1 TRACT T VC f' ' 1 4 TRACT1s TRACT9 a L L l "..r'H i>I "so• ua " aiw yr *°.'a'..:"., LAND USE SUMMARY I!C - lndustrtallCommerte = 49.40t At B - Business = 22.901 Ac Right of way UC =• 9.25t Ac L - Lake - 7.19t AC oFuc�R u�Rw, Rua -- --- -- --- -,- 1 ' PW -- Preserved Wetlands PU - Prose ed Uplands = 2.90t Ac = 4.30t Ac _ -- Y Other buffers, oven spate)= 9.&4f Ac { �TM � �, a-hrt ,— ~��• �-fL� - TOTAL = ID6.06t AC !_1,_...�, =� , iR18R[..l lscOntEPrIME.XD,�lRR[�CBI.n'E+•. /Ll EI9EYENi OhYwner��---a Lim _ � o [OGaTOXlsRf 6PPP0lM�R T6lYFFLR °E9,6lY4Sgf1! N9ARPr,1.EES E G �G? ��1. ReE[RTO •• u°°aCuuEM YueAG4/PN2,9—E.E °Eaclrefo. Page 1 1 of 7 r- Q Packet Pg. 1942 17.E.a In order to help understand where the proposed Subdistrict lies within the Creekside CPUD, below is the inset map that shows the location of the Creekside Commerce Park East Mixed Use Subdistrict: 2. COLLIER INTERACTIVE GROWTH MODEL (CIGM) ANALYSIS r- Q Staff used the Collier Interactive Growth Model (CIGM) Planning Tool created to do a land use analysis for the proposed project. This model was developed by Metro Forecasting Models specifically to allow staff to analyze a variety of existing land uses and how they could interact with a new proposed project. One of the first things staff evaluated was the "Quality of Life" that would be available to tenants choosing to live in the Creekside Commerce Park East Mixed Use Subdistrict. This model component measures the proximity to Page 1 2 of 7 Packet Pg. 1943 17.E.a different factors that are usually considered when evaluating "Quality of Life", such as travel time for fire, EMS, and police protection, travel time to a shopping center, or to a school. The CIGM is based on official Traffic Analysis Zones (TAZs) which are identified by the Florida Department of Transportation for statewide transportation plans and used for macroscopic traffic analysis. TAZs are very small areas — much smaller than census tracts, blocks or groups. The small TAZ areas allow analysis to be done for an individual project of almost any size. The CIGM contains data (some of which is based on Federal Census data and some data is provided by Collier County for approved land uses) that is geographically assigned to these individual TAZ areas. The proposed Creekside Subdistrict is located in TAZ #2290 (outlined on the map in light blue below.) Output from the CIGM (created and maintained by Metro Forecasting Models). David Farmer from Metro Forecasting Models assisted staff is working with the CIGM. Plenning Community, 1 North Naples Zone Name TAZ2290UN IsthisZonewithinlSMinsof Yes a Hospital?. Is this Zone within 10 Mins of Yes a Fire Station Is -this Zone within 10 Minso# Yes en FMS -Station? Is this Zone within 5 Mins of a Yes Shopping Center? Isthis Zone widen 15 Mins of Yes a School's School Acres by BO 0 BLTotaI School Age Children 0 Zoom to R r- Q You can see from the output for TAZ 2290 (above) that this location offers a wide range of factors that make up a high quality of Life. Page 1 3 of 7 Packet Pg. 1944 17.E.a The next thing staff evaluated was how much commercial and industrial square feet are located within a 2-mile radius. Staff set up a 2-mile buffer with the CIGM. Below is the output from all of the TAZs within the 2-mile buffer. BL stands for Baseline for the year data was gathered (late 2019/early 2020). BO is Buildout and the year varies by location and ability to add more housing units. The BO year for Creekside is 2030-2035. ZONE BL_Populat F2030_Pop 60_Popula BL_Housinl F2030_Hol. Forecasted BL_7atal_Co BO_Potent BL_Industri 30_Industrial_SgR 1651 145 158 173 92 99 101 171047 203292 0 0 1652 1550 1585 1693 985 991 991 11651 11651 0 0 1653 420 428 458 267 268 268 287487 314408 ❑ ❑ 1654 893 1748 2145 568 1093 1256 212198 242198 0 0 1663 844 862 923 537 539 540 0 0 0 0 1664 1680 1709 1827 1069 1069 1069 44904 44904 0 0 1666 156 355 634 99 222 371 1639 1639 0 0 1668 0 0 ❑ 0 ❑ 0 0 0 82392 82392 1669 1304 1334 1462 830 835 855 29119 29118 0 0 1670 952 976 1044 606 611 611 1846 1845 0 0 1671 1394 1417 1513 886 886 886 42350 42350 ❑ 0 1672 1148 1192 1282 731 746 750 22573 22573 0 0 1673 0 0 0 0 0 0 447152 447152 0 ❑ 1674 270 278 Z97 172 174 174 403929 403929 0 0 1675 215 220 236 137 138 138 61813 61813 0 ❑ 1676 299 304 324 190 190 190 51033 51033 0 0 1677 1174 1194 1277 747 747 747 185712 185712 0 0 1679 247 251 268 157 157 157 205471 220644 0 0 1679 742 781 836 472 489 489 81012 90952 0 0 1681) 779 826 892 496 517 522 72039 80651 0 0 1681 926 988 1147 589 619 671 144496 144485 0 0 1682 562 571 610 357 357 357 0 0 0 0 1683 910 968 1082 579 606 633 ❑ 0 0 0 1684 933 978 1092 594 612 639 0 0 0 0 1685 1163 1277 1427 740 799 835 3104 3104 0 0 1699 2259 Z307 2465 1443 1443 1443 521114 521114 0 ❑ 1690 1391 1415 1512 885 885 885 9034 9034 0 ❑ 1691 1497 1522 1626 952 952 952 421586 421586 ❑ ❑ 1703 302 307 329 192 192 192 282864 282964 0 0 1705 2751 2801 2991 1749 1751 1751 46390 46390 0 ❑ 1706 1030 1049 1120 655 656 656 0 0 0 ❑ 1709 1102 1170 1288 701 732 754 0 45149 0 0 1712 1100 1118 1194 699 599 699 15306 15306 0 0 1715 526 559 605 335 350 354 0 0 0 0 1716 782 803 857 497 502 502 164495 369114 0 0 1717 121 128 138 77 80 81 31594 31594 0 0 1718 0 0 0 0 0 0 417376 467911 224753 224753 1720 847 862 921 539 539 539 825635 825636 0 ❑ 1738 1391 1417 1515 984 886 887 0 0 0 0 1739 774 788 842 492 493 493 344476 344476 0 ❑ 1740 1160 1211 1325 738 758 775 263123 264138 0 0 1741 0 0 0 0 0 0 0 0 0 a 2050 363 577 663 231 361 398 2679 2679 ❑ ❑ 2052 825 889 962 525 556 563 106501 106501 0 0 2053 162 169 183 103 106 107 19135 19135 0 0 2056 1011 1036 1107 643 648 648 276320 302320 0 0 2062 0 0 0 0 0 0 52492 52492 97951 97951 2063 0 0 0 0 ❑ 0 33170 33170 0 ❑ 2289 795 809 865 506 506 506 0 0 0 0 2290 0 0 0 0 ❑ 0 203013 249120 124398 124398 wmmerclal it Ind-nnal n 5p 6516868 sq it bu;k 529494 ft built Estimated n of commercial Estimated If of 10,861 lobs 706 ind-trial iu6 r- r Q 11,567 Estimated total Mot wnn—ial & Industrial Jobs within 2 miles Page 14 of 7 Packet Pg. 1945 17.E.a The table above shows that there are approximately 11,500 industrial and commercial jobs located within a 2-mile radius of the marker staff placed in TAZ 2290. This approximation of the number of jobs located within the 2-mile buffer was calculated using the total of existing commercial square feet (BL) and divided by a rule of thumb that says, "there is approximately one job for every 600 square feet of commercial" plus the total of existing industrial square feet (BL) and divided by a rule of thumb that says, "there is one job for every 750 square feet of industrial." This is not an exact answer to the total number of jobs, but does help obtain an estimate. 3. CORRESPONDENCE Comprehensive Planning staff received two letters of support for this project. The first letter dated March 9, 2021 is from Paul Hiltz, FACHE, President and CEO with NCH Healthcare System. He stated that the proximity to the NCH North Naples Hospital and restaurants/retail in the area will make it an attractive place for future employees to live, work, and play within walking distance. The second letter dated March 10, 2021 is from Reinhold Schmieding, Founder and President of Arthrex, Inc. He stated that this project is an opportunity to provide rental housing within walking distance to our world headquarters. le- Q Page 15 of 7 Packet Pg. 1946 17.E.a Reinhold Schrnieding Pounder & President March 10, 2021 Collier County Board of Commissioners: Penny Taylor, District 4, Chair William L. McDaniel, Jr., District 5, Vice Chair Burt L. Saunders, Commissioner., District 3 Rick LoCastro, District 1 Andy Solis, Esq., District 2 3299 Tamiami Trail East, Suite 303 Naples, FL 34112 Re: Support for the Creekside Apartment Complex Dear Board of Commissioners: Arthrex continues to experience unprecedented growth and demand for our products throughout the world; however, we remain a privately held company with a family business culture committed to delivering uncompromising quality to the health care professionals who use our products, and'ultimately, the millions of patients whose lives we impact. We also take great pride in providing our team members with a professional and supportive work environment. Attracting world class talent will always be a challenge. Reasonably priced housing and rental opportunities have always been a big part of that challenge. As you are aware, Arthrex's corporate headquarters is in north Naples, Florida where visitors will find a vibrant atmosphere of rapid product innovation, medical research, and surgeon collaboration. The state-of- the-art campus houses corporate, wellness and hotel facilities, as well as Arthrex's premier Medical Education Center, which serves as an education destination for surgeons from around the world to learn about new products and techniques through hands-on surgical skills training programs. We have invested significantly in our campus at Creekside. Our commitment to this community has been unwavering. We applaud your support of Arthrex and the strides you have made to making Naples a world class community. With all of that said, we are at a crossroads with growing our business and the lack of reasonably priced permanent and rental housing. The recent events related to the pandemic and shifting political environment has and will continue to drive housing prices and rents. To that end, Arthrex has once again partnered with Barron Collier Companies to secure priority access to units within the proposed Creekside apartment complex. We see this project as an opportunity to provide rental housing within walking distance to our world headquarters. We strongly encourage you support this project as it will most certainly assist us in offering our team members an affordable place to live. Gl Sincerely, Reinhold Schmieding Founder and President Arthrex, Inc. Page 6 of 7 Arthrex Inc.1370 Creekside Boulevard, Naples, Florida 34108-1945 • Tel: 800-933-7001 or 239-643-5553 • Fax: 239-598-5521 • www. Packet Pg. 1947 17.E.a NCH Baker Downtown Hospital 350 Seventh Street N. Naples, FL 34102 (239) 624-5000 March 9, 2021 NCH Chairwoman Penny Taylor, District 4 Commissioner Board of Collier County Commissioners 3299 Tamiami Trail East Suite 303 Naples, FL 34112 Re: Creekside Apartment Complex Dear Chairwoman Penny Taylor, District 4 Commissioner: Healthcare System NCH North Naples Hospital 11190 Healthpark Blvd. Naples, FL 34110 (239) 624-5000 The NCH Healthcare System is one of the most progressive in the country. More than just a couple of hospitals, the NCH Healthcare System is an alliance of more than 700 independent physicians and medical facilities in dozens of locations throughout Collier County and southwest Florida. Not only do we offer advanced comprehensive care, we embrace new, effective ideas in medical care and healing. NCH Baker Hospital Downtown and NCH North Naples Hospital provide personalized care for over 40,500 patients a year in our two -hospital, 716 bed system. NCH's outstanding reputation is confirmed by The Joint Commission, in its award of accreditation to both NCH hospitals. We are one of Collier County's top employers and face the same challenges as other businesses do with respect to being able to attract a broad base of employees due to the lack of reasonably priced housing. We see a bright future here in southwest Florida. The demand for services and the corresponding demand for quality employees is expected to continue with the trend of rapid population growth in the area. Housing prices and rental opportunities are once again being challenged by this growth. We are happy to acknowledge that we are very supportive of the proposed Creekside apartment complex within walking distance of our NCH North Naples Hospital. The project will provide rental opportunities to existing and future NCH staff. a Our relationship with Barron Collier Companies will allow us to have priority access to rental units as they become ;v available. The proximity to our hospital and restaurant/retail in the area will make it an attractive place for future employees to live, work, and play within walking distance. N Sincerely, r c m E A�--t a Paul Hiltz, FACHE President and CEO CC William L. McDaniel, Jr., District 5, Vice Chair Rick LoCastro, District 1 Andy Solis, Esq., District 2 Burt L. Saunders, Esq., District 3 Page 7 cket Pg. 1948 www.NCHmd.org 17.E.b ORDINANCE NO. 2021 - 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 FUTURE LAND USE MAP AND MAP SERIES TO CREATE THE CREEKSIDE COMMERCE PARK EAST MIXED -USE SUBDISTRICT BY CHANGING THE DESIGNATION OF PROPERTY FROM URBAN -MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT TO URBAN - MIXED USE DISTRICT, CREEKSIDE COMMERCE PARK EAST MIXED -USE SUBDISTRICT TO ALLOW 300 MULTI -FAMILY RENTAL DWELLING UNITS IN ADDITION TO NON-RESIDENTIAL USES. THE SUBJECT PROPERTY IS LOCATED IN THE SOUTHEAST QUADRANT OF THE INTERSECTION OF IMMOKALEE ROAD AND GOODLETTE FRANK ROAD IN SECTION 27, TOWNSHIP 48 SOUTH, RANGE 25 EAST, CONSISTING OF 9.9f ACRES; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL201900028491 WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and o N WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Creekside East, Inc. requested an amendment to the Future Land Use Element and Future Land Use Map and Map Series to create the Creekside Commerce Park East Mixed -Use Subdistrict; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small Scale Amendment; and WHEREAS, the Subdistrict property is not located in an area of critical state concern or a rural area of opportunity; and [20-CMP-01079/1658531/1154 Pagel of 3 Creekside Commerce Park / PL20190002849 8/23/2021 Words underlined are added, words c4u augh have been deleted. Packet Pg. 1949 17.E.b WHEREAS, the Collier County Planning Commission (CCPQ on considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Future Land Use Element and Future Land Use Map and Map Series of the Growth Management Plan on ; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small-scale amendment to the Future Land Use Element and Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text and map amendment are attached hereto as Exhibit "A" and incorporated herein by reference. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent M provision and such holding shall not affect the validity of the remaining portion. c N SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after Board adoption. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. [20-CMP-0 1079/1658531/1154 Creekside Commerce Park / PL20190002849 8/23/2021 Words underlined are added, words sic eugh have been deleted. Page 2 of 3 Packet Pg. 1950 17.E.b PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2021. ATTEST: CRYSTAL K. KINZEL, CLERK Deputy Clerk Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attorney BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA Penny Taylor, Chairman Attachment: Exhibit A — Proposed Text Amendment & Map Amendment [20-CMP-01079/1658531/1154 Creekside Commerce Park / PL20190002849 8/23/2021 Page 3 of 3 Words underlined are added, words swdek have been deleted. Packet Pg. 1951 17.E.b PL20190002849 Creekside Commerce Park East Mixed Use Subdistrict GMPA of Future Land Use Element August 13, 2021 EXHIBIT A FUTURE LAND USE ELEMENT *** *** *** *** *** Text break*** *** *** *** *** TABLE OF CONTENTS *** *** *** *** *** Text break*** *** *** *** *** Page SUMMARY 1 *** *** *** *** *** Text break**" *** *** *** *** ll. *IMPLEMENTATION STRATEGY 9 *GOALS, OBJECTIVES AND POLICIES 9 *** *** *** *** *** Text break*** *** *** *** *** *FUTURE LAND USE MAP SERIES 154 *Future Land Use Map *Mixed Use & Interchange Activity Centers Maps *** *** *** *** *** Text break*** *** *** *** *** *Vanderbilt Beach Commercial Tourist Subdistrict Map *Meridian Village Mixed Use Subdistrict Map *Germain Immokalee Commercial Subdistrict *Greenway — Tamiami Trail East Commercial Subdistrict Map *Bay House Campus Commercial Subdistrict Map *Vanderbilt Beach Road Mixed Use Subdistrict Map *Creekside Commerce Park East Mixed Use Subdistrict Map *** *** *** *** *** Text break*** *** *** *** *** Policy 1.5: [beginning page 9] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. URBAN — MIXED USE DISTRICT 1. Urban Residential Subdistrict 2. Urban Residential Fringe Subdistrict *** *** *** *** *** Text break*** *** *** *** *** 19. [RESERVED] ti M 0 N N M N co m L O a� E s U w Q 1 of 5 Words underlined are added; words struck -through are deleted. Packet Pg. 9952 PL20190002849 17.E.b Creekside Commerce Park East Mixed Use Subdistrict GMPA of Future Land Use Element August 13, 2021 20. Goodlette/Pine Ridge Mixed Use Subdistrict 21. Livingston Road/Veterans Memorial Boulevard East Residential Subdistrict 22. Meridian Village Mixed -Use Subdistrict 23. Vanderbilt Beach Road Mixed Use Subdistrict 24. Creekside Commerce Park East Mixed Use Subdistrict *** *** *** *** *** Text break*** *** *** *** *** FUTURE LAND USE DESIGNATION DESCRIPTION SECTION [beginning page 26] *** *** *** *** *** Text break*** *** *** *** *** I. URBAN DESIGNATION *** *** *** *** *** Text break*** *** *** *** *** Urban designated areas will accommodate the following uses: a. Residential uses including single family, multi -family, duplex, and mobile home. The maximum densities allowed are identified in the Districts, Subdistricts, and Overlays that follow, except as allowed by certain policies under Objective 5. b. Non-residential uses including: 2 1. Essential services as defined by the most recent Land Development Code; 0 ti 2. Parks, open space and recreational uses; c N *** *** *** *** *** Text break*** *** *** *** *** 12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed -Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Goodlette/Pine Ridge Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict, Vincentian Mixed Use Subdistrict, Davis — Radio Commercial Subdistrict, Meridian Village Mixed -Use Subdistrict, Vanderbilt Beach Road Mixed Use Subdistrict; Creekside Commerce Park East Mixed Use Subdistrict, and, in the Urban Commercial District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, Orange Blossom/Airport Crossroads Commercial Subdistrict, Logan Boulevard/Immokalee Road Commercial Infill Subdistrict, East Tamiami Trail Commercial Infill Subdistrict, Seed to Table Commercial Subdistrict, Vanderbilt Beach Commercial Tourist Subdistrict, Germain Immokalee Commercial 2of5 Words underlined are added; words struck -through are deleted. Packet Pg. 1953 17.E.b PL20190002849 Creekside Commerce Park East Mixed Use Subdistrict GMPA of Future Land Use Element August 13, 2021 Subdistrict, Greenway — Tamiami Trail East Commercial Subdistrict, Bay House Campus Commercial Subdistrict, in the Bays hore/G ateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. *** *** *** *** *** Text break*** *** *** *** *** A. Urban Mixed Use District [beginning page 28] *** *** *** *** *** Text break*** *** *** *** *** 24. Creekside Commerce Park East Mixed Use Subdistrict [page 54] This Subdistrict consists of 9.9+/- acres and is located on the east side of Goodlette-Frank Road within the Creekside Commerce Park CPUD. The purpose of the subdistrict is to permit development of up to 300 multi -family rental apartments within a portion of the Creekside Commerce Park PUD, in addition to other non-residential uses permitted within the PUD. The Creekside Commerce Park CPUD shall include specific development standards for the proposed multi -family rental units. Development within the Subdistrict shall be subject to the following: a. The maximum multi -family rental apartments permitted within the Subdistrict is 300 dwelling units. *** *** *** *** *** Text break*** *** *** *** *** FUTURE LAND USE MAP SERIES [beginning page 154] Future Land Use Map Activity Center Index Map *** *** *** *** *** Text break*** *** *** *** *** Livingston RoadNeterans Memorial Boulevard East Residential Subdistrict Map Vanderbilt Beach Commercial Tourist Subdistrict Map Ventana Pointe Residential Overlay Map Meridian Village Mixed -Use Subdistrict Map Germain Immokalee Commercial Subdistrict Map Greenway—Tamiami Trail East Commercial Subdistrict Map Bay House Campus Commercial Subdistrict Map Vanderbilt Beach Road Mixed Use Subdistrict Map Creekside Commerce Park East Mixed Use Subdistrict Map R 3of5 Words underlined are added; words struck -through are deleted. Packet Pg. 1954 EXHIBIT A 17.E.b PL20190002849/CPSS-20-4 �0 CREEKSIDE COMMERCE PARK SUBDISTRICT 100►r _ COLLIER COUNTY, FLORIDA eS Go so mmo a ee r e csi e F WY SUBJECT SITE ass, ADOPTED - XXXX,XXXX (Ord. No. XXXX-X) 0 250 500 1,000 F4t PREPARED BY: BETH YANG, AICP GROWTH MANAGEMENT DEPT. FILE:CREEKSIDE COMMERCE PARK LOCATION MAP.MXD DATE: OCT. 2020 LEGEND CREEKSIDE COMMERCE PARK SUBDISTRICT Page 4 of 5 Packet Pg. 1955 T46S I T47S I T48S T50S I T51S I T52S 17.E.b T53S w M o: w 0 a w M S R R 8 S R Lo 3 $ w rc rc g rvwn rcA m so rc ¢� nTn m s dad m win^ w ,i _ °ry agw win ses^OS� �ii S o <SiS�o$ia 8:'o�ogBRw°wrv<rv' 4 0 =og°9LL oa oo° o =._..�000awo=o=ow9oa awa LL =o=o=-° owaw a = wowa°$-0 ° w wo=o=owo a s =o= =awa= ° Q H 3 / E / Q ° gvT V LU � 04 N 06 we / N O w W a. Li yw�g WLLI Q <~� w N rr � ,. L° CDQ ° N >6 zoo¢ N i N uJ Q o ogaF N W rr� :) g w c D =LL0 = oxww Z�N N Wo�� -a _. ga � o �� _�� ext�0 Guff of M o �_� a` T46S T47S I T48S I T49S I T60S I T51 S I T52S _ Packet Pg. 1956 17.E.d CAT County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercountvfl.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Hybrid Virtual Quasi -Judicial Public Hearing Waiver Emergency/Executive Order 2020-04 Hearing of the Collier County Planning Commission and Board of County Commissioners For Petition Number(s): PL20190002849 and PL20190002850 Regarding the above subject petition number(s), Creekside East Inc. (Name of Applicant) elects to proceed during the declared emergency with hybrid virtual public hearings of the Collier County Planning Commission and Board of County Commissioners, and waives the right to contest any procedural irregularity due to the hybrid virtual nature of the public hearing. Name: David B. Genson as Sr. Vice Presi `pt f B_ rron Co i r anagement, LLC, as Authori d � ent Signature*: v ❑✓ Applicant ❑ Legal Counsel to Applicant Date: � t r,4- * This form must be signed by either the Applicant (if the applicant is a corporate entity, this must be an officer of the corporate entity) or the legal counsel to the Applicant. Packet Pg. 1957 17.E.e Reinhold Schrnieding Pounder & President March 10, 2021 Collier County Board of Commissioners: Penny Taylor, District 4, Chair William L. McDaniel, Jr., District 5, Vice Chair Burt L. Saunders, Commissioner., District 3 Rick LoCastro, District 1 Andy Solis, Esq., District 2 3299 Tamiami Trail East, Suite 303 Naples, FL 34112 Re: Support for the Creekside Apartment Complex Dear Board of Commissioners: Arthrex continues to experience unprecedented growth and demand for our products throughout the world; however, we remain a privately held company with a family business culture committed to delivering uncompromising quality to the health care professionals who use our products, and'ultimately, the millions of patients whose lives we impact. We also take great pride in providing our team members with a professional and supportive work environment. Attracting world class talent will always be a challenge. Reasonably priced housing and rental opportunities have always been a big part of that challenge. As you are aware, Arthrex's corporate headquarters is in north Naples, Florida where visitors will find a vibrant atmosphere of rapid product innovation, medical research, and surgeon collaboration. The state-of- the-art campus houses corporate, wellness and hotel facilities, as well as Arthrex's premier Medical Education Center, which serves as an education destination for surgeons from around the world to learn about new products and techniques through hands-on surgical skills training programs. We have invested significantly in our campus at Creekside. Our commitment to this community has been unwavering. We applaud your support of Arthrex and the strides you have made to making Naples a world class community With all of that said, we are at a crossroads with growing our business and the lack of reasonably priced permanent and rental housing. The recent events related to the pandemic and shifting political environment has and will continue to drive housing prices and rents. To that end, Arthrex has once again partnered with Barron Collier Companies to secure priority access to units within the proposed Creekside apartment complex. We see this project as an opportunity to provide rental housing within walking distance to our world headquarters. We strongly encourage you support this project as it will most certainly assist us in offering our team members an affordable place to live. Sincerely, , Reinhold Schmieding Founder and President Arthrex, Inc. Arthrex Inc.1370 Creekside Boulevard, Naples, Florida 34108-1945 • Tel: 800-933-7001 or 239-643-5553 • Fax: 239-598-5521 • www. Packet Pg. 1958 17.E.f NCH Baker Downtown Hospital 350 Seventh Street N. Naples, FL 34102 (239) 624-5000 March 9, 2021 NCH Chairwoman Penny Taylor, District 4 Commissioner Board of Collier County Commissioners 3299 Tamiami Trail East Suite 303 Naples, FL 34112 Re: Creekside Apartment Complex Dear Chairwoman Penny Taylor, District 4 Commissioner: Healthcare System NCH North Naples Hospital 11190 Healthpark Blvd. Naples, FL 34110 (239) 624-5000 The NCH Healthcare System is one of the most progressive in the country. More than just a couple of hospitals, the NCH Healthcare System is an alliance of more than 700 independent physicians and medical facilities in dozens of locations throughout Collier County and southwest Florida. Not only do we offer advanced comprehensive care, we embrace new, effective ideas in medical care and healing. NCH Baker Hospital Downtown and NCH North Naples Hospital provide personalized care for over 40,500 patients a year in our two -hospital, 716 bed system. NCH's outstanding reputation is confirmed by The Joint Commission, in its award of accreditation to both NCH hospitals. We are one of Collier County's top employers and face the same challenges as other businesses do with respect to being able to attract a broad base of employees due to the lack of reasonably priced housing. We see a bright future here in southwest Florida. The demand for services and the corresponding demand for quality employees is expected to continue with the trend of rapid population growth in the area. Housing prices and rental opportunities are once again N being challenged by this growth. —� We are happy to acknowledge that we are very supportive of the proposed Creekside apartment complex within walking distance of our NCH North Naples Hospital. The project will provide rental opportunities to existing and future NCH staff. Our relationship with Barron Collier Companies will allow us to have priority access to rental units as they become available. The proximity to our hospital and restaurant/retail in the area will make it an attractive place for future employees to live, work, and play within walking distance. Sincerely, Paul Hiltz, FACHE President and CEO CC William L. McDaniel, Jr., District 5, Vice Chair Rick LoCastro, District 1 Andy Solis, Esq., District 2 Burt L. Saunders, Esq., District 3 www.NCHmd.org I Packet Pg. 1959 NOTICE OF PUBLIC HEARI 17.E.g Notice is hereby given that a public hearing will be held by the Collier County Planning Commis- sion (CCPC) at 9:00 A.M., September 16, 2021, in the Board of County Commissioners Meeting Room, Third Floor, Collier Government Center, 3299 East Tamiami Trail, Naples, FL, to c1 er: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF CO COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THI LIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPOI AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE F GOLDEN GATE ESTATES SUB -ELEMENT OF THE GOLDEN GATE AREA TER PLAN ELEMENT AND RURAL GOLDEN GATE ESTATES FUTURE LAN MAP AND MAP SERIES; BY AMENDING THE ESTATES -MIXED USE DISTRI ADD THE 8TH STREET NE-22ND AVENUE NE SUBDISTRICT TO ALLOW A 10( CHURCH AS A CONDITIONAL USE. THE SUBJECT PROPERTY CONSISTS O: ACRES AND IS LOCATED ON THE NORTHWEST CORNER OF 8TH STREET N 22ND AVENUE NE IN SECTION 27, TOWNSHIP 48 SOUTH, RANGE 27 EAST LIER COUNTY, FLORIDA; AND FURTHERMORE, DIRECTING TRANSMITT THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECOl` OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR FECTIVE DATE. [PL20190001333] AND A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER CO FLORIDA PROVIDING FOR THE ESTABLISHMENT OF A CONDITIONAL U ALLOW A 100-SEAT CHURCH WITHIN AN ESTATES (E) ZONING DISTRICT P ANT TO SECTION 2.03.0l.B.l.c.1 OF THE COLLIER COUNTY LAND DEVELOP CODE FOR A 5.15f ACRE PROPERTY LOCATED ON THE NORTHWEST CC OF 8TH STREET NE AND 22ND AVENUE NE IN SECTION 27, TOWNSHIP 48 S, RANGE 27 EAST, COLLIER COUNTY, FLORIDA. [PL20190001326] �mm0kalee R� RANDALL BLVD Project Z c Location Z J ~ m 22nd AVE NE s c 0 N All interested parties are invited to appear and be heard. Copies of the proposed ordinal resolution will be made available for inspection at the Collier County Clerk's Office, Fourt Collier County Government Center, 3299 East Tamiami Trail, Suite 401, Naples, FL, or prior to the scheduled hearing. Written comments must be filed with the Zoning Division, Services Section, prior to September 16, 2021. As part of an ongoing initiative to promote social distancing during the COVID-19 pandej public will have the opportunity to provide public comments remotely, as well as in person this proceeding. Individuals who would like to participate remotely, should register any tit the agenda is posted on the County website which is 6 days before the meeting through the 1 vided on the front page of the County website at www.colliercountyfl.g_ov Individuals who will receive an email in advance of the public hearing detailing how they can participate ri in this meeting. For additional information about the meeting, please call Thomas Clarke 252-2526 or email to CCPCRemoteParticipation&CollierCoIMFL.gov :R L- :D kL .S- v SE I- CO y AT 5f JD � L- a )F Y IC d 'Y- V 00 c Y, o r0 U- O 1T J :R d H c d E c d E Q a T O to nd p or, U Lek ng G Z 0 :he O ng d 'ter Q ro- ter _ -'ly E 99) t ca Any person who decides to appeal any decision of the Collier County Planning Com] on Q will need a record of the proceedings pertaining thereto and therefore, may need to ens iat a verbatim record of the proceedings is made, which record includes the testimony and e ice upon which the appeal is based. If you are a person with a disability who needs any accot ca- tion in order to participate in this proceeding, you are entitled, at no cost to you, to the pi on of certain assistance. Please contact the Collier County Facilities Management Division, :ed at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least t, tys prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Collier County Planning Commission Edwin Fryer, Chairman Packet Pg. 1960 ND-GC10711612-01 A. ,gD1Q le 1�333^7 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER AN ORDINANCE Notice is hereby given that a public hearing will be held by the Collier County Boardbf County Commissioners on October 26, 2021, in the Board of County Commissioners Meeting Room, Third Floor, Collier Government Center, 3299 East Tamiami Trail, Naples, FL, to consider the enactment of two County Ordinances. The meetingwill commence at 9:00 A.M. The titles of the proposed Ordinances are as follows:- 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 FUTURE LAND USE MAP AND MAP SERIES TO CREATE THE CREEKSIDE COMMERCE PARK EAST MIXED -USE SUBDISTRICT BY CHANGING THE DESIGNATION OF PROPERTY FROM URBAN -MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT TO URBAN -MIXED USE DISTRICT, CREEKSIDE COMMERCE PARK EAST MIXED - USE SUBDISTRICT TO ALLOW 300 MULTI -FAMILY RENTAL DWELLING UNITS IN ADDITION TO NON-RESIDENTIAL USES: THE SUBJECT PROPERTY IS LOCATED IN THE SOUTHEAST QUADRANT OF THE INTERSECTION OF IMMOKALEE ROAD AND GOODLETTE FRANK ROAD -IN SECTION 27, TOWNSHIP 48 SOUTH, RANGE 25 EAST, CONSISTING. OF 9.9t ACRES; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL201900028491 AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2006-50, THE CREEKSIDE COMMERCE PARK COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD), AS AMENDED, BY ADDING UP TO 300 MULTI -FAMILY RENTAL DWELLING UNITS AS A PERMITTED USE IN THE BUSINESS DISTRICT; ADDING RESIDENTIAL DEVELOPMENT STANDARDS INCLUDING A MAXIMUM HEIGHT OF 100 FEET, AND BY AMENDING THE MASTER PLAN. THE SUBJECT MULTI -FAMILY PROPERTY IS IN THE SOUTHEAST QUADRANT OF THE INTERSECTION OF IMMOKALEE ROAD AND GOODLETTE FRANK ROAD, CONSISTING OF 28.85t ACRES AND THE CPUD IS LOCATED SOUTH OF IMMOKALEE ROAD AND BOTH EAST AND WEST OF GOODLETTE FRANK ROAD IN SECTION 27, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA; AND BY PROVIDING. AN EFFECTIVE DATE. [PL201900028501 " Copies of the proposed Ordinances are on file with the Clerk to the Board and are available for Inspection. All Interested parties are invited to attendand be heard, - NOTE: All persons wishing to speak on any agenda item must register with the County manager prior to presentation of ;the agenda Rem to be addressed. Individual speakers will be limited to 3 minutes on any item. The selection of any Individual to speak on behalf of"an organization or group Is encouraged. If recognized by the Chairman, a spokesperson for a group or organization may be allotted 10 minutes to speak on an Rem. Persons wishing to have written or graphic materials Included in the Board agenda packets must submit said material a minimum of 3 weeks prior to the respective public hearing. In any case, written materials intended to be considered by the Board shall be submitted to the appropriate County staff a minimum of seven days priorto the public hearing. All materials used in presentations before the Board will become a permanent,part of the record. - �- 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 websfte which is 6 days before the meeting through the link provided on the front page of the County websfte at www colliemou!jjAxAov. Individuals who register will receive an email In advance of the public hearing detailing ho, ti they can participate remotely in this meeting. For additional informationabout the meeting, please call Geoffrey Wiliig at 252-8369 or email to Geoffrev Willia®colliercoun—W cov. Any person who decides to appeal any decision of the Board will need a record oftheproceedings 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 TamiamiTrail East, Suite 101, Naples, FL 34112-5356; (2391 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 PENNY TAYLOR, CHAIRMAN'f CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT & COMPTROLLER By: Teresa Cannon I Deputy Clerk (SEAL) � 1 NRGCIO]38758-�1 17.E.h a Packet Pg. 1961 Creekside Commerce Park East Mixed Use Subdistrict (PL20190002849) Application and Supporting Documents Sept. 16, 2021 CCPC Hearing wGradyMinor Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com GradyMinor Civil Engineers • Land Surveyors • Planners • Landscape Architects June 22, 2020 Ms. Anita Jenkins, AICP, Community Planning Mgr. GMP Restudy Collier County Growth Management Division/ Planning and Regulation Land Development Services Department Comprehensive Planning Section 2800 North Horseshoe Drive Naples, FL 34104 RE: Creekside Commerce Park East Mixed Use Subdistrict — PL20190002849, Submittal 1 Dear Ms. Jenkins: A Collier County Small -Scale Growth Management Plan Amendment (GMPA) application for properties located at the Southeast quadrant of Immokalee Road and Goodlette-Frank Road is being filed electronically for review. This application proposes to establish the Creekside Commerce Park East Residential Subdistrict consisting of 9.9 +/- acres currently zoned Creekside Commerce Park CPUD, which have been platted as Tracts "P-11, 11211, "3", and "5" in Plat Book 54, Pages 84 & 85. The new subdistrict will provide for a maximum of 300 multi -family rental units. The GMPA is supported with a companion PUD amendment (PL20190002850), which establishes the specific development standards for the residential land use and identifies the residential area on the conceptual PUD Master Plan. Please feel free to contact Rich Yovanovich at 435-3535 or me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: Creekside East, Inc. Richard D. Yovanovich GradyMinor File (BCCPUD-19) Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com APPLICATION NUMBER: PL20190002849 DATE RECEIVED: PRE -APPLICATION CONFERENCE DATE: January 16, 2020 This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Growth Management Department 239-252- 2400, Zoning Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. The application is to be reviewed by staff for sufficiency within 30 calendar days following the filing deadline. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 12-234. If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant: David Genson Company: Creekside East Inc. Address: 2600 Golden Gate Pkwy City: Naples State: Florida Zip Code: 34105 Phone Number: 239-262-2600 Fax Number: Email Address: dgenson@barroncollier.com B. Name of Agent* D. Wayne Arnold, AICP 0 THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company: Q. Grady Minor and Associates, P.A. Address: 3800 Via Del Rev City: Bonita Springs State: Florida Zip Code: 34134 Phone Number: 239-947-1 144 Fax Number: Email Address: warnold@gradyminor.com B1. Name of Agent* Richard D. Yovanovich • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company: Coleman, Yovanovich and Koester, P.A. Address: The Northern Trust Building, 4001 Tamiami Trail North, Suite 300 City: Naples State: Florida Zip Code: 34103 Phone Number: 239-435-3535 Fax Number: Email Address: ryovanovich@cvklawfirm.com C. Name of Owner (s) of Record: Creekside East Inc. Address: 2600 Golden Gate Pkwy City: Naples State: Florida Zip Code: 34105 Phone Number: 239-262-2600 Fax Number: Email Address: dgenson@barroncollier.com D. Name, Company, Address and Qualifications of all consultants and other professionals providing information contained in this application, as well as Qualifications of the Agent identified above. See Exhibit I.D. II. Disclosure of Interest Information: 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. (Use additional sheets if necessary). Name and Address Not Applicable Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Name and Address Creekside East, Inc., 2600 Golden Gate Pkwy R. Blakeslee Gable, President/Director Lamar G. Villere, Director Bradley A. Boaz, V/S/T/RA Katherine G. Sproul, Director Barron III Collier, C/D Jeff Sonalia, Vice President Douglas E. Baird, Vice President Brian Goguen, Vice President Juliet A. Sproul, Director Percentage of Stock 100% C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest Not Applicable 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 Percentage of Ownership Not Applicable E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership Not Applicable Date of Contract: F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Name and Address G. Date subject property acquired (2004) leased ( ):-Term of lease: yrs./mos. If, Petitioner has option to buy, indicate date of option: and date option terminates: , or anticipated closing: NOTE: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. 3 III. DESCRIPTION OF PROPERTY: A. PARCEL I.D. NUMBER: 23991198024, 23991198040, 29331180023, 29331180049, 29331180544, 29331180609,29331181103,29331181129,29333000046 B. LEGAL DESCRIPTION: See Exhibit 111.13 - Sketch and Legal C. GENERAL LOCATION: Southeast quadrant of Goodlette-Frank Road and Immokalee Road D. Section:27 Township:48 Range: 25 E. PLANNING COMMUNITY: North Naples F. TAZ: 115 G. SIZE IN ACRES: 9.9± acres H. ZONING: CPUD (Creekside Commerce Park) I. FUTURE LAND USE MAP DESIGNATION(S): Urban Designation, Mixed Use District, Urban Residential Subdistrict J. SURROUNDING LAND USE PATTERN: Commercial. office, retail and medical - Exhibit V.A and V.B IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: Housing Element Traffic Circulation Sub -Element Aviation Sub -Element Sanitary Sewer Sub -Element Solid Waste Sub -Element Capital Improvement Element X Future Land Use Element Immokalee Master Plan Recreation/Open Space Mass Transit Sub -Element Potable Water Sub -Element NGWAR Sub -Element Drainage Sub -Element CCME Element Golden Gate Master Plan B. AMEND PAGE (S): vi, 10, 50 and 149 OF THE: Future Land Use ELEMENT AS FOLLOWS: (Use Stpike thpeygTto identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: See Exhibit IV.B C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Urban Designation, Mixed Use District, Urban Residential Subdistrict TO Creekside Commerce Park East Mixed Use Subdistrict. Exhibit IV.0 D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) E. DESCRIBE ADDITIONAL CHANGES REQUESTED: Create Creekside Commerce Park Mixed Use Subdistrict Inset Map (page #'s are not shown on existing maps in the Comprehensive Plan). Exhibit IV.E 4 V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I"=400'. At least one copy reduced to 8- 1/2 x 11 shall be provided of all aerials and/or maps. A. LAND USE Exhibit V.A Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined. Exhibit V.A Provide most recent aerial of site showing subject boundaries, source, and date. Exhibit V.A Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION Exhibit V.B Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL Exhibit V.0 Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. Exhibit V.0 Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.) Identify historic and/or archaeological sites on the subject property. D. GROWTH MANAGEMENT Reference , F.A.C. and Collier County's Capital Improvements Element Policy 1.1.2 (Copies attached). 1. INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: N Is the proposed amendment located in an Area of Critical State Concern? (Reference F.A.C.). IF so, identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S.? (Reference , F.A.C.) Y/Y, Exhibit V.D Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1) (c), F.S.? Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. Y/Y - Exhibit V.D1 Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference , F.A.C.) E. PUBLIC FACILITIES 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Exhibit V.E Potable Water Exhibit V.E Sanitary Sewer Exhibit V.E1 Arterial & Collector Roads; Name specific road and LOS Immokalee Road Goodlette-Frank Road Exhibit V.E Drainage Exhibit V.E Solid Waste Exhibit V.E Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. Exhibit V.E2 Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services. 3. Exhibit V.E Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: AE-9 Flood zone based on Flood Insurance Rate Map data (FIRM). N.A. Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) N.A. Coastal High Hazard Area, if applicable N.A. High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION N.A $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs) Provided $9,000.00 non-refundable filing fee for a Small -Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs) Exhibit V.G3 Proof of ownership (copy of deed) Exhibit V.G4 Notarized Letter of Authorization if Agent is not the Owner (See attached form) Exhibit V.G5 Addressing Checklist Exhibit V.G6 Preapplication Meeting Notes * If you have held a pre -application meeting within 9 months prior to submitted date and paid the pre -application fee of $500.00 at the meeting, deduct that amount from the above application fee amount when submitting your application. All pre -application fees are included in the total application submittal fee if petition submitted within 9 months of pre -application meeting date. Otherwise the overage will be applied to future proportionate share advertising costs. * Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1 "=400' or at a scale as determined during the pre -application meeting. *All attachments should be consistently referenced as attachments or exhibits, and should be labelled to correlate to the application form, e.g. "Exhibit I.D." * Planning Community, TAZ map, Traffic Analysis Zone map, Zoning maps, and Future Land Use Maps. Some maps are available on the Zoning Division website depicting information herein: Zoning Services Section: Comprehensive Planning Section: THIS HAS CHANGED SINCE DCA BECAME DEO. SEE GMP PAEG 2011 UPDATES: https://www.colliercountyfl.gov/your-government/divisions-s-z/zoning-division/zoning-services- section/land-use-commission-district-maps REMAINDER OF PAGE INTENTIONALLY LEFT BLANK Creekside Commerce Park East Mixed Use Subdistrict (PL20190002849) Exhibit LD Professional Consultants Planning/Project Management: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 239.947.1144 warnold@gradyminor.com Richard D. Yovanovich, Esq Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 239.435.3535 ryovanovich@cyklawfirm.com Transportation: Norman J. Trebilcock, AICP, PE Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 239-566-9551 ntrebilcock@trebilcock.biz Environmental: Tim Hall Turrell, Hall & Associates, Inc. Marine & Environmental Consulting 3584 Exchange Ave. Naples, FL. 34104-3732 Phone: (239) 643-0166 Market Analysis: Russ Weyer President Real Estate Econometrics, Inc. 707 Orchid Drive, Suite 100 Naples, FL 34102 239-269-1341 Rweyer@ree-i.com May 26, 2020 w GradyMinor BCCPUD-19 Exhibit ID.docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Page 1 of 2 Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.eom • www.gradyminor.com APPENDIX Page 2 of 2 D. Wayne Arnold, AICP Principal, Director of Planning Education • Master of Urban Planning, University of Kansas, Lawrence • Bachelor of Science, Urban and Regional Planning/Geography, Missouri State University Professional Registrations/ Affiliations • American Institute of Certified Planners (AICP) • American Planning Association (APA) • Leadership Collier, Class of 2000 • Bonita Springs Chamber of Commerce Government Affairs Committee • Collier County Jr. Deputy League, Inc., Board of Directors President • City of Naples Planning Advisory Board 2010-2014 GradyMinor Mr. Arnold is a Principal and co-owner of the firm and serves as the Secretary/Treasurer and Director of Planning. As Director of Planning, Mr. Arnold is responsible for and oversees services related to plan amendments, property re -zonings, expert witness testimony, ROW Acquisition, public participation facilitation, and project management. Mr. Arnold previously served as the Planning Services Director at Collier County, where he oversaw the County's zoning, comprehensive planning, engineering, platting and Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has prior Florida planning experience with Palm Beach County Government and the South Florida Water Management District. Mr. Arnold has been accepted as an expert in land planning matters in local and state proceedings. RELEVANT PROJECTS • Collier County Growth Management Plan • Immokalee Airport Master Plan • Collier County Land Development Code • Logan Boulevard Right -of -Way Acquisition Planning Analysis • U.S. 41 Right -of -Way Expansion Planning Analysis • Copeland Zoning Overlay • Collier County Government Center Development of Regional Impact (DRI) • Pine Ridge/Goodlette Road Commercial Infill District • Henderson Creek Planned Development/Growth Management Plan Amendment • Mercato Mixed Use Planned Development • Diamond Oaks Village • Imperial Landing MPD • Lely Area Stormwater Improvement Project ROW Analysis • Dean Street MPD • Bonita Exchange MPD • Collier County Public Schools Transportation Ancillary Plant Q. Grady Minor & Associates, P.A. Civil Engineers • Surveyors • Land Planners • Landscape Architects Richard D. Yovanovich Rich Yovanovich is one of the firm's shareholders. He moved to Naples in 1990 and was an Assistant County Attorney for Collier County from 1990-1994. As an Assistant County Attorney he focused on land development and construction matters. Since entering private practice in 1994, Mr. Yovanovich has represented property owners through the entitlement process before local and state agencies. His representation includes project ranging from small residential and commercial projects to large developments of regional impact. Professional Activities/Associations The Florida Bar Collier County Bar Association Civic/Charitable Activities/Associations Member, Furman University Trustees Council, 2007 - Chairman, Leadership Collier Foundation Alumni Assoc. Member, Board of Directors, Holocaust Museum 2007 — Member, Leadership Collier, Class of 2000 Member, Board of Directors, CBIA (Director 2004-2008, Vice President 2006-2007) Member, Board of Director, Immokalee Friendship House Member, Board of Director, Avow Hospice 2011- Member, Florida Trend Legal Elite Elder, Vanderbilt Presbyterian Church Bar & Court Admission Florida, 1988 U.S District Court, Middle District of Florida U.S. Court of Appeals, Eleventh Circuit Education University of South Carolina J.D., 1987 J. Ed., 1986 Furman University B.A., cum laude, 1983 Norman Trebilcock, AICP, P.E. Trebilcock Consulting Solutions, PA Mr. Trebilcock directs plan production, design development and permitting efforts on public works and private sector projects. Offering 26 years of professional experience, he specializes in transportation engineering, including highway design, signalization, utility relocation, drainage design, street and Site lighting, access management and permitting projects. He prepares and reviews traffic impact statements and related reports. The firm is registered by the Florida Department of Transportation (FDOT) and South Florida Wafer Management District (SFWMD) as a Small Business Enterprise (SBE), and certified by FDOT in several work groups. Mr. Trebilcock manages team members and various sub -consultants through contract negotiations, preliminary engineering, permitting, final design, and construction administration. He has attended numerous transportation seminars, and has held leadership positions on many transportation -related task forces and in professional societies. Consulting Engineering Services • Coordinated and spearheaded the joint pond agreement successfully executed for the Marbella Lakes project with the FDOT as part of the 1-75 6-laning expansion. This agreement helped the FDOT avoid a potentially adverse pond site acquisition, and resulted in a win -win conclusion. • SFWMD surface water management permit assistance on more than 40 residential, commercial, institutional and highway projects totaling over 3,000 acres. Relevant projects include Aster Court Outfall replacement, Bald Eagle Drainage improvements, and Westlake Outfall Pipe improvement replacements. • Provided technical expertise for transportation issues affecting land development projects including Pelican Marsh, Pelican Bay, Lely and Grey Oaks communities. • Designed street lighting system for Woodlands CDD, Airport -Pulling Road, Golden Gate Parkway, Vanderbilt Beach Road, and Airport -Pulling Road/Davis Blvd. intersection. • Designed arterial roadway signalization systems for 20 locations in Southwest Florida, including mast -arm and concrete strain pole installations. • FDOT Conceptual Access permits for the northeast commercial area at Pelican Bay, Naples International Park, and Pelican Marsh PUD. Representative Projects City of Bonita Springs Old 41 Downtown Improvements Design -Build; Bonita Springs, FL As part of a Design -Build team headed by Wright Construction Group (WCG), Trebilcock Consulting Solutions provided traffic design for the roadway improvements. The main feature of the improvements was to reconstruct Old 41 as a complete street with sidewalks, bike lanes, possible narrow median and two travel lanes. Traffic calming features were proposed, as were roundabouts at Terry St and Pennsylvania Ave. Mini roundabouts were anticipated on Old 41. Project length is 4,414 If (0.84 miles). Parking improvements were proposed along Felts and the cross streets (Wilson, Childers, Ragsdale, Abernathy, Hampton, Crockett, and Dean) within the project limits. City of Naples Design -Build Decorative Mast -arm at 5rh Ave and 3rdSt, OnPower The project provided design and construction services to replace the existing traffic signal span wire system at the intersection of 5rh Ave and 3rd St with a decorative mast -arm assembly with pedestrian crossing signals. Trebilcock Consulting Solutions provided plan production and design development for the project. Responsibilities included signalization, signing and marking plans, maintenance of traffic plans, and coordination with the project team and City staff. Mercato - Strada Place and Vanderbilt Beach Road Signalization; Collier County, FL Trebilcock Consulting Solutions prepared a traffic study and provided design for a new traffic signal at the intersection of Sfrada Place and Vanderbilt Beach Road, roadway realignment, signing and marking modifications, traffic control plans, and resurfacing for nearly 0.5 miles of roadway. Multi -modal improvements included bike lanes, sidewalks, and vehicle accommodation. Total Years of Experience 26 Education • University of Florida M.E. in Public Works, 1989 • University of Miami B.S. in Civil Engineering, 1988 • US Army Engineering School Engineer Officer Basic Course, 1988 Licenses / Certifications • Professional Engineer, Florida #47116 • Certified Planner, American • Institute of Certified Planners • Certification, FDOT Advanced Work Zone Traffic Control A/filiations • American Planning Association • American Institute of Certified Planners • American Society of Civil Engineers • Florida Engineering Society, Calusa Chapter (Past President) • Institute of Transportation Engineers • Illuminating Engineering Society • Society of American Military Engineers FDOT Pre-gualijications Group 3 Highway Design - Roadway 3.1 Minor Highway Design Traffic Engineering & Operations Studies Group 6 6.1 Traffic Engineering Studies 6.2 Traffic Signal Timing Group 7 Traffic Operations Design 7.1 Signing, Pavement Marking & Channelization 7.2 Lighting 7.3 Signalization Group 13 Planning 13.4 Systems Planning 13.5 Subarea/Corridor Planning 13.6 Land Planning/Engineering Tpeniicoch Curriculum Vitae George Russell Weyer President Real Estate Econometrics, Inc. 707 Orchid Drive Naples, FL 34102 (239) 269-1341 rweyer@ree-i.com Overview Over 20 years of real estate development experience in Florida, Ohio and Nevada with large corporations and family -owned companies that focused on commercial office, retail, industrial, hospitality, amenity and large scale community and residential development. Senior management experience with the entire development process from acquisition identification, due diligence, purchase negotiations, financing, planning and securing entitlements, horizontal and vertical construction, sales/leasing and marketing, to property management and condominium turnover and disposition. Skills also include land acquisition, land planning, entitlement process, financing proforma development, market analysis, land development, CDD management, financing and assessment determination, home and commercial construction, sales and Marketing management, builder selection and management, amenity design and management, residential and commercial property owners association management and design review committee management. Experience with governmental entities on budgeting, financing and identifying and implementing economic development programs. Full member of the Urban land Institute and the past chairman of ULI's Southwest Florida District Council. Expert Testimony Mr. Weyer has testified as an expert in front of the following courts of law: o In the Circuit Court of the Fifth Judicial Circuit in and for Sumpter County, FL o Florida Department of Administrative Hearings o In the Circuit Court of the Twentieth Judicial Circuit Court in and for Collier County, FL o in the Circuit Court of the Twentieth Judicial Circuit Court in and for Lee County, FL o United States Bankruptcy Court, Middle District of Florida, Fort Myers Division o United States District Court, Middle District of Florida, Fort Myers Division • Mr. Weyer has testified as an expert in front of the following governmental jurisdictions: o City of Naples, Florida o Collier County, Florida o City of Bonita Springs, Florida o Hillsborough County, Florida o Lee County, Florida o City of Fort Myers, Florida o City of Cape Coral, Florida o City of North Port, Florida o City of Tamarac, Florida o Miami -Dade County, Florida o Community Redevelopment Agency, Fort Myers, Florida o Community Redevelopment Advisory Board, Naples, Florida • Mr. Weyer has testified as an expert for following bond validation hearings: o Ave Maria Stewardship Community District o Fronterra Community Development District o Hacienda Lakes Community Development District o Cypress Shadows Community Development District Professional Experience • President, Real Estate Econometrics, Inc., Naples, FL 2014-Present Real Estate Econometrics, Inc., a full -service consulting firm specializing in financial, economic and fiscal analysis and implementation for real estate projects, is well -versed in all aspects of the real estate/land development process from determining the market and land acquisition through planning and development and finally marketing and land disposition. Performing real estate valuation analysis, entitlement analysis (commercial need, affordable housing, fiscal impact), CDD formation and management, CDD methodology consultant, commercial POA management, fiscal impact analysis of real estate projects, large scale development market analysis, economic impact analysis, government assessment methodology development, litigation support analysis, public/private partnership coordination, tax increment financing. • Senior Associate, Fishkind & Associates, Inc., Naples, FL 2004-2014 Real estate valuation analysis, entitlement analysis (commercial need, affordable housing, fiscal impact), CDD formation and management, CDD methodology consultant, commercial POA management, fiscal impact analysis of real estate projects, large scale development market analysis, economic impact analysis, government assessment methodology development, litigation support analysis, Cape Canaveral economic and fiscal impact, annexation analysis, impact fee analysis, public/private partnership coordination, tax increment financing. • V.P. Development, JED of Southwest Florida, Inc. Naples, FL 2003-2004 Office complex design, construction and management, neighborhood retail complex design, construction and management, entitlement process management. • President, GRW Management, Inc., Naples, FL 2001-2003 Market and entitlement analysis • President, London Bay Homes, Inc. subsidiary, Romanza, Inc. Naples, FL 2000-2001 Managed two offices of an interior design company. Turn around into profitable entity. • V.P. Resort Operations, Lake Las Vegas Joint Venture, Las Vegas NV 1999-2000 Managed all commercial operations on site — 2 hotels, small retail center, two casinos, private community club, lake/marina operations, managed public and private golf course operations, designed and constructed third public golf course and clubhouse, community liaison for development company, design review committee chair, property owners association chair. President & CEO, Cavalear Corporation, Toledo, OH 1997-1999 Management of 3 master planned communities — one with lake and two with golf courses, development and construction management of 2 residential villa neighborhoods, unit construction for two villa developments, single family unit construction Director of Commercial Sales, Amenity Management & Marketing, Westinghouse Communities, Inc. Naples/Fort Myers, FL 1983-1997 Amenity manager, managed public and private golf courses, builder program manager, builder sales manager, model row development, marketing manager for two large scale master planned communities — Pelican Bay and Gateway, started and managed Pelican Landing and Pelican Marsh marketing departments. Education University of Miami, Miami, FL MBA 1993 Michigan State University, Bachelor of Arts, Communications, 1977 Creekside Commerce Park East Mixed Use Subdistrict (PL20190002849) Exhibit 111.E Sketch and Legal May 27, 2020 w GradyMinor Exhibit Cover Pages. docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com N84'25151 "E � `- 62,31' C6 S89'48'09"E 263.66' C7 L12 C8_ o _� ' ---------------- L14 PACEL w� DES�RIBED E COryryTAINING CJ i9.Dr ACRES U� E- w o N89'5829W 543,61 `_y I I �I I I 1--- ---- „4„ tEEKSID�ARD EAST TRACT l CG w j of �o Ua cI E. o i....%�. DRAFTED: I iil� it i F'"o i �4 I I "E 459.66' I g PARCEL , DESCRIBE AINING ia:996 ACRES GENERAL NOTES: BEARINGS ARE BASED ON THE SOUTH LINE OF TRACT 2, CREEKSIDE COMMERCE PARK EAST, PLAT BOOK 54, PAGES 84-86, COWER COUNTY, FLORIDA, BEING SOUTH 89'50'21" WEST. DIMENSIONS ARE IN FEET ' AND DECIMALS . THEREOF. O.R. BOOK = OFFICIAL RECORDS BOOK P.B. = PLAT BOOK P.O.C. = POINT OF COMMENCEMENT P.O.B. = POINT OF BEGINNING R.O.W. = RIGHT-OF-WAY SEE ATTACHMENT FOR LEGAL DESCRIPTION THIS SKETCH MAY HAVE BEEN REDUCED. �"®��®'�' Y7WIi'ii7Y1111Y r" I�.�� .UNE TABLE �`.1UNE sad ��L1 BEARING N66'44'29"E DISTANCE 17.23' E o L2 N38'43'12'E 58,71'"'kkKCC L3 N50'41'S4"E 19.94'�� E L p L4 N44'02'42"E 26.03'/ E,o L5 N22'50'18'W 30.00' F�-oL13 L12 N82'19'28"E SBT20'08"E 30.07' 8.64' P.D.$, 'I L14 564'23'22"E 3.S.E. CORNER TRACT "2" SIDE COMMERCE PARK EAST 0 120 240 P.B. 54, PG. 84-86 S89'50'21"W 577.07' I I SCALE IN FEET 1 I.dw * * * NOT A SURVEY �\acti,e\215615702\su ,e \d,awin \215615702-5D IOVER LL CLIENT: PENINSULA ENGINEERING DESCRIPTION: SKETCH OF DESCRIPTION OF TRACT P-1 & 2, & PART OF TRACTS 3, 4, 5. & 6, ' L215615702 CREEKSIDE COMCOLRLIERCE PARK COUNTY T'FLOR�IDA4,PGS. 84-86, 5101 Pefic Bey Blvd, Me 300, Naples, Florida 34108 No.& WORK ORDER No.snEET NUNBER: TILE No:Certificate Phone 2�64t}4040 • Fax 239-643-5716" Web -Site wwwAIMMM.stantec.com of Authorization#LB-7866 xxx or 2 215615702—SKO1 Stantec 5801 Pelican Bay Boulevard, Suite 300, Naples, FL 34108 Legal Description Part of Tracts "2", "P-1 ", "4", & "5", All of Creekside Commerce Park East, Plat Book 54, Pages 84-86, Collier County, Florida BEGINNING at the Southeast corner of Tract "2" of Creekside Commerce Park East, a subdivision according to the Plat thereof as recorded in Plat Book 54, Pages 84 through 86, Public Records of Collier County, Florida; Thence along the boundary of said Creekside Commerce Park East, in the following seven (7) described courses: 1. Thence South 89°50'21" West 577.07 feet; 2. Thence North 05034'08" West 72.46 feet; 3. Thence North 66044'29" East 17.23 feet; 4. Thence North 00053'43" West 69.01 feet; 5. Thence North 38043'12" East 58.71 feet; 6. Thence North 50041'54" East 19.94 feet; 7. Thence North 44002'42" East 26.03 feet; Thence leaving said boundary, North 22050'18" West 30.00 feet; Thence 140.61 feet along the arc of a non -tangential circular curve concave Northwest having a radius of 120.00 feet through a central angle of 67°08'12" and being subtended by a chord which bears North 33035'37" East 132.70 feet; Thence North 00001'31" East 245.17 feet; Thence North 89058'29" West 543.61 feet; Thence North 104.59 feet; Thence 14.65 feet along the arc of a circular curve concave West having a radius of 512.67 feet through a central angle of 01038'15" and being subtended by a chord which bears North 00049'08" West 14.65 feet; Thence continue 69.45 feet along the arc of a circular curve concave West having a radius of 512.67 feet through a central angle of 07045'41" and being subtended by a chord which bears North 05°31'06" West 69.39 feet; to a point of reverse curvature; Thence 48.88 feet along the arc of a circular curve concave East having a radius of 987.33 feet through a central angle of 02050'12" and being subtended by a chord which bears North 07°58'50" West 48.88 feet to a point of compound curve; Thence 36.53 feet along the arc of a circular curve concave Southeast having a radius of 23.00 feet through a central angle of 90059'35" and being subtended by a chord which bears North 38°56'04" East 32.81 feet; Thence North 84025'51" East 62.31 feet; Thence 50.12 feet along the arc of a circular curve concave South having a radius of 498.00 feet through a central angle of 05°45'59" and being subtended by a chord which bears North 87'18'51" East 50.10 feet; Thence South 89048'09" East 263.66 feet; Thence 44.80 feet along the arc of a circular curve concave North having a radius of 326.00 feet through a central angle of 07°52'23" and being subtended by a chord which bears North 86015'39" East 44.76 feet; Thence North 82019'28" East 30.07 feet; (311, Stantec Thence 40.95 feet along the arc of a circular curve concave South having a radius of 298.00 feet through a central angle of 07°52'23" and being subtended by a chord which bears North 86015'39" East 40.92 feet; Thence South 89020'08" East 8.64 feet; Thence South 64023'22" East 3.47 feet to a point on the Westerly right-of-way line of Creekside Boulevard East (Tract "C") of said Creekside Commerce Park East; Thence along said right-of-way, South 00001'30" West 272.95 feet; Thence leaving said right-of-way, South 89058'29" East 459.66 feet to a point on the East boundary line of said Creekside Commerce Park East; Thence along said East boundary line, South 01°04'53" East 611.74 feet to the POINT OF BEGINNING. Containing 9.996 acres more or less. Subject to easements and restrictions of record. Bearings are based on the South line of Creekside Commerce Park East Being South 89050'21 " West. Certificate of authorization #LB-7866 Stantec Consulting Services, Inc. Registered Engineers and Land Surveyors By: May 5, 2020 Lance T Miller, Professional Surveyor and Mapper #LS5627 Not valid unless embossed with the Professional's seal. Ref. 215615702-SK01 Sheet 1 2 Creekside Commerce Park East Mixed Use Subdistrict (PL2O19OOO2849) Exhibit IV.B Amendment Language Revise the FUTURE LAND USE ELEMENT *** *** *** *** *** Text break *** *** *** *** *** TABLE OF CONTENTS *** *** *** *** *** Text break *** *** *** *** *** * FUTURE LAND USE MAP SERIES * Future Land Use Map * Mixed Use & Interchange Activity Centers Maps * Properties Consistent by Policy (5.11, 5.12, 5.13, 5.14) Maps * Collier County Wetlands Map * Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map * Future Land Use Map Rivers and Floodplains Map * Estuarine Bays Map * Future Land Use Map Soils * Future Land Use Map Existing Commercial Mineral Extraction Sites * Bayshore/Gateway Triangle Redevelopment Overlay Map * Stewardship Overlay Map * Rural Lands Study Area Natural Resource Index Maps * North Belle Meade Overlay Map * North Belle Meade Overlay Map Section 24 * Future Schools and Ancillary Facilities Map * Existing Schools and Ancillary Facilities Map * Plantation Island Urban Area Map * Copeland Urban Area Map * Railhead Scrub Preserve — Conservation Designation Map * Lely Mitigation Park — Conservation Designation Map * Margood Park —Conservation Designation Map * Urban — Rural Fringe Transition Zone Overlay Map * Orange Blossom Mixed Use Subdistrict Map * Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map * Goodlette/Pine Ridge Mixed Use Subdistrict Map * Henderson Creek Mixed Use Subdistrict Map * Buckley Mixed Use Subdistrict Map * Livingston/Pine Ridge Commercial Infill Subdistrict Map * Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map * Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map * Livingston Road Commercial Infill Subdistrict Map * Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map * Corkscrew Island Neighborhood Commercial Subdistrict Map December22, 2020 W GradyMinor BCCPUD-19 Exhibit IVB Proposed Language-r2.docx (:nil Isnginccrs • Land Surveyors • Planners • Landscape Architects 140 Page 1 of 4 Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com * Collier Boulevard Community Facility Subdistrict Map * Orange Blossom/Airport Crossroads Commercial Subdistrict Map * Coastal High Hazard Area Map * Coastal High Hazard Area Comparison Map * Gordon River Greenway Conservation Area Designation Map * Hibiscus Residential Infill Subdistrict Map * Vincentian Mixed Use Subdistrict Map * Davis — Radio Commercial Subdistrict Map * Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map * Mini Triangle Mixed Use Subdistrict Map * East Tamiami Trail Commercial Infill Subdistrict Map * Creekside Commerce Park East Mixed Use Subdistrict Map *** *** *** *** *** Text break *** *** *** *** *** II. IMPLEMENTATION STRATEGY [beginning page 91 GOALS, OBJECTIVES AND POLICIES *** *** *** *** *** Text break *** *** *** *** *** Policy 1.5: [beginning page 91 The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. URBAN — MIXED USE DISTRICT 1. Urban Residential Subdistrict 2. Urban Residential Fringe Subdistrict 3. Urban Coastal Fringe Subdistrict 4. Business Park Subdistrict 5. Office and Infill Commercial Subdistrict 6. PUD Neighborhood Village Center Subdistrict 7. Residential Mixed Use Neighborhood Subdistrict 8. Orange Blossom Mixed -Use Subdistrict 9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict 10. Henderson Creek Mixed -Use Subdistrict 11. Research and Technology Park Subdistrict 12. Buckley Mixed -Use Subdistrict 13. Commercial Mixed Use Subdistrict 14. Livingston/Radio Road Commercial Infill Subdistrict 15. Vanderbilt Beach Road Neighborhood Commercial Subdistrict 16. Collier Boulevard Community Facility Subdistrict 17. Hibiscus Residential Infill Subdistrict 18. Vincentian Mixed Use Subdistrict 19. [RESERVED] 20. Goodlette/Pine Ridge Mixed Use Subdistrict Page 2 of 4 21. Livingston Road/Veterans Memorial Boulevard East Residential Subdistrict 22. Creekside Commerce Park East Mixed Use Subdistrict *** *** *** *** *** Text break *** *** *** *** *** A. Urban Mixed Use District [beginning page 27] *** *** *** *** *** Text break *** *** *** *** *** 22. Creekside Commerce Park East Mixed Use Subdistrict [page 50] This Subdistrict consists of 9.9+/- acres and is located on the east side of Goodlette-Frank Road within the Creekside Commerce Park CPUD. The purpose of the subdistrict is to permit development of up to 300 multi -family rental apartments within a portion of the Creekside Commerce Park PUD, in addition to other non-residential uses permitted within the PUD. The Creekside Commerce Park CPUD shall include specific development standards for the proposed multi -family rental units. Development within the Subdistrict shall be subject to the following: a. The maximum multi -family rental apartments permitted within the Subdistrict is 300 dwelling units. *** *** *** *** *** Text break *** *** *** *** *** FUTURE LAND USE MAP SERIES [beginning page 148] Future Land Use Map Activity Center Index Map Mixed Use & Interchange Activity Center Maps Properties Consistent by Policy (5.11, 5.12, 5.13, 5.14) Maps Collier County Wetlands Map Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map Future Land Use Map Rivers and Floodplains Future Land Use Map Estuarine Bays Future Land Use Map Soils Existing Commercial Mineral Extraction Sites Map Bayshore/Gateway Triangle Redevelopment Overlay Map Stewardship Overlay Map Rural Lands Study Area Natural Resource Index Maps Page 3 of 4 North Belle Meade Overlay Map North Belle Meade Overlay Map Section 24 Existing Schools and Ancillary Facilities Map Future Schools and Ancillary Facilities Map Plantation Island Urban Area Map Copeland Urban Area Map Railhead Scrub Preserve — Conservation Designation Map Lely Mitigation Park —Conservation Designation Map Margood Park Conservation Designation Map Urban Rural Fringe Transition Zone Overlay Map Orange Blossom Mixed Use Subdistrict Map Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map Goodlette/Pine Ridge Mixed Use Subdistrict Map Henderson Creek Mixed -Use Subdistrict Map Buckley Mixed -Use Subdistrict Map Livingston/Pine Ridge Commercial Infill Subdistrict Map Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map Livingston Road Commercial Infill Subdistrict Map Orange Blossom/Airport Crossroads Commercial Subdistrict Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map Corkscrew Island Neighborhood Commercial Subdistrict Map Collier Boulevard Community Facility Subdistrict Map Coastal High Hazard Area Map Coastal High Hazard Area Comparison Map Gordon River Greenway Conservation Area Designation Map Hibiscus Residential Infill Subdistrict Map Vincentian Mixed Use Subdistrict Map Davis — Radio Commercial Subdistrict Map Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map Mini Triangle Mixed Use Subdistrict Map East Tamiami Trail Commercial Infill Subdistrict Map Seed to Table Commercial Subdistrict Map Livingston Road/Veterans Memorial Boulevard East Residential Subdistrict Map Creekside Commerce Park East Mixed Use Subdistrict Page 4 of 4 BONITA BEACH RD SUBJECT PROPERTY: URBAN DESIGNATION, MIXED USE DISTRICT, CREEKSIDE COMMERCE PARK MIXED USE ' LEE COUNTY SUBDISTRICT = 9.9± ACRES t � J 41 a I ED =00T ` : 0 EACH `z 00 _ :SERVE I OUNTY ``,WIGGIN PASS PARK I =LNOR-Rio ` �♦ JIGGINS STATE PARK 11T ♦ IMMOKA(EERD ' z CLAM BAY Q N RPA CLAM PASS COUNTY PARK URBAN DESIGNATION MIXED USE DISTRICT oG",R..,tl."""„"" O ®u ."w..ml Ensa.Em.ma OFII.E AND NRHODD vaiwe CENTER' —DISTRICT iCT RESIDENTIAL MI USE NEIGHBORHOOD SO Is RICT M..eGw21.11- -CB..u.v Mi..e uD.. s mi �r —DISTRICT ISTRLCT IIIIII,aNl�9�i.n RSoatl�IxRa6oDRwtl iMnn �.on°.maoe c.°m�mi.l su°°ismn - ecil�ry su°tlOOV munity - Nnwmian Musa-5u...n. - Mm, Teas. M...tl U. s.etli.vzl o ,.us.e.weId RESEARCH AND TECHNOLOGY RARK SUBDISTRICT VANDERBILT BEACH RD Z J J CD m z a C� Cr w O � J J O U PI RIDGE RD GREEN BLVD Ui -� GOLD E COMMERCIAL DISTRICT - Anlviry C.Merbu°tlisbx:l Rv.19.MemweAm Oistrkl m. .A��AD. MrB ml I—IINtl..M.IDI— ® C�om°-IMu so-°p"m.mn —Estates Dasianatlon .USINESS RARX SUBDISTRICT RESEARCH AND TECHNOLOGY RARXSUBDISTRICT w Lcamm.ra OConsenratlon DealDnaOon _ �, .Eersmn OLc mm ra.I mnu s.Em.mn OVERLAYS AND SPECIAL FEATURES COMMERCIAL MIXED USE SUBDISTRICT r LM.s.lw a..e r v.—M.m.e.l c.mm.ro.I mnu su"m.mn ........ cw.mlMnI—.. H a H o aI I.n.nss,I.umN oare.aCm,wlbMl.D.wmD 1 CNINS.mmso-eei ^w- ..m.a. I al _ Dr+'v-aaen cnmm.ml.I su°el.mcl I`— ®Are. INS.)O+.rNv emanmm.x.Iw ae. camm.,ci mnu 1—Nan a a..a.c My Tr v °I. AGRICULTURAL/RURA s,r.=�aO eeay INSERT ''CREEKSIDE " DESIGNATION �AcalcuLTu—.URAL MIXED USE DISTRICT COMMERCE PARK EAST ®n,�:i°o�ra--`-y RURAL COMMERCIAL SUBDISTRICT.11.M.,tl.GHe.Y MIXED USE SUBDISTRICT" TEXT HERE I� M%EO OSE 015 s.ndl s— N.W.I Latl. radyMinor Q. Crady Minor msd 1sSODIBIrs. P 1. ;tllllll \In nrl Rru' RO.Ow sp. h.gs. Florida 31131 Civil Engineers Land Surveyors . Planners Landscape Architects C,L II Aoth. MR 6005151 CerL II Aoth. LU 000"151 Uusmrss LC 26000266 Ronito Springs: 239,947,1144 awu.Crw,v ,Ilhmr.rom Fort Myers: 239.690.4380 CREEKSIDE COMMERCE PARK EAST MIXED USE SUBDISTRICT EXHIBIT IV.0 PROPOSED FUTURE LAND USE DESIGNATION GOLDEN GATE z a 0 0 N G G. m 2 Z a o s000' soon- 3 SCALE: 1" = 6000' WHEN PLOTTED 0. 8.5" X 11" ". xx'e JOB CODS: BCCPUD-la RIIIAWS SHEET 1 OF 1 EXHIBIT IV. E CREEKSBE COMMERCE PARK EAST MIXED USE SUBDISTRICT Collier County, Rorida ADOPTED (Ord. No. — ??, 20-- 20---??) 0 500, 1,000, PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: ???????? DATE: ??/?? Q. Crady Minor and Aaaoolales. P.A. radyMinor '31100 y10 Drl Roy Ronlla Springs. Plorlda 34134 Civil Engineers . Land Surveyors . Planners . Landscape Architects Cert. oFAoth. EB 0005151 Cert. oFAoth. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144 x— G'radyNiner. com Fort Myers: 239.690.4380 LEGEND =CREEKSIDE COMMERCE PARK EAST MIXED USE SUBDISTRICT CREEKSIDE COMMERCE PARK EAST MIXED USE SUBDISTRICT EXHIBIT IV.E PROPOSED NEW SUBDISTRICT MAP ILE NAME: SHEET 1 OF 1 tm KI FOOT RADIUS ZONED: CREEKSIDE COMMERCE PARK CPUD USE: COMMERCIAL/RETAIL AND ALF 21 ZONED: CREEKSIDE s! COMMERCE ,8;�,•+�th_f SUBJECT PROPERTY PARK CPUD ,a= �1.39"asa°A 9.9+/-ACRES USE: UNDEVELOPED � 0,w _ ZONED: CREEKSIDE COMMERCE PARK CPUE USE: OFFICES AND HOSPITAL �le�a i - SUBJECT PROPERTY " 9.9+/- ACRES CREEKSIDE COMMERCE PARK CPUD AND I (INDUSTRIAL) 3 USE: SELF STORAGE AND WATER TREATMENT FACILITY 1 � w,J SUBJECT PROPERTY - 9.9± ACRES EXISTING FLUE: URBAN DESIGNATION, MIXED USE DISTRICT, RESIDENTIAL SUBDISTRICT EXISTING ZONING: CREEKSIDE COMMERCE PARK CPUD N O z m v C� N 0 m0 m mCn v_0 D z r � Om mm m r- c) mm D A n 0 C v ADJACENT PROPERTY ZONING LAND USE NORTH CPUD COMMERCIAL, RETAIL, ALF EAST CPUD, PUD UNDEVELOPED, MEDICAL OFFICES SOUTH CPUD, I SELF STORAGE, WATER TREATMENT FACILITY WEST CPUD OFFICES, SELF STORAGE, MEDICAL FACILITY 4 167 0 150, 300' 0 SCALE: 1" = 300' WHEN PLOTTED @ 8.5" X 11" SCALE CREEKSIDE COMMERCE PARK EAST , radyMinor CraJyMlnoranJAssorlales.P.A. ob cooE° .;R-19 R9,io Del Rey RoniLa Springs. Plui9da 34134 VIXED USE SUBDISTRICT ➢ATE. crud EXHIBIT V.A. — LAND USE APRIL 0 Civil Engineers . Land Surveyors . Planners . Landscape Architects —B—P 2 Cert. oFAdh. EB 0005151 Cert. oFAdh. LB 0005151 Business LC 26000266 ecceuo- o xu Bonita Springs: 239.947.1144 uwu. G'radyNinnr. com Fort Myers: 239.690.4380 SOURCE- COLLIER CNTY PROPERTY APPRAISER' FLOWN: JAN 2020 SHEET 1 EOF VAI o I =00T ` IED ED o EACH z _ :SERVE I OUNTY '`WIGGIN PASS PARK :LNOR- fIGGINS , STATE PARK CLAM BAY N RPA 1 CLAM PASS COUNTY PARK LEE COUNTY i SUBJECT PROPERTY: URBAN DESIGNATION, MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT = 9.9± ACRES O z a z 1 z o Of z _ Lu o Lu to URBAN DESIGNATION MIXED USE DISTRICT COMMERCIAL DISTRICT - nct�v�rycemer SUEeisbrl J R�IB.m.mRaA�D�I oGm."Roams"IwIS.�i,mpl e,�eA�H„D.M.rB.mIM �I—IIaep-D—r .al—IdyBanes O . Enos. s.Eal.mM coa,memly I" Su"..mn —Estates Dasianation ® um.. R. —fi.1 s eemme BuswEss PARR SUBDISTRICT RESEARCH AND TECHNOLOGY PMR SUBDISTRICT ry _ Lcamm.ra O Consonmdon Dealana0on OFICE AND oRHOOCOMMERCIAL vaaiwe CENTER SURDISrRICT aEersmn Lam„ OVERLAYS AND SPECIAL FEATURES MI USE NEIGHBORHOOD su Is wcT"' 0 II ms m urn " '° COMMERCIAL MIXED USE SUBDISTRIcr""N O m orpo amaaaaa r -M.a°•Blp.apmeo-R uw so-eei L'masal.. R.aerv.mmry. M.m - B1ve. cpmm.rom I"nu s.Eei.mn ........ cwaml Hg. Haase sea mral9�,am� e o X11SU H1. oAmae,Om,ralO y Mx.eG.B De,.akl ON S sp�i ^ SC..reae. ana al TEcnrvo.eLDOYS.Eaiemn PARR sueDISTRICT Daa're-Rael. c.mmemial Su_'Su_'®aaiomc- aopme Area INRPAIOuermy -cBUArvo ..y Mlxee V RCIALMIXED USE SUBDISTRICT —"Blve.11mm"Nalee Re. Cwnmercial ln.11 Buheialnn Beys�prelGamxay Tnergle ReeevNopmmtOrenay rm.e.. Re.—.11.11—fi.I"e AGRICULTURAL/RURAL Osie. ren.y DESIGNATION AGRICULTUR.LRURALMIXED USE DISTRICT ®;ra O-.y � reneo �lm�e c mmarewl so-eei.o-rn munity RURAL COMMERCIAL s.........T we 11111111, O Npnn e.n. .. Me. M..,- ecil�ry SUEe�V - Vlnwn.an Muee V.. Su...ncl Cpmmercal5uee�smct O M%ED USE G.STRICT - Mm, Td—. M,x e - E MTamrem�rm�l cammar�m mall saEe�.mn � s.pams uaa I n .. . . US"'. AND TECHNOLOGY PARK SUBDISTRICT NaWal Lartl.RESEARCH radyMinor Q. CradyMinor msd9uDlBlrs. P 1. ;tllllll \In nrl Rru' RU.dw sp. ly;s. Florida 31131 Civil Engineers Land Surveyors . Planners Landscape Architects C,L )I Aoth. MR 6005151 CerL UL1ulh. LU 000"151 Uusmrss LC 26000266 Bonita Springs: 239,947,1144 uwu.I; i,v AyJlhm r.rom Fort Myers: 239.690.4380 RD VANDERBILT BEACH RD z 0 0 J J m m z � a w c� O � J J 0 \ U V RIDGE RD GREEN BLVD C0 CREEKSIDE COMMERCE PARK EAST MIXED USE SUBDISTRICT EXHIBIT V.B FUTURE LAND USE AND DESIGNATION GOLDEN GATE I z a 0 0 N i G. m 2 Z 5 D 0 3000' 6000' 3 SCALE: 1" = 6000' WHEN PLOTTED @ 8.5" X 11" _ SCALE: a . XX'e JDB CODE: In BCCPUD-19 RIIIAWS SHEET 1 OF 1 ' Creekside Commerce Park East Mixed Use Subdistrict (PL20190002849) Exhibit V.0 Environmental Data May 27 2020 w GradyMinor Exhibit Cover Pages. docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-] 144 • engineering@gradyminor.eom • www.gradyminor.com Environmental Supplement For Collier County Zoning Application CREEKSIDE MAY 2020 Prepared by: TURRELL, HALL & ASSOCIATES, INC 3584 EXCHANGE AVENUE NAPLEs, FL 34104 Creekside Environmental Supplement May 15, 2020 1.0 INTRODUCTION The Creekside project site is located in north eastern Collier County, in the south east corner of the intersection of Goodlette-Frank Road and Immokalee Road (CR 846), approximately 3/4 of a mile east of US 41. The project boundary is located within Section 27, Township 48 South, Range 25 East, Collier County, Florida. The project is bordered on the south by the North Collier Reclamation Facility and Pelican Marsh PUD, on the west by the Naples Daily News facility, on the north by Immokalee Road and the North Collier Health Park, and the east by additional medical services facilities. Access to the project is via Goodlette-Frank Road along the western boundary of the property. A general location map is provided in the included exhibits. The proposed project is part of an existing commercial development that is bisected by Goodlette- Frank Road. The project has been developed predominantly on the west side of Goodlette-Frank Road with the majority of this side developed or cleared for future development. Businesses currently present on the site west of Goodlette-Frank Road (Creekside Commerce Park West Units One and Two) include: A gas station/convenience store, a bank, a U.S. Post Office, Arthrex Corporation, Creekside Medical Center, as well as a few other businesses. The vacant properties west of Goodlette-Frank Road have been cleared for future construction and three of the parcels have been constructed with medical and assisted living facilities. Also present are existing preserves, a drainage canal, and assorted stormwater management features. The southeast portion of the project site is an existing self -storage facility. The current PUD site is approximately 106 acres. It was 108 acres originally but was reduced in the past when approximately 2 acres was taken out of this CPUD and placed into the adjacent CPUD to the west. The majority of the site has been developed according to prior development approvals. The minimum native habitat requirements would have been based on the native habitats present at the time of the original development approvals. Historical aerials were examined in order to determine the native habitat components that were present prior to the development. The majority of the eastern portion of the site was composed of agricultural fields and the old Regency Packing house. (See enclosed native vegetation map). The western portion of the site was forested and composed of predominately native habitats. Based on a review of 1995 aerials of the site it was estimated that there were 40.93 acres of native habitats present prior to the original PUD approval. The Collier County Land Development Code requires preservation of at least 15% of this which would equate to 6.14 acres. However, a February 2008 Environmental Impact Statement (EIS) produced by Johnson Engineering stated that a minimum preserve requirement of 7.00 acres had been outlined in the prior CPUD approvals. County Staff have stated in prior reviews that 7.00 acres will remain the minimum preserve requirement. The current proposal will impact approximately 1.87 acres of the existing 7.00 acres of platted preserves to allow for the expansion of one of the commercial parcels and reconfiguration of the stormwater management system. Should the project modification be approved, the remaining preserve area within the PUD boundary will be 5.13 acres. The applicant is proposing to provide a minimum of 1.87 acres of required preserve through an off -site source. This environmental summary is for the property on the east side of Goodlette-Frank Road. This parcel is approximately 28.9 acres in size and currently has three facilities already constructed. Page 1 of 16 Creekside Environmental Supplement May 15, 2020 The amendment is being proposes to alter the site plan to allow for the expansion of the buildable area associated with this project. Requirements for stormwater management, parking, emergency access and traffic flow result in one of the remaining buildable areas being too small to accommodate potential businesses that may want to settle here. The information contained in this report is focused primarily on the modification to the native habitat and development areas proposed on the east side of Goodlette-Frank Road. This document provides information concerning the proposed project site as it relates to natural resources and environmental issues. It is submitted to Collier County in support of a zoning request made by the applicant. Page 2 of 16 Creekside Environmental Supplement Mav 15, 2020 2. EXISTING CONDITIONS (Pre -Development) 2.1 VEGETATION ASSOCIATIONS The existing habitat types (based on FLUCFCS codes) are shown in Table 1 below and Exhibit 2 (FLUCFCS Map). Of the total 28.92 acres contained within the Creekside East property boundary, 8 1 % classify as uplands (23.42 ac.) and 8% classify as wetlands (2.30 ac.). The majority of the property is relatively free of noxious exotic vegetation though a few species are present including melaleuca, Brazilian pepper and earleaf acacia. Table 1- FLUCFCS Codes & Acreages Wetland Habitat FLUCCS Code Acreage Mixed Wetland Forest 630 2.30 Other Surface Waters FLUCCS Code Acreage Drainage Canal 510 0.49 Stormwater Pond 534 3.06 Upland Habitat FLUCCS Code Acreage Commercial Services under Construction 140 6.57 Medical and Healthcare 174 7.19 Open Land 190 2.30 Urban Land in Transition 193 1.78 Pine Flatwood 411 1.59 Pine — Mesic Oak 414 1.06 Disturbed Land 743 0.17 Road and Highway 814 2.41 28.92 A list of plant species observed within each native habitat type is found below. Table 2- Typical Plant species by Habitat 411 — Pine Flatwoods, 1.59 acres 5% of site Melaleuca Melaleuca quinquenervia C, M Rare Slash Pine Pinus elliottii C, M Dominant Cabbage Palm Sabal palmetto C, M Occasional Page 3 of 16 Creekside Environmental Supplement May 15, 2020 Earleaf Acacia Acacia auriculiformis C, M Occasional Brazilian Pepper Schinus terebinthifolia C, M & G Rare Saw Palmetto Serenoa repens M & G Rare Myrsine Myrsine guianensis M & G Common Wax Myrtle Myrica cerifera M & G Occasional Java Plum Syzgium cumini M Rare Greenbriar Smilax spp. V Occasional Grapevine Vitis rotundifolia V Occasional Poison Ivy Toxicodendron radicans V Common 414 — Pine — Mesic Oak, 1.06 acres 4% of site Slash Pine Pinus elliottii C, M Common Laurel Oak Quercus laurifolia C, M Common Cabbage Palm Sabal palmetto C, M Occasional Earleaf Acacia Acacia auriculiformis C, M Occasional Brazilian Pepper Schinus terebinthifolia C, M & G Rare Myrsine Myrsine guianensis M & G Common Wax Myrtle Myrica cerifera M & G Occasional Greenbriar Smilax spp. V Occasional Grapevine Vitis rotundifolia V Occasional Poison Ivy Toxicodendron radicans V Common 630 — Mixed Wetland Forest, 2.30 acres 8 % of site Cypress Taxodium distichum C & M Occasional Slash Pine Pinus elliottii C Common Carolina Willow Salix caroliniana M Occasional Cabbage Palm Sabal palmetto C, M & G Common Wax Myrtle Myrica cerifera M & G Occasional Pond Apple Annona glabra M Rare St. John's Wort Hypericum fasciculatum G Occasional Virginia Chain Fern Woodwardia virginica G Occasional Swamp Fern Blechnum serrulatum G Dominant Sawgrass Cladium jamaicense G Occasional Blue Maidencane Amphicarpum muhlenbergianum G Occasional Beakrush Rhynchospora filifolia G Occasional Camphorweed Pluchea baccharis G Occasional Thoroughwort Eupatorium mikanioides G Occasional Saltbush Baccharis halimifolia G Occasional C = Canopy M = Midstory G = Groundcover V = Vine E = Epiphyte * - Protected species Page 4 of 16 Creekside Environmental Supplement May 15, 2020 2.2 WETLANDS & OTHER SURFACE WATERS Qualified Turrell, Hall & Associates, Inc. environmental staff inspected the project lands for the purpose of delineating wetlands and other surface waters. The wetland delineation methodologies and criteria set forth by the state (in Chapter 62-340, FAC, Delineation of the Landward Extent of Wetlands and Surface Waters) and the US Army Corps of Engineers (in the 1987 Corps of Engineers Wetlands Delineation Manual) were followed in determining whether an area classified as a wetland or other surface water and in delineating the limits (boundaries) of potential jurisdictional wetlands and other surface waters. 2.2.1 Wetland Seasonal High Water Table & Hydroperiod The hydrologic regime on these properties is extremely altered from historical levels and patterns by surrounding urban uses. Water from adjacent properties (storage facility and waste water treatment plant) runs onto the eastern site and flows through the wetland into the drainage canal along the eastern boundary. From there it flows north under Immokalee Road and into the Cocohatchee River. The isolated wetland area is in relatively good shape with respect to exotic vegetation but is isolated by commercial development to the point where minimal wildlife utilization occurs. With the site lying between development and major roadways, this wetland habitat does not maintain the normal hydrology that was historically present due to manipulation of surficial flows from the surrounding developments. 2.2.2 Jurisdictional Status of Wetlands & Other Surface Waters The Creekside wetland lines were established during the original permitting of the property and are assumed to be jurisdictional with the Federal permitting agencies per their delineation guidelines. The South Florida Water Management District identified the eastern wetland area as impacted during the previous permitting efforts and did not require any conservation easement to be placed on it. They treated the area as a part of the surface water management system for the property. The other surface waters on the site include the ponds and the ditch and swale system that currently transport water through the center of the western property and along the eastern boundary of the east property north under Immokalee Road. This system will be modified under the current proposal with a portion of the ponds being filled in and new areas constructed or expanded within the project boundaries. Likewise, the ditch and swale system on the eastern side will be modified to accommodate the revised parcel boundary. 2.3 LISTED PLANT & ANIMAL SPECIES A survey for listed animal and plant species has been conducted on the project lands by Turrell, Hall & Associates biologists. This threatened and endangered species survey and its results are discussed in the attached Listed Species Summary Report. The Listed Species summary describes Page 5 of 16 Creekside Environmental Supplement May 15, 2020 the approximate locations where listed animal species were observed on and near the project lands during the course of the referenced survey. The majority of listed animal species observed were either flying over the project lands or observed on adjacent lands. During the survey events white ibis (Eudocimus albus) and several hawks flew over the site, while snowy egret (Egretta thula) and white ibis were seen adjacent to this property. A tri-colored heron (Egretta tricolor) was observed foraging along the lake bank. None of the listed species observed, reside on or nest on the project lands. Due to isolation and degradation of foraging habitat, it is apparent that this site offers only minimal value to local wildlife. The two major roadways on the north and west boundaries of the site as well as the development in all directions have isolated this property and made travel to it by terrestrial wildlife both difficult and dangerous. 2.4 HISTORICAL/ ARCHAEOLOGICAL RESOURCES The Florida Master Site File (MSF) is a database of the known historic and archaeological sites in the state of Florida. The MSF office was contacted during the initial permitting of the site and indicated that no recorded archaeological sites exist on the subject property or in close proximity. If a suspected archaeological or historical artifact is discovered during the course of site development activities (construction, clearing, etc.), the development activities at the specific site will be immediately halted and the appropriate agency notified. Development will be suspended for a sufficient length of time to enable the County or a designated consultant to assess the find and determine the proper course of action. 2.5 SOILS Based on the National Resource Conservation Service (MRCS) "Soil Survey of Collier County Area, Florida" (NRCS, 1998) there are five (5) different soil types (soil map units) present on the project lands. The attached exhibit provides a soils map for the project area as derived from the NRCS mapping. The following sub -sections provide a brief description of each soil map unit identified on the project lands. Information is provided about the soil's landscape position (i.e. it's typical location in the landscape on a county -wide basis), the soil's profile (i.e. textural composition and thickness or depth range of the layers or horizons commonly present in the soil), and the soil's drainage and hydrologic characteristics. The soils occurring on project lands are as follows: (7) Immokalee Fine Sand (non-hydric) Landscape position — Flatwoods. Soil profile — Surface layer to a depth of about 6 inches consists of black fine sand. Subsurface layer to depth of about 35 inches consist of light gray fine sand. Subsoil layers below this to a depth of 58 inches consist of fine sand. Below these layers the subsoil is pale brown fine sand to a depth of about 80 inches. Drainage/Hydrologic characteristics — Poorly drained. Permeability is moderate. The seasonal high water table (apparent) is within a depth of 6 to 18 inches for 1 to 6 months and can recede to a Page 6 of 16 Creekside Environmental Supplement May 15, 2020 depth of more than 40 inches during extended dry periods. Hydrologic group is B/D. (8) Myakka Fine Sand (non-hydric) Landscape position — Flatwoods. Soil profile — Surface layer to a depth of about 7 inches consists of dark grey fine sand. Subsurface layer to depth of about 27 inches consist of light gray to light brown fine sand. Subsoil layers below this to a depth of 48 inches consist of black fine sand. Below these layers the subsoil is yellowish brown fine sand to a depth of about 80 inches. Drainage/Hydrologic characteristics — Poorly drained. Permeability is moderate. The seasonal high water table (apparent) is within a depth of 6 to 18 inches for 1 to 6 months and can recede to a depth of more than 40 inches during extended dry periods. Hydrologic group is B/D. (17) Basinger Fine Sand (hydric) Landscape position — Sloughs and poorly defined drainageways. Soil profile — Surface layer to a depth of about 3 inches consists of dark grayish brown fine sand. Subsurface layer to depth of about 25 inches consist of light gray fine sand. Subsurface layers below this to a depth of 44 inches consist of brown fine sand. Limestone bedrock begins at a depth of about 80 inches. Drainage/Hydrologic characteristics — Poorly drained. Permeability is rapid. The seasonal high water table (apparent) is within a depth of 12 inches for 3 to 6 months and can recede to a depth of more than 40 inches during extended dry periods. Hydrologic group is B/D. (20) Ft. Drum and Malabar High Fine Sands (non-hydric) Landscape position — Ridges along sloughs. Soil profile — The surface layer is typically a very dark grayish brown fine sand about 5 inches thick. The subsurface is fine sand to a depth of about 20 inches. The subsoil is light brownish gray fine sand to a depth of about 80 inches. Limestone bedrock is at a depth of around 30 inches. Drainage/Hydrologic characteristics — Poorly drained. Permeability is rapid for Ft. Drum to slow for Malabar. Under natural conditions, the seasonal high water table (apparent) is set at a depth of 6 to 18 inches for 1 to 6 months during most years. During the other months, the water table is below a depth of 18 inches, and it recedes to a depth of more than 40 inches during extended dry periods. Hydrologic group is C. (39) Satellite Fine Sand (non-hydric) Landscape position — Low coastal ridges. Soil profile — Surface layer to a depth of about 3 inches consists of gray fine sand. Subsurface layers below this to a depth of 80 inches consist of light gray to white fine sand. Limestone bedrock begins at a depth of about 55 inches. Drainage/Hydrologic characteristics — Well drained. Permeability is very rapid. The seasonal high Page 7 of 16 Creekside Environmental Supplement May 15, 2020 water table (apparent) is within a depth of 24 to 42 inches for 1 to 6 months and can recede to a depth of more than 42 inches during the rest of the year. Hydrologic group is C. Page 8 of 16 Creekside Environmental Supplement Mav 15, 2020 3. PROPOSED CONDITIONS (Post -Development) 3.1 PROPOSED PROJECT The proposed project is to modify some of the individual parcel boundaries to allow for modified buildings and uses. The proposed modifications will also impact existing native habitat as outlined in this report. The enclosed exhibits illustrate the development and preserve areas that currently exist and that proposed changes that would result following this amendment. A commercial and/or industrial development will be required to preserve 15% of the native vegetation that was present at the time of the original approvals. County staff have indicated that this equates to 7.00 acres based on past CPUD approval. The proposed project will impact approximately 1.87 acres of the existing native habitat preserve on the site. The proposed impacts include about 1.18 acres of wetlands and 0.69 acre of uplands. The preserve area has been degraded by isolation and hydrological impacts. The enclosed exhibits illustrate the areas that will be impacted and created by the proposed development changes. The proposed project modifications will result in the loss of existing on -site native habitat. Should the project modification be approved, the remaining native preserve area within the PUD boundary will be 5.13 acres. The applicant has committed to providing a minimum of 1.87 acres of native preserve through an off -site source. 3.2 PROJECT IMPACTS TO WETLANDS 3.2.1 Direct, Permanent Impacts Changes proposed to the project will result in wetland impacts. However, the wetlands that will be impacted have already been deemed impacted by the SFWMD during the original permitting efforts on the project site. The condition and status of the wetlands as well as their use as a stormwater conveyance from properties to the south, made it difficult to preserve them in a viable condition once the development was permitted so the SFWMD included this area in the original impact calculations. However, because the Corps did not account for these impacts in previous permitting, mitigation for these impacts will be provided under the current USACE permit. The project will result in direct, permanent impacts to a total of 1.18 acres of wetland area. As used herein, the term "direct impacts" refers to actions that will result in the complete elimination of jurisdictional areas (i.e. excavation and fill). The wetland area to be impacted was assessed utilizing the UMAM assessment methodology and has a value of 0.40 functional units per acre. Therefore, the project will require 0.47 wetland credits to compensate for the proposed impacts. Page 9 of 16 Creekside Environmental Supplement May 15, 2020 3.2.2 Temporary Impacts No temporary impacts are expected with this development. Prior to construction commencement all remaining preserve areas will be enclosed with siltation -prevention devices, which will remain in place until the adjacent construction is completed. 3.2.3 Secondary Impacts to Wetlands & Water Resources The previous permitting of the project's development features already accounted for and mitigated for the direct impact to all on -site wetlands so no secondary impacts will occur. Adjacent properties are already developed so no secondary impacts to off -site wetlands is expected either. Table 3- Preserves. Impacts and Secondary Impacts Wetland Habitat FLUCCS Code Total Acreage Direct Impacts Secondary Impacts Preserve Mixed Wetland Forest 630 2.30 1.18 0.00 1.12 Totals 2.30 1.18 0.00 1.12 Upland Habitat FLUCCS Code Total Acreage Impacts Preserves Oak Pine Community 414 1.06 0.64 0.42 Pine Flatwood 411 1.59 0.06 1.53 Totals 2.65 0.69 1.95 ** Acreages in Table 3 above apply to preserve area on East side of Goodlette road only. Acreage discrepancy of 0.01 acre is a result of rounding error. 3.3 PROJECT IMPACTS TO LISTED SPECIES A survey for listed animal and plant species was conducted on the project lands by Turrell, Hall & Associates biologists. This listed species survey and its results are discussed in the attached Listed Species summary. The listed animals associated with these project lands as observed directly or indirectly by Turrell, Hall & Associates included the white ibis, and snowy egret. Currently the closest documented active eagle's nest is approximately 2.5 mile northwest of the project lands. A tri-colored heron was observed foraging along the lake banks. White ibis and snowy egrets were also observed perched in trees on the Creekside East property. White ibis and snowy egret were also observed on the open mowed lands to the east of the project site. 3.4 PROJECT IMPACTS TO ARCHAEOLOGICAL/ HISTORICAL RESOURCES As outlined in Section 2.4 of this report, it does not appear that development of the Creekside property will impact any historic properties listed, or eligible for listing, in the National Register of Historic Places or otherwise of historical, architectural, or archaeological value. If a suspected archaeological or historical artifact is discovered during the course of site development activities (construction, clearing, etc.), the development activities at the specific site will be immediately Page 10 of 16 Creekside Environmental Supplement May 15, 2020 halted and the appropriate agency notified. Development will be suspended for a sufficient length of time to enable the County or a designated consultant to assess the find and determine the proper course of action. Page 11 of 16 Creekside Environmental Supplement May 15, 2020 4.0 PRESERVE MANAGEMENT PROGRAM The Creekside preserve areas have an existing approved management plan. The proposed preserves will continue to be managed as outlined in the approved plan. Preserve areas will be maintained to suppress infestation by exotic/invasive and nuisance plant species. Maintenance/management actions will be conducted as required to meet the success criteria as outlined in the plan as well as to insure stormwater management capacity as required under the drainage easement. The Preserve Management Plan outlines the maintenance activities proposed within the preserve areas associated with the project. It also outlines any monitoring efforts that may be done to track and document the success of the maintenance efforts. Follow-up exotic and nuisance plant control will include directed herbicide applications and/or physical removal methods throughout all portions of the preserve area. Exotic/nuisance plant control is likely to occur on at least an annual basis. Such maintenance events may be conducted more frequently if field observations indicate the need. At the end of this period, the frequency of activities necessary to adequately control nuisance and exotic plants will be re -assessed and a program developed for future maintenance. At a minimum there will be at least one exotic/nuisance plant control event per year of monitoring. Supplemental plantings will be conducted as necessary when and where survivorship, density, and/or percent cover goals are not achieved. The need for such re -plantings will typically be assessed on an annual basis. Management/maintenance activities may include removal of dead, dying, or diseased plants (both planted and existing plants) as deemed necessary. Any work necessary to accommodate the stormwater drainage aspects of the area will also be undertaken to insure no adverse hydrological impacts occur to upstream properties. A qualified biologist or similar environmental professional will inspect the preserve area at least once a year for the duration of the monitoring program. The necessary maintenance activities will be determined by the biologist during these inspections. The maintenance will be conducted during the course of the year following issuance of the biologist's recommendations. The preserve area will be maintained in perpetuity such that the total vegetative cover accounted for by nuisance plants constitutes no more than 5% of total plant cover. All exotic plants will be removed from the preserves as part of the maintenance events. 4.1 PROTECTION OF PRESERVES VIA CONSERVATION EASEMENTS Since the SFWMD has permitted these areas as impacted, and because of the underlaying drainage aspects associated, they will not accept conservation easements over them. These areas are included in the Collier County native vegetation requirement but because of the drainage component associated with the area, they will likewise not accept a conservation easement over the remaining area due to the possibility that drainage improvements or maintenance may need to occur sometime in the future. Page 12 of 16 Creekside Environmental Supplement May 15, 2020 4.2 PRESERVE ENHANCEMENT VIA MAINTENANCE & ERADICATION OF EXOTIC & NUISANCE PLANT SPECIES The preserve area will be maintained in perpetuity to ensure that the areas are free from exotic/invasive plant species immediately following maintenance events. Exotic invasive plant species will include Category I and Category II species identified in the current "Invasive Plant List" published by the Florida Exotic Pest Plan Council (FLEPPQ as well as Class I and Class II Prohibited Aquatic Plants listed in Chapter 62C-52.011, Florida Administrative Code. Nuisance plant species will include native plant species deemed detrimental due to their potential adverse competition with desirable native species. Visual inspections for exotic, non-native and nuisance plant invasion will be conducted annually, at a minimum, and all exotic, non-native and nuisance vegetation found within the preserve areas will be flagged, mapped and reported for treatment. Felled material will be removed from the preserve areas where possible or killed in place where removal would cause extreme damage to the surrounding native areas. Any stumps remaining after the exotic, non-native and nuisance removal will be treated with a U.S. EPA approved herbicide and visible tracer dye to prevent regeneration from the roots. These maintenance activities will be performed in perpetuity as needed. 4.3 PRESERVE DELINEATION Preserves will be clearly delineated with appropriate signage both during and after construction activities. Protective barricades will be used to cordon off construction areas and keep construction equipment out of preserve areas. A double row of silt fence will be used along preserve areas to separate them from the construction activities. The silt fence will remain in place until the perimeter berm is installed around the area of work. Appropriate signage will be placed along the perimeter of the preserves at 100 to 150 foot spacing. 4.4 PRESERVE MANAGEMENT SPECIFICATIONS The preserve area will require exotic and nuisance plant eradication activities as previously noted. The following paragraphs provide additional information and specifications regarding these activities. 4.4.1 Exotic & Nuisance Vegetation Eradication As previously noted, eradication methods will be employed throughout the preserve area. They may include physical removal of exotics and/or directed herbicide applications as dictated by the mitigation feature type and specific conditions and species encountered. Initial exotic and nuisance plant eradication efforts will involve a combination of methods including directed herbicide applications and cutting down exotics with subsequent application of herbicides to the stumps. Non -mechanized exotic and nuisance plant Page 13 of 16 Creekside Environmental Supplement May 15, 2020 eradication methods will be employed wherever practical in order to preserve the greatest amount of existing native vegetation still present within the preserve areas. Methods include the use of hand implements such as chainsaws and machetes to cut down exotic vegetation with follow-up applications of herbicides as well as directed herbicide applications alone. Areas of exotic eradication handled in this manner will be allowed to recruit naturally for a year before determining if any replanting is necessary. Following initial eradication, subsequent maintenance events will commonly employ non - mechanized exotic and nuisance plant eradication methods. These methods may include directed herbicide applications and/or physical removal of exotics. 4.4.2 Success Criteria The success criterion of this preserve is 80% total coverage of desirable and appropriate plant species in each habitat. If supplemental plantings are required after time zero activities are completed, then there will also be a requirement for 80% survivorship of all plantings. This criterion is already met within the native habitat areas. 4.4.3 Monitoring & Reporting The Creekside East preserve area will be maintained and monitored on an annual basis, with more frequent maintenance events undertaken if vegetation is overrun by any exotics that need more frequent treatment. Monitoring will be conducted within 30 days of a maintenance event, but not prior to 10 days immediately following herbicide application. Any faunal observations, direct or indirect will also be noted and reported during each site visit. Since the preserve area has been deemed impacted by the regulatory agencies, no monitoring or reporting will be required by them. Monitoring summaries will be produced and kept by the property owner for review by the County upon request. Page 14 of 16 Creekside Environmental Supplement May 15, 2020 5.0 PRESERVE MONITORING PROGRAM The permittee will not submit monitoring reports to the SFWMD or USACE as the preserve area has already been deemed impacted by these agencies. Monitoring summaries will be produced if required by the County which will include the following information: 1. Brief description of maintenance and/or management work performed since the previous monitoring report along with discussion of any other significant occurrences. 2. Brief description of anticipated maintenance/management work to be conducted over the next year. 3. A summary of rainfall data collected during the year preceding the monitoring report based on rainfall data recorded at an onsite station. 4. Photographs documenting conditions in the preserve area at the time of monitoring. Photos will be taken at four permanent photo stations within the on -site Preserve. At least two photos will be taken at each station with the view of each photo always oriented in the same general direction from one year to the next. 5. Other general observations made in various portions of the preserve area. These observations will address potential problem zones, general condition of native vegetation including planted species, wildlife utilization as observed during monitoring, and other pertinent factors. 6. A summary assessment of all data and observations along with recommendations as to actions necessary to help meet management/maintenance goals. 7. A summary of all observed wildlife sightings and evidence of wildlife utilization. Page 15 of 16 Creekside Environmental Supplement May 15, 2020 6.0 WETLAND MITIGATION PROGRAM The original Creekside East project permitting accounted for impacts to the preserve area so no additional wetland mitigation should be required by the State regulatory agencies. The USACE had previously indicated that the impacts will require additional mitigation and the applicant is proposing to compensate for the wetland impacts via the purchase of 0.47 wetland mitigation credits from the Panther Island Mitigation Bank Expansion. Table 4- UMAM Summary Wetland FLUCFCS Total Existing Proposed Delta Mitigation Habitat Code Acreage UMAM UMAM Requirement Score Score Mixed 630 1.18 0.40 0.00 -0.40 0.47 Wetland Forest Totals 2.30 1.18 1.12 0.47 Page 16 of 16 STATE OF FLOFZIDA 00 A X E NAPLES G �n O % s1 e MARCO ISLAND c GULF OF MEXICO EVERGLA CITY gJECT 0 ERTY KEY WEST P ...e'Z� COLLIER COUNTY SITE ADDRESS: <> GOODLETTE FRANK RD NAPLES, FL 34105 NOTES: <> THESE DRAWINGS ARE FOR PERMITTING PUF AND ARE NOT INTENDED FOR CONSTRUCTIOI <> LATITUDE: N 26° 16' 15.542" <> LONGITUDE: 81° 47' 18.663" 111THAVE N = IMM KALEE RD o Z o d O o m z � o m z z � °a 2 p •:uscn a � z'i r%h Tlb— < --It Clul_ Golf Club VANDER ILT BEACH RD D 1J A "a 88' c z A z z VICINITY MAP COUNTY AERIAL ��`y'p TH{Tq R� Associates, q+p(� DESIGNED: TH 1. RMJ Ost418 TH REV ISED PAGES 02,05,06.08 N11 VII, 1114II W (1JSOV1l4fVJ, Inc. C R E E KS 1 � E DRAWN BV: RMJ 2. RMJ OS12-29 TH REVISED PAGES w , .. arine & Environmental Consulting CREA ED: 99-2]-13 3. JOB NO.: 1335 d. 3584ExchangeAve.SuiteB. Naples, FL34104-3732 LOCATION MAP sHEErNo.: o1oF10 5. );mall: tuna0.cIl-a550C1 s.com Phone:(239)643-0166 Fax: (239) 643-6632 .,..�.,,,.w,,,,:�.,..,,,,�,,.,..,,,,:,,,,„,��,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,„,.�,,,.,,,,,,,,�. SECTION-27 TOWNSHIP-48S RANGE-2— I , ..c : ! di `r : rpIlfML�1llal.ElIN1 534 174 CID 190 IMMOKALEE RD 510 —� "V— F7 193 r �- ad ow 1 . i o'el N �X- E S 100 200 400 SC11LE7N �EE7 ' ,-411_ SITE PROPERTY FLUCCS CODE DESCRIPTION AREA (AC) 140 COMMERCIAL AND SERVICES 6.57 174 MEDICAL AND HEALTH CARE 7.19 190 OPEN LAND 2.30 193 URBAN LAND IN TRANSITION 1.78 411 PINE FLATWOODS 1.59 414 PINE - MESIC OAK 1.06 510 STREAMS AND WATERWAYS 0.49 534 STORMWATER MANAGEMENT LAKE 3.06 630 WETLAND FORESTED MIXED 2.30 743 SPOILAREAS 0.17 814 ROADS AND HIGHWAYS 2.41 TOTAL 28,92 THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE. SURVEY COURTESY OF: "NO SURVEYDATAAVAILABLE" I y� DESIGNED'. TH 1 �RMJ -14-16 c�TH REVISED FLUCCS V.— -ull ell, Hall &Associates, Inc. C R I E K S 1 1—> E DRAWN BY: RM' 1. RMJ °51— TH REVISED FLUCCS Marine & Environmental Consulting CREATED: o -13 ,JOB NO, 1-3584ExchangeAve.SuiteB. Naples, FL 34104-3132 FLUCCS MAPW10s.turell-assoc s.com Phone:(239)643-0166 Fax:(239)643-6632 SECTION-2-1TOWNSHIP-48S RANGE-25E It Fk li'i ` - ,: ". -- ��.'4�. • , °i 3_: \off` 1� r � ►\ „��I�I ■. i �riucr�li��i:�YRI!VTr�1Tr€!ri9T1-r11R� f .— �--� — �1 AND I ! . ' . I1 � IIIIWIIIII ,/I Ila y ,'dj .it� y]. a 1 '�• 6 _ M�m r �m 0mm®m ;• ;; WETLAND IMPACT (AC) 1 .1 8 rT.E.. RAWINGS ARE FOR PERMITTING PURPOSES ONLY AND INTENDED FOR CONSTRUCTION USE. COURTESY OF: "NO SURVEY DATA AVAILABLE' VEVDATED rim �II i V e C I l ntf4f/L';� rw I •r - IMMOKALEE RD (FN a �� SC11GF 9N F'Ei� �� SITE PROPERTYt PLAND PRESERVE (ACRES): 1 -95 ETLAND PRESERVE (ACRES): 1.12 OTAL PRESERVE (ACRES): P 3.07 RAWINGSARE FOR PERMITTING PURPOSES ONLY AND INTENDED FOR CONSTRUCTION USE. COURTESY OF: "NO SURVEY DATA AVAILABLE" SUR SURVEY DATED MM-DD-YYYY DESIGNED'. TN 1 reRMJ -13-20 c�TH REVISED SITEPLAN Turrell, Hall &Associates, Inc, CREEKS 1 E °R rEor' RMJ, arine & Environmental Consulting JOB NO.. 31335 4. 3584 Exchange Ave. Suite B. Naples, FL34104-3732 PROPOSED PRESERVE SHEETNG os0;10 s. - om Phone: (239) 643-0166 Fax- (239) 643-6632 SECTION-27 TOWNSHIP-48S RANGE-25E r- it �14' 14 ' ` p N / 20 17 39 N �"n F� a as 200 400 r®rr� .V%, Via'. SITE PROPERTY ' CODE DESCRIPTION HYDRIC 7 IMMOKALEE FINE SAND 17 BASINGER FINE SAND YES FT. DRUM AND MALABAR, HIGH, FINE ZD SANDS 39 SATELLITE FINE SAND NOTES: THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE. SURVEY COURTESY OF: "NO SURVEY OATH AVAILABLE" •• SURVEY DATED: MM-DD-YYYY SOIL DATA PROVIDED BY: 1998 UNITED STATES DEPT OF AGRICULTURE SDIL SURVEY LLIER NTV AREA FL urrell, Hall & Associates, Inc. -SIGNED DRAWN BY BY TRMJ N ;E C IR E E K S 1 E — arise & Environmental Consulting CREATED: 09R]-13 JOB NO.: 1335 0. Exchange Ave. Suite B. Naples, FL 34104-3732 SOILS MAP SHEET NO.: Emailjwnat.urrellt-associs.com Phone:(239)643-0166 Fax: (239) 643-6632 SECTION-27 TOWNSHIP-48S LAN.E-j2.E I Ilk -- --`�- "" IMMOKALEE IID F x 1 i ---.-- ---e-r — — — — — — — — — — — 1— — — — — — — — — — — : 7o6,— — 4H- µ N W E . S 0 100 200 ¢Ofl SC11LE9N �E2:7 N y xt -: 'SITE ,PROPERTY a, yt R� NP op., — �' i►„ r _ a a m F Ai T 4 TYPICAL TRANSECT F= z t'. TRI COLORED HERON F �► '�'�— , l; CAVITY TREES rb SNOWY EGRET i •'� r WHITE IBIS �I Y _ m� �l�' TT�11 n ��O�l�l��' Inc.DESIGNED'. IT' iF RMJ 9-4 0 I oREVISED SITEPLAN li 1 Hall & Tl 1 C R E E K S I � E DRAWN BY: RMJ 2. 'Marine & Environmental Consulting DOB NO JOB NO.: 11335 14. 1-1 1- - 3584 Exchange Ave. Suite B. Naples, FL 34104-3732 SPECIES MAP SHEET NO: 09 M 10 5. Email: turtell-assoc s.com Phone: (239) 643-0166 Fax: (239) 643-6632 SECTION-27 TOWNSHIP-48S RANGE-25E THREATENED AND ENDANGERED SPECIES SURVEY CREEKSIDE EAST 2600 Golden Gate Parkway Naples, FL 34105 updated MARCH 2O20 PREPARED BY: >--00 111�tlt TURRELL, HALL & ASSOCIATES, INC 3584 EXCHANGE AVENUE, STE B NAPLES, FL 34104 CREEKSIDE EAST THREATENED AND ENDANGERED SPECIES SURVEY MARCH 2O20 I. INTRODUCTION The Creekside East project encompasses a total of approximately 28.9 acres. The property is located in section 27, township 48 South, and Range 25 East, Collier County, Florida. The owner is considering development of the parcel associated with the Creekside Commerce Park Commercial Planned Unit Development. The project parcel is located on the southeast corner of Immokalee Rd. and Goodlette Frank Rd. intersection, in North Naples. The project is bordered to the north by Immokalee Rd., the west by Goodlette Frank Rd., the south by the North Collier water treatment facility and the Pelican Marsh PUD, and to the east by additional commercial development. The intent of this report is to provide a summary of wildlife observations on the property and to consider potential effects of the proposed project on any local, state or federal listed species that may utilize the property for feeding/foraging and/or nesting. This survey updates a 2008 protected species survey conducted by Johnson Engineering and 2013 and 2015 surveys conducted by Turrell, Hall and Associates. This latest survey update was specific to observations for Florida bonneted bat roosts. II. METHODOLOGY Prior to any wildlife survey, careful consideration is given to the habitat type/s in question and species that are known to utilize such areas. Thus, before any survey is carried out a number of publications and references are consulted. These include: The Official Lists of Florida's Endangered Species, Florida Game and Freshwater Fish Commission (FGFWFC) Wildlife Methodology Guidelines, Survey Protocol for SFWMD projects, Collier County aerial research, US Fish and Wildlife listed species survey protocols, and the Florida Natural Areas Inventory (FNAI) for Collier County. The basic objective of any wildlife survey is to obtain evidence that a listed species is using the subject site. The site may comprise a primary or secondary feeding/foraging or nesting zone or merely be adjacent to those sites for a particular listed species. As many species of concern in Florida are cryptic/camouflaged and/or nocturnal/crepuscular, patience and sufficient time must be devoted to the survey. Aerial photos and FLUCFCS mapping of the site and surrounding area were consulted before arriving on -site and after thorough consideration of the existing habitats a potential list of species that could be found on -site was developed. A system of linear transects was followed along essentially an east -west orientation throughout the subject property. Transects were walked during both morning and afternoon time frames to examine the site. Particular emphasis was put on looking for evidence of tree cavities as well as fox squirrels, gopher tortoises, indigo snakes, other species that have the potential to occur. Biologists traversed the site in a series of linear transects spaced approximately 40 to 60 feet apart. 2 CREEKSIDE EAST THREATENED AND ENDANGERED SPECIES SURVEY MARCH 2O20 Fieldwork took place in September 2013, October 2015, September 2016, and more recently updated February 2020. Approximately 30 hours have been spent on the site to date devoted to wildlife survey. The October 2016 update was to survey the site for cavity trees that could potentially support bonneted bat roosting. The recent 2020 survey was conducted to review the cavities located in 2016 and search for any additional if present. Two cavities located in oak trees and one cavity in a dead cabbage palm tree were observed. All three were peeped and no evidence of bat roosting was observed. A list of survey dates, times, and ambient weather conditions is provided below. SURVEY DATE TIMES SURVEYED TEMP (OF) WIND (MPH) FEATHER 09/09/2013 0700 — 1000 75 5-10 Clear 09/11/2013 1500 — 1800 80 15-20 Cloudy 09/18/2013 0700 — 1000 75 0-5 Partly cloudy 09/24/2013 1530 — 1830 75 15 — 25 Cloudy / Rain 10/08/2015 1600 - 1930 85 5-10 Clear 10/17/2015 0700 - 1000 74 5-10 Partly Cloudy 9/02/2016 0800-1100 77 10-15 Cloudy 09/05/2016 O1/24/2020 0700-1000 0700-1000 73 64 1 Calm 1 Calm Clear Clear 02/22/2020 0700-0900 58 1 1 15-20 Partly Cloudy A slow pace was walked throughout the entire site, stopping every few minutes to look and listen for movement or calls of any animal. Indirect evidence such as rootings, scrape marks, nests, cavities, burrows, tracks and scat were looked for and noted. III. RESULTS AND DISCUSSION A list of protected species that could be expected to occur on the subject site can be given through analysis of known vegetative communities both on -site and contiguous to the site and available background data. Sources include the Fish and Wildlife Service Multi Species Recovery Plan, Part 2, Appendix C, Species of Concern and their Respective Community Types in South Florida, in addition to communication with personnel at state and federal wildlife agencies. Vegetative communities are presented by FLUCFCS codes together with potential listed wildlife species. Consideration of the suitability and likelihood for a given community to support a particular species is given in light of adjacent and contiguous land uses. Abbreviations used in the discussion are as follows; 3 CREEKSIDE EAST THREATENED AND ENDANGERED SPECIES SURVEY MARCH 2O20 Vegetative Species Abbreviations Stratum Abundance C = Canopy C = Common M = Midstory O = Occasional G = Groundcover R = Rare Listed Species Abbreviations F = Federal C = Federal Candidate S = State *= FWS Species of Management Concern E = Endangered R = Rare T = Threatened SSC = Florida Species of Special Concern FL UCFCS CODE 193 Urban Land Common Name Scientific Name Stratum Abundance Bahia grass Paspalum notatum G C Smooth buttonweed Spermacoce assurgens G O Frog fruit Phyla nodiflora G C Mexican clover Richardia grandiflora G R The following species are common within this community type and can potentially be found there; Gopher Tortoise (Gopherus polyphemus), Sandhill Crane (Gnus canadensis pratensis, ST), Audubons Crested Caracara (Polyborus plancus audubinii, FT, ST), Eastern Indigo Snake (Drymarchon corais couperi, FT, ST). FLUCFCS CODE 411 (El) Pine Flatwoods (<25% exotics) Common Name Scientific Name Stratum Abundance Slash pine Pinus elliotti C C Cabbage palm Sabal palmetto M/C O Laurel oak Quercus laurifolia C O Ear -leaf acacia Acacia auriculiformis M/C R Melaleuca Melaleuca quinquenervia M/C O Brazilian pepper Schinus terebinthifolius M O Downy rose -myrtle Rhodomyrtus tomentosa M C Myrsine Rapanea punctata M C Gallberry Ilex glabra M C Wax myrtle Myrica cerifera M C Saw palmetto Serenoa repens M C Greenbriar Smilax spp. V C Muscadine grape Vitis rotundifolia V C The following potential species are common within the community type Pine Flatwoods; Gopher Tortoise (Gopherus polyphemus), Florida Weasel (Mustela frenaata peninsulae, 4 CREEKSIDE EAST THREATENED AND ENDANGERED SPECIES SURVEY MARCH 2O20 R), Big Cypress Fox Squirrel (Sciurus niger avicennia, *), Florida Black Bear (Ursus americanus floridanus, FC, ST), Florida Panther (Puma concolor coryi, FE, SE), White Ibis (Eudocimus albus, SSC), Sandhill Crane (Grus canadensis pratensis, ST), Bald Eagle (Haliaetus leucocephalus, FT, ST), Red Cockaded Woodpecker (Picoides borealis, FE, ST), Audubons Crested Caracara (Polyborus plancus audubinii, FT, ST), Eastern Indigo Snake (Drymarchon corais couperi, FT, ST). Of the above potential listed species, none were observed on this or surrounding parcels during the course of this survey. There is a slight possibility for utilization by gopher tortoise, indigo snake, and fox squirrel; however, the amount of directly adjacent traffic and lack of continuity with other undeveloped parcels significantly minimizes that potential. FL UCFCS CODE 510 and 534 Canal and Pond Common Name Scientific Name Stratum Abundance Primrose willow Ludwigia peruviana M R Carolina willow Salix caroliniana M R Torpedo grass Panicum repens G C Pennywort Hydrocotyle umbellata G O Arrowhead Sagittaria lancifolia G O Spikerush Eleocharis cellulosa G O This community type generally supports foraging activities of listed wading birds such as American Alligator (Alligator mississippiensis SSC, FT S/A), White Ibis (Eudocimus albus, SSC), Sandhill Crane (Grus canadensis pratensis, ST), Limpkin (Aramus guarauna, SSC), Wood Stork (Mycteria americana, FE, SE), Little Blue Heron (Egretta caerulea SSC), Snowy Egret (Egretta thula SSC), Tri-colored Heron (Egretta tricolor SSC) Of the above potential listed species, only the tri-colored heron was observed foraging along the lake bank. White ibis and snowy egret were also observed perched in trees adjacent to the lake. It is probable that several other species will also utilize the shorelines for foraging activities over the course of the year. The Johnson Engineering survey from 2008 documented an alligator within the existing stormwater pond. Recognition that some species may utilize the site along with proper management to prevent impacts associated with this development proposal should be incorporated into the final species management plan for the property. FLUCFCS CODE 630 Wetland mixed forest Common Name Scientific Name Stratum Abundance Cypress Taxodium distichum C C Cabbage palm Sabal palmetto M/C O Laurel oak Quercus laurifolia C 0 CREEKSIDE EAST THREATENED AND ENDANGERED SPECIES SURVEY MARCH 2O20 Carolina willow Salix caroliniana M O Pond Apple Annona glabra M C Brazilian pepper Schinus terebinthifolius M R Buttonbush Cephalanthus occidentalis M O Myrsine Rapanea punctata M R Swamp lily Crinum americanum G C Leather fern Acrostichum danaeifolium G O Swamp fern Blechnum serrulatum G C This community type generally supports foraging activities of many listed wading birds such as White Ibis (Eudocimus albus, SSC), Little Blue Heron (Egretta caerulea SSC), Snowy Egret (Egretta thula SSC), and Tri-colored Heron (Egretta tricolor SSC). In addition, the following potential species are also possible within this community type; Florida Weasel (Mustela frenaata peninsulae, R), Big Cypress Fox Squirrel (Sciurus niger avicennia, *), Florida Black Bear (Ursus americanus floridanus, FC, ST), Florida Panther (Puma concolor coryi, FE, SE). As documented above, none of these species were observed within this community during the survey efforts. The amount of directly adjacent traffic and isolation of this parcel due to the lack of continuity with other undeveloped parcels significantly minimizes the potential that listed species will utilize the site. A list of all wildlife species observed on or adjacent to the site is provided below. Common Name Scientific Name Fish and Aquatic Invertebrates Mosquito fish Gambusia affinis Least killifish Heterandria formosa Golden topminnow Fundulus chrysotus Sailfin molly Poecilia latipinna Sunfish Lepomis spp. Walking catfish Clarias batrachus Unidentified cichlids Rebtiles & Amphibians Cuban treefrog Osteopilus septentrionalis Green treefrog Hyla cinerea Eastern narrowmouth toad Gastrophryne carolinensis Florida cooter Pseudemys floridana Florida soft-shelled turtle Apalone ferox Green anole Anolis carolinensis Birds Anhinga * Anhinga anhinga 6 Snowy egret Tricolored heron Green -backed heron White ibis Cattle egret Mourning Dove Red -bellied woodpecker Cardinal Red shouldered hawk* Turkey Vulture Mockingbird Unidentified warblers Mammals CREEKSIDE EAST THREATENED AND ENDANGERED SPECIES SURVEY MARCH 2O20 Egretta thula Egretta tricolor Butorides striatus Eudocimus albus Bubulcus ibis Zenaida macroura Melanerpes carolinus Cardinalis cardinalis Buteo lineatus Cathartes aura Mimus polyglottos Nine -banded armadillo Dasypus novemcinctus Marsh rabbit (scat and tracks) Sylvilagus palustris Grey squirrel Sciurus carolinensis Raccoon (tracks) Procyon lotor * Observed on adjacent properties or flying overhead. IV. SUMMARY As can be seen from the list above, this site supports a very limited amount of wildlife, consisting mostly of transient and generalist species. The site is located next to a major intersection and confined by commercial, residential, and industrial properties. At the time of the initial September 2013 survey, extremely high rainfall amounts from the past month had the site completely inundated with between 2 to 8 inches of water. This served to concentrate species along the higher perimeter regions of the site. The 2015 and 2016 follow up surveys were done only on the small wetland area and adjacent stormwater pond as the rest of the site was under construction. Likewise, this 2020 update also concentrated solely on the forested and lake portion of the site. The property is outside of the buffer zones for any known bald eagle nests. No evidence of bald eagles or bald eagle nest construction was observed during the course of this or any previous survey. The property is within the 18.6 mile core foraging area for the Corkscrew wood stork rookery. No wood stork foraging was observed during the survey but it is possible that periodic wood stork and other wading bird foraging may be occurring along the canal and lake shorelines. This activity will be able to continue with the proposed development so no adverse impacts to these species are expected. No evidence of any potential bonneted bat roosting sites was observed during the survey. This survey also concentrated on the small wetland area and was specifically aimed at locating potential FBB roost sites. While three cavities were observed and peeped, no evidence of any FBB roosting activity was observed. CREEKSIDE EAST THREATENED AND ENDANGERED SPECIES SURVEY MARCH 2O20 No listed plants were observed during the survey. It is our opinion that the development of this site with appropriate management and educational guidelines in place, will not adversely affect any endangered, threatened or otherwise protected species. These guidelines for management will be coordinated with the appropriate local, state, and federal agencies to better ensure their protection. 8 Creekside Commerce Park East Mixed Use Subdistrict (PL20190002849) Exhibit V.D Growth Management The proposed small-scale plan amendment contemplates establishment of the Creekside Commerce Park East Mixed Use Subdistrict. The new subdistrict will provide a maximum of 300 multi -family rental apartments in addition to the non-residential uses presently permitted in the B District within the Creekside Commerce Center CPUD. Under Chapter 163 F.S., local governments are authorized to adopt and amend their comprehensive plans. Staff has requested that the applicant address three sections from Chapter 163. Chapter 163.3167 Scope of act.— (9) Each local government shall address in its comprehensive plan, as enumerated in this chapter, the water supply sources necessary to meet and achieve the existing and projected water use demand for the established planning period, considering the applicable plan developed pursuant to s. 373.709. The project is provided potable water service by Collier County. Collier County has sufficient water supply sources necessary to meet and achieve the existing and projected water use demand for the established planning period, considering the surplus capacity projected in Table 6-1 of the Ten -Year Water Supply Facilities Work Plan, dated February 2019 and adopted by the Board of County Commissioners on May 14, 2019 (Ordinance No. 2019-06). Chapter 163.3177 (6) (a) 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Chapter 163.3177 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the December 22, 2020 Page 1 of 4 BCCPUD-19 Exhibit VD Growth Management-r2.docx © GradyN inor Civil Engincers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.eom • www.gradyminoncom character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. The Creekside Commerce Park East Mixed Use Subdistrict is consistent with Chapter 163.3177, F.S. The applicant has identified a deficit in the multi -family rental apartment market in this area of north Naples. The map prepared by Collier County clearly demonstrates that there are no rental apartment complexes within two miles of the subject property. Further, within % mile of the property are two major regional employers, Arthrex and North Naples Community Hospital. The proposed multi -family rental apartments will provide much needed housing opportunities in close proximity to these two large scale employers, as well as other employment centers in the vicinity with very good access to the major roads such as U.S. 41 and 1-75. The subject property is zoned for commercial, retail, office and hotel land uses. Water and sewer services are available at the property. The proposed subdistrict represents infill development and is not inconsistent or incompatible with the character of the area. While not a designated Activity Center, the Creekside Commerce Park PUD functionally is similar to an Activity Center. The addition of multi -family apartments complements the employment opportunities within the PUD and nearby vicinity. Potable water and wastewater service will be provided by Collier County. 163.3184 Process for adoption of comprehensive plan or plan amendment. This section of the statute outlines the process and authority for agency review of plan amendments. The applicant understands that regional and state reviewing agencies will be responsible for review of any comprehensive plan amendments per the requirements of Chapter 163.3184 F.S. The applicant's experts are of the opinion that there are no regional or state impacts associated with the application. Project Justification Future Land Use Element: The 9.9± small-scale amendment area is designated Urban Residential, Urban Mixed Use Residential on the Future Land Use Map. The proposed Creekside Commerce Park East Mixed Use Subdistrict will permit multi -family residential consistent with the proposed subdistrict as well as non-residential uses currently permitted in the Creekside Commerce Park CPUD. There is a demonstrated lack of rental apartments in this area of North Naples and within close proximity to this major employment center. Page 2 of 4 The proposed location which is the subject of the small-scale growth management plan amendment and the PUD amendment fulfills these criteria. In addition, there is a lack of available vacant properties in this geographic area. Policies 5.3 and 5.4 of the Future Land Use Element require that rezoning must be consistent with the Growth Management Plan. Upon approval of the companion small-scale growth management plan amendment, which will establish the Creekside Commerce Park East Mixed Use Subdistrict, the proposed PUD amendment may be deemed consistent with the Growth Management Plan. Policies 5.5 and 5.7 of the Future Land Use Element discourage urban sprawl by confining urban intensities of development to those areas designated Urban on the Future Land Use Map. The PUD amendment represents infill development, in an area having immediate access to urban services. Policy 5.6 requires that new developments shall be compatible with and complementary to the surrounding land uses as set forth in the Land Development Code. The proposed uses are consistent with those commercial uses currently permitted on the property. Development will include appropriate buffers and other development standards to ensure that the uses developed on the property will be compatible with the residential uses located immediately west of the PUD. A landscape buffer currently exists and was installed concurrent with development of the assisted living facility, which has been developed on the northern portion of the site. Properties to the south are and developed with a self -storage facility and regional wastewater treatment plant. The companion PUD document and Master Plan also include conditions and development standards which will ensure the multi -family rental apartments will be compatible with adjacent development. Objective 7 and the implementing policies promote interconnection with adjoining neighborhoods and streets. The project has direct access to both Goodlette-Frank Road and Immokalee Road. There are no available connections to the east due to the presence of existing development and the County Park boundary. Connections to the south are not feasible due to the recorded on -site preserve area and the presence of the County's regional wastewater treatment plant. Transportation Element: Policy 5.1 requires that all projects are evaluated to determine their effect on 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. The CPUD amendment application includes a comprehensive assessment of the transportation impacts associated with the project. Public Facilities Element: The property is served by potable water and sanitary sewer services. Water and wastewater are provided by Collier County Utilities. No capacity issues have been identified or are anticipated in the future. The site will require a modification of a previously issued South Florida Water Management District permit for improvements related to the proposed commercial uses on a portion of the site. Page 3 of 4 Conservation and Coastal Management Element: Policy 6.1.1 requires that mixed use developments containing native vegetation communities must retain a minimum of 25% of the existing native vegetation on -site for mixed use or commercial developments. The site has previously been developed and infrastructure has been installed throughout the development tracts of the PUD. Page 4 of 4 EXHIBIT V.D1 Integra Realty Resources Southwest Florida Apartment Supply/Demand Study Proposed Creekside Apartments Site Multifamily Property SEC Immokalee Rd and Goodlette Frank Rd Proposed Creekside Apartments Site SEC Immokalee Rd and Goodlette Frank Rd Naples, Florida L Integra Realty Resources Miami/Caribbean Orlando Southwest Florida www.irr.com September 29, 2020 Austin Howell In Miami/Caribbean Dadeland Centre 9155 South Dadeland Blvd. Suite 1208 Miami, FL 33156 (305)670-0001 Barron Collier Companies 2600 Golden Gate Parkway Naples, FL 34104 In Orlando The Magnolia Building 326 N. Magnolia Ave. Orlando, FL 32801 (407) 843-3377 SUBJECT: Apartment Supply/Demand Study Proposed Creekside Apartments Site SEC Immokalee Rd and Goodlette Frank Rd Naples, Collier County, Florida 34110 IRR - Southwest Florida File No. 152-2020-0173 Dear Mr. Howell: In Naples/Sarasota Horseshoe Professional Park 2770 Horseshoe Drive S. Suite 3 Naples, FL 34104 (239)-643-6888 Integra Realty Resources — Southwest Florida has conducted a market supply and demand study for a proposed apartment community to be located near the southeast corner of Immokalee Road and Goodlette Frank Road in the Naples area of Collier County. The client for the assignment is Barron Collier Companies, and the purpose of the assignment is to provide a market supply/demand study which would include the following: detailed existing inventory information, new inventory in lease up, future inventory under construction, approved and proposed projects, and current demand for additional product and expected absorption rates. The intended use of the report is to assist the client with internal decisions relating to the possible development of the property with a mid -rise multi -family, for rent project. The appraisal, as applicable, is intended to conform with the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and applicable state appraisal regulations. The proposed multifamily project is to be located along the SEC of Immokalee Rd and Goodlette-Franke Rd N in the North Naples area of Collier County. This subject site represents only a portion of a larger parent tract. The parent tract is currently zoned as part of the Creekside Commerce Park Commercial Planned Unit Development, which allows for a Austin Howell Barron Collier Companies September 29, 2020 Page 2 wide variety of commercial uses inclusive of multifamily. The subject site will consist of approximately 10.0 acres. Mid to high-rise condominium developments with structured parking garages have higher densities in -line with the subject's proposed development and density. The subject's proposed use is for 300 units. Overall, the data gathered from the market indicates support for additional supply within the market. Multifamily apartment trends have been strong over the past three years and are projected to remain positive into the foreseeable future. There are several projects under construction, as well as, several proposed properties for the primary market planned; however, as the economy continues to recover, new job growth is expected to help continue to fuel demand for additional supply. In addition, the subject's locational and demographic indications provide positive support and the subject is anticipated to capture or attract demand that is not currently being recognized within the market. The conclusions of the study are summarized in the Executive Summary on the following pages. Our opinion is qualified by certain assumptions, limiting conditions and definitions, which are set forth in this report. As of the date of value, the economy (globally, nationally, and locally) was in a state of rapid transition with a widespread expectation of the imminent onset of a significant recession. The outbreak of COVID-19 (coronavirus disease of 2019) in China was declared a global pandemic by the World Health Organization (WHO) on March 11, 2020. Some market deterioration had occurred shortly before this date, but the declaration by the WHO soon led to municipal and statewide orders to "shelter in place," causing widespread closures of businesses and a massive disruption to general commerce. The status of economic conditions is changing rapidly, creating great uncertainty in the markets. Our analysis of these and related issues is presented in the attached report. The value expressed herein represents our opinion based on the best available data reflective as of the date of value. While values are always subject to change over time, we caution the reader that in the current economic climate, market volatility creates the potential for a more significant change in value over a relatively short period of time. If you have any questions or comments, please contact the undersigned. Thank you for the opportunity to be of service. Respectfully submitted, Integra Realty Resources - Southwest Florida .W-- �C 44� Julian L.H. Stokes II, MAI FL State -Certified General RE Appraiser RZ3537 Telephone: 239-643-6888 Ext. 432 Email: jlstokes@irr.com Carlton J. Lloyd, MAI FL State -Certified General RE Appraiser RZ2618 Telephone: 239-643-6888 Ext. 410 Email: clloyd@irr.com ®rr Table of Contents Executive Summary 1 General Information 5 Identification of Subject 5 Economic Analysis 8 Collier County Area Analysis 8 Surrounding Area Analysis 16 Property Analysis 23 Land Description and Analysis 23 Multifamily Market Analysis 31 Metro Area Overview 31 Submarket Overview 34 Primary Competition 38 Comparable Information and Rental Trends 45 Under Construction Properties 47 Proposed Properties 50 Demand Analysis 52 Certification Assumptions and Limiting Conditions Addenda A. Appraiser Qualifications B. Definitions C. Financials and Property Information 56 57 irr. Proposed Creekside Apartments Site Executive Summary Executive Summary Market Uncertainty from Novel Coronavirus (COVID-19) The outbreak of the Novel Coronavirus (COVID-19), declared an outbreak by the World Health Organization (WHO) on January 30, 2020 and subsequently reclassified as a worldwide pandemic on March 11, 2020, has created substantial uncertainty in the worldwide financial markets. Concerns about the ongoing spread of the COVID-19 (Corona) Virus have resulted in cancellations of a substantial number of business meetings, conferences, and sporting and entertainment events in the coming 3-6 months; the implementation of personal quarantine procedures; a 30-day lock -out for travel from most of Europe to the U.S.; and substantial reductions (and restrictions) in other travel by air, rail, bus, and ship. As of the effective date of this report, tourism, lodging, and tourist -related food and beverage and retail sectors are likely to feel the first negative effects due to the substantial decline in social movement and activity. A prolonged outbreak could have a significant (and yet unquantifiable) impact on other real estate sectors. Our valuation is based upon the best information as of the effective date. Given the degree of overall uncertainty present in the economy, forecasts and projections contained herein may change dramatically, or differently than projected under stable market conditions. Therefore, we recommend a more frequent review of this valuation, and advise the intended user to consider the current lack of overall economic stability in evaluating the use and reliability of the opinions expressed herein. The proposed multifamily project is to be located along the SEC of Immokalee Rd and Goodlette- Franke Rd N in the North Naples area of Collier County. This subject site represents only a portion of a larger parent tract. The parent tract is currently zoned as part of the Creekside Commerce Park Commercial Planned Unit Development, which allows for a wide variety of commercial uses inclusive of multifamily. The subject site will consist of approximately 10.0 acres. Mid to high-rise condominium developments with structured parking garages have higher densities in -line with the subject's proposed development and density. The subject's proposed use is for 300 units. This assignment assumes that the proposed development will be constructed of good quality materials and developed to current market standards of a "Class A/B" apartment community, like that of competing properties in the surrounding area. As discussed later in this analysis, time is of the essence regarding commencement of construction. While multifamily trends have been strong and are projected to remain strong over the short- and long-term projections, commencement of construction would eliminate the threat of additional supply from entering the market, which could affect initial lease -up of the project. The purpose of the assignment is to provide a market supply/demand study which would include the following: detailed existing inventory information, new inventory in lease up, future inventory under construction, approved and proposed projects, and current demand for additional product and expected absorption rates. The intended use of the report is to assist the client with internal decisions relating to the possible development of the property with a mid -rise multi -family, for rent project. Overall, the data gathered from the market indicates support for additional supply within the market. Multifamily apartment trends have been strong over the past three years and are projected to remain irr. Proposed Creekside Apartments Site Executive Summary positive into the foreseeable future. There are several projects under construction, as well as, several proposed properties for the primary market planned; however, as the economy continues to recover, new job growth is expected to help continue to fuel demand for additional supply. In addition, the subject's locational and demographic indications provide positive support and the subject is anticipated to capture or attract demand that is not currently being recognized within the market. Strengths, Weaknesses, Opportunities, Threats (SWOT Analysis) Strengths Built in demand with location in close proximity to Naples Community Hospital, Landmark Hospital, Arthrex, and various other employment areas in the surrounding areas; • Location in North Naples is well located and centralized within the market area; • Close proximity to beaches and major commercial corridors. Weaknesses The land area may impact the availability of amenities typical to garden -style multifamily in the surrounding market areas; • The land area may impact unit sizes to be on the smaller side. Opportunities • Future rental increases with lower vacancy as the surrounding areas continue to grow. Threats • The impact of COVID-19 on economic conditions is considered throughout this appraisal. The Market Analysis section looks at the best available empirical data while the valuation sections turn to parallels with prior recessions along with real time data sources that provide guidance on input metrics applied within the various approaches. Our findings and recommendations relative to the proposed subject and market are further summarized on the following page. irr. Proposed Creekside Apartments Site Executive Summary Summary and Recommendations The proposed project is unique in Southwest Florida as a mid -rise rental property. As such there is no hard data with which to analyze the mid -rise design. Based on discussions with local brokers and developers in the Southwest Florida market area, there would be demand for this product type given the lack of supply surrounding the subject's location. Demand is created by the local workforce looking for the locational convenience to the major thoroughfares' commercial corridors; as well as Arthrex and Naples Community Hospital, two large businesses that surround the subject's location. Overall, each person/company surveyed was in favor of this type of development in the subject area. Concerns included the potential for lack of amenities that are typically associated with these types of development; however, the location with proximity to offsite entertainment, as well as proximity to employment, was generally thought to offset any potential lack of amenities. Some interviewees noted the potential for the property to be designed and sold condominium units. However competitive condominiums typically are part of a larger community that provides amenities. There are some limited condominium projects on "infill" sites but those are typically waterfront or are located in the Downtown Naples redevelopment district. Although the idea for apartment rentals at the subject location is widely accepted as a "great idea", an alternative as condominiums could be considered. Additional factors that would impact sales pricing would be government approval, units' sizes & finishes, and views. Based on our regional experience in larger metropolitan areas, one example being the east coast (Ft Lauderdale, Miami, etc.), some developers have built condominium rental units in which the developer or secondary ownership maintains ownership and operates a rental program within the development. However, given the limitations of the subject site, any condominium project would likely sell at prices lower than comparable condominium units in amenitized communities and/or the Downtown Naples Redevelopment District. Based on our research, we have identified seven apartment communities (within the surrounding area) that will directly compete with the subject. Six of these seven communities are stabilized while the one is in the lease -up stage. We have also analyzed proposed or under construction properties (within the surrounding area and outside) that could compete with the subject's potential market rental rate and occupancy. This future inventory (assuming class A) will likely compete with the subject. Given the current uncertainty in the market, the status of the proposed projects is unclear. None of the proposed projects have announced delays or cancelations. We recommended that the status of the proposed construction projects be monitored over the coming months. The most competitive projects are summarized below. Primary Market Supply # Property Year Built # of Units Status Occupancy 1 Addison Place 2018 294 Stabilized 97.28% 2 Springs at Hammock Cove 2019 340 Recently completed 73.82% 3 Aster at Lely 2015 308 Stabilized 97.08% 4 Inspira 2018 304 Stabilized 96.05% 5 Milano Lakes 2018 296 Stabilized 96.96% 6 Legacy Naples 2019 304 Recently completed 89.47% 7 Orchid Run 2015 282 Stabilized 98.23% The current vacancy rate for all classes of apartment units in the Metro Area is 9.82%. In addition, the stabilized communities shown above produce a current vacancy rate of 9.30%, with the stabilized properties at 5.26%. Our demand analysis that follows indicates a current occupancy rate of 138.5% (based on a fundamental demand analysis discussed later in the report) decreasing to 122.1% as irr Proposed Creekside Apartments Site Executive Summary 4 multi -family development comes on-line over the next 5-years. Overall, multifamily market conditions have been strengthening over the past three years and demand is projected to remain strong over the short term. Another indication of the strength of the current market and the demand of planned construction is absorption rates. The table shown below summarizes the actual absorption rates at the competing properties. As shown, the subject could expect to acquire similar rates. Absorption Comparables # Property Year Built # of Units Months to Stabilization Monthly Absorption 1 Addison Place 2018 294 15 20 2 Springs at Hammock Cove 2019 340 Recently completed N/A 3 Aster at Lely 2015 308 27 11 4 Inspira 2018 304 21 14 5 Milano Lakes 2018 296 24 12 6 Legacy Naples 2019 304 Recently completed N/A 7 Orchid Run 2015 282 9 31 Extraordinary Assumptions and Hypothetical Conditions Our market study is subject to the following extraordinary assumptions and hypothetical conditions. Extraordinary Assumptions and Hypothetical Conditions The value conclusions are subject to the following extraordinary assumptions. An extraordinary assumption is an assignment -specific assumption as of the effective date regarding uncertain information used in an analysis which, if found to be false, could alter the appraiser's opinions or conclusions. 1. In addition to being constructed in accordance with all construction regulations, it is assumed the proposed improvements will be constructed with good quality finishes, similar to that of competing properties or similar to the current market standards of a "Class A/B" apartment complex. 2. It is an assumption that the subject will be rezoned and approved for development of a mid to high-rise apartment development. The value conclusions are based on the following hypothetical conditions. A hypothetical condition is a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of analysis. 1. None; N/A. The use of any extraordinary assumption or hypothetical condition may have affected the assignment results. irr Proposed Creekside Apartments Site General Information S General Information Identification of Subject The proposed multifamily project is to be located along the SEC of Immokalee Rd and Goodlette- Franke Rd N in the North Naples area of Collier County. This subject site represents only a portion of a larger parent tract. The parent tract is currently zoned as part of the Creekside Commerce Park Commercial Planned Unit Development, which allows for a wide variety of commercial uses inclusive of multifamily. The subject site will consist of approximately 10.0 acres. Mid to high-rise condominium developments with structured parking garages have higher densities in -line with the subject's proposed development and density. The subject's proposed use is for 300 units. Property Identification Property Name Proposed Creekside Apartments Site Address SEC Immokalee Rd and Goodlette Frank Rd Naples, Florida 34110 Tax ID Portion of 23991198024, 23991198040, 29331180609, 29333000046, 29331181129,and 29331180023 Owner of Record Creekside East, Inc Legal Description See addenda Census Tract Number 102.13 Data Research and Analysis We have performed a market supply/demand study of the area for a proposed multifamily development. As part of this analysis, we thoroughly surveyed apartment communities throughout Collier and Lee Counties. However, we concentrated on the most comparable properties (assuming market typical newer construction developments, if available), those being of construction quality, age/condition, and class. The subject is located in North Naples with good access to demand centers and transportation networks. While not directly specified, the subject will most likely be considered a Class A community upon completion. As will be later discussed, apartment data from sources such as REIS was limited to all classes of product in Collier and Lee Counties. REIS does not subdivide the market area or class of product. As such we have provided a general overview of the market area, followed by a more detailed analysis of specific apartment developments. Over the last two years, improving market fundamentals have caused developers to respond to increasing demand with new projects. A majority of the new development has been in Collier County with an emphasis on the Naples area and in Lee County with an emphasis on the south Fort Myers, Estero, and Bonita area. As the subject is located in Naples and most of the recent development has been in the surrounding area, we consider the subject's direct market area as the both Collier and Lee counties and direct surrounding areas. Overall, we have identified ten properties that are considered to be competitive in nature to the subject. The data gathered from those properties is the supporting irr. Proposed Creekside Apartments Site General Information 6 evidence of the proposed subject's likely unit mix, rental rates, and amenities; as well as insight to absorption and other key economic factors. Each property considered to be competitive was investigated as to their location, amenities, unit features, unit mix, rental rates, and occupancies. A thoroughly detailed analysis of the project's primary market area demographics is included. Aspects of characteristics of population and household income are identified and discussed. The market study conducted includes the following. Supply Analysis • Overview of Metro Area • Define Market Area (Based on supply, demand, geographic limitations, etc.) • Audit existing inventory • Projects under construction, as well as, proposed and planned projects. Demand Analysis • Locational Attributes • Population Demographics • Demand Generators • Forecast of Demand • Conclusion Inspection Julian L.H. Stokes II, MAI, conducted an on -site inspection of the property on July 22, 2020. Carlton J. Lloyd, MAI, has previously inspected the property. Significant Appraisal Assistance It is acknowledged that Steven B. Stokes made a significant professional contribution to this appraisal, consisting of participating in the property inspection, conducting research on the subject and transactions involving comparable properties, performing appraisal analyses, and assisting in report writing, under the supervision of the persons signing the report. I, Julian L.H. Stokes II, MAI,the supervisory appraiser of a registered appraiser trainee who contributed to the development or communication of this appraisal, hereby accepts full and complete responsibility for any work performed by the registered appraiser trainee named in this report as if it were my own work. Extraordinary Assumptions and Hypothetical Conditions Our market study is subject to the following extraordinary assumptions and hypothetical conditions. irr. Proposed Creekside Apartments Site General Information 7 Extraordinary Assumptions and Hypothetical Conditions The value conclusions are subject to the following extraordinary assumptions. An extraordinary assumption is an assignment -specific assumption as of the effective date regarding uncertain information used in an analysis which, if found to be false, could alter the appraiser's opinions or conclusions. 1. In addition to being constructed in accordance with all construction regulations, it is assumed the proposed improvements will be constructed with good quality finishes, similar to that of competing properties or similar to the current market standards of a "Class A/B" apartment complex. 2. It is an assumption that the subject will be rezoned and approved for development of a mid to high-rise apartment development. The value conclusions are based on the following hypothetical conditions. A hypothetical condition is a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of analysis. 1. None; N/A. The use of any extraordinary assumption or hypothetical condition may have affected the assignment results. irr. Proposed Creekside Apartments Site Collier County Area Analysis 8 Economic Analysis The reader is reminded that the demographics presented on this and the following pages were gathered during the period that preceded the COVID-19 pandemic and imminent recession. The data provides useful information for purposes of considering the population and economy of the local area under stabilized market conditions. However, job losses, unemployment (overall and in different sectors), impaired commerce, and reduced income levels will result in demographic statistics after February 2020 that do not follow the stabilized trend that would have been expected based only on a review of data through 2019 and the first few weeks of 2020. Collier County Area Analysis Collier County is located in southwestern Florida approximately 166 miles south of Tampa. It is 1,998 square miles in size and has a population density of 194 persons per square mile. Collier County is part of the Naples-Immokalee-Marco Island, FL Metropolitan Statistical Area, hereinafter called the Naples MSA, as defined by the U.S. Office of Management and Budget. Cape Coral 1' St James City Population Collier County has an estimated 2020 population of 388,069, which represents an average annual 1.9% increase over the 2010 census of 321,520. Collier County added an average of 6,655 residents per year over the 2010-2020 period, and its annual growth rate exceeded the State of Florida rate of 1.5%. Looking forward, Collier County's population is projected to increase at a 1.5% annual rate from 2020- 2025, equivalent to the addition of an average of 5,907 residents per year. Collier County's growth rate is expected to exceed that of Florida, which is projected to be 1.3%. irr. Proposed Creekside Apartments Site Collier County Area Analysis 9 Population Trends Population Compound Ann. %Chng 2010 Census 2020 Estimate 2025 Projection 2010 - 2020 2020 - 2025 Collier County, FL 321,520 388,069 417,606 1.9% 1.5% Florida 18,801,310 21,794,397 23,238,845 1.5% 1.3% Source: Environics Ana lytics Employment Total employment in Collier County is currently estimated at 142,644 jobs. Between year-end 2008 and the present, employment rose by 17,011 jobs, equivalent to a 13.5% increase over the entire period. There were gains in employment in eight out of the past ten years despite the national economic downturn and slow recovery. Although Collier County's employment rose over the last decade, it underperformed Florida, which experienced an increase in employment of 14.6% or 1,104,776 jobs over this period. A comparison of unemployment rates is another way of gauging an area's economic health. Over the past decade, the Collier County unemployment rate has been slightly higher than that of Florida, with an average unemployment rate of 7.2% in comparison to a 7.1% rate for Florida. A higher unemployment rate is a negative indicator. Recent data shows that the Collier County unemployment rate is 2.5% in comparison to a 2.9% rate for Florida, a positive sign for Collier County economy but one that must be tempered by the fact that Collier County has underperformed Florida in the rate of job growth over the past two years. Employment Trends Total Employment (Year End) Unemployment Rate (Ann. Avg.) Year Collier County Change Florida Change Collier County Florida 2008 125,633 7,585,913 7.1% 6.3% 2009 117,585 -6.4% 7,209,010 -5.0% 11.1% 10.4% 2010 119,457 1.6% 7,260,875 0.7% 11.6% 11.0% 2011 122,960 2.9% 7,368,030 1.5% 10.2% 10.0% 2012 125,704 2.2% 7,538,166 2.3% 8.4% 8.5% 2013 131,115 4.3% 7,741,539 2.7% 7.1% 7.2% 2014 137,819 5.1% 8,012,496 3.5% 6.0% 6.3% 2015 143,261 3.9% 8,314,343 3.8% 5.3% 5.5% 2016 150,204 4.8% 8,542,086 2.7% 4.7% 4.8% 2017 150,670 0.3% 8,718,087 2.1% 4.1% 4.2% 2018* 142,644 -5.3% 8,690,689 -0.3% 3.5% 3.6% Overall Change 2008-2018 17,011 13.5% 1,104,776 14.6% Avg Unemp. Rate 2008-2018 7.2% 7.1% Unemployment Rate- December 2019 2.5% 2.9% *Total employment data is as of September 2018; unemployment rate data reflects the average of12 months of 2018. Source: Bureau of Labor Statistics and Economy.com. Employment figures are from the Quarterly Census of Employment and Wages (QCEW). Unemployment rates are from the Current Population Survey (CPS). The figures are not sea sonaIlyadjusted. irr. Proposed Creekside Apartments Site Collier County Area Analysis 10 Employment Sectors The composition of the Collier County job market is depicted in the following chart, along with that of Florida. Total employment for both areas is broken down by major employment sector, and the sectors are ranked from largest to smallest based on the percentage of Collier County jobs in each category. Employment Sectors - 2018 0% 5% 10% 15% 20% 25% Trade; Transportation; and Utilities Leisure and Hospitality Education and Health Services Construction Professional and Business Services Government Financial Activities Other Services Manufacturing Natural Resources & Mining i Information ■ Collier County ■ Florida Source: Bureau of LaborStatisticsand Economy.com Collier County has greater concentrations than Florida in the following employment sectors: 1. Leisure and Hospitality, representing 18.2% of Collier County payroll employment compared to 13.9%for Florida as a whole. This sector includes employment in hotels, restaurants, recreation facilities, and arts and cultural institutions. 2. Education and Health Services, representing 15.2% of Collier County payroll employment compared to 14.9%for Florida as a whole. This sector includes employment in public and private schools, colleges, hospitals, and social service agencies. 3. Construction, representing 12.1% of Collier County payroll employment compared to 6.3% for Florida as a whole. This sector includes construction of buildings, roads, and utility systems. irr. Proposed Creekside Apartments Site Collier County Area Analysis 11 4. Other Services, representing 4.3% of Collier County payroll employment compared to 3.2% for Florida as a whole. This sector includes establishments that do not fall within other defined categories, such as private households, churches, and laundry and dry cleaning establishments. Collier County is underrepresented in the following sectors: 1. Trade; Transportation; and Utilities, representing 18.7% of Collier County payroll employment compared to 20.3% for Florida as a whole. This sector includes jobs in retail trade, wholesale trade, trucking, warehousing, and electric, gas, and water utilities. 2. Professional and Business Services, representing 10.9% of Collier County payroll employment compared to 15.7% for Florida as a whole. This sector includes legal, accounting, and engineering firms, as well as management of holding companies. 3. Government, representing 9.7% of Collier County payroll employment compared to 12.5% for Florida as a whole. This sector includes employment in local, state, and federal government agencies. 4. Financial Activities, representing 5.5% of Collier County payroll employment compared to 6.6% for Florida as a whole. Banking, insurance, and investment firms are included in this sector, as are real estate owners, managers, and brokers. Major Employers Major employers in Collier County are shown in the following table. Major Employers - Collier County, FL Name Number of Employees 1 NCH Healthcare System 7,017 2 Collier County School District 6,422 3 Collier County Local Government 5,011 4 Arthrex, Inc. 2,500 5 City of Naples 1,867 6 Ritz Carlton - Naples 1,100 7 J W Mariott- Marco Island 700 8 Naples Grande Beach Resort 700 9 Physicians Regional Medical Center 600 10 Moorings Park 500 Source: Southwest Florida Economic Development Alliance irr. Proposed Creekside Apartments Site Collier County Area Analysis 12 Gross Domestic Product Gross Domestic Product (GDP) is a measure of economic activity based on the total value of goods and services produced in a defined geographic area. Although GDP figures are not available at the county level, data reported for the Naples MSA is considered meaningful when compared to the nation overall, as Collier County is part of the MSA and subject to its influence. Economic growth, as measured by annual changes in GDP, has been considerably higher in the Naples MSA than the United States overall during the past eight years. The Naples MSA has grown at a 2.9% average annual rate while the United States has grown at a 2.1% rate. As the national economy improves, the Naples MSA has recently underperformed the United States. GDP for the Naples MSA rose by 1.2% in 2017 while the United States GDP rose by 2.2%. The Naples MSA has a per capita GDP of $41,859, which is 25% less than the United States GDP of $55,418. This means that Naples MSA industries and employers are adding relatively less value to the economy than their counterparts in the United States overall. Gross Domestic Product ($ Mil) ($ Mil) Year Naples MSA %Change United States %Change 2010 12,765 15,598,753 2011 12,692 -0.6% 15,840,664 1.6% 2012 12,925 1.8% 16,197,007 2.2% 2013 13,018 0.7% 16,495,369 1.8% 2014 13,958 7.2% 16,899,831 2.5% 2015 14,971 7.3% 17,386,700 2.9% 2016 15,423 3.0% 17,659,187 1.6% 2017 15,608 1.2 % 18,050,693 2.2 % Compound %Chg (2010-2017) 2.9% 2.1% GDP Per Capita 2017 $41,859 $55,418 Source: Bureau of Economic Analysis and Economy.com; data released September 2018. The release of state and local GDP data has a longer lag time than national data. The data represents inflation -adjusted "real" GDP stated in 2009 dollars. irr. Proposed Creekside Apartments Site Collier County Area Analysis 13 Household Income Collier County is more affluent than Florida. Median household income for Collier County is $72,649, which is 26.1% greater than the corresponding figure for Florida. Median Household Income - 2020 Median Collier County, FL $72,649 Florida $57,623 Comparison of Collier County, FLto Florida +26.1% Source: Environics Ana lytics The following chart shows the distribution of households across twelve income levels. Collier County has a greater concentration of households in the higher income levels than Florida. Specifically, 49% of Collier County households are at the $75,000 or greater levels in household income as compared to 38% of Florida households. A lesser concentration of households is apparent in the lower income levels, as 21% of Collier County households are below the $35,000 level in household income versus 30% of Florida households. Household Income Distribution - 2020 $500,000 and more $250,000 - 499,999 $200,000 - $249,999 $150,000 - $199,999 $125,000 - $149,999 $100,000 - $124,999 $75,000 - $99,999 $50,000 - $74,999 $35,000 - $49,999 $25,000 - $34,999 $15,000 - $24,999 Less than $15,000 0.0% 5.0% 10.0% 15.0% 20.0% ■ Collier County, FL ■Florida Source: Envitonics Ana lytic5 irr. Proposed Creekside Apartments Site Collier County Area Analysis 14 Education and Age Residents of Collier County have a higher level of educational attainment than those of Florida. An estimated 36% of Collier County residents are college graduates with four-year degrees, versus 29% of Florida residents. People in Collier County are older than their Florida counterparts. The median age for Collier County is 51 years, while the median age for Florida is 43 years. Education & Age - 2020 Percent Cc I I ege Gra d ua te Median Age 30% 70%6 60% 50% 40% 30% 20% 10% Source: Environics Ana lytics Conclusion Collier County, FL Florida 50 45 40 35 30 25 20 is 10 Collier County, FL Florida The Collier County economy will benefit from a growing population base and higher income and education levels. Collier County experienced growth in the number of jobs over the past decade, and it is reasonable to assume that employment growth will occur in the future. Moreover, Collier County benefits from being part of the Naples MSA, which has exhibited a higher rate of GDP growth than the nation overall. We anticipate that the Collier County economy will improve and employment will grow, strengthening the demand for real estate. As previously referenced, COVID-19 has pushed the economy at all levels into a recession which has yet to be statistically proven or definitively quantified. Therefore, the statistical summary of the region provided above must be considered in light of the fact that economic indicators available in the near future will show a substantial contraction of economic activity beginning in the first quarter of 2020. This issue is discussed more fully after the Market Analysis section of this report. irr. Proposed Creekside Apartments Site Collier County Area Analysis 15 Area Map LaBelle 40 :ort n4yers rti. Mye' r8i high Acres San Carlos Park I mmokafee fiani#a5i SpIU � Florida gig Cypress I.R. Panther Mori N ati nnai 5tM GAen Gate wildlife Micros .Naples Big Cypress Rational Preserve Marco � ca27 }dicrasoft Lorpvratian � 24�} HER s Proposed Creekside Apartments Site irr. Surrounding Area Analysis 16 Surrounding Area Analysis Boundaries The subject is located at the southeast corner of Immokalee Road and Goodlette Frank Road in Naples. This area is part of the North Naples submarket of Collier County and generally is delineated as follows: North Lee County South Golden Gate Parkway East Collier Boulevard West Gulf of Mexico A map identifying the location of the property follows this section. Access and Linkages Primary access to the area is provided by Immokalee Road a major arterial that crosses the North Naples area in an east/west direction. Immokalee Road is the most northern east/west thoroughfare in Collier County. Immokalee Road can be accessed from a variety of north/south thoroughfares such as 1-75, Airport Road, Tamiami Trail, and Livingston Road. Tamiami Trail is a major north / south arterial that provides access to Fort Myers, north of the subject property and to Downtown Naples, south of the subject property. Airport Road is another major arterial in the Naples area that runs from Immokalee Road south to Tamiami Trail East. Overall, vehicular access is good. Interstate 75 is part of the US interstate system that traverses the West Coast of Florida. This highway system extends from south Florida where it connects with Alligator Alley just east of Naples and continues east to the Fort Lauderdale area. This system extends north through the states of Florida and Georgia into the mid -west and rustbelt area of the nation. This system is a major commercial and tourist traffic carrier to the state of Florida. Access to Interstate 75 can be utilized through the use of Immokalee Road, which is Exit 111 that is located east of the subject property. Overall vehicular access is good. Public transportation is provided by Collier Area Transit and provides access throughout Collier County. The local market perceives public transportation as average compared to other areas in the region. However, the primary mode of transportation in this area is the automobile. The Southwest Florida International Airport is located about 25 miles from the property; travel time is about 30 minutes, depending on traffic conditions. The Naples CBD, the economic and cultural center of the region, is approximately 11 miles from the property. It should be noted that Naples has numerous economic centers. irr. Proposed Creekside Apartments Site Surrounding Area Analysis 17 Demand Generators Major employers in Collier County include the NCH Healthcare System, Collier County Public Schools, Publix Supermarkets and Arthrex. These are in numerous locations throughout Collier County. The biggest demand generators for the surrounding area would include the residential developments that surround the subject property. These include the Palm River Estates, Naples Park, Stonebridge Country Club, Colliers Reserve, Willoughby Acres, and others. Palm River Estates, located just north of the subject, is a community built around one of the oldest Southwest Florida golf courses, the La Playa Golf Course and Country Club (formerly the Palm River Country Club). Naples Park is west of the subject and consists of the area south of Immokalee Road, north of Vanderbilt Beach Road between Tamiami Trail and Vanderbilt Drive. The area is largely comprised of single-family development. Stonebridge Country Club is located just east of the subject and offers different residential communities built around an 18-hole golf course and country club. The subject property is also near numerous retail developments. This includes the Granada Shoppes, which is a 300,000-square foot community shopping center servicing the Naples and Bonita Springs markets. Marshalls, Hobby Lobby and Trader Joes anchor the development. There are also numerous outparcels development with national retailers and restaurant chains. Directly north of Granada Shoppes is the Riverchase Plaza at the northeast corner of Tamiami Trail and Immokalee Road. Publix anchors this plaza. Directly across Tamiami Trail from the Riverchase Plaza is a Wal-Mart Supercenter. The property is also near Mercato. Mercato is large mixed -use development anchored by Whole Foods. This upscale mixed -use development is located at the northeast corner of Tamiami Trail and Vanderbilt Beach Road, south of the subject. NCH's North Naples Hospital campus is located on the northeast corner of Health Park Boulevard and Immokalee Road, near the subject. It is part of the NCH Health Care System which contains more than 500 independent physicians and medical facilities in dozens of locations throughout Collier County and Southwest Florida. This campus contains approximately 295 beds and provides a range of services including, but not limited to obstetrics/gynecology, a Level II neonatal nursery, orthopedics, diagnostic cardiac catheterization, general surgery, emergency medicine, progressive care, intensive care, pediatrics and pediatric progressive care. Arthrex is a global medical device company and leader in new product development and medical education in orthopedics. With a corporate mission of helping surgeons treat their patients better, Arthrex has pioneered the field of arthroscopy and developed more than 10,000 innovative products and surgical procedures to advance minimally invasive orthopedics worldwide. Arthrex is continuing to expand its corporate headquarters in North Naples within the Creekside Commerce Park, a 107-acre business park developed by Naples -based Barron Collier Cos. A 308,800 square foot expansion is currently under construction (or close to completion) as part of a larger expansion that also will include a 160-room hotel. Arthrex occupies 900,000 square feet of office space in the Naples market which is the most in the private -sector of office space. Since 2011, the company has added more than 1,000 new employees bringing its total to around 3,000. By 2021, Arthrex plans to add another 560 workers to its Southwest Florida payroll. These demand generators support the demographic profile described in the following section. irr. Proposed Creekside Apartments Site Surrounding Area Analysis 18 Demographics A demographic profile of the surrounding area, including population, households, and income data, is presented in the following table. Surrounding Area Demographics 2020 Estimates 1-Mile Radius 3-Mile Radius 5-Mile Radius Collier County, FL Florida Population 2010 4,080 47,286 95,756 321,520 18,801,310 Population 2020 4,717 56,209 115,443 388,069 21,794,397 Population 2025 5,084 60,809 125,001 417,606 23,238,845 Compound % Change 2010-2020 1.5% 1.7% 1.9% 1.9% 1.5% Compound % Change 2020-2025 1.5% 1.6% 1.6% 1.5% 1.3% Households 2010 1,916 22,543 45,401 133,179 7,420,802 Households 2020 2,239 27,027 55,031 161,770 8,584,151 Households 2025 2,422 29,333 59,709 174,491 9,155,988 Compound %Change 2010-2020 1.6% 1.8% 1.9% 2.0% 1.5% Compound %Change 2020-2025 1.6% 1.7% 1.6% 1.5% 1.3% Median Household Income 2020 $80,744 $85,454 $82,074 $72,649 $57,623 Average Household Size 2.1 2.1 2.1 2.4 2.5 College Graduate% 45% 49% 46% 36% 29% Median Age 61 61 60 51 43 Owner Occupied % 76% 75% 73% 72% 67% Renter Occupied % 24% 25% 27% 28% 33% Median Owner Occupied Housing Value $429,865 $494,042 $470,491 $397,630 $245,419 Median Year Structure Built 1993 1995 1996 1995 1988 Average Travel Time to Work in Minutes 22 23 24 27 30 Source: Environics Analytics As shown above, the current population within a 3-mile radius of the subject is 56,209, and the average household size is 2.1. Population in the area has grown since the 2010 census, and this trend is projected to continue over the next five years. Compared to Collier County overall, the population within a 3-mile radius is projected to grow at a faster rate. Median household income is $85,454, which is higher than the household income for Collier County. Residents within a 3-mile radius have a considerably higher level of educational attainment than those of Collier County, while median owner occupied home values are considerably higher. These demographic factors combined with the employment base discussed previously provide the basis of demand for multifamily housing in this area. Retail and Public Services The nearest shopping facilities serving the area are located at the corner of Immokalee Road and Tamiami Trail, less than one mile west from the property. They offer basic convenience goods and personal services. The closest regional mall is Coastland Center, located about seven miles from the property. Mercato, also offers shops, restaurants, and entertainment which is located at Vanderbilt and US-41, southwest of the subject site. Restaurants, principally along major arterials such as Immokalee Road, Tamiami Trail, Goodlette-Frank Road, and Airport Road, are within a 15-minute irr. Proposed Creekside Apartments Site Surrounding Area Analysis 19 travel time of the property. The closest lodging facilities are located within a 15-minute drive of the subject and include most major flags. The nearest fire and police stations are within one and three miles of the property, respectively. The closest elementary/middle school is within one and five miles and the local high school is just over five miles away. The closest colleges and universities are Florida Gulf Coast University and Southwest Florida State College. Proximity to parks, open space and other passive recreation is average. Of special note is the proximity of Barefoot Beach County Preserve, Delnor-Wiggins Pass State Park, and Vanderbilt Beach. Land Use Land uses immediately surrounding the subject are predominantly commercial and residential. Retail development is primarily located along major roadways such as Immokalee Road, Tamiami Trail, Airport Road, and Vanderbilt Beach Road. In addition to the commercial uses, there are several residential developments in the area as previously noted. Other land use characteristics are summarized as follows: Surrounding Area Land Uses Character of Area Suburban Predominant Housing Age 20+ years (Both Ownership and Rental) Predominant Quality and Condition Average Approximate Percent Developed 90% Infrastructure/Planning Average Prospective Change in Land Use Not likely Prevailing Direction of Growth East Subject's Immediate Surroundings North Creekside Corners/Naples Community Hospital South Naples Community Hospital East Bayshore Memory Care and vacant commercial land West Creekside Medical Center irr. Proposed Creekside Apartments Site Surrounding Area Analysis 20 Development Activity and Trends Properties recently completed, currently under construction, or proposed for construction within a one -mile radius of the subject property are summarized below. • A 5,468-square foot medical office was constructed at 875 109t" Ave in 2019. • A 53,650-square foot auto dealership is under construction along Tamiami Trail North. Property will be home to Ferrari of Naples. Delivery is scheduled for the end of 2020. • The Arthrex Event and Administration Building was recently constructed February 2020 and adds 300,000 square feet on the Naples campus located at the SEC of Goodlette Road and Immokalee Road. • A 5,000-square foot office building was recently constructed in January 2020 at 1284 Innovation Dr. • The Innovation Hotel was completed January 2020 at 1290 Innovation St. irr. Proposed Creekside Apartments Site Surrounding Area Analysis 21 Outlook and Conclusions Over the last couple of years, the North Naples market has been in the stage of the real estate cycle best described as "expansion". Expansion follows the recovery period of the real estate market cycle and is best characterized as a period where there is sustained growth in demand and increased construction. We expect growth in the area to continue due to the influence of major employers and demand generators in the submarket. In comparison to other areas in the region, the area is rated as follows: Surrounding Area Attribute Ratings Highway Access Average Demand Generators Above Average Convenience to Support Services Average Convenience to Public Transportation Average Employment Stability Average Police and Fire Protection Average Property Compatibility Average General Appearance of Properties Average Appeal to Market Average Barriers to Competitive Entry Average Price/Value Trend Average irr. Proposed Creekside Apartments Site Surrounding Area Analysis 22 Surrounding Area Map 41 SE 13tth AUK lJ 11 M9GAveN 109th Aue FJ 1bGth Ave N i0sth Ave N 104rh Ave K %M 7N�w- EMRFNGdre o°� RESERVE �o-d 3 a 4t NCH NeIrt}+ Y,R Naples C4111e Hospital Crai�inte pr '�pe3�al �fk w: Immokalee Rd treekside Ph" a51 R d m 14 a 72 CieeV, 3 C,eeycside 0,16 'S Viking Way Ot � n 4 s Palm River 7 O C CC } L [ +'� rrrf ea I Veterans �,r a Community µ5 7ss � c Park a SOUTH RAMP Bay CDInny Golf Club 4a��'~ :� 5tonehfidge Cnu�t 9 cM it rosofi Corporation 6 20:3{# irr. Proposed Creekside Apartments Site Land Description and Analysis 23 Property Analysis Land Description and Analysis Location The property is located at the southeast corner of Immokalee Road and Goodlette-Frank Road. Land Area The following table summarizes the subject's land area. Land Area Summary Tax ID Address SF Acres Portion of 1267 Creekside Blvd E 0 0.00 23991198024, 23991198040, 29331180609, No Site Address 435,426 10.00 29333000046, No Site Address 0 0.00 29331181129, & No Site Address 0 0.00 29331180023 No Site Address 0 0.00 Total 435,426 10.00 Source: Public Records Shape and Dimensions The site is irregular in shape, with dimensions that vary in width and in depth. Site utility based on shape and dimensions is average. Topography The site is generally level and at street grade. The topography does not result in any particular development limitations. Drainage No particular drainage problems were observed or disclosed at the time of field inspection. This appraisal assumes that surface water collection, both on -site and in public streets adjacent to the subject, is adequate. irr. Proposed Creekside Apartments Site Land Description and Analysis 24 Flood Hazard Status The following table provides flood hazard information. Flood Hazard Status Community Panel Number Date Zone Description Insurance Required? Environmental Hazards 12021C0193H May 16, 2012 X Outside of 500-year floodplain No An environmental assessment report was not provided for review, and during our inspection, we did not observe any obvious signs of contamination on or near the subject. However, environmental issues are beyond our scope of expertise. It is assumed that the property is not adversely affected by environmental hazards. Ground Stability A soils report was prepared for the subject by GFA International, dated November 20, 2014. The following was taken from the Executive Summary section of the report. "The purpose of our subsurface exploration was to classify the nature of the subsurface soils and general geomorphic conditions and evaluate their impact upon the proposed construction... Based on our estimate of the structural loading design requirements for this structure, GFA recommends performing vibro-replacement ground improvement at this site to render the subsurface conditions favorable for the support of the proposed structure on shallow foundations...." Streets, Access and Frontage Details pertaining to street access and frontage are provided in the following table. Streets, Access and Frontage Street Immokalee Rd Goodlette Frank Rd Creekside Blvd E Frontage Feet Paving Curbs Sidewalks Lanes Direction of Traffic Condition Traffic Levels Signals/Traffic Control Access/Curb Cuts Visibility Varies Asphalt Yes Yes 2 way, 3 lanes each way East/West Average High Traffic light Yes Average Varies Asphalt Yes Yes 2 way, 1 lane each way North/South Average Moderate Turn lane Yes Average Varies Asphalt Yes Yes 2 way, 1 lane each way East/West Average Low None Yes Average irr. Proposed Creekside Apartments Site Land Description and Analysis 25 Utilities The availability of utilities to the subject is summarized in the following table. Utilities Service Provider Water Municipal services Sewer Municipal services Electricity FP&L Local Phone Multiple carriers Zoning The subject is zoned CPUD, Creekside Commerce Park Commercial Planned Unit Development, by Collier County. The following table summarizes our understanding and interpretation of the zoning requirements that affect the subject. Zoning Summary Zoning Jurisdiction Collier County Zoning Designation CPUD Description Creekside Commerce Park Commercial Planned Unit Development Legally Conforming? Appears to be legally conforming Zoning Change Likely? No Permitted Uses Creekside Commerce Park will consist of predominately industrial, warehouse, wholesale, financial institutions, business and office uses, with limited amounts of retail uses. Creekside Commerce Park shall establish project- wide guidelines and standards to ensure a high and consistent level of quality for proposed features and facilities Category Zoning Requirement Minimum Lot Area 20,000 square feet Minimum Lot Width (Feet) 100 Minimum Setbacks (Feet) Immokalee or Goodlette-Frank Rd - Front - 50; Front Internal - 30; Side 5 to 10; Waterfront - 0 to 20; Rear - 25; Perimeter Boundary - 50 Maximum Building Height 35 to 50 feet Source: Ordinance 2006-50 It is an assumption that the subject will be rezoned and approved for development of a mid to high- rise apartment development. We are not experts in the interpretation of zoning ordinances. An appropriately qualified land use attorney should be engaged if a determination of compliance is required. irr. Proposed Creekside Apartments Site Land Description and Analysis 26 Other Land Use Regulations We are not aware of any other land use regulations that would affect the property. Rent Control Regulations The subject is not affected by any type of regulation that would restrict the amount of rent that the owner can charge to tenants. Easements, Encroachments and Restrictions We were not provided a current title report to review. We are not aware of any easements, encroachments, or restrictions that would adversely affect value. Our valuation assumes no adverse impacts from easements, encroachments, or restrictions, and further assumes that the subject has clear and marketable title. Conclusion of Site Analysis Overall, the physical characteristics of the site and the availability of utilities result in functional utility suitable for a variety of uses including those permitted by zoning. Uses permitted by creekside Commerce Park will consist of predominately industrial, warehouse, wholesale, financial institutions, business and office uses, with limited amounts of retail uses. Creekside Commerce Park shall establish project- wide guidelines and standards to ensure a high and consistent level of quality for proposed features and facilities. It is an assumption that the subject will be rezoned and approved for development of a mid to high-rise apartment development. irr. Proposed Creekside Apartments Site Land Description and Analysis 27 Aerial Map L t C � r i irr Proposed Creekside Apartments Site Land Description and Analysis 28 Flood Map rac ii n,•rl ' IMMOKALEE- - t DFIRM P.—I In4orm ation _ FIRM ID 129 ST FIPS 12 - I PCOMM 02'C PANEL 01.93 SUFFIX H v ;c FIRM PAN ' 2021 CC143H PANEL COJNTYWIDE, PANEL PRINTED TYPE EFF DATE Sr W2012 R X m U r _ 1 irr Proposed Creekside Apartments Site Land Description and Analysis 29 0 Sketch of Description Y LI4 I I I PAkEL DES�RIBE0 " I m BENSRALNOTES: BEARINGS ME BASED ON h E SDN IJNE OF i T B, II c KBID[ couuEftc[ aANrc vsT PUT eooR sa. rnc[s -sa, COWER fiOONIY. FLORID0. BEING SDB1 8.50'21" WEBF. 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FLUE T FL I - ET :615702-SKOI irr Proposed Creekside Apartments Site Land Description and Analysis 30 Zoning Map 9F 5 fr714 i5 4 t t WInd Load GafeQory �: 161 mph Fla n nad U nit Develop ment Information Name " _ Status petition rl.D-g?-:` pLD Number AKA DRD Od-50 Number Clerk a# Courts Document Search Zoom to ... irr. Proposed Creekside Apartments Site 31 Multifamily Market Analysis As referenced previously, the data presented in the following section is based on historical reporting and pre-COVID-19. At the conclusion of this section, market factors impacting current economic trends will be analyzed and to what extent they may impact property valuation assumptions. Metro Area Overview The subject is located in the Naples - FL metro area as defined by Costar. Trended supply and demand statistics, including inventory levels, absorption, vacancy, and rental rates for all classes of space are presented in the ensuing table. All Multifamily Naples - FL Metro Trends Net Under Net Rent Completions Construction Absorption Asking Growth Price Cap Period Stock Demand Vacancy 12 Months Stock 12 Months Rent 12 Month Growth Rate 2007 Q3 7,770 7,015 9.72% 306 0 -54 $1,157 4.06% -2.68% 6.01% 2008 Q3 7,770 7,031 9.51% 0 0 16 $1,131 -2.19% -29.40% 7.13% 2009 Q3 7,770 7,102 8.59% 0 0 72 $1,090 -3.68% -15.49% 7.66% 2010 Q3 7,770 7,243 6.78% 0 0 141 $1,083 -0.61% 22.82% 6.97% 2011 Q3 7,770 7,314 5.87% 0 0 71 $1,083 -0.05% 8.59% 6.83% 2012 Q3 7,770 7,399 4.77% 0 0 85 $1,115 2.96% 2.86% 6.80% 2013 Q3 7,770 7,464 3.93% 0 308 65 $1,156 3.68% 6.85% 6.87% 2014 Q3 7,770 7,452 4.10% 0 308 -12 $1,208 4.53% 12.66% 6.50% 2015 Q3 8,078 7,764 3.88% 308 282 313 $1,301 7.72% 14.74% 6.09% 2016 Q3 8,360 7,940 5.03% 282 0 175 $1,376 5.77% 14.20% 5.66% 2017 Q3 8,360 7,789 6.83% 0 894 -151 $1,409 2.40% 11.75% 5.32% 2018 Q3 8,960 8,035 10.32% 600 938 246 $1,442 2.35% 8.78% 5.21% 2019 Q3 9,888 8,360 15.46% 928 320 323 $1,421 -1.49% 3.43% 5.17% 2020 Q3 10,208 9,206 9.82% 320 0 831 $1,358 -4.43% -3.71% 5.31% 2021 Q3 10,844 9,413 13.20% 636 0 208 $1,321 -2.69% -6.72% 5.41% 2022 Q3 11,197 9,952 11.12% 353 0 540 $1,359 2.86% 8.41% 5.15% 2023 Q3 11,675 10,642 8.86% 478 0 690 $1,387 2.05% 4.72% 5.08% 2024 Q3 12,163 11,164 8.22% 488 0 522 $1,400 0.94% 1.79% 5.07% 2025 Q3 12,645 11,673 7.69% 482 0 509 $1,409 0.62% 1.03% 5.07% Source: Costar, Inc.; compiled by Integra Realty Resources, Inc. irr. Proposed Creekside Apartments Site 32 Naples - FL Metro Trends and Forecasts $1,600.0 $1,400.0 $1, 200.0 $1,000.0 $800.0 $600.0 $400.0 $200.0 $0.0 Vacancy Rate vs. Asking Rent 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Asking Rent ($/Unit) Vacancy Rate (%) Source: Costar, Inc.; compiled by Integra Realty Resources, Inc. 18.0% 16.0% 14.0% 12.0% 10.0% 8.0% 6.0% 4.0% 2.0% 0.0% • The current vacancy rate in the metro area is 9.82%; the vacancy rate has decreased by 50 bps from 2018 Q3. • Two-year Base Case forecasts project a 11.12% vacancy rate in the metro area, representing an increase of 131 bps by 2022 Q3. • Asking rent averages $1,358/unit in the metro area, and values have decreased by 5.83% from 2018 Q3. • Two-year Base Case forecasts project a $1,359/unit asking rent in the metro area, representing an increase of 0.08% by 2022 Q3. irr. Proposed Creekside Apartments Site 33 Supply and Demand Trends 700 18.0% 600 16.0% 500 14.0% 400 12.0% 300 10.0% 200 8.0% 100 6.0% 0 4.0% -100 2.0% -200 tih ,y0 N) N, Oj N� N) tit tit tit tit ti% ti% Oj N% Oa ti% ti' ti� LO LO y0 y0 T IV y0 T 1; T ly 1; ,y0 LO LO Completions (Units) 11111111111111111111Absorption (Units) ti� )T y0 LO 1; y0 Vacancy Rate (%) 0.0% Source: Costar, Inc.; compiled by Integra Realty Resources, Inc. The total stock (units) has increased by 13.93% from 2018 Q3, while the demand has increased by 14.57%. • Between 2015 Q4 and 2020 Q3, net completions in the metro area have averaged 426 units annually, and reached a peak of 634 units in 2019 Q2. • Between 2015 Q4 and 2020 Q3, net absorption in the metro area has averaged 285 units annually, and reached a peak of 349 units in 2020 Q3. irr. Proposed Creekside Apartments Site 34 Submarket Overview The subject is located in the North Naples submarket as defined by CoStar. Trended supply and demand statistics, including inventory levels, absorption, vacancy, and rental rates for all classes of space are presented in the following table. All Multifamily North Naples Submarket Trends Net Under Net Rent Completions Construction Absorption Asking Growth Price Cap Period Stock Demand Vacancy 12 Months Stock 12 Months Rent 12 Month Growth Rate 2007 Q3 2,682 2,379 11.29% 306 0 208 $1,174 4.94% -1.16% 5.71% 2008 Q3 2,682 2,360 11.99% 0 0 -19 $1,157 -1.47% -22.55% 6.84% 2009 Q3 2,682 2,396 10.66% 0 0 35 $1,119 -3.25% -14.99% 7.30% 2010 Q3 2,682 2,445 8.83% 0 0 49 $1,119 -0.01% 21.08% 6.64% 2011 Q3 2,682 2,499 6.83% 0 0 54 $1,111 -0.75% 8.99% 6.55% 2012 Q3 2,682 2,567 4.28% 0 0 69 $1,152 3.72% 2.65% 6.66% 2013 Q3 2,682 2,603 2.95% 0 0 36 $1,196 3.79% 2.41% 7.15% 2014 Q3 2,682 2,581 3.77% 0 0 -22 $1,273 6.43% 8.37% 6.87% 2015 Q3 2,682 2,567 4.30% 0 0 -14 $1,380 8.40% 12.79% 6.47% 2016 Q3 2,682 2,512 6.35% 0 0 -55 $1,436 4.09% 15.32% 5.98% 2017 Q3 2,682 2,465 8.09% 0 294 -47 $1,460 1.68% 14.15% 5.47% 2018 Q3 2,682 2,541 5.25% 0 294 76 $1,514 3.69% 10.68% 5.30% 2019 Q3 2,976 2,658 10.70% 294 0 117 $1,466 -3.15% 4.64% 5.25% 2020 Q3 2,976 2,717 8.69% 0 0 62 $1,352 -7.79% -4.89% 5.39% 2021 Q3 3,298 2,778 15.78% 322 0 61 $1,315 -2.77% -6.88% 5.49% 2022 Q3 3,337 2,960 11.32% 39 0 181 $1,352 2.80% 8.17% 5.23% 2023 Q3 3,443 3,152 8.47% 106 0 192 $1,379 2.03% 4.59% 5.16% 2024 Q3 3,567 3,290 7.76% 124 0 138 $1,392 0.92% 1.74% 5.15% 2025 Q3 3,688 3,427 7.09% 121 0 137 $1,400 0.61% 0.98% 5.15% Source: Costar, Inc.; compiled by Integra Realty Resources, Inc. • The North Naples submarket comprises 29.2% of the metro building stock and 29.5% of the metro building demand. • The vacancy rate in the North Naples submarket is 8.69%, which is less than the metro area's average of 9.82%. • North Naples market rate is $1,352/unit which is less than the metro area's average rate of $1,358/unit. irr. Proposed Creekside Apartments Site 35 North Naples Submarket Trends and Forecasts $1,600.00 $1,400.00 $1,200.00 $1,000.00 $800.00 $600.00 $400.00 $200.00 $0.00 Vacancy Rate vs. Asking Rent 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Q3 Asking Rent ($/Unit) Vacancy Rate (%) Source: Costar, Inc.; compiled by Integra Realty Resources, Inc. 18.0% 16.0% 14.0% 12.0% 10.0% 8.0% 6.0% 4.0% 2.0% 0.0% • The current vacancy rate in the submarket area is 8.69%; the vacancy rate has increased by 344 bps from 2018 Q3. • Two-year Base Case forecasts project a 11.32% vacancy rate in the submarket area, representing an increase of 263 bps by 2022 Q3. • Asking rent averages $1,352/unit in the submarket area, and values have decreased by 10.68% from 2018 Q3. • Two-year Base Case forecasts project a $1,352/unit asking rent in the submarket area, representing a decrease of 0.04% by 2022 Q3. irr. Proposed Creekside Apartments Site 36 Supply and Demand Trends 350 14.0% 300 12.0% 250 200 10.0% 150 8.0% 100 50 6.0% -50 I-100 2.0% -150 0.0% Off` LOti� N, � lb 1 ti � lb ti � � ly� � N �O�O�O�OOtOtOA �O�O�O�OOOOOO�Oj O -ell -ell -6;ti-6;ti-6;ti3Otiell -6;ti.0ti.0ti.yti.Ltiell ell ,Lti-6;ti-yti-yti,ti IIIIIIIIIIIIIIIIIIIIIIIIIIIICompletions(Units) Absorption (Units) Vacancy Rate(%) Source: Costar, Inc.; compiled by Integra Realty Resources, Inc. • The total stock (units) has increased by 10.96% from 2018 Q3, while the demand has increased by 6.94%. • Between 2015 Q4 and 2020 Q3, net completions in the submarket area have averaged 59 units annually, and reached a peak of 294 units in 2018 Q4. • Between 2015 Q4 and 2020 Q3, net absorption in the submarket area has averaged 31 units annually, and reached a peak of 82 units in 2019 Q4. irr. Proposed Creekside Apartments Site 37 Multifamily Market Forecast Comparisons 18.0% 16.0 % 14.0 % 12.0 % 10.0 % 8.0% 6.0% 4.0% 2.0% 0.0% 15.8% Vacancy Rate Forecasts 11.1%11.3% 8.9% 8.5% 2021 Q3 2022 Q3 2023 Q3 2024 Q3 ■ Vacancy Rate (%) - Metro ■ Vacancy Rate (%) - Submarket Source: Costar, Inc.; compiled by Integra Realty Resources, Inc. 4.00% 3.00% 2.00% 1.00% 0.00% -1.00% -2.00% IN -3.00% — -2.7% -2.8 -4.00% 2021 Q3 Rent Growth Forecasts 2.9% 2.8% 2.0% 2.0% 0.9% 0.9% 2022 Q3 2023 Q3 2024 Q3 ■ Rent Growth (%) - Metro ■ Rent Growth (%) Submarket Source: Costar, Inc.; compiled by Integra Realty Resources, Inc. 7.7% 7.1% 2025 Q3 0.6% 0.6% 2025 Q3 irr. Proposed Creekside Apartments Site 38 Cap Rate Forecasts 5.6% 5.5% 5.5% 5.4 5.4% 5.3% 5.2% 5.2% 5.1% 5.2% 5.1% 5.1% 5.1% 5'1 % d 5.1% 5.0 % 4.9% 4.8% 2021 Q3 2022 Q3 2023 Q3 2024 Q3 2025 Q3 ■ Cap Rate (%) - Metro ■ Cap Rate (%) - Submarket Source: Costar, Inc.; compiled by Integra Realty Resources, Inc. Multifamily Market Outlook and Conclusions Based on the key metro and submarket area trends, construction outlook, and the performance of competing properties prior to March 2020, IRR expected the mix of property fundamentals and economic conditions in the Southwest Florida metro area to have a positive impact on the subject property's performance in the near -term. With that said, the outlook and any conclusions must consider current and likely future market conditions due to COVID-19. The following section addresses how the market, and economic values, are being impacted by this emerging pandemic. The conclusion provides a framework for how the valuation addresses this emerging issue. Primary Competition Delineation of Primary Market Area As indicated in the previous analysis, the general metro area is delineated as the boundary limits of Collier and Lee Counties. However, the subject's direct market area is much smaller as the subject's direct competition is generally located within a 5 to 10-mile radius of Naples. Improving market fundamentals have caused developers to respond to increasing demand with new projects. Based on our analysis of the current market, the majority of the new residential development is occurring within or surrounding the Collier County and Lee County market areas. We are aware of other residential multifamily developments planned or under construction within the metro area; however, these are not considered direct competition as these generally consists of superior condominium properties located in or near the CBD of Naples and Fort Myers. Typical new, under construction, and/or proposed development of apartment complexes include garden -style irr. Proposed Creekside Apartments Site 39 apartments with multiple 2 to 4-story buildings and a separate clubhouse building with amenities. This compares to the subject's proposed development of a single midrise building. As we have identified the subject's direct competition and projected competitors that are under construction or planned, we have identified the subject's competitive market area as the 15-mile radius surrounding the subject location. According to Costar, there are a total of 5,723 multifamily units within a 15-mile radius of the subject location; please note this consist of properties ranging in size of 28 units or more, and having a year built that ranges between 2000 to newer construction. Please note that there are about 2,295 units of competitors that are under construction and 2,059 proposed that we are aware of within the 15-mile radius. Please note that most of these projects under construction are located in South Fort Myers, Bonita Springs, and Estero. There is only one project (Magnolia Square) that is under construction in the subject's submarket (North Naples). Given the current uncertainty in the market, the status of the proposed projects is unclear. None of the proposed projects have announced delays or cancelations. We recommended that the status of the proposed construction projects be monitored over the coming months. irr. Proposed Creekside Apartments Site 40 Rent-5 u rvey- i ¶ Addison-Pkare¶ Rent-Survey-3¶ The -Aster i n - Lely. Resort¶ Ox Rent-Survey-5¶ Milanc-Lakes¶ Rent-Survey-2¶ 5p ri ngs-at -H a mm Dck -Cove¶ Rerrt-S u rvey-4 ¶ Irrspira-Naples¶ Rent-5 u rvey-6- Legacy -Naples¶ irr Proposed Creekside Apartments Site 41 Rent-Survey-71f OrchLO-R,tnlfl irr Proposed Creekside Apartments Site 42 Peer Group Analysis As discussed, the subject's potential competition is scattered throughout the Naples, Bonita Springs, and Estero markets. However, not all these properties are considered direct competition. We have further refined these properties and selected those that would be considered direct competition with the subject. It is important to note that there is no competitive class A apartment within a 3-mile radius. These properties consist of good quality complexes and newer construction located within the closest proximity to the subject. A rent survey summary of these properties is shown in the table on the following page. Summary of Comparable Rentals Avg. Avg. Avg. Property Name; Yr Built; p Units; Unit Rent/ Rent/ No. Address Stories Unit Mix %Occ. SF Month SF 1 Addison Place 2018 240 8633 Addison Place Cir. 4 97% Naples 1 BR /1 BA - 758 $1,600 $2.11 1 BR /1 BA - 849 $1,625 $1.91 1 BR/ 1 BA - 867 $1,592 $1.84 1 BR/ 1 BA - 860 $1,555 $1.81 2 BR/ 2 BA - 1,067 $1,815 $1.70 2 BR/ 2 BA - 1,084 $1,798 $1.66 2 BR/ 2 BA - 1,107 $1,894 $1.71 2 BR/ 2 BA - 1,110 $1,770 $1.59 2 BR/ 2 BA - 1,237 $1,981 $1.60 3 BR/ 2 BA - 1,397 $2,155 $1.54 Tenant -Paid Utilities: Trash, Cable, Broadband, In -Unit Electric, Sewer, Water Unit Features: Carpets/Drapes/Blinds, Patios/Balcony, Walk-in Closets, Washer/Dryer Hookup, Washer/Dryer In Unit, Air Conditioning, Dishwasher, Disposal, Microwave, Stainless Appliances Project Amenities: Clubhouse/Rec. Bldg., Fitness Room, Playground, Swimming Pool, Business Center, Car Care Area, Billiards, Smoke Free Community, Dog Park, Comments: Application and Administration Fees are waived for anyone who applies and moves in by July 31st . Six weeks free on all 1-BR and one month free on all 2-BR with a move in by July 31st on a 12 to 15-month lease term. Admin fee is $199 and application fee is $75. Storage is $45 per month. Community features include a fitness center, a swimming pool, bar/lounge area, cabanas, a clubhouse, gameroom and a business center. Apartment amenities include wood flooring, stainless steel appliances, walk-in closets, washer and dryers and private balconies/patios. 2 Springs at Hammock Cove 2019 340 4360 Petal Dr. 2 74% Naples Studio - 702 $1,325 $1.89 1 BR/ 1 BA - 797 $1,365 $1.71 Studio - 809 $1,369 $1.69 1 BR/ 1 BA - 828 $1,422 $1.72 1 BR/ 1 BA - 907 $1,439 $1.59 2 BR/ 2 BA - 1,088 $1,663 $1.53 2 BR/ 2 BA - 1,106 $1,663 $1.50 1 BR/ 1 BA - 933 $1,683 $1.80 2 BR/ 2 BA - 1,209 $1,718 $1.42 2 BR/ 2 BA - 1,202 $1,738 $1.45 2 BR/ 2 BA - 1,088 $1,864 $1.71 3 BR/ 2 BA - 1,334 $1,976 $1.48 3 BR/ 2 BA - 1,430 $2,075 $1.45 2 BR/ 2 BA - 1,106 $2,056 $1.86 Tenant -Paid Utilities: Trash, Cable, Broadband, In -Unit Electric, Sewer, Water Comments: Get up to six weeks rent free when you move in by 7/31/2020. Apartment features include hardwood flooring, central AC, kitchen island with granite countertops, stainless steel energy efficient appliances, private balcony or patio, washer and dryer and walk-in closets. Community amenities include a fitness center, swimming pool, clubhouse, BBQ area, car care center, gated entrance, 24-hour maintenance, and on -site pet playground and spa. irr. Proposed Creekside Apartments Site 43 Summary of Comparable Rentals Avg. Avg. Avg. Property Name; Yr Built; Unit Rent/ Rent/ No. Address Stories Unit Mix %Occ. SF Month SF 3 The Aster in Lely Resort 2014 308 8120 Acacia St. 4 97% Naples 1 BR/ 1 BA - 821 $1,372 $1.67 1 BR/ 1 BA - 888 $1,425 $1.60 2 BR/ 2 BA - 1,096 $1,547 $1.41 2 BR/ 2 BA - 1,194 $1,593 $1.33 3 BR/ 2 BA - 1,435 $1,763 $1.23 Tenant -Paid Utilities: Trash, Cable, Broadband, In -Unit Electric, Sewer, Water Unit Features: Carpets/Drapes/Blinds, Patios/Balcony, Washer/Dryer In Unit, Granite Countertops, Dishwasher, Disposal, Walk-in Closets, Vaulted Ceilings Project Amenities: Fitness Room, Yoga Studio, Gated Entrance, Clubhouse/Rec. Bldg., Swimming Pool, Car Care Center, Garages, Dog Park, Theatre, Wi Fi Comments: No current rent specials are offered. Application fee is $60 per applicant and admin fee is $175. Pet fee is $350 per pet with a 2-pet maximum and restrictions up to 100 lbs. Pet rent is $20 per month per pet. Apartment features include washer and dryers, stainless steel appliances, private patios and fully -equipped kitchens. Community amenities include a gated entrance, garages, a fitness center, a dog park, a cyber cafe and a swimming pool 4 Inspira Naples 2018 304 7485 Inspira Cir. 4 96% Naples 1 BR/ 1 BA - 800 $1,457 $1.82 1 BR/ 1 BA - 808 $1,478 $1.83 1 BR/ 1 BA - 838 $1,509 $1.80 2 BR/ 2 BA - 1,112 $1,756 $1.58 3 BR/ 2 BA - 1,348 $1,998 $1.48 Tenant -Paid Utilities: Trash, Cable, Broadband, In -Unit Electric, Sewer, Water Unit Features: Air Conditioning, Dishwasher, Disposal, Hardwood Floors, Patios/Balcony, Range-Refrig., Walk-in Closets, Washer/Dryer In Unit Project Amenities: Clubhouse/Rec. Bldg., Covered Parking, Fitness Room, Gated Entrance, Storage, Swimming Pool Comments: Free and reduced rent specials available. Admin fee is $200 and application fee is $75. Pet fees are $450 for the first pet, $150 for the second pet, and $20 per month pet rent. Two pet and 100 lb. weight limit. Detached garages are available for $165/month. Apartment features include washers and dryers, hardwood flooring, fully -equipped kitchens, walk-in closets, stainless steel appliances and balconies/patios. Community amenities include a 2- story clubhouse, a swimming pool, a yoga studio, pickleball and bocce courts, gated entrance and a fitness studio. Summary of Comparable Rentals Avg. Avg. Avg. Property Name; Yr Built; Unit Rent/ Rent/ No. Address Stories Unit Mix %Occ. SF Month SF 5 Milano Lakes 2018 296 3713 Milano Lakes Cir. 4 97% Naples 1 BR/ 1 BA - 808 $1,366 $1.69 2 BR/ 2 BA - 1,159 $1,475 $1.27 2 BR/ 2 BA - 1,240 $1,512 $1.22 3 BR/ 2 BA - 1,439 $1,813 $1.26 Tenant -Paid Utilities: Trash, Cable, Broadband, In -Unit Electric, Sewer, Water Unit Features: Air Conditioning, Ceiling Fans, Dishwasher, Disposal, Hardwood Floors, Patios/Balcony, Range-Refrig., Walk-in Closets, Washer/Dryer In Unit Project Amenities: Fitness Room, Playground, Spa/Hot Tub, Storage, Swimming Pool Comments: No current specials are being offered. Pet fee is $400 per pet with a two pet maximum. Pet rent is an additional $20 per month. Storage units are available for $25/month and parking (surface) spots are available for $20/month. Apartment features include washers and dryers, AC, stainless steel appliances, hardwood Flooring, walk-in closets and patios/balconies. Community amenities include a tot lot, Jacuzzi, sports courts, two bark parks, outdoor grilling area, swimming pool, clubhouse, coffee bar, and a resident center with gaming rooms. 6 Legacy Naples 2019 304 7525 Davis Blvd. 4 89% Naples 1 BR/ 1 BA - 804 $1,504 $1.87 1 BR/ 1 BA - 867 $1,554 $1.79 2 BR/ 2 BA - 1,195 $1,966 $1.56 2 BR/ 2 BA - 1,259 $1,846 $1.47 2 BR/ 2 BA - 1,264 $1,886 $1.49 2 BR/ 2 BA - 1,283 $1,878 $1.46 3 BR/ 2 BA - 1,486 $1,992 $1.34 Tenant -Paid Utilities: Trash, Cable, Broadband, In -Unit Electric, Sewer, Water Unit Features: Ceiling Fans, Central AC, Dishwasher, Disposal, Hardwood Floors, Patios/Balcony, Range-Refrig., Storage in Unit, Walk-in Closets, Washer/Dryer In Unit Project Amenities: Clubhouse/Rec. Bldg., Fitness Room, Garage/Under Building, Gated Entrance, Playground, Storage, Swimming Pool, Garages, Dog Park, Game Room Comments: Current special of up to 1.5 months free on a 30+ month lease term with select move -in dates. Application fee is $75. Pet fees are $250 per pet with a two pet limit. Pet rent is an additional $20 per month per pet. Garage parking is $150 to $175 per month. Apartment features include washers and dryers, patios/balconies with storage, walk-in closets, hardwood flooring, fully -equipped kitchens and stainless steel appliances. Community amenities include a swimming pool, playground, a rooftop terrace, a clubhouse and rec room, a fitness center, a dog park, a conference room, and a gaming irr Proposed Creekside Apartments Site 44 Summary of Comparable Rentals Avg. Avg. Avg. Property Name; Yr Built; Unit Rent/ Rent/ No. Address Stories Unit Mix %Occ. SF Month SF 7 Orchid Run 2015/2016 282 10991 Lost Lake Dr. 4 98% Naples 1BD/1BA 16 849 $1,508 $1.78 3BD/2BA 24 1,326 $1,926 $1.45 2BD/2BA 8 1,147 $1,655 $1.44 2BD/2BA 16 1,127 $1,650 $1.46 2BD/2BA 16 1,100 $1,650 $1.50 1BD/1BA 16 812 $1,421 $1.75 3BD/2BA 24 1,301 $1,971 $1.51 2BD/2BA 16 1,109 $1,640 $1.48 1BD/1BA 24 813 $1,523 $1.87 1BD/1BA 8 811 $1,486 $1.83 1BD/1BA 40 808 $1,508 $1.87 2BD/2BA 32 1,125 $1,675 $1.49 2BD/2BA 30 1,140 $1,645 $1.44 Tenant -Paid Utilities: Trash, Cable, Broadband, In -Unit Electric, Sewer, Water Unit Features: Carpets/Drapes/Blinds, Patios/Balcony, Walk-in Closets, Washer/Dryer Hookup, Washer/Dryer In Unit, Microwave, Granite Countertops, Stainless Appliances, Dishwasher, Disposal Project Amenities: Smoke Free Community, Fitness Room, Spa/Hot Tub, Swimming Pool, Car Care Center, Gated Entrance, Billiards, Storage Units, Garages, Wine Room with Lockers Comments: No concessions were currently being offered. Admin fee is $150 and application fee is $50. Attached garages are $210/month and detached garages are $180/month. Storage is $110/month. Mandatory valet trash fee is $25/month. irr Proposed Creekside Apartments Site 45 Comparable Rentals Map 6o�ita Springs 0 Napes rk Pine Ridge Florida Panther NGrth h3aples National 4D61den Gate Wildlife i tt'- Ref fast Haple.0 --;-an �— Naples � ' � Picayune � �l r3MfF {}]fLi Naples vr� birig Q23L vc: «rairan@2'.7cYf HERE Comparable Information and Rental Trends Addison Place Addison Place is a 240-unit apartment complex located at 8633 Addison Place Circle in Naples. The property was completed in 2018 and features one-, two-, and three -bedroom floor plans ranging in size from 758 to 1,397 square feet. Base rents range from $1,555 up to $2,155 per month. Vacancy was reported at 2.72%. Community features include a fitness center, a swimming pool, bar/lounge area, cabanas, a clubhouse, game room, and business center. Apartment amenities include wood flooring, stainless -steel appliances, walk in closets, washer and dryers and private balconies/patios. Springs at Hammock Cove Springs at Hammock Cove is a 340-unit apartment complex located at 4360 Petal Drive in Naples. The property was completed in 2019 and features studio, one-, two-, and three -bedroom floor plans ranging in size from 702 to 1,430 square feet. Base rents range from $1,325 up to $2,075 per month. Vacancy was reported at 26.18%. Apartment features include hardwood flooring, central AC, kitchen island with granite countertops, stainless steel energy efficient appliances, private balcony or patio, washer and dryer and walk in closets. Community amenities include a fitness center, swimming pool, clubhouse, BBQ area, car care center, gated entrance, 24 hour maintenance, and on site pet playground and spa. Aster at Lely Aster at Lely is a 308-unit apartment complex located at 8120 Acacia Street in Naples. The property was completed in 2014 and features one-, two-, and three -bedroom floor plans ranging in size from 821 to 1,435 square feet. Base rents range from $1,372 up to $1,763 per month. Vacancy was reported at 2.92%. Apartment features include washer and dryers, stainless steel appliances, private irr. Proposed Creekside Apartments Site 46 patios and fully equipped kitchens. Community amenities include gated entrance, garages, fitness center, dog park, cyber-cafe, swimming pool, and spa. Inspira Inspira is a 304-unit apartment complex located at 7485 Inspira Circle in Naples. The property was completed in 2018 and features one-, two-, and three -bedroom floor plans ranging in size from 800 to 1,348 square feet. Base rents range from $1,457 up to $1,998 per month. Vacancy was reported at 3.95%. Apartment features include washers and dryers, hardwood flooring, fully equipped kitchens, walk in closets, stainless -steel appliances and balconies/patios. Community amenities include a two- story clubhouse, swimming pool, yoga studio, pickleball and bocce courts, gated entrance and a fitness studio. Milano Lakes Milano Lakes is a 296-unit apartment complex located at 3713 Milano Lakes Circle in Naples. The property was completed in 2018 and features one-, two-, and three -bedroom floor plans ranging in size from 808 to 1,439 square feet. Base rents range from $1,366 up to $1,813 per month. Vacancy was reported at 3.04%. Apartment features include washers and dryers, AC, stainless -steel appliances, hardwood flooring, walk-in closets and patios/balconies. Community amenities include a tot lot, jacuzzi, sports courts, two bark parks, outdoor grilling area, swimming pool, clubhouse, coffee bar, and a resident center with gaming rooms. Legacy Naples Legacy Naples is a 304-unit apartment complex located at 7525 Davis Boulevard in Naples. The property was completed in 2019 and features one-, two-, and three -bedroom floor plans ranging in size from 804 to 1,486 square feet. Base rents range from $1,504 up to $1,992 per month. Vacancy was reported at 10.53%. Apartment features include washers and dryers, patios/balconies with storage, walk in closets, hardwood flooring, fully equipped kitchens and stainless -steel appliances. Community amenities include a swimming pool, playground, a rooftop terrace, a clubhouse and rec room, a fitness center, a dog park, a conference room, and a gaming area. Orchid Run Orchid Run is a 282-unit apartment complex located at 10991 Lost Lake Drive in Naples. The property was completed in 2015 and features one-, two-, and three -bedroom floor plans ranging in size from 808 to 1,326 square feet. Base rents range from $1,486 up to $1,971 per month. Vacancy was reported at 1.77%. Community amenities include yoga and Pilates studio, Wi-Fi, storage units, pool and spa with cabanas, reading/computer room, pool tables, pet washing station, outdoor ping pong tables, outdoor bar and gas grill area, media center, lounge area, fitness center, hammock areas, coffee bar, gated entry, demo kitchen, climate controlled wine room with individually secured lockers, trash compactor, car wash, attached and detached garages, and elevators. Apartment amenities include walk-in closets, upgraded carpet, tiled showers with glass doors, side -by -side refrigerators, security alarms, rain showerheads, laundry room with washer and dryer, large kitchen pantries, island irr. Proposed Creekside Apartments Site 47 style kitchens, impact rated windows, granite countertops in kitchen and baths, double sinks in master bath, custom wood blinds, bathroom linen closets, balconies, and 9' Ceilings Under Construction Properties Magnolia Square Apartments Magnolia Square Apartments will be a 290-unit apartment development located at 5926 N Goodlette Frank Rd in Naples. The property is under construction and delivers May 2021. The property was previously proposed for a 325-unit complex to be called Pine Ridge Commons. Community amenities include one parking garage, swimming pool, pool courtyard, fountain courtyard, terrace, dog park, Zen garden, and miscellaneous site amenities. Rental rates have not been disclosed at this point in the properties development. Again, it is important to note that this is the only apartment project under construction in the subject's submarket (North Naples). Murano at Three Oaks Murano at Three Oaks will be a 318-unit apartment complex located at 17167 Three Oaks Pkwy in Fort Myers. The property is under construction and delivers October 2020. There will be studio, one-, two-, and three -bedroom floor plans ranging in size from 610 to 1,274 square feet. Base rents will range from $1,300 up to $1,952 per month. Preleasing began July 19, 2020 with discounts of one -month free and standard deposit waived with approved credit. Community features include landscaped and fenced pet park, coworking center, pool with sun shelf and cabanas, outdoor kitchen with four grills and bar seating, pet spa, outdoor pavilion, garden, fitness center, spin room, yoga studio, sport field, clubroom lounge, demonstration kitchen, package lockers, and private garages. Apartment amenities include private balconies and patios, quartz countertops with tile backsplash, nine -foot ceilings, wood plank -style flooring, custom cabinets, stainless appliances, under -mount skinks, pendant lighting, walk-in closets, soaking tubs, in -home washer and dryer, and key fob entry. The Reserve at Coconut Point The Reserve at Coconut Point will be a 180-unit apartment complex located at 9011 Williams Rd in Estero. The property is under construction and delivers March 2021. There will be one and two - bedroom floor plans ranging in size from 751 to 1,023 square feet. This will be the only multifamily rental property within Coconut Point. Community features clubhouse, fitness center, BBQ area, trellis areas, pool, bocce court, and boardwalk. Lago Lago will be a 320-unit apartment complex located at 10200 Sweetgrass Cir in Naples. The property is under construction and delivers the first quarter of 2021. There will be one-, two-, and three -bedroom floor plans ranging in size from 886 to 1,529 square feet. Base rents will range from $1,694 up to $2,430 per month. Preleasing has begun and include discounts of the first month's rent free if you apply within 48-hours after your tour. Community features include 20 electric car charging stations, 24-hour fitness center, 24-hour maintenance, pet spa, enclosed bark park, wine storage, wine room, demonstration kitchen, clubhouse social lounge, game Room with pool table and ping-pong table, library, conference room, pool, outdoor barbecue grills, walking trails, car wash, putting green, irr. Proposed Creekside Apartments Site 48 outdoor fire places, controlled access, elevators, courtesy officer on -site, pet friendly, and pet waste stations. Apartment amenities include nine -foot ceilings, wood plank -inspired flooring, gray shaker cabinets, brushed nickel fixtures in kitchens, chrome fixtures in bathrooms, quartz countertops, designer backsplash, attached and detached garages, contemporary lighting, dishwasher, washer and dryer, side -by -side refrigerator, electric range, stainless steel appliances, energy -efficient window, energy -efficient heating and cooling, LED lights, and detached storage available. Onyx Townhome Villas Onyx Townhome Villas will be a 48-unit townhome villas complex located at 32840 Santa Barbara Blvd in Naples. The property is under construction and delivers June 2021. There will be three and four - bedroom floor plans. All residents will be provided with a one-year social membership to the Classics Country Club at Lely Resort. Community features include clubhouse, pool, gym, and pet friendly. Apartment amenities include garages, impact windows and doors, hurricane -proof construction, insulated entry, high efficiency screened windows, paver driveways, professional landscaping, automatic sprinklers, private lanai/sunroom, porcelain tile, carpet, walk0in closets, laundry room, smart locks, LEED lighting, and quartz countertops. Edge 75 Edge 75 will be a 320-unit apartment complex located at 115 Joyrose PI in Naples. The 40-acre site is next to Fronterra and behind McDonald's and Taco Bell off Davis Boulevard near Interstate 75. The property is under construction and delivers in 2021. There will be one-, two-, and three -bedroom floor plans ranging in size from 751 to 1,303 square feet. The Crest at Naples The Crest at Naples will be a 200-unit apartment complex located at 11500 Tamiami Trl E in Naples. The property is under construction and delivers April 2021. There will be one-, two-, and three - bedroom floor plans. Community features include clubhouse with recreation center, fitness center, aerobics/yoga/pilates room, billiards/game room, business center, swimming pool, BBQ/picnic facilities, children's playground, gate -secured access, valet trash, storage in units, Wi-fi in commons areas, outdoor kitchen with grill area, and dog park. . The Crest at Bonita Springs The Crest at Bonita Springs will be a 264-unit apartment complex located at 28000 Crest Preserve Cir in Bonita Springs. The property is under construction and delivers January 2021. There will be one-, two-, and three -bedroom floor plans. Community features include heated saltwater pool, clubhouse, fitness center with group classes and free weights, free bike and paddle board rentals, bocce ball court, fire pits, grilling stations, an outdoor kitchen, on -site maintenance and management, pet friendly community without breed or weight restrictions, and features both walking trails and an onsite dog park. Apartment amenities include granite countertops, soaking tubs, walk-in showers, efficient appliances and scenic views. irr. Proposed Creekside Apartments Site 49 Briarwood Apartments Briarwood Apartments will be a 320-unit apartment development located at the northeast corner of Livingston Road and Radio Road in in the Briarwood subdivision of Naples. The property is currently under construction Amenities include clubhouse, maintenance building, 6-bay garage, trash compactor, recycling enclosure, mail kiosk, pool cabana, and more. Baumgarten The Baumgarten planned unit development located at the southeast corner of Immokalee Road and Collier Boulevard is proposed for 370,000 square feet of commercial space, 400 multifamily residential dwelling units and 140 hotel rooms. Current development plans include The Point at Founders Square which will feature 38,000± square feet of retail and restaurants. There are also plans for a 35,000 square foot medical office building, 110,000 square foot self -storage facility, and national gas station. The Haldeman will feature 400± class A luxury apartments in five building on a 25± acre portion of the PUD. Edge 75 by Watermark 320 class A apartments are under construction near the northwest corner of Davis Boulevard and Collier Boulevard, just south of Interstate 75 in Naples. Community amenities will include a fitness center, swimming pool, spa, poolside grilling stations, lawn games, outdoor fireplace, bike racks, outdoor TV lounge, clubhouse, coffee bar, game room, wet lounge, dog park, pet spa, and more. Apartment amenities will include quartz countertops, white cabinetry, mosaic backsplash, stainless steel energy efficient appliances, puck lighting in kitchen, wood like vinyl flooring, and USB outlets. irr. Proposed Creekside Apartments Site 50 Proposed Properties 1 Via Coconut PI A 330-unit apartment complex is proposed for construction at 1 Via Coconut PI in Estero. The development breaks ground August 2020. There will be one-, two-, and three -bedroom floor plans ranging in size from 858 to 1,463 square feet. Amenities will include 24-hour access, dock, key fob entry, pet play area, picnic area, pond, and pool. Coconut Crossings Coconut Crossings is a 330-unit apartment complex proposed for construction at 23281 Lynden Dr in Estero. The development breaks ground August 2020. Corkscrew Crossing 130 single-family homes and 495 multifamily units are proposed for construction in Corkscrew Crossing at 13500 Corkscrew Rd in Estero. The development breaks ground September 2020. There will be one-, two-, and three -bedroom floor plans ranging in size from 800 to 1,150 square feet. There will be 218 acres of preserve featuring lakes, natural areas and an amenity center. The Estero Crossing A 306-unit apartment complex is proposed for construction at 10500 Corkscrew Rd in Estero. The development breaks ground September 2020. There will be studio, one-, and two -bedroom floor plans and 60,000 square feet of commercial space. The developer reduced the number of apartment units from 350 to 306 and planned building heights from four stories to three stories. Via Coconut Urban Place A 297-unit apartment complex is proposed for construction at 9301 Corkscrew Rd in Estero. The development breaks ground September 2020. Courthouse Shadows The former Courthouse Shadows Shopping Center in East Naples is proposed for redevelopment. The Board of County Commissioners approved an increase in density at the end of 2019 to make the 300- unit apartment redevelopment possible. Developers now need site development plans and demolition permits to be approved. As of February 2020, Courthouse Shadows is moving forward, and construction could be started in the next year. Hammock Park A 265-unit apartment complex is proposed for construction at the northeast corner of Rattlesnake Hammock Road and County Road 951 in East Naples. There will also be 148,500 square feet of non- residential uses. irr. Proposed Creekside Apartments Site 51 Hidden Hammock 240 multifamily units are proposed for construction in at the east end of Cape Romano Road, just west of Interstate 75 in Estero. Site area is 38.75 acres and was purchased by Taylor Morrison, Inc. in 2013. Multifamily Market Outlook and Conclusions Based on our research, we have identified nine apartment communities within the primary market area that would be competitive in nature with the subject property. In summary, the subject's competition is detailed in the table below. Primary Market Supply # Property Year Built # of Units Status Occupancy 1 Addison Place 2018 294 Stabilized 97.28% 2 Springs at Hammock Cove 2019 340 Recently completed 73.82% 3 Aster at Lely 2015 308 Stabilized 97.08% 4 Inspira 2018 304 Stabilized 96.05% 5 Milano Lakes 2018 296 Stabilized 96.96% 6 Legacy Naples 2019 304 Recently completed 89.47% 7 Orchid Run 2015 282 Stabilized 98.23% Relevant statistics are summarized as follows: Vacancy Rate Indications Market Segment Vacancy Rate Metro Area 9.82% Subject Market Area 8.69% Competitors (Overall) 7.30% Competitors (Stabilized) 4.16% The multifamily market has been strengthening in recent years and vacancy rates have continued to decline. Properties recently completed or currently under construction are reporting good absorption rates. Demand is projected to remain strong over the short and long term projections. The only threat would be from an overbuilding of the market that could occur if the development pipeline continues to add additional supply without improving market fundamentals. In comparison to other submarkets in the region, the primary market area is rated as follows: irr. Proposed Creekside Apartments Site 52 Submarket Attribute Ratings Market Size/Stature Average Market Demand Increasing Vacancy Trends Stable Threat of New Supply Above Average Rental Trends Increasing Demand Analysis The factors that will affect the demand for multifamily apartment units are discussed in the following paragraphs. Demand Generators Collier County - Naples Community Hospital - Landmark Hospital - Arthrex Lee County - Hertz Corporate As concluded, the subject is competitively placed (positive locational attributes to capture demand) within the market and as has positive demographic and income characteristics. Overall, the subject is located in close proximity to the major demand generators. In addition, employment growth in the area is expected to continue as evidenced by the specific examples previously given. The proposed subject is well positioned to capture current and future demand from all of the major employment generators within the market. Please note that there is little to no competition in the immediate area, and barriers to entry are high for new construction since there is little land available for development in the immediate area. irr. Proposed Creekside Apartments Site 53 Demographics Demographic and economic trends influence real estate demand, especially for multifamily housing. We have provided demographics pertaining to our primary market area (PMA) which included both Collier and Lee Counties. As previously identified, the subject's direct competitors are located within a 5-mile radius of Lakewood Ranch. Therefore, we have presented demographics relating to the 5-mile radius on the page that follows. Inferred Demand The current vacancy rate for the Metro Area is 9.82%. The stabilized competitive communities currently have low vacancy rates ranging between 1.77% and 10.53%. The overall multifamily market has been strengthening over the past three years and demand is projected to remain strong over the short term. Another good indicator of demand is absorption statistics obtained from new projects within the market. The chart shown below summarizes our findings. Absorption Comparables # Property Year Built # of Units Months to Stabilization Monthly Absorption 1 Addison Place 2018 294 15 20 2 Springs at Hammock Cove 2019 340 Recently completed N/A 3 Aster at Lely 2015 308 27 11 Inspira 2018 304 21 14 Milano Lakes 2018 296 24 12 Legacy Naples 2019 304 Recently completed N/A Orchid Run 2015 282 9 31 The stabilized projects indicate absorption rates of 11 to 31 units per month with an average of 18; however, these numbers are considered understated as some of the recently completed developments have already reached stabilized occupancy levels indicating higher absorption levels. Given the characteristics of the current market, it is concluded that the subject could expect to have a similar absorption rate. irr. Proposed Creekside Apartments Site 54 Fundamental Demand To estimate demand for multifamily development in the primary market area, we have relied upon demographic data presented by Claritas. As previously mentioned, we have identified the primary market area as the 5-mile radius surrounding the subject location. Over the past two years, this area has also experienced an increase in apartment inventory. In addition, we have researched the proposed projects within this area. As of the current time, the 5-mile radius has an estimated total population of 115,443. The population is projected to increase to 125,001 over 5-years. The population increase is projected straight-line over the analysis period. The average household size is 2.1 persons, which is estimated to remain stable over the next five years. Of the population in 2020, 73% is reported as owner occupied dwellings and 27% is reported as renter occupied dwellings. Considering this segmentation, we have estimated apartment renters at 27% of the population. Overall, base rents in the primary market area have an average of $1,600 per month. Based on a market standard affordability factor of 35% (i.e., rent should not be greater than 35% of household income), the subject rents indicate that households need to be in the income range of approximately $55,000 or more. Based on the economic data for the primary market area, approximately 62% of the population could afford a unit within the market area. The subject's proposed new construction could be expected to have higher rents; based on our concluded market rents, the subject's average monthly rent is $1,965. Based on a market standard affordability factor of 35% (i.e., rent should not be greater than 35% of household income), the subject rents indicate that households need to be in the income range of approximately $67,000 or more. Based on the economic data for the primary market area, approximately 55% of the population could afford a unit within the market area. Based on our analysis of the economic segments, we have concluded that approximately 55% of the economic base could afford the subject. Total potential demand for occupied units in subject economic segment is estimated at 8,581 units, increasing to 9,281 units over the next five year. This accounts for 5% frictional vacancy. Costar reports there are a total of 5,901 multifamily units within a 5-mile radius of the subject location. We have utilized this in our analysis. Inclusive of the subject, we are aware of 290 multifamily units currently under construction within the 5-mile radius. This does NOT include the subject's proposed 300 units. Therefore, we have acknowledged the projects currently under construction or planned and estimate 264 units will be completed in year-1 and subject's to be completed in year-2. We also note that not all planned construction starts construction. For the purposes of this report, we have concluded to 250 units new construction per year for the remaining years. The current resulting estimated market occupancy rate based on our fundamental demand analysis is 138.5% decreasing to 122.1% as multi -family development comes on-line over the next 5-years. This indicates that the area is in a state where demand is expected to outweigh supply for the foreseeable future within the 5-mile radius of the subject area. This compares to an average submarket vacancy rate 8.69% reported and the average vacancy rate of 5.26% at the stabilized competing properties. irr. Proposed Creekside Apartments Site 55 Overall, the demand analysis by the segmentation method is generally consistent with current market trends of newer properties. The analysis is shown on the page that follows. Apartment Demand by Segmentation Method Current Year 1 Year 2 Year 3 Year 4 Year 5 Comments 1 Population Forecast 115,443 117,355 119,266 121,178 123,089 125,001 5-Mile Radius 2 Average Increase per Year 1,912 1,912 1,912 1,912 1,912 Spotlight Forecast 3 Average Household Size 2.1 2.1 2.1 2.1 2.1 2.1 Stable over projection period 4 Occupied Housing Unit Demand (Total Households) 55,031 55,883 56,793 57,704 58,614 59,524 Line 1 divided by Line 3 5 Percentage of Rental Units 27.0% 27.0% 27.0% 27.0% 27.0% 27.0% Analyst's Forecast 6 Potential Demand for Apartments 14,858 15,088 15,334 15,580 15,826 16,072 Line 4 times Line 5 7 Percentage Able to Afford Units (Economic Segment) 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% Analyst's Forecast 8 Total Potential Demand for Occupied Units (Economic Segment) 8,172 8,299 8,434 8,569 8,704 8,839 Line 6 times Line 7 9 Plus Frictional Vacancy @ 5% 409 415 422 428 435 442 30 Total Potential Demand for Units (Economic Segment) 8,581 8,714 8,856 8,997 9,139 9,281 Line 8 plus Line 9 11 Year Starting Competitive Supply 5,901 5,901 6,191 6,491 6,741 6,991 12 New Construction - 290 300 250 250 250 Analyst's Forecast 13 Total Competitive Supply 5,901 6,191 6,491 6,741 6,991 7,241 14 Residual Demand 2,680 2,523 2,365 2,256 2,148 2,040 Line 10 minus Line 13 15 Estimated Market Occupancy Rate 138.5% 134.0% 129.9% 127.1% 124.5% 122.1% Line 8 divided by Line 13 Conclusion Overall, the demand analysis indicates that the current market is undersupplied. Accounting for the frictional vacancy, demand is greater than the current supply and is projected to remain the same over the next year. Even when factoring in the additional units that are projected to come on-line over the next three to five years, demand remains generally consistent with the supply, indicating a stable low vacancy rate over the next five years. Overall, the demand estimate indicates the need for additional new supply over the short and long term projections. Overall, the data gathered from the market indicates support for additional supply. Multifamily apartment trends have been strong over the past three years and are projected to remain positive into the foreseeable future. There are several projects under construction, as well as, several proposed properties for the primary market planned; however, as the economy continues to recover, new job growth is expected to help continue fuel demand for additional supply. The subject's locational and demographic indications provide positive support to capture or attract demand that is not currently being recognized within the market irr. Proposed Creekside Apartments Site Certification 56 Certification We certify that, to the best of our knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are our personal, impartial, and unbiased professional analyses, opinions, and conclusions. 3. W have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. 4. W have previously provided a feasibility analysis of the property that is the subject of this report for another client. We have provided no other services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding the agreement to perform this assignment. 5. W have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 6. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 7. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 8. Our analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice as well as applicable state appraisal regulations. 9. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. 10. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 11. Julian L.H. Stokes II, MAI, made a personal inspection of the property that is the subject of this report. Carlton J. Lloyd, MAI, has previously inspected the subject. Steven B. Stokes has previously inspected the subject. 12. Significant real property appraisal assistance was provided by Steven B. Stokes who has not signed this certification. 13. W have experience in appraising properties similar to the subject and are in compliance with the Competency Rule of USPAP. 14. As of the date of this report, Julian L.H. Stokes II, MAI and Carlton J. Lloyd, MAI, have completed the continuing education program for Designated Members of the Appraisal Institute. Julian L.H. Stokes II, MAI FL State -Certified General RE Appraiser RZ3537 Carlton J. Lloyd, MAI FL State -Certified General RE Appraiser RZ2618 irr. Proposed Creekside Apartments Site Assumptions and Limiting Conditions 57 Assumptions and limiting Conditions This appraisal and any other work product related to this engagement are limited by the following standard assumptions, except as otherwise noted in the report: 1. The title is marketable and free and clear of all liens, encumbrances, encroachments, easements and restrictions. The property is under responsible ownership and competent management and is available for its highest and best use. 2. There are no existing judgments or pending or threatened litigation that could affect the value of the property. 3. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. Furthermore, there is no asbestos in the property. 4. The revenue stamps placed on any deed referenced herein to indicate the sale price are in correct relation to the actual dollar amount of the transaction. 5. The property is in compliance with all applicable building, environmental, zoning, and other federal, state and local laws, regulations and codes. 6. The information furnished by others is believed to be reliable, but no warranty is given for its accuracy. This appraisal and any other work product related to this engagement are subject to the following limiting conditions, except as otherwise noted in the report: 1. An appraisal is inherently subjective and represents our opinion as to the value of the property appraised. 2. The conclusions stated in our appraisal apply only as of the effective date of the appraisal, and no representation is made as to the effect of subsequent events. 3. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated. 4. No environmental impact studies were either requested or made in conjunction with this appraisal, and we reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law, the appraisal assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies. 5. Unless otherwise agreed to in writing, we are not required to give testimony, respond to any subpoena or attend any court, governmental or other hearing with reference to the property without compensation relative to such additional employment. 6. We have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be scaled accurately for size. The appraisal irr. Proposed Creekside Apartments Site Assumptions and Limiting Conditions 58 covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct. 7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any, and we have assumed that the property is not subject to surface entry for the exploration or removal of such materials, unless otherwise noted in our appraisal. 8. We accept no responsibility for considerations requiring expertise in other fields. Such considerations include, but are not limited to, legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability; and civil, mechanical, electrical, structural and other engineering and environmental matters. Such considerations may also include determinations of compliance with zoning and other federal, state, and local laws, regulations and codes. 9. The distribution of the total valuation in the report between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal report shall be considered only in its entirety. No part of the appraisal report shall be utilized separately or out of context. 10. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraisers, or any reference to the Appraisal Institute) shall be disseminated through advertising media, public relations media, news media or any other means of communication (including without limitation prospectuses, private offering memoranda and other offering material provided to prospective investors) without the prior written consent of the persons signing the report. 11. Information, estimates and opinions contained in the report and obtained from third -party sources are assumed to be reliable and have not been independently verified. 12. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute predictions of future operating results. 13. If the property is subject to one or more leases, any estimate of residual value contained in the appraisal may be particularly affected by significant changes in the condition of the economy, of the real estate industry, or of the appraised property at the time these leases expire or otherwise terminate. 14. Unless otherwise stated in the report, no consideration has been given to personal property located on the premises or to the cost of moving or relocating such personal property; only the real property has been considered. 15. The current purchasing power of the dollar is the basis for the values stated in the appraisal; we have assumed that no extreme fluctuations in economic cycles will occur. 16. The values found herein are subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions. 17. The analyses contained in the report necessarily incorporate numerous estimates and assumptions regarding property performance, general and local business and economic irr. Proposed Creekside Apartments Site Assumptions and Limiting Conditions 59 conditions, the absence of material changes in the competitive environment and other matters. Some estimates or assumptions, however, inevitably will not materialize, and unanticipated events and circumstances may occur; therefore, actual results achieved during the period covered by our analysis will vary from our estimates, and the variations may be material. 18. The Americans with Disabilities Act (ADA) became effective January 26, 1992. We have not made a specific survey or analysis of the property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. We claim no expertise in ADA issues, and render no opinion regarding compliance of the subject with ADA regulations. Inasmuch as compliance matches each owner's financial ability with the cost to cure the non- conforming physical characteristics of a property, a specific study of both the owner's financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance. 19. The appraisal report is prepared for the exclusive benefit of you, your subsidiaries and/or affiliates. It may not be used or relied upon by any other party. All parties who use or rely upon any information in the report without our written consent do so at their own risk. 20. No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and our valuation is predicated upon the assumption that the subject property is free and clear of any environment hazards including, without limitation, hazardous wastes, toxic substances and mold. No representations or warranties are made regarding the environmental condition of the subject property. IRR - Southwest Florida, Integra Realty Resources, Inc., and their respective officers, owners, managers, directors, agents, subcontractors or employees (the "Integra Parties"), shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because we are not experts in the field of environmental conditions, the appraisal report cannot be considered as an environmental assessment of the subject property. 21. The persons signing the report may have reviewed available flood maps and may have noted in the appraisal report whether the subject property is located in an identified Special Flood Hazard Area. However, we are not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property, and the value conclusion is predicated on the assumption that wetlands are non-existent or minimal. 22. We are not a building or environmental inspector. The Integra Parties do not guarantee that the subject property is free of defects or environmental problems. Mold may be present in the subject property and a professional inspection is recommended. 23. The appraisal report and value conclusions for an appraisal assume the satisfactory completion of construction, repairs or alterations in a workmanlike manner. 24. IRR - Southwest Florida is an independently owned and operated company, which has prepared the appraisal for the specific intended use stated elsewhere in the report. The use of the appraisal report by anyone other than the Client is prohibited except as otherwise provided. Accordingly, the appraisal report is addressed to and shall be solely for the Client's irr. Proposed Creekside Apartments Site Assumptions and Limiting Conditions 60 use and benefit unless we provide our prior written consent. We expressly reserve the unrestricted right to withhold our consent to your disclosure of the appraisal report or any other work product related to the engagement (or any part thereof including, without limitation, conclusions of value and our identity), to any third parties. Stated again for clarification, unless our prior written consent is obtained, no third party may rely on the appraisal report (even if their reliance was foreseeable). 25. The conclusions of this report are estimates based on known current trends and reasonably foreseeable future occurrences. These estimates are based partly on property information, data obtained in public records, interviews, existing trends, buyer -seller decision criteria in the current market, and research conducted by third parties, and such data are not always completely reliable. The Integra Parties are not responsible for these and other future occurrences that could not have reasonably been foreseen on the effective date of this assignment. Furthermore, it is inevitable that some assumptions will not materialize and that unanticipated events may occur that will likely affect actual performance. While we are of the opinion that our findings are reasonable based on current market conditions, we do not represent that these estimates will actually be achieved, as they are subject to considerable risk and uncertainty. Moreover, we assume competent and effective management and marketing for the duration of the projected holding period of this property. 26. All prospective value opinions presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of our estimates such as, but not limited to changes in the economy, interest rates, and capitalization rates, behavior of consumers, investors and lenders, fire and other physical destruction, changes in title or conveyances of easements and deed restrictions, etc. It is assumed that conditions reasonably foreseeable at the present time are consistent or similar with the future. 27. The appraisal is also subject to the following: Extraordinary Assumptions and Hypothetical Conditions The value conclusions are subject to the following extraordinary assumptions. An extraordinary assumption is an assignment -specific assumption as of the effective date regarding uncertain information used in an analysis which, if found to be false, could alter the appraiser's opinions or conclusions. 1. In addition to being constructed in accordance with all construction regulations, it is assumed the proposed improvements will be constructed with good quality finishes, similar to that of competing properties or similar to the current market standards of a "Class A/B" apartment complex. 2. It is an assumption that the subject will be rezoned and approved for development of a mid to high-rise apartment development. The value conclusions are based on the following hypothetical conditions. A hypothetical condition is a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of analysis. 1. None; N/A. The use of any extraordinary assumption or hypothetical condition may have affected the assignment results. irr. Proposed Creekside Apartments Site Addenda Addendum A Appraiser Qualifications irr Proposed Creekside Apartments Site Carlton J. Lloyd MAC Integra Resources Southwest Florida 1 estFlRealty Experience 2770 Horseshoe Drive S Suite 3 Senior Managing Director of Integra Realty Resources Southwest Florida Naples, FL 34104 Actively engaged in real estate valuation since 1995. Territories include Collier, Lee, Charlotte, Sarasota, Manatee, Broward, Palm Beach, Miami -Dade, Monroe, Desoto and Hendry Counties. T 239.643.6888 Experienced in Residential Developments (PUDs & Condominiums), Multifamily apartments, Low F 239.643.6871 Income Housing, (LIHTC), office buildings, restaurants, commercial retail centers, industrial warehouse properties, self storage, hotels, net leased properties and subdivisions. Specialty experience includes marina, golf courses and country clubs, and orange groves. irr.com Clients include, but are not limited to: federally insured lenders, developers, investors, law firms, mortgage banking firms, local, state, and federal agencies, and individuals. Valuations have been performed for condemnation purposes, estates, financing, equity participation and due diligence and litigation support. Valuations and market studies have been done on proposed, partially completed, renovated and existing structures. Professional Activities & Affiliations Appraisal Institute, Member (MAI) Appraisal Institute, Member (#406018), August 2008 Member: Urban Land Institute, January 2018 Licenses Florida, State Certified General RE Appraiser, RZ#2618, Expires November 2020 North Carolina, State Certified RE Appraiser, A8192, Expires June 2019 Education Carlton graduated with a Bachelor Of Arts Degree from the State University of N.Y. at Albany in 1989. Recent real estate courses include : Appraising Automobile Dealerships Sept 1, 2018 Managing Unusual Appraisal & Litigation Assignments06/12/2018 Online Business Practices and Ethics 06/08/2018 7-Hour National USPAP Update Course 04/12/2018 Online Real Estate Finance Statistics and Valuation Modeling 06/15-07/15/2016 Reviewing Residential Appraisals and Using Fannie Mae Form 2000 06/01-07/01/2016 Residential Sales Comparison and Income Approach 08/15-09/29/2014 Feasibility, Market Value, Investment Timing: Option Value08/15-09/14/2012 Fundamentals of Separating Real Property, Personal Property, and Intangible Business Assets 02/29-03/01/2012 The Appraiser as an Expert Witness: Preparation & Testimony 06/04-05/2009 Condemnation Appraising: Principles & Applications 05/06-08/2009 Online Small Hotel/Motel Valuation 11/01-12/01/2008 Online Analyzing Distressed Real Estate10/15-11/14/2008 Online Condominiums, Co-ops and PUDs 10/15-11/14/2008 Online Appraising From Blueprints and Specifications 09/15-10/15/2006 Online Analyzing Operating Expenses 08/15-09/14/2006 1 irr clloyd@irr.com - 239.687.5801 Carlton J. Lloyd MAC Integra Resources Southwest Florida 1 estFlRealty Education (Cont'd) 2770 Horseshoe Drive S Suite 3 Online Small Hotel/Motel Valuation 08/15-09/14/2006 Naples, FL 34104 Report Writing and Valuation Analysis 07/11-17/2004 Advanced Applications 03/08-13/2004 Highest & Best Use and Market Analysis 10/06-11/2003 T 239.643.6888 Advanced Sales Comparison & Cost Approaches 10/28-11/02/2002 F 239.643.6871 Advanced Income Capitalization 02/07-13/2002 General Applications 03/19-25/2001 Standards of Professional Practice, Part B 08/30/2000 irr.com Standards of Professional Practice, Part A (USPAP) 08/28-29/2000 Basic Income Capitalization 08/15-21/1999 i rr clloyd@irr.com - 239.687.5801 Carlton J. Lloyd MAC Integra Resources Southwest Florida 1 estFlRealty Qualified Before Courts & Administrative Bodies 2770 Horseshoe Drive S Suite 3 Qualified as an expert witness in U.S. Federal Bankruptcy Court, US District Court -Tampa, Collier Naples, FL 34104 County Circuit Court, Lee County Circuit Court and the Tax Appeals Board of Lee County Case History: T 239.643.6888 IEC Rentals Bankruptcy US Bankruptcy Court, Middle District of Florida Case 9:15-bk-2491-FMD F 239.643.6871 Howard Fertilizer & Chemical Company, Inc., A Florida Corporation V. Gulf Citrus Caretaking, Inc., in the Circuit Court Of The Ninth Judicial Circuit In And For Orange County, Florida Case No. 2009-CA-034084-0 irr.com US. Bank National Association v. Salo & Barnes, Inc., et al. Circuit Court of the Twentieth Judicial Circuit In and For Lee County, Florida, Civil Division Case No. 10-CA-057019 Fedako, Catherine A. adv. Cassidy, John R. In The Circuit Court Of The Twelfth Judicial Circuit In And For Sarasota County, Florida Case No. 2012-DR-8138 PPDG, LLC V J. Dean, Templeton Case No. 2:13-cv-768-FtM-29UAM Gregory Montwill, v. Bank of America, N. A., United States District Court Case No. 13-02965-SDM-TGW, Ongoing Six Mile Preserve LLC v. Kenneth M. Wilkinson, as Property Appraiser, Property Tax Appeal Case No. 13-CA-000704 September 2014 First Berkshire Properties, LLC, v. Kenneth M. Wilkinson, as Property Appraiser, Property Tax Appeal Case No. 13-CA-000702 September 2014 Encore Bank v Implant, General & Cosmetic Dentistry Bankruptcy Case (8:12-bk-18834-MGW) June 2013 Bank Of America/Merrill Lynch V D'Agostino Bankruptcy Case (9:12-bk-06762 ) January 2013 Rookery Bay Business Park, LLC Bankruptcy Case (12-38298-LMI) May 2013 RP Bonita V Acaia, Pending Arbitration Hearing (Settled August 2013) Lake Lincoln, LLC V Manatee County Case 2012-CA3483 (ongoing) UPS Capital V Surety Title Corp, Collier County (09-4938 CA) Deficiency Hearing Synovous Bank V Belaj, Collier County (11-1460-CA) February 2012 Deficiency Hearing Bank of Naples v Palmyra Club Investors Collier County (09-7986-CA) August 2011 Deficiency Hearing BB&T Vs. Naples Plastering Collier County (10-2881-CA) Deficiency Hearing August 2011 BB&T Vs Rialto Holdings Lee County Deficiency Hearing February 2011 RBC Vs R&D Collier, Collier County Deficiency Hearing May 2011 Fiddlers Creek Bankruptcy Hearing Federal Bankruptcy Court Case 8:10-bk-03846-KRM Multiple dates 2011 Moody River Estates, Lee County 20th Circuit Court Case 07-CA-88197. August 2010 BB&T vs Lee Wetherington Homes . Lee County 20th Circuit Court Case 07-CA-88197.June 2010 Eight Peaks Capital Vs Bald Eagle Group LLC Federal Bankruptcy Court Case 08-8902CA-01 April 2010 Bank Of Florida vs Bradford Square Collier County Uniform Case Number 112009CA0025920001XX April 2010 1 irr clloyd@irr.com - 239.687.5801 ALCK SCOTT. GOVERKOW jOKATHAN2ACHEM. SECRETARY db'p:r STATE OF FLORI DA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD THECEKIFIFIEDGFNERAI APPRAISER HEREIN 15URTIFIED UNIDERTHE 1fl ON OF CHAPTER 475, FLORIDA T}� UTES 1 �.• . LLO D, CARLT N J 2770 HORSESHO'E DRIVE 5 . suffE 3 J NAPLES FL MiCK i10ENSE NUMBER' RZ2618 EXPIRATIQN DATE: NOVEMBER 30, 2020 DO riot af!W this document ir1 any form. R"�2' This is your 11cer . It is unlawful for anyone other than the licensee to use this document. Mr. Julian L. Stokes 11, MAI Integra Realty Resources Southwest Florida 1 Experience 2770 Horseshoe Drive S Suite 3 Real Estate Analyst Julian has actively been engaged in real estate valuation and consulting since Naples, FL 34104 2005. Territories include Collier, Lee, Charlotte, Sarasota, Manatee, Desoto and Hendry Counties. Experienced in valuations involving community/neighborhood shopping centers, power centers, office buildings - CBD and suburban, warehouse/distribution, multi -family, condomium projects, T 239-643-6888 hotels and motels, vacant land and special purpose properties. F 239-643-6871 Clients include, but are not limited to federally insured lenders, developers, investors, lasw firms, mortgage banking firms, local and federal agencies, and individuals. irr.com Valuations have been performed for estates, financing, equity participation and litigation support. Valuations have been done on proposed and existing structures. Professional Activities & Affiliations Appraisal Institute, Member (MAI) Appraisal Institue Licenses Florida, Real Estate Broker, Florida, State Certified General RE Appraiser, RZ#3537, Expires November 2020 Education University of North Florida - 2005 Bachelor of Science - Finances direction of Real Estate Uninversity of Denver - 2007 Masters of Science - Real Estate and Construction Management Successfully completed the registered trainee appraiser course requirementss accepted by the Appraisal Institute. Successfully completed numerous real estate and valuation courses and seminars sponsored by the Appraisal Institute, accredited universities and other state recognized schools. ■ irr jistokes@irr.com - 239-687-5802 x432 RUC 5Wrr {. MNK) l 1WTHAN ZAC11CK SE4MUAAY daw STAGE OF FLORIDA DEPARTMENTOF BUSINES AN D: PRO.FESSIONALREGULATION FLORIDA L4LWESTATf.'APPBD TFIECERTIFIED GENEA1?PPAPSER HEREN ISCEM4tDUNDER THE PROVISIONS:OF-CHAPTER4475'F>;0RIDASTATUTES :STOKES W '2770 H0RSE5H_OE:014VE'Sm9J7 I�ET { tw ~ r 10E}�SE NUMBEl:.kr:3i37 EKP1F ATMM:DALTEmNOVEMBER 30, =t Always verilyikMyF&xihLkcnse,ca+n D4 not al[trthis d4<Ur'rent Ir%any P m, This is your license. It is unlawfulfw anyone -other th*n the IICcAw to use this document About IRR Integra Realty Resources, Inc. (IRR) provides world -class commercial real estate valuation, counseling, and advisory services. Routinely ranked among leading property valuation and consulting firms, we are now the largest independent firm in our industry in the United States, with local offices coast to coast and in the Caribbean. IRR offices are led by MAI-designated Senior Managing Directors, industry leaders who have over 25 years, on average, of commercial real estate experience in their local markets. This experience, coupled with our understanding of how national trends affect the local markets, empowers our clients with the unique knowledge, access, and historical perspective they need to make the most informed decisions. Many of the nation's top financial institutions, developers, corporations, law firms, and government agencies rely on our professional real estate opinions to best understand the value, use, and feasibility of real estate in their market. Local Expertise... Nationally! irr.com irr Addenda Addendum B Definitions irr. Proposed Creekside Apartments Site Addenda Definitions The source of the following definitions is the Appraisal Institute, The Dictionary of Real Estate Appraisal, 6th ed. (Chicago: Appraisal Institute, 2015), unless otherwise noted. Amenity A tangible or intangible benefit of real estate that enhances its attractiveness or increases the satisfaction of the user. Natural amenities may include a pleasant location near water or a scenic view of the surrounding area; man-made amenities include swimming pools, tennis courts, community buildings, and other recreational facilities. As Is Market Value The estimate of the market value of real property in its current physical condition, use, and zoning as of the appraisal date. Class of Apartment Property For the purposes of comparison, apartment properties are grouped into three classes: Class A, B and C. These classes represent a subjective quality rating of buildings, which indicates the competitive ability of each building to attract similar types of tenants. Combinations of factors such as rent, building finishes, system standards and efficiency, building amenities, location/accessibility, and market perception are used as relative measures. Class A apartment properties are the most prestigious properties competing for the premier apartment tenants, with rents above average for the area. Buildings have high -quality standard finishes, architectural appeal, state-of-the-art systems, exceptional accessibility, and a definite market presence. Class B apartment properties compete for a wide range of users, with rents in the average range for the area. Class B buildings do not compete with Class A buildings at the same price. Building finishes are fair to good for the area, and systems are adequate. Class C apartment properties compete for tenants requiring functional space at rents below the average for the area. Class C buildings are generally older, and are lower in quality and condition. (Source: Integra Realty Resources) Deferred Maintenance Items of wear and tear on a property that should be fixed now to protect the value or income - producing ability of the property, such as a broken window, a dead tree, a leak in the roof, or a faulty roof that must be completely replaced. These items are almost always curable. Depreciation A loss in property value from any cause; the difference between the cost of an improvement on the effective date of the appraisal and the market value of the improvement on the same date. irr. Proposed Creekside Apartments Site Addenda Discounted Cash Flow (DCF) Analysis The procedure in which a discount rate is applied to a set of projected income streams and a reversion. The analyst specifies the quantity, variability, timing, and duration of the income streams and the quantity and timing of the reversion, and discounts each to its present value at a specified yield rate. Disposition Value The most probable price that a specified interest in property should bring under the following conditions: 1. Consummation of a sale within a specified time, which is shorter than the typical exposure time for such a property in that market. 2. The property is subjected to market conditions prevailing as of the date of valuation. 3. Both the buyer and seller are acting prudently and knowledgeably. 4. The seller is under compulsion to sell. 5. The buyer is typically motivated. 6. Both parties are acting in what they consider to be their best interests. 7. An adequate marketing effort will be made during the exposure time. 8. Payment will be made in cash in U.S. dollars (or the local currency) or in terms of financial arrangements comparable thereto. 9. The price represents the normal consideration for the property sold, unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. This definition can also be modified to provide for valuation with specified financing terms. Effective Date 1. The date on which the appraisal or review opinion applies. 2. In a lease document, the date upon which the lease goes into effect. Entrepreneurial Incentive The amount an entrepreneur expects to receive for his or her contribution to a project. Entrepreneurial incentive may be distinguished from entrepreneurial profit (often called developer's profit) in that it is the expectation of future profit as opposed to the profit actually earned on a development or improvement. The amount of entrepreneurial incentive required for a project represents the economic reward sufficient to motivate an entrepreneur to accept the risk of the project and to invest the time and money necessary in seeing the project through to completion. Entrepreneurial Profit 1. A market -derived figure that represents the amount an entrepreneur receives for his or her contribution to a project and risk; the difference between the total cost of a property (cost of development) and its market value (property value after completion), which represents the entrepreneur's compensation for the risk and expertise associated with development. An irr. Proposed Creekside Apartments Site Addenda entrepreneur is motivated by the prospect of future value enhancement (i.e., the entrepreneurial incentive). An entrepreneur who successfully creates value through new development, expansion, renovation, or an innovative change of use is rewarded by entrepreneurial profit. Entrepreneurs may also fail and suffer losses. 2. In economics, the actual return on successful management practices, often identified with coordination, the fourth factor of production following land, labor, and capital; also called entrepreneurial return or entrepreneurial reward. Excess Land; Surplus Land Excess Land: Land that is not needed to serve or support the existing improvement. The highest and best use of the excess land may or may not be the same as the highest and best use of the improved parcel. Excess land has the potential to be sold separately and is valued separately. Surplus Land: Land that is not currently needed to support the existing use but cannot be separated from the property and sold off for another use. Surplus land does not have an independent highest and best use and may or may not contribute value to the improved parcel. Exposure Time 1. The time a property remains on the market. 2. The estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective opinion based on an analysis of past events assuming a competitive and open market. Fee Simple Estate Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat. Floor Area Ratio (FAR) The relationship between the above -ground floor area of a building, as described by the zoning or building code, and the area of the plot on which it stands; in planning and zoning, often expressed as a decimal, e.g., a ratio of 2.0 indicates that the permissible floor area of a building is twice the total land area. Gross Building Area (GBA) Total floor area of a building, excluding unenclosed areas, measured from the exterior of the walls of the above -grade area. This includes mezzanines and basements if and when typically included in the market area of the type of property involved. Highest and Best Use 1. The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. irr. Proposed Creekside Apartments Site Addenda The use of an asset that maximizes its potential and that is possible, legally permissible, and financially feasible. The highest and best use may be for continuation of an asset's existing use or for some alternative use. This is determined by the use that a market participant would have in mind for the asset when formulating the price that it would be willing to bid. (ISV) [The] highest and most profitable use for which the property is adaptable and needed or likely to be needed in the reasonably near future. (Uniform Appraisal Standards for Federal Land Acquisitions) Investment Value 1. The value of a property to a particular investor or class of investors based on the investor's specific requirements. Investment value may be different from market value because it depends on a set of investment criteria that are not necessarily typical of the market. 2. The value of an asset to the owner or a prospective owner for individual investment or operational objectives. Lease A contract in which rights to use and occupy land, space, or structures are transferred by the owner to another for a specified period of time in return for a specified rent. Leased Fee Interest The ownership interest held by the lessor, which includes the right to receive the contract rent specified in the lease plus the reversionary right when the lease expires. Leasehold Interest The right held by the lessee to use and occupy real estate for a stated term and under the conditions specified in the lease. Liquidation Value The most probable price that a specified interest in real property should bring under the following conditions: 1. Consummation of a sale within a short time period. 2. The property is subjected to market conditions prevailing as of the date of valuation. 3. Both the buyer and seller are acting prudently and knowledgeably. 4. The seller is under extreme compulsion to sell. 5. The buyer is typically motivated. 6. Both parties are acting in what they consider to be their best interests. 7. A normal marketing effort is not possible due to the brief exposure time. 8. Payment will be made in cash in U.S. dollars (or the local currency) or in terms of financial arrangements comparable thereto. 9. The price represents the normal consideration for the property sold, unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. irr. Proposed Creekside Apartments Site Addenda This definition can also be modified to provide for valuation with specified financing terms. Marketing Time An opinion of the amount of time it might take to sell a real or personal property interest at the concluded market value level during the period immediately after the effective date of an appraisal. Marketing time differs from exposure time, which is always presumed to precede the effective date of an appraisal. Market Rent The most probable rent that a property should bring in a competitive and open market reflecting all conditions and restrictions of the lease agreement, including the rental adjustment and revaluation, permitted uses, use restrictions, expense obligations, term, concessions, renewal and purchase options, and tenant improvements. Market Value The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: • buyer and seller are typically motivated; • both parties are well informed or well advised, and acting in what they consider their own best interests; • a reasonable time is allowed for exposure in the open market; • payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and • the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. (Source: Code of Federal Regulations, Title 12, Chapter 1, Part 34.42[h]; also Interagency Appraisal and Evaluation Guidelines, Federal Register, 75 FR 77449, December 10, 2010, page 77472) Multifamily Property Type Residential structure containing five or more dwelling units with common areas and facilities. (Source: Appraisal Institute Commercial Data Standards and Glossary of Terms, Chicago, Illinois, 2004 [Appraisal Institute]) Multifamily Classifications Garden/Low Rise Apartments: A multifamily development of two- or three-story, walk-up structures built in a garden -like setting; customarily a suburban or rural -urban fringe development. (Source: Appraisal Institute) Mid/High-Rise Apartment Building: A multifamily building with four or more stories, typically elevator -served. (Source: Appraisal Institute) irr. Proposed Creekside Apartments Site Addenda Prospective Opinion of Value A value opinion effective as of a specified future date. The term does not define a type of value. Instead, it identifies a value opinion as being effective at some specific future date. An opinion of value as of a prospective date is frequently sought in connection with projects that are proposed, under construction, or under conversion to a new use, or those that have not yet achieved sellout or a stabilized level of long-term occupancy. Rentable Floor Area (RFA) Rentable area shall be computed by measuring inside finish of permanent outer building walls or from the glass line where at least 50% of the outer building wall is glass. Rentable area shall also include all area within outside walls less stairs, elevator shafts, flues, pipe shafts, vertical ducts, air conditioning rooms, fan rooms, janitor closets, electrical closets, balconies and such other rooms not actually available to the tenant for his furnishings and personnel and their enclosing walls. No deductions shall be made for columns and projections unnecessary to the building. (Source: Income/Expense Analysis, 2016 Edition — Conventional Apartments, Institute of Real Estate Management, Chicago, Illinois) Replacement Cost The estimated cost to construct, at current prices as of a specific date, a substitute for a building or other improvements, using modern materials and current standards, design and layout. Reproduction Cost The estimated cost to construct, at current prices as of the effective date of the appraisal, an exact duplicate or replica of the building being appraised, using the same materials, construction standards, design, layout, and quality of workmanship and embodying all the deficiencies, superadequacies, and obsolescence of the subject building. Room Count A unit of comparison used primarily in residential appraisal. No national standard exists on what constitutes a room. The generally accepted method is to consider as separate rooms only those rooms that are effectively divided and to exclude bathrooms. Stabilized Income 1. An estimate of income, either current or forecasted, that presumes the property is at stabilized occupancy. 2. The forecast of the subject property's yearly average income (or average -equivalent income) expected for the economic life of the subject property. Projected income that is subject to change but has been adjusted to reflect an equivalent, stable annual income. Stabilized Occupancy 1. The occupancy of a property that would be expected at a particular point in time, considering its relative competitive strength and supply and demand conditions at the time, and presuming it is priced at market rent and has had reasonable market exposure. A property is at stabilized occupancy when it is capturing its appropriate share of market demand. irr. Proposed Creekside Apartments Site Addenda An expression of the average or typical occupancy that would be expected for a property over a specified projection period or over its economic life. irr. Proposed Creekside Apartments Site Addenda Addendum C Financials and Property Information irr Proposed Creekside Apartments Site Collier County Property Appraiser Property Aerial Site Site Zone Parcel No 29331181129 Address Site City NAPLES *Note 34109 *Disclaimer Open GIS in a New Window with More Features. 2019 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Sep 30, 2020 Please Pay $0.00 Parcel Number Legal Description Mill Code Escrow Code 29331181129 CREEKSIDE COMMERCE 133 PARK EAST TRACT P-1 CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES, FL 34105 Pay in U.S. Funds Drawn on a U.S. Bank To: Collier County Tax Collector 3291 E. Tamiami Trail Naples, FL 34112-5758 POST DATED CHECKS ARE NOT ACCEPTED AND WILL BE RETURNED Visit our website: www.colliertaxcollector.com Assessed Value District Mill Rate Assessed Value Exempt Amt Taxable Value Tax Amount GENERAL FUND 3.5645 100 0 100 0.36 100 WATER MANAGEMENT FUND-SOUTF 0.1152 100 0 100 0.01 BIG CYPRESS BASIN 0.1192 100 0 100 0.01 SCHOOL BOARD - STATE LAW 2.8350 100 0 100 0.28 SCHOOL BOARD - LOCAL BOARD 2.2480 100 0 100 0.22 Exemptions COLLIER MOSQUITO CONTROL 0.1720 100 0 100 0.02 NNF/NORTH COLLIER FIRE CONTROI 1.0000 100 0 100 0.10 UNINCORP GEN - MSTD 0.8069 100 0 100 0.08 C.C. WATER POLLUTION CTRL PGM 0.0293 100 0 100 0.00 Millage Total 10.8901 Total Ad Valorem $1.08 Pay your current taxes online at: Non -Ad Valorem District Type of Assessment Amount http://www.coiliertaxcollector.com/ Non -Ad Valorem Total $0.00 See reverse side for important information Combined Ad Valorem and Non -Ad Valorem Total $1.08 (Detach and Return with your Payment) 2019 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Please Pay Sep 30, 2020 $0.00 Parcel Number Mill Code Escrow Code 29331181129 133 Legal Description CREEKSIDE COMMERCE PARK EAST TRACT P-1 CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES, FL 34105 Please Retain this portion for your records RECEIPTS AVAILABLE ONLINE (www.colliertax.com) OR ON A WALK-IN BASIS AT ANY COLLIER COUNTY TAX COLLECTOR LOCATION. If you have sold any of the REAL ESTATE property assessed to you, PLEASE RETURN THIS NOTICE to the TAX COLLECTOR Please mail or bring bottom portion of this Notice with your remittance. Taxes and Non -Ad Valorem Assessments are due November 1, discounts have been computed as follows: 4% if paid in November 3% if paid in December 2% if paid in January 1 % if paid in February Taxes and Non -Ad Valorem Assessments become delinquent April 1, at which time the law imposes: REAL ESTATE & NON -AD VALOREM A maximum of 18% per year plus other cost and fees. Tax Certificates will be sold pursuant to Florida Statutes. TANGIBLE PERSONAL PROPERTY 1 '/z % per month plus advertising and fees. Warrants will be issued pursuant to Florida Statutes. TAX COLLECTOR Responsible for preparation and mailing of tax notices based on information contained on the current tax roll certified by the Property Appraiser and Non -Ad Valorem assessments provided by the levying authorities. (239)252-8172 PROPERTY APPRAISER- Responsible for preparation of the current Ad Valorem Tax Roll, Assessed Value, Exemptions, Taxable Value, Assessed Owners(s), name and mailing address and legal description of the property. (239) 252-8141 See insert for telephone numbers of the authorities responsible for Ad Valorem and Non -Ad Valorem rates. Before April 1st, discounts are determined by postmark. As of April 1st, penalties are determined by date received. All payments made on or after April 1st must be in the form of cash, cashier's check or money order. You may make payment of your notice of taxes and assessments at the following offices Monday thru Friday Office Hours Office Hours Main Office 8:00 am 5:00 pm (239) 252-8172 Immokalee Courthouse Annex 8:00 am 5:00 pm (239) 657-2054 Naples City Hall 9:00 am 5:00 pm (239) 434-5687 Marco Island 1040 Winterberry Dr. 8:00 am 5:00 pm (239) 394-6986 Eagle Creek Freedom Square 9:00 am 6:00 pm (239) 417-3036 Orange Blossom 2335 Orange 9:00 am 6:00 pm (239) 252-8172 Everglades City Courthouse 8:00 am 5:00 pm (239) 695-2511 Blossom Dr Golden Gate Center 9:00 am 6:00 pm (239) 455-2858 Wilson Blvd 50 S. Wilson Blvd. 9:00 am 6:00 pm (239) 348-1011 Green Tree Shopping Center 9:00 am 6:00 pm (239) 598-2525 Collier County Property Appraiser Property Detail Site Site Zone Parcel No 29331181129 Address Site City NAPLES *Note 34109 *Disclaimer Name / Address I CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES State I FL Permits (Provided for reference purposes only. *Full Disclaimer. ) Tax Issuer Permit # CO Date Tmp CO I Final Bldg Type Yr Land Building/Extra Features # Calc Code Units # BuYear Description Area Adj Area 10 ACREAGE 3.52 Collier County Property Appraiser Property Summary Site Site Zone Parcel No 29331181129 Address Site City NAPLES *Note 34109 *Disclaimer Ma No. StrapNo. Section TownshipRange Acres *Estimated 3A27 253800 P-1 13A27 27 48 25 3.52 Legal I CREEKSIDE COMMERCE PARK EAST TRACT P-1 Milla a Area 9 133 Milla a Rates a *Calculations Sub./Condo 253800 - CREEKSIDE COMMERCE PARK EAST School Other Total Use Code CP 96 - SEWAGE DISPOSAL, SOLID WAST, 5.016 5.7924 10.8084 BORROW PITS Latest Sales History Not all Sales are listed due to Confidentiali Date I Book -Page I Amount 2020 Preliminary Tax Roll (Subject to Chanqe) Land Value $ 100 +� Improved Value $ 0 (_) Market Value $ 100 (_) Assessed Value $ 100 (_) School Taxable Value $ 100 (_) Taxable Value $ 100 If all Values shown above equal 0 this parcel was created after the Final Tax Roll Collier County Property Appraiser Property Aerial Site Site Zone Parcel No 29333000046 Address Site City NAPLES *Note 34109 *Disclaimer Open GIS in a New Window with More Features. 2019 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Nov 30, 2019 Please Pay $0.00 Parcel Number Legal Description Mill Code Escrow Code 29333000046 CREEKSIDE EAST 133 LAND CONDOMINIUM UNIT 2 CREEKSIDE EAST INC % BARRON COLLIER COMPANIES 2600 GOLDEN GATE PARKWAY Pay in U.S. Funds Drawn on a U.S. Bank To: Collier County Tax Collector NAPLES, FL 34105 3291 E. Tamiami Trail Naples, FL 34112-5758 POST DATED CHECKS ARE NOT ACCEPTED AND WILL BE RETURNED Visit our website: www.colliertaxcollector.com Assessed Value District Mill Rate Assessed Value Exempt Amt Taxable Value Tax Amount GENERAL FUND 3.5645 1,756,389 0 1,756,389 6,260.65 1,756,389 WATER MANAGEMENT FUND-SOUTF 0.1152 1,756,389 0 1,756,389 202.34 BIG CYPRESS BASIN 0.1192 1,756,389 0 1,756,389 209.36 SCHOOL BOARD - STATE LAW 2.8350 1,999,395 0 1,999,395 5,668.28 SCHOOL BOARD - LOCAL BOARD 2.2480 1,999,395 0 1,999,395 4,494.64 Exemptions COLLIER MOSQUITO CONTROL 0.1720 1,756,389 0 1,756,389 302.10 NNF/NORTH COLLIER FIRE CONTROI 1.0000 1,756,389 0 1,756,389 1,756.39 UNINCORP GEN - MSTD 0.8069 1,756,389 0 1,756,389 1,417.23 C.C. WATER POLLUTION CTRL PGM 0.0293 1,756,389 0 1,756,389 51.46 Millage Total 10.8901 Total Ad Valorem $20,362.45 Pay your current taxes online at: Non -Ad Valorem District Type of Assessment Amount http://www.coiliertaxcollector.com/ Non -Ad Valorem Total $0.00 See reverse side for important information Combined Ad Valorem and Non -Ad Valorem Total $20,362.45 (Detach and Return with your Payment) 2019 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Please Pay Nov 30, 2019 $0.00 Parcel Number Mill Code Escrow Code 29333000046 133 Legal Description CREEKSIDE EAST LAND CONDOMINIUM UNIT 2 CREEKSIDE EAST INC % BARRON COLLIER COMPANIES 2600 GOLDEN GATE PARKWAY NAPLES, FL 34105 11 /25/2019 Please Retain this portion for your records Receipt # TAX HSP 1-20-00280835 19547.95 _Poipyo" :1(, P/ii, Paid By CREEKSIDE EAST INC, DBA CREEKSIDE CORNERS RECEIPTS AVAILABLE ONLINE (www.colliertax.com) OR ON A WALK-IN BASIS AT ANY COLLIER COUNTY TAX COLLECTOR LOCATION. If you have sold any of the REAL ESTATE property assessed to you, PLEASE RETURN THIS NOTICE to the TAX COLLECTOR Please mail or bring bottom portion of this Notice with your remittance. Taxes and Non -Ad Valorem Assessments are due November 1, discounts have been computed as follows: 4% if paid in November 3% if paid in December 2% if paid in January 1% if paid in February Taxes and Non -Ad Valorem Assessments become delinquent April 1, at which time the law imposes: REAL ESTATE & NON -AD VALOREM A maximum of 18% per year plus other cost and fees. Tax Certificates will be sold pursuant to Florida Statutes. TANGIBLE PERSONAL PROPERTY 1 '/z % per month plus advertising and fees. Warrants will be issued pursuant to Florida Statutes. TAX COLLECTOR Responsible for preparation and mailing of tax notices based on information contained on the current tax roll certified by the Property Appraiser and Non -Ad Valorem assessments provided by the levying authorities. (239)252-8172 PROPERTY APPRAISER- Responsible for preparation of the current Ad Valorem Tax Roll, Assessed Value, Exemptions, Taxable Value, Assessed Owners(s), name and mailing address and legal description of the property. (239) 252-8141 See insert for telephone numbers of the authorities responsible for Ad Valorem and Non -Ad Valorem rates. Before April 1st, discounts are determined by postmark. As of April 1st, penalties are determined by date received. All payments made on or after April 1st must be in the form of cash, cashier's check or money order. You may make payment of your notice of taxes and assessments at the following offices Monday thru Friday Office Hours Office Hours Main Office 8:00 am 5:00 pm (239) 252-8172 Immokalee Courthouse Annex 8:00 am 5:00 pm (239) 657-2054 Naples City Hall 9:00 am 5:00 pm (239) 434-5687 Marco Island 1040 Winterberry Dr. 8:00 am 5:00 pm (239) 394-6986 Eagle Creek Freedom Square 9:00 am 6:00 pm (239) 417-3036 Orange Blossom 2335 Orange 9:00 am 6:00 pm (239) 252-8172 Everglades City Courthouse 8:00 am 5:00 pm (239) 695-2511 Blossom Dr Golden Gate Center 9:00 am 6:00 pm (239) 455-2858 Wilson Blvd 50 S. Wilson Blvd. 9:00 am 6:00 pm (239) 348-1011 Green Tree Shopping Center 9:00 am 6:00 pm (239) 598-2525 Collier County Property Appraiser Property Detail Site Site Zone Parcel No 29333000046 Address Site City NAPLES *Note 34109 *Disclaimer Name / Address I CREEKSIDE EAST INC % BARRON COLLIER COMPANIES 12600 GOLDEN GATE PARKWAY NAPLES State FFL Permits (Provided for reference purposes only. *Full Disclaimer. ) Tax Issuer Permit # CO Date Tmp CO I Final Bldg Type Yr Land Building/Extra Features Year � Ad �40+ Calc Code Units Bu It Description Area AreaPUD UNITS BUILDABLE 1 Collier County Property Appraiser Property Summary Site Site Zone Parcel No 29333000046 Address Site City NAPLES *Note 34109 *Disclaimer Name / Address ICREEKSIDE EAST INC % BARRON COLLIER COMPANIES 2600 GOLDEN GATE PARKWAY Citv I NAPLES I State I FL I Zia 134105 1 Ma No. StrapNo. Section TownshipRange Acres *Estimated 3A27 253940 23A27 27 48 25 3.06 Legal I CREEKSIDE EAST LAND CONDOMINIUM UNIT 2 Sub./Condo '253940 - CREEKSIDE EAST LAND CONDOMINIUM Use Code 0 407 - COMMERCIAL Latest Sales History Not all Sales are listed due to Confidentiality) Date I Book -Page I Amount R *Calculations School I Other ' Total 5.016 1 5.7924 10.8084 2020 Preliminary Tax Roll (Suhiect to Channel Land Value $ 2,132,688 +) Improved Value $ 0 (_) Market Value $ 2,132,688 (-) 10% Cap $ 200,660 (_) Assessed Value $ 1,932,028 (_) (_) School Taxable Value Taxable Value $ 2,132,688 $ 1,932,028 If all Values shown above equal 0 this parcel was created after the Final Tax Roll Collier County Property Appraiser Property Aerial Site 1514 Site Zone Parcel No 23991198024 Address IMMOKALEE Site City NAPLES *Note 34109 *Disclaimer RD Open GIS in a New Window with More Features. 2019 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Nov 30, 2019 Please Pay $0.00 Parcel Number Legal Description Mill Code Escrow Code 23991198024 CREEKSIDE CORNERS CONDOMINIUM 133 A COMMERCIAL LAND CONDOMINIUM UNIT 1 CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES, FL 34105 Pay in U.S. Funds Drawn on a U.S. Bank To: Collier County Tax Collector 3291 E. Tamiami Trail Naples, FL 34112-5758 POST DATED CHECKS ARE NOT ACCEPTED AND WILL BE RETURNED Visit our website: www.colliertaxcollector.com Assessed Value District Mill Rate Assessed Value Exempt Amt Taxable Value Tax Amount GENERAL FUND 3.5645 2,747,414 0 2,747,414 9,793.16 2,747,414 WATER MANAGEMENT FUND-SOUTF 0.1152 2,747,414 0 2,747,414 316.50 BIG CYPRESS BASIN 0.1192 2,747,414 0 2,747,414 327.49 SCHOOL BOARD - STATE LAW 2.8350 2,747,414 0 2,747,414 7,788.92 SCHOOL BOARD - LOCAL BOARD 2.2480 2,747,414 0 2,747,414 6,176.19 Exemptions COLLIER MOSQUITO CONTROL 0.1720 2,747,414 0 2,747,414 472.56 NNF/NORTH COLLIER FIRE CONTROI 1.0000 2,747,414 0 2,747,414 2,747.41 UNINCORP GEN - MSTD 0.8069 2,747,414 0 2,747,414 2,216.89 C.C. WATER POLLUTION CTRL PGM 0.0293 2,747,414 0 2,747,414 80.50 Millage Total 10.8901 Total Ad Valorem $29,919.62 Pay your current taxes online at: Non -Ad Valorem District Type of Assessment Amount http://www.coiliertaxcollector.com/ Non -Ad Valorem Total $0.00 See reverse side for important information Combined Ad Valorem and Non -Ad Valorem Total $29,919.62 (Detach and Return with your Payment) 2019 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Please Pay Nov 30, 2019 $0.00 Parcel Number Mill Code Escrow Code 23991198024 133 Legal uescrlpuon CREEKSIDE CORNERS CONDOMINIUM A COMMERCIAL LAND CONDOMINIUM UNIT 1 CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES, FL 34105 11 /25/2019 Receipt # TAX HSP 1-20-00280835 Please Retain this portion for your records 28722.84 Paid By CREEKSIDE EAST INC, DBA CREEKSIDE CORNERS RECEIPTS AVAILABLE ONLINE (www.colliertax.com) OR ON A WALK-IN BASIS AT ANY COLLIER COUNTY TAX COLLECTOR LOCATION. If you have sold any of the REAL ESTATE property assessed to you, PLEASE RETURN THIS NOTICE to the TAX COLLECTOR Please mail or bring bottom portion of this Notice with your remittance. Taxes and Non -Ad Valorem Assessments are due November 1, discounts have been computed as follows: 4% if paid in November 3% if paid in December 2% if paid in January 1% if paid in February Taxes and Non -Ad Valorem Assessments become delinquent April 1, at which time the law imposes: REAL ESTATE & NON -AD VALOREM A maximum of 18% per year plus other cost and fees. Tax Certificates will be sold pursuant to Florida Statutes. TANGIBLE PERSONAL PROPERTY 1 '/2 % per month plus advertising and fees. Warrants will be issued pursuant to Florida Statutes. TAX COLLECTOR Responsible for preparation and mailing of tax notices based on information contained on the current tax roll certified by the Property Appraiser and Non -Ad Valorem assessments provided by the levying authorities. (239) 252-8172 PROPERTY APPRAISER- Responsible for preparation of the current Ad Valorem Tax Roll, Assessed Value, Exemptions, Taxable Value, Assessed Owners(s), name and mailing address and legal description of the property. (239) 252-8141 See insert for telephone numbers of the authorities responsible for Ad Valorem and Non -Ad Valorem rates. Before April 1s`, discounts are determined by postmark. As of April 1s`, penalties are determined by date received. All payments made on or after April 15t must be in the form of cash, cashier's check or money order. You may make payment of your notice of taxes and assessments at the following offices Monday thru Friday Office Hours Office Hours Main Office 8:00 am 5:00 pm (239) 252-8172 Immokalee Courthouse Annex 8:00 am 5:00 pm (239) 657-2054 Naples City Hall 9:00 am 5:00 pm (239) 434-5687 Marco Island 1040 Winterberry Dr. 8:00 am 5:00 pm (239) 394-6986 Eagle Creek Freedom Square 9:00 am 6:00 pm (239) 417-3036 Orange Blossom 2335 Orange 9:00 am 6:00 pm (239) 252-8172 Everglades City Courthouse 8:00 am 5:00 pm (239) 695-2511 Blossom Dr Golden Gate Center 9:00 am 6:00 pm (239) 455-2858 Wilson Blvd 50 S. Wilson Blvd. 9:00 am 6:00 pm (239) 348-1011 Green Tree Shopping Center 9:00 am 6:00 pm (239) 598-2525 Collier County Property Appraiser Property Detail Site 1514 Site Zone Parcel No 23991198024 Address IMMOKALEE Site City NAPLES *Note 34109 1 *Disclaimer RD Name / Address I CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES State I FL Permits (Provided for reference ourooses only. *Full Disclaimer. ) Tax Yr Issuer Permit # CO Date Tmp CO Final Bldg Type 2017 COUNTY PRBD20151136971 01/20/17 2017 COUNTY PRBD20160102255 11/16/16 2017 COUNTY PRBD20160203454 08/01/16 2017 COUNTY PRBD20160205060 07/01/16 2017 COUNTY PRBD20160412197 09/06/16 2017 COUNTY PRBD20160519345 12/22/16 2017 COUNTY PRBD20160519610 11/07/16 2017 COUNTY PRBD20160622066 12/09/16 2017 COUNTY PRBD20160831872 05/24/17 2019 COUNTY PRBD20180850875 06/06/19 2019 COUNTY PRBD20180954373 2020 COUNTY PRBD20181059240 1 08/08/19 1 1 05/28/19 Land Calc Code UnPUD 40+ UNITS BUILDABLE I1 Buildina/Extra Features # Bu It Description Area Area Collier County Property Appraiser Property Summary Site 1514 Site Zone Parcel No 23991198024 Address IMMOKALEE Site City NAPLES *Note 34109 1 *Disclaimer RD Name / Address I CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES I State I FL I Zip 134105 Map No. Strap No. Section I Township Range Acres *Estimated 3A27 25392013A27 27 1 48 25 4.9 Legal CREEKSIDE CORNERS CONDOMINIUM A COMMERCIAL LAND CONDOMINIU UNIT 1 Milla a Area 9 133 1 M ft a Rates a *Calculations 253920 - CREEKSIDE CORNERS Sub./Condo CONDOMINIUM A COMMERCIAL LAND School Other Total CONDOMINIUM Use Code 9 1407 - COMMERCIAL 5.016 5.7924 10.8084 Latest Sales History Not all Sales are listed due to Confidentiality) Date I Book -Page I Amount 2020 Preliminary Tax Roll (Subiect to Change) +� Land Value Improved Value $ 2,747,415 $ 0 (_) Market Value $ 2,747,415 (_) Assessed Value $ 2,747,415 (_) School Taxable Value $ 2,747,415 (_) Taxable Value $ 2,747,415 If all Values shown above equal 0 this parcel was created after the Final Tax Roll Collier County Property Appraiser Property Aerial Site 11267 Site Zone Parcel No 23991198040 Address CREEKSIDE Site City NAPLES *Note 34109 , *Disclaimer JBLVD E Open GIS in a New Window with More Features. 2019 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Nov 30, 2019 Please Pay $0.00 Parcel Number Legal Description Mill Code Escrow Code 23991198040 CREEKSIDE CORNERS CONDOMINIUM 133 A COMMERCIAL LAND CONDOMINIUM UNIT 2 CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES, FL 34105 Pay in U.S. Funds Drawn on a U.S. Bank To: Collier County Tax Collector 3291 E. Tamiami Trail Naples, FL 34112-5758 POST DATED CHECKS ARE NOT ACCEPTED AND WILL BE RETURNED Visit our website: www.colliertaxcollector.com Assessed Value District Mill Rate Assessed Value Exempt Amt Taxable Value Tax Amount GENERAL FUND 3.5645 1,545,420 0 1,545,420 5,508.65 1,545,420 WATER MANAGEMENT FUND -SOUTH 0.1152 1,545,420 0 1,545,420 178.03 BIG CYPRESS BASIN 0.1192 1,545,420 0 1,545,420 184.21 SCHOOL BOARD - STATE LAW 2.8350 1,545,420 0 1,545,420 4,381.27 SCHOOL BOARD - LOCAL BOARD 2.2480 1,545,420 0 1,545,420 3,474.10 Exemptions COLLIER MOSQUITO CONTROL 0.1720 1,545,420 0 1,545,420 265.81 NNF/NORTH COLLIER FIRE CONTROI 1.0000 1,545,420 0 1,545,420 1,545.42 UNINCORP GEN - MSTD 0.8069 1,545,420 0 1,545,420 1,247.00 C.C. WATER POLLUTION CTRL PGM 0.0293 1,545,420 0 1,545,420 45.28 Millage Total 10.8901 Total Ad Valorem $16,829.77 Pay your current taxes online at: Non -Ad Valorem District Type of Assessment Amount http://www.coiliertaxcollector.com/ Non -Ad Valorem Total $0.00 See reverse side for important information Combined Ad Valorem and Non -Ad Valorem Total $16,829.77 (Detach and Return with your Payment) 2019 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Please Pay Nov 30, 2019 $0.00 Parcel Number Mill Code Escrow Code 23991198040 133 Legal uescrlpuon CREEKSIDE CORNERS CONDOMINIUM A COMMERCIAL LAND CONDOMINIUM UNIT 2 CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES, FL 34105 11 /25/2019 Receipt # TAX HSP 1-20-00280835 Please Retain this portion for your records 16156.58 Paid By CREEKSIDE EAST INC, DBA CREEKSIDE CORNERS RECEIPTS AVAILABLE ONLINE (www.colliertax.com) OR ON A WALK-IN BASIS AT ANY COLLIER COUNTY TAX COLLECTOR LOCATION. If you have sold any of the REAL ESTATE property assessed to you, PLEASE RETURN THIS NOTICE to the TAX COLLECTOR Please mail or bring bottom portion of this Notice with your remittance. Taxes and Non -Ad Valorem Assessments are due November 1, discounts have been computed as follows: 4% if paid in November 3% if paid in December 2% if paid in January 1% if paid in February Taxes and Non -Ad Valorem Assessments become delinquent April 1, at which time the law imposes: REAL ESTATE & NON -AD VALOREM A maximum of 18% per year plus other cost and fees. Tax Certificates will be sold pursuant to Florida Statutes. TANGIBLE PERSONAL PROPERTY 1 '/2 % per month plus advertising and fees. Warrants will be issued pursuant to Florida Statutes. TAX COLLECTOR Responsible for preparation and mailing of tax notices based on information contained on the current tax roll certified by the Property Appraiser and Non -Ad Valorem assessments provided by the levying authorities. (239) 252-8172 PROPERTY APPRAISER- Responsible for preparation of the current Ad Valorem Tax Roll, Assessed Value, Exemptions, Taxable Value, Assessed Owners(s), name and mailing address and legal description of the property. (239) 252-8141 See insert for telephone numbers of the authorities responsible for Ad Valorem and Non -Ad Valorem rates. Before April 1s`, discounts are determined by postmark. As of April 1s`, penalties are determined by date received. All payments made on or after April 15t must be in the form of cash, cashier's check or money order. You may make payment of your notice of taxes and assessments at the following offices Monday thru Friday Office Hours Office Hours Main Office 8:00 am 5:00 pm (239) 252-8172 Immokalee Courthouse Annex 8:00 am 5:00 pm (239) 657-2054 Naples City Hall 9:00 am 5:00 pm (239) 434-5687 Marco Island 1040 Winterberry Dr. 8:00 am 5:00 pm (239) 394-6986 Eagle Creek Freedom Square 9:00 am 6:00 pm (239) 417-3036 Orange Blossom 2335 Orange 9:00 am 6:00 pm (239) 252-8172 Everglades City Courthouse 8:00 am 5:00 pm (239) 695-2511 Blossom Dr Golden Gate Center 9:00 am 6:00 pm (239) 455-2858 Wilson Blvd 50 S. Wilson Blvd. 9:00 am 6:00 pm (239) 348-1011 Green Tree Shopping Center 9:00 am 6:00 pm (239) 598-2525 Permits Tax Issuer Collier County Property Appraiser Property Detail Site 1267 Site Zone Parcel No 23991198040 Address CREEKSIDE Site City NAPLES *Note 34109 1 , *Disclaimer JBLVD E Name / Address CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES I State I FL Zip 134105 Provided for reference purposes only. *Full Disclaimer.-) Permit # CO Date Tmp CO Final Bldg Type Land # Calc Code Units 10 PUD UNITS BUILDABLE 1 Building/Extra Features # Bu It Description Area Area Collier County Property Appraiser Property Summary Site 1267 Site Zone Parcel No 23991198040 Address CREEKSIDE Site City NAPLES *Note 34109 *Disclaimer BLVD E Name / Address I CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES I State I FL I Zip 134105 Map No. Strap No. Section I Township Range Acres *Estimated 3A27 253920 23A27 27 1 48 25 1.67 Legal CREEKSIDE CORNERS CONDOMINIUM A COMMERCIAL LAND CONDOMINIU UNIT 2 Milla a Area 9 133 1 Milla a Rates a *Calculations 253920 - CREEKSIDE CORNERS Sub./Condo CONDOMINIUM A COMMERCIAL LAND School Other Total CONDOMINIUM Use Code 9 1407 - COMMERCIAL 5.016 5.7924 10.8084 Latest Sales History Not all Sales are listed due to Confidentiali Date I Book -Page I Amount 2020 Preliminary Tax Roll (Subiect to Chanae) Land Value $ 1,545,420 +� Improved Value $ 0 (_) Market Value $ 1,545,420 (_) Assessed Value $ 1,545,420 (_) School Taxable Value $ 1,545,420 (_) Taxable Value $ 1,545,420 If all Values shown above equal 0 this parcel was created after the Final Tax Roll Collier County Property Appraiser Property Aerial Site Site Zone Parcel No 29331180023 Address Site City NAPLES *Note 34109 *Disclaimer Open GIS in a New Window with More Features. 2019 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Sep 30, 2020 Please Pay $0.00 Parcel Number Legal Description Mill Code Escrow Code 29331180023 CREEKSIDE COMMERCE PARK EAST 133 TRACT 2 CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES, FL 34105 Pay in U.S. Funds Drawn on a U.S. Bank To: Collier County Tax Collector 3291 E. Tamiami Trail Naples, FL 34112-5758 POST DATED CHECKS ARE NOT ACCEPTED AND WILL BE RETURNED Visit our website: www.colliertaxcollector.com Assessed Value District Mill Rate Assessed Value Exempt Amt Taxable Value Tax Amount GENERAL FUND 3.5645 100 0 100 0.36 100 WATER MANAGEMENT FUND-SOUTF 0.1152 100 0 100 0.01 BIG CYPRESS BASIN 0.1192 100 0 100 0.01 SCHOOL BOARD - STATE LAW 2.8350 100 0 100 0.28 SCHOOL BOARD - LOCAL BOARD 2.2480 100 0 100 0.22 Exemptions COLLIER MOSQUITO CONTROL 0.1720 100 0 100 0.02 NNF/NORTH COLLIER FIRE CONTROI 1.0000 100 0 100 0.10 UNINCORP GEN - MSTD 0.8069 100 0 100 0.08 C.C. WATER POLLUTION CTRL PGM 0.0293 100 0 100 0.00 Millage Total 10.8901 Total Ad Valorem $1.08 Pay your current taxes online at: Non -Ad Valorem District Type of Assessment Amount http://www.coiliertaxcollector.com/ Non -Ad Valorem Total $0.00 See reverse side for important information Combined Ad Valorem and Non -Ad Valorem Total $1.08 (Detach and Return with your Payment) 2019 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Please Pay Sep 30, 2020 $0.00 Parcel Number Mill Code Escrow Code 29331180023 133 Legal Description CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY CREEKSIDE COMMERCE PARK EAST NAPLES, FL 34105 TRACT 2 Please Retain this portion for your records RECEIPTS AVAILABLE ONLINE (www.colliertax.com) OR ON A WALK-IN BASIS AT ANY COLLIER COUNTY TAX COLLECTOR LOCATION. If you have sold any of the REAL ESTATE property assessed to you, PLEASE RETURN THIS NOTICE to the TAX COLLECTOR Please mail or bring bottom portion of this Notice with your remittance. Taxes and Non -Ad Valorem Assessments are due November 1, discounts have been computed as follows: 4% if paid in November 3% if paid in December 2% if paid in January 1% if paid in February Taxes and Non -Ad Valorem Assessments become delinquent April 1, at which time the law imposes: REAL ESTATE & NON -AD VALOREM A maximum of 18% per year plus other cost and fees. Tax Certificates will be sold pursuant to Florida Statutes. TANGIBLE PERSONAL PROPERTY 1 '/2 % per month plus advertising and fees. Warrants will be issued pursuant to Florida Statutes. TAX COLLECTOR Responsible for preparation and mailing of tax notices based on information contained on the current tax roll certified by the Property Appraiser and Non -Ad Valorem assessments provided by the levying authorities. (239) 252-8172 PROPERTY APPRAISER- Responsible for preparation of the current Ad Valorem Tax Roll, Assessed Value, Exemptions, Taxable Value, Assessed Owners(s), name and mailing address and legal description of the property. (239) 252-8141 See insert for telephone numbers of the authorities responsible for Ad Valorem and Non -Ad Valorem rates. Before April 1s`, discounts are determined by postmark. As of April 1s`, penalties are determined by date received. All payments made on or after April 15t must be in the form of cash, cashier's check or money order. You may make payment of your notice of taxes and assessments at the following offices Monday thru Friday Office Hours Office Hours Main Office 8:00 am 5:00 pm (239) 252-8172 Immokalee Courthouse Annex 8:00 am 5:00 pm (239) 657-2054 Naples City Hall 9:00 am 5:00 pm (239) 434-5687 Marco Island 1040 Winterberry Dr. 8:00 am 5:00 pm (239) 394-6986 Eagle Creek Freedom Square 9:00 am 6:00 pm (239) 417-3036 Orange Blossom 2335 Orange 9:00 am 6:00 pm (239) 252-8172 Everglades City Courthouse 8:00 am 5:00 pm (239) 695-2511 Blossom Dr Golden Gate Center 9:00 am 6:00 pm (239) 455-2858 Wilson Blvd 50 S. Wilson Blvd. 9:00 am 6:00 pm (239) 348-1011 Green Tree Shopping Center 9:00 am 6:00 pm (239) 598-2525 Collier County Property Appraiser Property Detail Site Site Zone Parcel No 29331180023 Address Site City NAPLES *Note 34109 *Disclaimer Name / Address I CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES State I FL Permits (Provided for reference purposes only. *Full Disclaimer. ) Tax Issuer Permit # CO Date Tmp CO I Final Bldg Type Yr Land Building/Extra Features # Calc Code Units # BuYear Description Area Adj Area 10 ACREAGE 2.5 Collier County Property Appraiser Property Summary Site Site Zone Parcel No 29331180023 Address Site City NAPLES *Note 34109 *Disclaimer Ma No. StrapNo. Section TownshipRange Acres *Estimated 3A27 253800 2 13A27 27 48 25 2.5 Legal I CREEKSIDE COMMERCE PARK EAST TRACT 2 Milla a Area 9 133 Milla a Rates a *Calculations Sub./Condo 253800 - CREEKSIDE COMMERCE PARK EAST School Other Total Use Code CP 95 - RIVERS AND LAKES, SUBMERGED 5.016 5.7924 10.8084 LANDS Latest Sales History Not all Sales are listed due to Confidentiali Date I Book -Page I Amount 2020 Preliminary Tax Roll (Subject to Chanqe) Land Value $ 100 +� Improved Value $ 0 (_) Market Value $ 100 (_) Assessed Value $ 100 (_) School Taxable Value $ 100 (_) Taxable Value $ 100 If all Values shown above equal 0 this parcel was created after the Final Tax Roll Collier County Property Appraiser Property Aerial Site Site Zone Parcel No 29331180609 Address Site City NAPLES *Note 134109 *Disclaimer Open GIS in a New Window with More Features. 2019 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Sep 30, 2020 Please Pay $0.00 Parcel Number Legal Description Mill Code Escrow Code 29331180609 CREEKSIDE COMMERCE 133 PARK EAST, PART OF TR 5. DESC AS FOLL; COMM AT NE CNR 27-48- 25, ALG E LI S01 09 Continued (See Tax Roll) CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES, FL 34105 Pay in U.S. Funds Drawn on a U.S. Bank To: Collier County Tax Collector 3291 E. Tamiami Trail Naples, FL 34112-5758 POST DATED CHECKS ARE NOT ACCEPTED AND WILL BE RETURNED Visit our website: www.colliertaxcollector.com Assessed Value District Mill Rate Assessed Value Exempt Amt Taxable Value Tax Amount GENERAL FUND 3.5645 123 0 123 0.44 123 WATER MANAGEMENT FUND-SOUTF 0.1152 123 0 123 0.01 BIG CYPRESS BASIN 0.1192 123 0 123 0.01 SCHOOL BOARD - STATE LAW 2.8350 123 0 123 0.35 SCHOOL BOARD - LOCAL BOARD 2.2480 123 0 123 0.28 Exemptions COLLIER MOSQUITO CONTROL 0.1720 123 0 123 0.02 NNF/NORTH COLLIER FIRE CONTROI 1.0000 123 0 123 0.12 UNINCORP GEN - MSTD 0.8069 123 0 123 0.10 C.C. WATER POLLUTION CTRL PGM 0.0293 123 0 123 0.00 Millage Total 10.8901 Total Ad Valorem $1.33 Pay your current taxes online at: Non -Ad Valorem District Type of Assessment Amount http://www.coiliertaxcollector.com/ Non -Ad Valorem Total $0.00 See reverse side for important information Combined Ad Valorem and Non -Ad Valorem Total $1.33 (Detach and Return with your Payment) 2019 Paid Collier County Notice of Ad Valorem Taxes and Non -Ad Valorem Assessments If Paid By Please Pay Sep 30, 2020 $0.00 Parcel Number Mill Code Escrow Code 29331180609 133 Legal uescrlpuon CREEKSIDE COMMERCE PARK EAST, PART OF TR 5. DESC AS FOLL; COMM AT NE CNR 27-48 25, ALG E LI S01 09 Continued (See Tax Roll) CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES, FL 34105 Please Retain this portion for your records RECEIPTS AVAILABLE ONLINE (www.colliertax.com) OR ON A WALK-IN BASIS AT ANY COLLIER COUNTY TAX COLLECTOR LOCATION. If you have sold any of the REAL ESTATE property assessed to you, PLEASE RETURN THIS NOTICE to the TAX COLLECTOR Please mail or bring bottom portion of this Notice with your remittance. Taxes and Non -Ad Valorem Assessments are due November 1, discounts have been computed as follows: 4% if paid in November 3% if paid in December 2% if paid in January 1% if paid in February Taxes and Non -Ad Valorem Assessments become delinquent April 1, at which time the law imposes: REAL ESTATE & NON -AD VALOREM A maximum of 18% per year plus other cost and fees. Tax Certificates will be sold pursuant to Florida Statutes. TANGIBLE PERSONAL PROPERTY 1 '/2 % per month plus advertising and fees. Warrants will be issued pursuant to Florida Statutes. TAX COLLECTOR Responsible for preparation and mailing of tax notices based on information contained on the current tax roll certified by the Property Appraiser and Non -Ad Valorem assessments provided by the levying authorities. (239) 252-8172 PROPERTY APPRAISER- Responsible for preparation of the current Ad Valorem Tax Roll, Assessed Value, Exemptions, Taxable Value, Assessed Owners(s), name and mailing address and legal description of the property. (239) 252-8141 See insert for telephone numbers of the authorities responsible for Ad Valorem and Non -Ad Valorem rates. Before April 1s`, discounts are determined by postmark. As of April 1s`, penalties are determined by date received. All payments made on or after April 15t must be in the form of cash, cashier's check or money order. You may make payment of your notice of taxes and assessments at the following offices Monday thru Friday Office Hours Office Hours Main Office 8:00 am 5:00 pm (239) 252-8172 Immokalee Courthouse Annex 8:00 am 5:00 pm (239) 657-2054 Naples City Hall 9:00 am 5:00 pm (239) 434-5687 Marco Island 1040 Winterberry Dr. 8:00 am 5:00 pm (239) 394-6986 Eagle Creek Freedom Square 9:00 am 6:00 pm (239) 417-3036 Orange Blossom 2335 Orange 9:00 am 6:00 pm (239) 252-8172 Everglades City Courthouse 8:00 am 5:00 pm (239) 695-2511 Blossom Dr Golden Gate Center 9:00 am 6:00 pm (239) 455-2858 Wilson Blvd 50 S. Wilson Blvd. 9:00 am 6:00 pm (239) 348-1011 Green Tree Shopping Center 9:00 am 6:00 pm (239) 598-2525 Collier County Property Appraiser Property Detail Site Site Zone Parcel No 29331180609 Address Site City NAPLES *Note 34109 *Disclaimer Name / Address I CREEKSIDE EAST INC 2600 GOLDEN GATE PKWY NAPLES State I FL Permits (Provided for reference purposes only. *Full Disclaimer. ) Tax Issuer Permit # CO Date Tmp CO I Final Bldg Type Yr Land Building/Extra Features # Calc Code Units # BuYear Description Area Adj Area 10 ACREAGE 1.23 Collier County Property Appraiser Property Summary Site Site Zone Parcel No 29331180609 Address Site City NAPLES *Note 34109 *Disclaimer Ma No. StrapNo. Section TownshipRange Acres *Estimated 3A27 253800 5 13A27 27 48 25 1.23 CREEKSIDE COMMERCE PARK EAST, PART OF TR S. DESC AS FOLL; COMM AT NE CNR 27-48- 25, ALG E LI S01 09 43E 696.85 FT, THENCE S88 50 17W 559.33FT , THENCE S90W 565.33FT, THENCE N05 35 39W 544.05, THENCE N30 09 54E 21.17FT, THENCE S89 49 40E 33.52FT, THENCE N00 10 20E 23.75FT, S89 49 40E 201.64FT, THENCE S05 48 50E 2.01 FT, THENCE S89 49 40E 50.83FT, THENCE S75 55 39E 49.95FT, THENCE S89 49 40E 248.08FT, THENCE 39.19FT ALG CURVE, THENCE SOOW 542.76FT TO POB, LESS THAT PORTION NKA CREEKSIDE CORNERS CONDO A COMMERCIAL LAND CONDO AS DESC IN OR 5180 PG 844 Milla a Area 9 133 Milla a Rates v *Calculations Sub./Condo 253800 - CREEKSIDE COMMERCE PARK EAST School Other Total Use Code 9 10 - VACANT COMMERCIAL 5.016 5.7924 10.8084 Latest Sales History Not all Sales are listed due to Confidentiality) Date I Book-PageBook-PageT Amount 2020 Preliminary Tax Roll (Subject to Chanqe) Land Value $ 123 +� Improved Value $ 0 (_) Market Value $ 123 (_) Assessed Value $ 123 (_) School Taxable Value $ 123 (_) Taxable Value $ 123 If all Values shown above equal 0 this parcel was created after the Final Tax Roll Creekside Commerce Park East Mixed Use Subdistrict (PL20190002849) Exhibit V.E Public Facilities Level of Service Analysis Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: The Creekside Commerce Park East Residential Infill Subdistrict proposes to add 300 multi -family apartments within the PUD. Although the permitted medical office use of 45,800 square feet is not being eliminated, construction of the 300 units would displace approximately 45,800 square feet of medical office. The public facilities analysis evaluates the project impacts on potable Water, wastewater, drainage, parks, schools, roadways, fire/EMS, and solid waste. The source for the LOS information is the 2019 AUIR. Pntnhla Wntar The property is located within the Collier County potable water service area. The County has existing plant capacity of approximately 48.75 mgd and a total permitted capacity of 52.75. The proposed 300-unit apartment complex will not create any LOS issues in the 5-year planning horizon. This Project will have no detrimental impact on the potable water system and capacity is available in Collier County. A comparison of the permitted 45,800 square feet of medical office use to the proposed multi -family apartment use is shown below. Although the medical office use is not proposed to be eliminated in the PUD; the proposed multi -family dwelling units would displace approximately 45,800 square feet of medical office space if the residential development option is pursued. Water Demand: Existing: Medical office 45,800 s.f. x 0.15 gpd = 6,870 gpd x 1.4 = 9,618 gpd (over factor) Proposed: Multi -family 300 x 120 gpd x 2.4 = 86,400 gpd Multi -family 300 x 120 gpd x 2.4 x 1.3 max. 3 day = 112,320 gpd Collier County LOS: 120 gpcd Permitted Capacity: 48.00 mgd Required Plant Capacity FY26: 39.2 mgd Data Source: Collier County 2020 AUIR Sanitary Sewer The subject project is located within the urban boundary with standards for Sanitary Sewer established in the Capital Improvement Element of the Collier County Growth Management Plan. Service to this area is provided by North Collier Waste Reclamation Facility. This Project will have no December 22, 2020 Page 1 of 3 BCCPUD-19 Exhibit VE Public Facilities-r2.docx © GradyMinor Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.eom • www.gradyminor.com detrimental impact on the wastewater treatment system. A comparison of the permitted medical office use to the proposed Multi -family apartment use is shown below. Although the medical office use is not proposed to be eliminated in the PUD; the proposed multi -family dwelling units would displace approximately 45,800 square feet of medical office space if the residential development option is pursued. Sewer Demand: Existing: Medical office 45,800 x 0.15 gpd/sf = 6,870 gpd Medical office 45,800 x 0.15 gpd/sf x 1.5 max. month = 10,312.5 gpd Proposed: Multi -family 300 x 80 gpd x 2.4 = 57,600 gpd Multi -family 300 x 80 gpd x 2.4 x 1.5 max. 3 day = 86,400 gpd Collier County LOS: 80 gpcd Permitted Capacity FY 2021: 26.35 mgd Required Plant Capacity FY 2026: 18.6 mgd Data Source: Collier County 2020 AUIR Arterial and Collector Roads Please refer to the Traffic Impact Statement for discussions of the project's impact on level of service for arterial and collector roadways within the project's radius of development influence. Drainage The County has adopted a LOS standard for private developments which requires development to occur consistent with water quantity and quality standards established in Ordinances 74-50, 90-10, 2001-27, and LDC Ordinance 2004-41, as may be amended. The single project within the proposed subdistrict has been issued a surface water management permit by the South Florida Water Management District which has established criteria for the volume of water stored on site as well as the quality of the water which may be discharged from the site. The development within the subdistrict is consistent with the County LOS standards. Solid Waste The adopted LOS for solid waste is two years of lined cell capacity at the previous 3-year average tons per year disposal rate and 10 years of permittable landfill capacity of the disposal rate. There are no current capacity issues, and none are anticipated through the year 2065. Although the medical office use is not proposed to be eliminated in the PUD; the proposed multi -family dwelling units would displace approximately 45,800 square feet of medical office space if the residential development option is pursued. Existing: Medical Office 45,800 x 5 Ibs/1,000 sq ft = 229 Ibs/day x 365 = 83,585 Ibs/year or 83.5 tons/year Page 2 of 3 Proposed: Multi -family 300 x 0.73 tons per person x 2.4 = 525 tons per year Current landfill capacity in 2019 is 13,547,175 tons. Ten Year Surplus Capacity: 10,872,170 tons Source: Collier County 2019 AUIR CalRecycle.ca.gov Parks: Community and Regional The proposed 300 multi -family apartment dwellings will pay park impact fees to mitigate for their impacts on this public facility. No adverse impacts to Community or Regional Parks result from the creation of the subdistrict. Schools The proposed 300 multi -family dwellings will pay school impact fees to mitigate for their impacts. No adverse impacts to schools result from the creation of the subdistrict. Fire Control and EMS The proposed project lies within the North Collier Fire and Rescue District. The North Collier Fire and Rescue District - Station #45 is located at 1885 Veterans Park Dr., which is located less than % mile from the Creekside Commerce Park CPUD. No significant impacts to Fire Control level of service are anticipated due to the proposed project. Estimated impact fees for EMS and fire would be determined at time of SDP based on each unit. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; North Collier Fire and Rescue District —Station 45 1885 Veterans Park Dr., Naples, FL 34109 Collier County Sheriff North Naples Substation 776 Vanderbilt Beach Rd Page 3 of 3 Exhibit V.E1 TPODIICOCR planning-enoineerine Traffic Impact Analysis Creekside Apartments Creekside Commerce Park - Commercial Planned Unit Development (CPUD) Prepared for: Barron Collier Companies 2600 Golden Gate Parkway Naples, FL 34105 Phone: 239.262.2600 Collier County, FL 06/18/2020 Prepared by: Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Phone: 239.566.9551 Email: ntrebilcock@trebilcock.biz Collier County Transportation Methodology Fee* — $500.00 Collier County Transportation Review Fee — Small Scale Study — No Fee Note — *to be collected at time of first submittal Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 Statement of Certification I certify that this Traffic Impact Analysis has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. This item has been electronically signed and sealed by Norman J. Trebilcock, AICP, PE, State of Florida license 47116, using a SHA-1 authentication code. Printed copies of this document are not considered signed and sealed, and the SHA-1 authentication code must be verified on any electronic copies. 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 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 Table of Contents ProjectDescription......................................................................................................................... 4 TripGeneration............................................................................................................................... 5 Conclusion....................................................................................................................................... 6 Appendices Appendix A: Project Master Site Plan............................................................................................ 8 Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 10 Appendix C: Trip Generation Calculations ITE 10th Edition........................................................ 15 Trebilcock Consulting Solutions, PA P a g e 1 3 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 Project Description The Creekside Commerce Park Commercial Planned Unit Development (CPUD) is located in north Naples on the south side of Immokalee Road (CR 846), and straddles Goodlette-Frank Road (CR 851). The CPUD project is approximately 106 acres in size. The subject Creekside Apartments CPUD Amendment project is located in the southeast quadrant of the of Immokalee Road (CR 846) and Goodlette-Frank Road (CR 851) intersection. Refer to Figure 1— Project Location Map, which follows and Appendix A: Project Master Site Plan. Figure 1— Project Location Map PROJECT '.... 4¢ LOCATION Vanderbilt - Presbyterian ,-y' nokalze 113 aae — s4c Cfturcit-- -Irc ■■ ■aa■�ti I .i a ■ f ire Dis t-rct -4 --NQfsT31 ' MOOMMO■ 4 err Bay lark 3Vrples i rre Staiian 44 I s, 1 Naples I Christian Church? Vanderbilt -Beach Rd +�+y� e The CPUD has allocated 233,100 sf of Medical -Dental Office Building (Medical Office) of which 119,402 sf has been developed. The 113,698 sf of remaining future Medical Office includes a previously approved SDP for a 37,503 sf Medical Office which was submitted in 2015 but never developed. The Creekside Apartments CPUD Amendment (CPUDA) project proposes to allow a 300-unit apartment complex within the Creekside Commerce Park in exchange for, from a traffic standpoint, the allowed 37,503 sf of SDP Medical Office. In addition, the balance of Medical Office use required to ensure the proposed change to the CPUD will be traffic neutral will come from the remaining future Medical Office. Trebilcock Consulting Solutions, PA P a g e 14 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 A methodology meeting was held with the Collier County Transportation Planning staff on February 06, 2020 via email (refer to Appendix B: Initial Meeting Checklist (Methodology Meeting). The proposed development program associated with the new residential land use is shown in Table 1, Proposed Development Program. Table 1 Proposed Development Program Land Use ITE Land Use Code Total Size* Future CPUD Medical -Dental Office Building 720 113,698 sf Proposed Creekside Apartments 220 300 dwelling units Note(s): *sf = square feet. Accesses to the site are currently provided consistent with the proposed PUD Master Site Plan as shown in Appendix A. No new PUD connections and no changes to the existing approved accesses are requested as part of this rezone amendment application. Trip Generation The project provides the highest and best use scenario with respect to the project's proposed trip generation. The project's site trip generation is based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, and the software program OTISS (Online Traffic Impact Study Software, most current version). The ITE rates and equations are used for the trip generation calculations, as applicable. The ITE — OTISS trip generation calculation worksheets are provided in Appendix 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 the purposes of this analysis, internal capture traffic reductions are not considered. 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. In accordance with Collier County and ITE guidelines, no pass -by reductions are recommended for these land uses. The estimated trip generation based on the approved CPUD conditions is shown in Table 2A. The proposed PUD amendment projected traffic generation is illustrated in Table 2B. The net new trip generation (Table 2C) shows total proposed conditions versus existing allowed (the difference between Table 2B and Table 2A). Trebilcock Consulting Solutions, PA P a g e 1 5 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 Table 2A Trip Generation (Approved CPUD Conditions) — Average Weekday 24 Hour Development Two -Way AM Peak Hour PM Peak Hour Volume Enter Exit Total Enter Exit Total Medical Office — 1,672 87 24 111 44 113 157 45,800 square feet Table 2B Trip Generation (Proposed CPUDA Conditions) — Average Weekday 24 Hour AM Peak Hour PM Peak Hour Development Two -Way Volume Enter Exit Total Enter Exit Total Apartments — 300 2,227 31 104 135 99 58 157 dwelling units In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified consistent with the peak hour of the adjacent street traffic. Based on the information contained within the 2019 Collier County Annual Update and Inventory Report (AUIR), the peak hour for adjacent roadway network is PM. Table 2C Trip Generation (New Net External Traffic) — Average Weekday Development Net External Traffic — PM Peak Hour Enter Exit Total Proposed CPUDA 99 58 157 Approved CPUD 44 113 157 Proposed CPUDA Net New 55 (55) 0 Increase/(Decrease) The Collier County concurrency analysis (roadway link analysis) is based on the estimated net new traffic — PM peak hour average weekday. As illustrated in Table 2C, the proposed development traffic produces no additional PM peak hour 2-way trips. As such, there is no net new traffic during the PM peak hour to be evaluated for concurrency analysis purposes. Conclusion Based on the results of this analysis, the proposed CPUDA does not produce any additional unadjusted, weekday PM peak hour 2-way trips when compared to the existing approved Medical Office land use. In Trebilcock Consulting Solutions, PA P a g e 1 6 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 order to be traffic neutral, the CPUD will need to reallocate 45,800 sf of the future Medical Office land use building area (which includes the 37,503 sf Medical Office which was approved but never developed) to allow the 300 residential apartments to be developed. A detailed evaluation of applicable access points will be performed at the time of site development permitting/platting to determine operational requirements, as applicable. Trebilcock Consulting Solutions, PA P a g e 1 7 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 Apuendix A: Project Master Site Plan Trebilcock Consulting Solutions, PA P a g e 1 8 MIXED USE SUBDISTRICT coLL ERs xoNTH.—RE. �oT oo i AREA TMFFC ESERVE PUV MEDICAL — --- IMroxALE - 04o — ��V/II-__ g CT esen c /5g D t (B PU TRACT 1 c 2 I -. NOT A PART m. SacN.. 4.5, It.. 2) B{ TRACCT 3 g - OF THIS PUD-�- D A I ,' - CREEKSIDE PKWY� �'U TRACT 8 g, TRACT 9 LP.c O O O O B f L.na.caoa B.x.. D—im. m� suna.m. D.�eoa. T C 8 + SOUTHWEST i see PUD Season3s uem 3 F sea PUD S.-4 eWVNEX , A rr j Nem 31 „ HEALTH PARK T C ROPEssIOXAL Q. I•�� ` -y NAPLESDU—Y TRACT4 TRACTS I e� NEWS PUD $� C%• I/C I/C B TRACT IO C A'Cn'tectur e F 1 II aa.a. D-i I I,C 3 -• y Architect I st a W, Dt C Y �°N� TRACT 6 f ISee PUD Sect 3 5, Ile 2)` t ewxu vw I/C .a.e.,.. Sce PUD SA,H .34 �� f tasev Itam2 e 3 9 9iA v e9 e,«Xu, I�REEI(61DE BOULEVARD: IN D t- I/C TRACT 7 TRACT 11 `eF �rcw f e PU L EB couN.TWer -(. ..,I Wli Oc SEWAGE T IC/1 5 I PLAX T I LAND USE SUMMARY .UPP,.ureNTeesnR&—reA a S .cx-e, _-- if.� — I I/C - Industrial/Commerce = 49.9043f Ac _.I eaPPa. -- --- �R. _ eNMT / �� A"-D" FEAR ',� B - Business = 22.9025_24t Ac RX4,e., •" 33a TDAPPRD..:NEK.� s e.Fr Right of Way = 9.251 Ac UC Ie3 L - Lake = 7.19f Ac PELICAN MARSH PUD PIN - Preserved Wetlands = 21I91.72t Ac gay PU - Preserved Uplands = 4403.41t AC ,�� / j �- �,�, , -�•- r = - % p� - � — _ Other (buffers, open space) = 9,841 Ac TOTAL = 106.08t AC w� euGENEMLNOTE9 Tx ___,1__�.'I�.'J1! — 1-�t ��a >•;i. �., ew. fl 'I- . T.E.r 1 eNFA P[nxT o LAN IS CONCEPTUAL, NOTASPECIFIC SURVEY. EASEMENT 1.THIS P ALL l'J m� LJ m mvrrr LOCATIONS ARE APPROXIMATE. R` 111PIE'�LU, uil 2. BUFFER DESIGNATIONS IN PARENTHESIS 1, REFER TO W > � IIeILy1l _ PUD D EC PUD DOCUMENT PARAGRAPX 2.19 WHERE BUFFERIS DESCRIBED. ISDESCRIBED Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 Apuendix B: Initial Meeting Checklist (Methodology Meeting) Trebilcock Consulting Solutions, PA P a g e 1 10 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 INITIAL MEETING CHECKLIST Suggestion: Use this Appendix as a worksheet to ensure that no important elements are overlooked. Cross out the items that do not apply, or N/A (not applicable). Date: February 6, 2020 Time: N/A Location: N/A — Via Email People Attending: Name, Organization, and Telephone Numbers 1) Michael Sawyer, Collier County Growth Management Division 2) Norman Trebilcock, TCS 3) Daniel Doyle, TCS Studv Preparer: Preparer's Name and Title: Norman Trebilcock, AICP, PE Organization: Trebilcock Consulting Solutions, PA Address & Telephone Number: 2800 Davis Boulevard, Suite 200, Naples, Fl 34104; Ph 239-566- 9551 Reviewer(s): Reviewer's Name & Title: Michael Sawver Collier Countv Transportation Planning Department Organization & Telephone Number: 239-252-2926 Applicant: Applicant's Name: Barron Collier Companies Address: 2600 Golden Gate Parkway, Naples, FL 34105 Telephone Number: 239-262-2600 Proposed Development: Name: Creekside PUD Amendment — Proposed Creekside Apartments Location: south of Immokalee Rd., both east and west of Goodlette Frank Rd., Naples, FL, (refer to Figure 1). Land Use Type: Varies ITE Code #: Varies Description: This PUD amendment proposes a development scenario to allow a 300 dwelling unit apartment complex east of Goodlette Frank Rd. by reducing the allowable square footage of medical office uses to retain the maximum traffic cap as allowed by current zoning. Zoning Existing: Creekside Commerce Center CPUD CC Ord. 18-19. Comprehensive plan recommendation: N/A Requested: PUDA approval for new development scenario Page 1 of 4 Trebilcock Consulting Solutions, PA P a g e 1 11 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 Figure 1 — Project Location Map IL 0 )I PROJECT r -' LOCATION Va Ierhih ' Preshyterien::a ' r„�ursnr�i ' rl ePLES FIG O *� _or lh Nzplec i,re - n -Station A4 rEp ' � 81 Naulesr a i �. Ckn lien..4 ' Church 0 VanGe+hO��each RE"�r Findings of the Preliminary Study: Trio Generation — Internal capture and pass-bv rates are considered consistent with the previously approved PUDA TIS dated 07-07-2017. (Pass -by maximum 25% of net external for Shopping Center, Internal capture not to exceed 20% of total traffic). Study type: This Traffic Impact Analysis will demonstrate that there are no estimated net new trips above what was previously approved. No concurrency and operational analyses are presented as part of this PUD amendment. As proiected net new traffic is below 50 two-way AM -PM peak hour trips, this study qualifies for a Small Scale TIS — no significant roadway impacts within the county ROW. Study Type: (if not net increase, operational study) ❑ Small Scale TIS ❑ Minor TIS ❑ Major TIS Page 2 of 4 Trebilcock Consulting Solutions, PA P a g e 1 12 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 Small Scale Study — No Fee x + Methodology - $500.00 — $500.00 Minor Study - $750.00 Major Study - $1,500.00 Includes 2 intersections Additional Intersections - $500.00 each Allfees will be agreed to during the Methodology meeting and must be paid to Transportation prior to our sign -off on the application. SIGNATURES Norvuma o, TrebUooc z Study Preparer Norman Trebilcock Reviewers) Applicant Page 3 of 4 Trebilcock Consulting Solutions, PA P a g e 1 13 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 Collier County Traffic Impact Study Review Fee Schedule Fees will be paid incrementally as the development proceeds: Methodology Review, Analysis Review, and Sufficiency Reviews. Fees for additional meetings or other optional services are also provided below. Methodology Review - $500 Fee Methodology Review includes review of a submitted methodology statement, including review of submitted trip generation estimate(s), distribution, assignment, and review of a "Small Scale Study" determination, written approval/comments on a proposed methodology statement, and written confirmation of a re -submitted, amended methodology statement, and one meeting in Collier County, if needed. "Small Scale Studv" Review - No Additional Fee (Includes one sufficiency review) Upon approval of the methodology review, the applicant may submit the study. The review includes: a concurrency determination, site access inspection and confirmation of the study compliance with trip generation, distribution and maximum threshold compliance. "Minor Studv Review" - $750 Fee (Includes one suffciencv review) Review of the submitted traffic analysis includes: optional field visit to site, confirmation of trip generation, distribution, and assignment, concurrency determination, confirmation of committed improvements, review of traffic volume data collected/assembled, review of off -site improvements within the right-of-way, review of site access and circulation, and preparation and review of "sufficiency" comments/questions. "Maior Studv Review" - $1,500 Fee (Includes two intersection analvsis and two suff ciency reviews) Review of the submitted traffic analysis includes: field visit to site, confirmation of trip generation, special trip generation and/or trip length study, distribution and assignment, concurrency determination, confirmation of committed improvements, review of traffic volume data collected/assembled, review of traffic growth analysis, review of off -site roadway operations and capacity analysis, review of site access and circulation, neighborhood traffic intrusion issues, any necessary improvement proposals and associated cost estimates, and preparation and review of up to two rounds of "sufficiency" comments/questions and/or recommended conditions of approval. "Additional intersection Review" - $500 Fee The review of additional intersections shall include the same parameters as outlined in the "Major Study Review" and shall apply to each intersection above the first two intersections included in the "Major Study Review" "Additional Sufficiency Reviews" - $500 Fee Additional sufficiency reviews beyond those initially included in the appropriate study shall require the additional Fee prior to the completion of the review. Page 4 of 4 Trebilcock Consulting Solutions, PA P a g e 1 14 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 Apuendix C: Trip Generation Calculations ITE 10th Edition Trebilcock Consulting Solutions, PA P a g e 1 15 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 Project Information lipmi—t N.— (Taal--. Ana t—tc - r'PI ILIA PERIOD SETTING Analysis Name: Weekday Project Name: Creekside Apartments - No: CPUDA Date: 6/17/2020 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: DTD Edition: Trip Gen Manual, 10th Ed Land Use Independent Size Variable Time Period Method Entry Exit Total 220 - Multifamily Dwelling Units 300 Weekday Best Fit (LIN) 1114 1113 2227 Housing (Low -Rise) T = 7.56 (X)+-40.86 50% 50% (General Urban/Suburban) 720 - Medical -Dental 1000 Sq. Ft. GFA 45.8 Weekday Best Fit (LIN) 836 836 1672 Office Building T = 38.42 (X)+-87.62 50% 50% (General Urban/Suburban) Trebilcock Consulting Solutions, PA P a g e 1 16 Creekside Apartments — Creekside Commerce Park — CPUD Amendment —Traffic Impact Analysis —June 2020 PERIOD SETTING Analysis Name: AM Peak Hour Project Name: Creekside Apartments - No: CPUDA Date: 6/17/2020 City: StatelProvince: Zip/Postal Code: Country: Client Name: Analyst's Name: DTD Edition: Land Use Independent Size Time Period Method Variable 220 - Multifamily Dwelling Units 300 Weekday, Peak Best Fit (LOG) Housing (Low -Rise) Hour of Adjacent Ln(T) = 0.95Ln(X) (General Street Traffic, +-0.51 Urban/Suburban) One Hour Between 7 and 9 a.m. 720 - Medical -Dental 1000 Sq. Ft. GFA 45.8 Weekday, Peak Best Fit (LOG) Office Building Hour of Adjacent Ln(T) = 0.89Ln(X) (General Street Traffic, +1.31 Urban/Suburban) One Hour Between 7 and 9 a.m. PERIOD SETTING Trip Gen Manual, 10th Ed Entry Exit Total 31 104 135 23% 77% 87 24 ill 78% 22% Analysis Name: PM Peak Hour Project Name: Creekside Apartments - No: CPUDA Date: 6/17/2020 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: DTD Edition: Trip Gen Manual, 10th Ed Land Use Independent Size Variable Time Period Method Entry Exit Total 220 - Multifamily Dwelling Units 300 Weekday, Peak Best Fit (LOG) 99 58 157 Housing (Low -Rise) Hour of Adjacent Ln(T) = 0.89Ln(X) 63% 37% (General Street Traffic, +-0.02 Urban/Suburban) One Hour Between 4 and 6 p.m. 720- Medical -Dental 1000 Sq. Ft. GFA 45.8 Weekday, Peak Best Fit (LIN) 44 113 157 Office Building Hour of Adjacent T = 3.39 (X)+2.02 28% 72% (General Street Traffic, Urban/Suburban) One Hour Between 4 and 6 p.m. Trebilcock Consulting Solutions, PA P a g e 1 17 Creekside Commerce Park East Mixed Use Subdistrict (PL20190002849) Exhibit V.G3 Warranty Deed(s) May 27, 2020 w GradyMinor Exhibit Cover Pages. docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com 3530591 OR: 3703 PG: 2304 Up DEED This Document Prepared BY And When Recorded Return To: Lee Treadwell Barron Collier Company 2600 Golden Gate Parkway Naples, FL 34105 RICORDND in OFFICIAL RNCORDS of COLLIBR COUNTY, FL 12/23/2004 at 03:12PK DWIGHT 1. BROCI, CLNRI CONS 1200000.00 RIC 111 86.50 MIXING 5.00 DOC-,10 8400.00 COPIES 10.00 Reta: LIS TRNADMNLL 2600 GOLDIN GATN PKNY NAPLIS FL 34105 (LD This DEED is made this Zr day of Q��m6 £�=, 2004, by: Barron Collier Partnership, Ltd, a Flond Ti-il a'"r hip (whose mailing address is 2600 Golden Gate Parkway, Naples, Flgr Fieremaf b� 4 Grantor TO Creekside East, Inc, a Florid, address is 2600 Golden Gate Grantor, for One Dollar whose re conveys to the Grantee, and its st in Collier County, Florida, descri ), whose mailing WITNESSE, t hereby acknow a edeeby grants, transfers and s.,and assigns, thie-tor's ownership in real property h'atand and orated Exhibit "A". TO HAVE AND TO HOLD said lands in fee simple forever. SUBJECT to easements, restrictions and reservations of record. None of the real property is the homestead of a Grantor, or any member of a Grantor's family. Each individual Grantor resides on real property other than is conveyed by this deed. Grantor conveys that Grantor's real property to Grantee without express or implied warranty. All warranties that might arise by common law and Florida Statues are excluded. BARRON COLD=R CO Rt.E NUMBER OR: 3703 PG: 2305 Signed, sealed and delivered in our presence: Witness D1,,W5 L &Witne&ss 'ame Loursr4 CS . L-) rvuS--� Print Name STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument 2004, by BARRON G. COLLIE personally known to me or has/' j (SEAL) SuunL Mom My Cwmsswn U034961� 'y of IV Expires OCMW 15. 2006 0 BARRON COLLIER PARTNERSHIP, LTD. a Florida limited partnership G. Barron G. Collier artner d �} bwleclge� ode e this p �� day of A2 , a Partner, on be-' f� aid Florida partnership. He is �..p_ identification. -0 BARRON COLLTR CC)� /oLE Nu BER 3 OR: 3703 PG: 2306 Signed, sealed and delivered in our presence: BARRON COLLIER PARTNERSHIP, LTD. a Florida limited partnership By: KATHERINE G. SPROUL, JULIET A. SPROUL and JENNIFER S. SULLIVAN as TRUSTEES for the JULIET C. SPROUL TRUST, under the Will of Barron Collier, Jr., deceased, and as confirmed by Change of Trustees dated January 1, 2002, and filed March 5, 2002, in Official Records Book 2992, Page 2016 of the Public Records of Collier County, Florida, as a Partner. 0 Witness a G. Sproul, as Pript Name (-� u► sty C� , � � ��-��, �� , :�� Print Name 3 STATE OF FLORIDA` COUNTY OF COLLIER The foregoing instrument wa§-46 d .mie this day of , 2004, by KATHERINE G. SPROUL, A-lo the JULIET C. SPROUL TRUST under the Will of Barron Collier, Jr., deceased, and as confirmed by Change of Trustees dated January 1, 2002, and filed March 5, 2002, in, Official Records Book 2992, Page 2016 of the Public Records of Collier County, Florida as a Partner, on behalf of said Florida partnership. She is personally known to me or has produced as identification. (SEAL) 0-e- AAM r1o;�YISAO �-. /*AATL)" Print Name rfL hU 'ER /03 OR: 3703 PG: 2307 Signed, sealed and delivered in our presence: Witness L • ✓l �� ,„ �. �4w, % . . Print Name ., Print Name d` r STATE OF FLORIDA V COUNTY OF COLLIER ", BARRON COLLIER PARTNERSHIP, LTD. a Florida limited partnership By: KATHERINE G. SPROUL, JULIET A. SPROUL and JENNIFER S. SULLIVAN as TRUSTEES for the JULIET C. SPROUL TRUST, under the Will of Barron Collier, Jr., deceased, and as confirmed by Change of Trustees dated January 1, 2002, and filed March 5, 2002, in Official Records Book 2992, Page 2016 of the Public Records of Collier County, Florida, as a Partner. n Sproul, as Trustee klN The foregoing instrument was ack % d rgie this A?day of &&4jm 2004, by JULIET A. SPROUL, AS TRLS' _r�th JCJLIET C. SPROUL TRUST under the Will of Barron Collier, Jr., deceased, and as confirmed by Change of Trustees dated January 1, 2002, and filed March 5, 2002, in, Official Records Book 2992, Page 2016 of the Public Records of Collier County, Florida as a Partner, on behalf of said Florida partnership. She is personally known to me or has produced as identification. SEAL 1444,.., *. ' `44t Notary SUsA�1 . MWE04 SIM L Mom Print Name My C«nrnuwn DD343616 Expm Dcwbw 15. 2= ALE NUMSER A! OR; 3703 PG; 2308 Signed, sealed and delivered in our presence: Witness Pri Name �...� Print Name g s of d STATE OF FLORIDA �. COUNTY OF COLLIER BARRON COLLIER PARTNERSHIP, LTD. a Florida limited partnership By: KATHERINE G. SPROUL, JULIET A. SPROUL and JENNIFER S. SULLIVAN as TRUSTEES for the JULIET C. SPROUL TRUST, under the Will of Barron Collier, Jr., deceased, and as confirmed by Change of Trustees dated January 1, 2002, and filed March 5, 2002, in Official Records Book 2992, Page 2016 of the Public Records of Collier County, Florida, as a Partner. as Trustee The foregoing instrument waL5 c nfe this day ofA4t�--' `y _j 2004, by JENNIFER S. SULLIVAN, AS . , or the JULIET C. SPROUL TRUST under the Will of Barron Collier, Jr., deceased, and as confirmed by Change of Trustees dated January 1, 2002, and filed March 5, 2002, in, Official Records Book 2992, Page 2016 of the Public Records of Collier County, Florida as a Partner, on behalf of said Florida partnership. She is personally known to me or has produced as identification. (SEAL) Susan L Mawn, My Con<rsssan D0343616 OF W Expm Oaf W 15. 2008 a'jGtit�J e' Aa&, Notary �. AATD-ko Print Name aF9Hov co�UER HLE NUM&R OR: 3703 PG: 2309 IN WITNESS WHEREOF, grantor has executed and delivered this deed the day and year first above mentioned. Signed, sealed and delivered in our presence: Witness DXXE L P ' t Name fitness (,o c� i S A• � , L� �LL�� Print Name STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrurner 2004, by LAMAR GABLE as a known to me or has produced _ (SEAL) Susan Maturo My Convnissm DD913616 a w+' Expires October 15, 2006 BARRON COLLIER PARTNERSHIP, LTD. a Florida limited partnership Lamar Gable, Partner N d 3 day of , nership. He is personally E A4 A, h1ATt)eo au: NUMBER 0 OR: 3703 PG: 2310 Signed, sealed and delivered in our presence: BARRON COLLIER PARTNERSHIP, LTD. a Florida limited partnership iV cLnce' q WitnFrances G. Villere, Partner T/,4u� L.yl yitnpn*Name ess SA- (n) k< Print Name STATE OF FLORIDA COUNTY OF COLLIER _ .. The foregoing instrument wad k`�edged bei' thisa3 day of �� 2004, by FRANCES G. VILLERP✓ a Partner, on behalf�d � lorida partnership. She is personally known to me or has,,ro($dQed a-. identification. --�--ems-� (SEAL) -w 016 s�a.n Pne`; a w ExPV" 0MOM f i. BARRON COLCLR CO / ALE NUN19ER f O OR; 3703 PG: 2311 Signed, sealed and delivered in our presence: Witness L- Vic'Aye5el P ' t Name itness L10uiS.4 O, L.L, } CEk, Print Name STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument 2004, by PHYLLIS G. ALDEN;i personally known to me or has*pi (SEAL) IN VMy Corrr NSW DD3�1 Expires October 15, 2008 BARRON COLLIER PARTNERSHIP, LTD. a Florida limited partnership Phyllis . Alden artner cc f owledged bfem,thisa3 day of , .er, on behalf of Sai,'-FlRrida partnership. She is _ A as identification. �� b�4 ta&", r-1-a ALE n,i:.�N`�a Q ¢. OR: 3703 PG: 2312 Signed, sealed and delivered in our presence: Witness P . Name fitness Lousq ©, u,nu-�I Print Name STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument 2004, by DONNA G. KELLER a personally known to me or has ] (SEAL) sa,s, L Mahirp Vy• My Cmwv* wn D03i3�1, « m Expom ocfobw 15. r BARRON COLLIER PARTNERSHIP, LTD. a Florida limited partnership ahAj1a- a Lu w- Donna G. Keller, artner v�le gd de be�r' pa thJ.3 dayof&&W&V, on behalf of'sai#1 rida partnership. She is 3 �D � *** OR: 3703 PG: 2313 *** EXHIBIT "A" Legal Description of part of Section 27, Township 48 South, Range 25 East, Collier County, Florida (1.53 acre Parcel) All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida, being more particularly described as follows: COMMENCING at the Northeast corner of said Section 27; Thence along the east line of said Section 27 South 01 °09'43" East 100.00 feet to a point the on the south right- of-way line of Immokalee Road (S.R. 846); Thence along said line South 89°12'58" West 1.48 feet; Thence North 89°49'40" West 77.73 feet to a point on the south line of additional right-of-way of Immokalee Road (S.R. 846) as recorded in Official Record Book 1747, Pages 2316 through 2322, Public Records of Collier County, Florida; Thence along said line in the following Four (4) described courses; 1. South 00110'20" West 35.00 feet; 2. North 89°49'40" West 130.02 feet; 3. North 88°33' 19" West 225.15 feet; 4. North 89°49'40" West 485.00 feet to the POINT OF BEGINNING of the parcel herein described; Thence leaving said line South 05°35'39" East 269,85_feet; Thence North 89°49'40" West 250.00 feet 1c p�►td�eeterly right-of-way line of Goodlette Frank Road as recorded in Plat Book 13, Pa. 5lic Rec�sof ,bier County, Florida; Thence along said line North 05°� 39 est 274.87 feet to a ui INathe south line of additional right- of-way of Immokalee Road (S.`. 8)°as recorded in Official Re rd Bok 1747, Pages 2307 through 2311, Public Records of Collier Coxinty oiida . Thence along said line South89°I'40�"as�50.. feet, Thence South 05°35'39" 5.0 feet, -ii� add onai�right-of-way of Immokalee Road (S.R. 846) as recorded in 0ficlaal co o1 , a esl � through 2322, Public Records of Collier County, Florida, anthe OI1T iEG E� of thparcelf leren described; Containing 1.57 acres more or less. � �, Bearings are assumed and based on the line of Section 27 bem ; Sout)�� 010 , East. ' O"r LESS: a A parcel of land located in the northeast qu of, Section 27, Townshtp 4 S4afth, Range 25 East, Collier County, Florida, being more particularly des " *',-follows; � COMMENCE at the northeast comer of Section 27,;Tts *Sbo 4 a uth, mange 25 East, Collier County, Florida; thence run N.89°48'51"W., along the north line of the -rib t- er of said Section 27, for a distance of 930.10 feet; thence run S.05°34'06"E., for a distance of 125.63 feet to a point on the southerly right-of-way line of Immokalee Road and the POINT OF BEGINNING of the parcel of land herein described; Thence continue S.05°34'06"E., for a distance of 3.02 feet; Thence run N.89°48'51 "W., for a distance of 201.64 feet; Thence run S.00°l 1'09"W., for a distance of 23.75 feet; Thence run N.89°48'51"W., for a distance of 33.52 feet; Thence run S.30° 10'43"W., for a distance of 21.21 feet to a point on the easterly right-of-way line of Goodlette Road, a 130.00 foot right-of-way; Thence run N.05°34'06"W., along the easterly right-of-way of Goodlette Road, for a distance of 45.35 feet to a point on the southerly right-of-way line of Immokalee Road; Thence run S.89°48'51 "E., along the southerly right-of-way line of Immokalee Road for a distance of 250.00 feet to the POINT OF BEGINNING; containing 1984.6 square feet, more or less. Bearings refer to the north line of the northeast quarter of Section 27, Township 48 South, Range 35 East, Collier County, Florida, as being N.89°48'51"W. Containing 1984.6 square feet, more or less Containing 1.53 acres more or less. Subject to easements, reservations or restrictions of record. _.3 CD t rfEF NU' NTER INSTR 4920262 OR 4989 PG 840 RECORDED 12/4/2013 12:37 PM PAGES 7 DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA DOC@.70 $0.70 REC $61.00 INDX $2.00 Prepared by and return to: Matthew L. Grabinski, Esq. Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail N., #300 Naples, FL 34103 239435-3535 File No. 3623.018 Above This Line For Recording Datal This Corrective Deed is being recorded to correct the legal description contained in that Deed recorded in O.R. Book 3703, Page 2314, Public Records of Collier County, Florida. Corrective Deed This Corrective Deed made this 4`h partnership; Patrick George, Trustee oft, C Jtiliet C. SprouhFaui III, whose mailing address is 2600 Gol`detGate Parkway, Naples, F a Florida corporation, whose post ofceAddE;semis'2- -Goldo Gate (Whenever used herein the terms "gran, legal representatives, and assigns !flf i trustees) Ve Witnesseth, that said grantor, for an i 'consideration of the. �J r other good and valuable consideration �i4 grantor in hand p acknowledged, hereby grants, transfers a id ohveys to said gran right, title, interest, claim and demand whiattlaasanaand being in Collier County, Florida to -wit: _' $ SEE ATTACHED EXHIBIT A To Have and to Hold, said lands in fee simple forever. Subject to easements, restrictions and reservations of record. G-4 Partnership, a Florida general 1~nheritance Trust and Barron Collier 10, grantor, and Creekside East, Inc., rky, Naples, FL 34105, grantee: to this instrument and the heirs, gns of corporations, trusts and P N0/100 DOLLARS ($10.00) and rantee, the receipt whereof is hereby Lee's heirs and assigns forever, all the ing described land, situate, lying and None of the real property is the homestead of a Grantor, or any member of a Grantor's family. Each individual Grantor resides on real property other than is conveyed by this deed. Grantor conveys the real property described herein to Grantee without express or implied warranty. All warranties that might arise by common law and Florida Statutes are excluded. OR 4989 PG 841 In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. Signed, sealed and delivered in our presence: G-4 Partnership, a Florida general partnership Witness Name: To s4(sar 6, STm1(-k r;- \ By: Print Name LAM6R G0 Its: A,,+ oriva trot' State of Flbd. ei County of Cb 1 k ie r The foregoing instrument was Florida general partnership, on be as [N as v. before me this s� CY, H w Notary Pn�bd c vrerv%bEr , 2013 by of G-4 Partnership, a known to me or L] has produced 10M D. DAVIOSON WCO SSIONIDDSM9 h pt .-Name: r%H R DAADSO � EXPIRES: February 19, 2014 w. Bonded Thru Notary PubNc Underwriters My Commission Expires: a�1c1' ��4 Corrective Deed - Page 2 OR 4989 PG 842 G-4 Partnership, a Florida general partnership Wit ess e: Witness Name: 'i;abcr'� STrztW.> State of flpKj&A County of Collier The foregoing instrument was acknowledged before me thi md 1e ti F4 . PMa z > as A u-i4va ,-d Florida general partnership, on behalf of said partnership;,, y as identification [Notary ■ r � IaM D. DAVID$�`°;a ; ,., e MY COMMISSION t B EXPIRES: February 1 Bonded Thru Notary Putric s A" day of �rP m ber , 2013 by pr+ of G-4 Partnership, a who. is personally known to me or [-_] has produced My Commiss t � � D. DAVIDSON Z- la- Zol�l Corrective Deed - Page 3 OR 4989 PG 843 �[ G�- Wi essName: are, 4.,/4r Barron G. Collier, III, Individually Witness Name: TA+.P o'k 67. Stocrlr State of F(nri c)r,. Countyof C o l l is r 2�a The foregoing instrument was knowledged before me this 3 day of .fcPrr.lorr , 2013 by Barron G. Collier, III, who is personally known to me or [ ] has produced as identification. [Notary KIM D. DAVIE MY COMMISSION # EXPIRES: Feteuai Balled Tin Notary Put `Cr b� My Cmm>sion,a>jres: -0— l c1" ZO . a .. !i A D. DAVIDSON Carectivr Deed - Paged T OR 4989 PG 844 Wit ess e: 'All )w 1.01 Witness Name: Patrick George, rustee of the Juliet C. Sproul Family Inheritance Trust State of FlOfik County of r-ol j',F r The foregoing instrument was acknowledged before me this 2`� day of 'ber 2013 by Patrick George, Trustee, of the Juliet C. Sproul „Famifi --Inheritance Trust, who is personally known to me or j has produced S fdt t o t o [Notary { sl IN Y P blt ti>Yeon+sslorv�a Pn�ed Name EXPIRES: FebruaW%10� 14 Bonded Tluu Notary Pub� ,U, My Cotruyss r9 D. DAViDSC;P! I.r%xpires: g-19- 20Iq Corrective Deed - Page/(r OR 4989 PG 845 Exhibit A Description of Part of Section 27, Township 48 South, Range 25 East, Collier County, Florida (27.32 Acre Parcel) All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida, being more particularly described as follows: COMMENCING at the Northeast corner of said Section 27; Thence along the east line of said Section 27 South 0 V09'43" East 100.00 feet to a point on the south right-of-way line of Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; Thence continue along the east line of said Section 27, South 01109'43" East 1214.62 feet; Thence leaving said line South 89148'50" West 677.35 feet; Thence South 05135'39" East 229.90 feet; Thence South 90100'00" West 400.12 feet to a point on the easterly right -of way line of Goodlette Frank Road as recorded in Plat Book 13, Page S&,..Public-Records of Collier County, Florida; Thence along said line North 05135'39" Westl fet; Thence leaving said line South 89°49'40' 0 0 00 het,r Thence North 05135'39" West 269.80'e a point on the south lha additi231 throu through Immokalee Road (S.R. 846) as recdrded"in Official Record Book 174 pag2316 through 2322, Public Records of Collier County, Flofi`da, —� Thence along said line in the followi�g four (4)"scribedd courses; 1 South 89°49'40" East 485 feet; �< _�` ", �P—� y 2 South 88133'19" East 225.151feetle I 3 3 South 89149'40" East 130.02fat`�, ;� NO 1 4 North 00010120" East 35 feet 2 a oirb°t"on the So77tiii f-wafA�o esidlmmokalee Road (S.R. 846); ; Thence along said line South 89° ; East 77.73 feet; the east line of said Thence continue along said line N`8OP,12 58' East 1.48 feet to apdit on Section 27 and the POINT OF BEG the parcel hereind bed; Containing 31.22 acres more or less; LESS A parcel of land located in Section 27, Township 48 South, Range 25 East, Collier County, Florida, being more particularly described as follows: COMMENCE at the northeast corner of Section 27, Township 48 South, Range 25 East, Collier County, Florida; thence run S 01 109'43" E, along the east line of the Northeast '/. of said Section 27, for a distance of 1,090.50 feet; thence run S 89148'50" W for a distance of 594.85 feet to the POINT OF BEGINNING of the parcel herein described: Thence run S 4213846" W for a distance of 21.60 feet; Thence run S 50140'23" W for a distance of 24.41 feet; Thence run S 38°41'41" W for a distance of 58.72 feet; Thence run S 00°55' 14" E for a distance of 69.01 feet; Thence run S 66°42'59" W for a distance of 17.23 feet; Thence run S 05135'39" E for a distance of 301.69 feet; Thence run S 90°00'00" W 400.12 feet to a point on the easterly right-of-way line of Goodlette Frank Road (C.R. 851), a 130.00 foot wide right-of-way, as the same is shown on the Plat of Frank Boulevard according to the Plat thereof recorded in Plat Book 13 at Page 58 of the Public Records of Collier County, Florida; Thence run N 05°35'39" W, along the easterly right-of-way line of Goodlette-Frank Road, for a distance of 134.59 feet; Thence run N 07°28'04" E for a distance of 53.10 feet; Thence run N 05135'39" W for a distance of 163.79 feet to the beginning of a tangential circular curve, concave southeasterly; Corrective Deed - PageRl 6 *** OR 4989 PG 846 *** Thence run northeasterly, along the arc of said curve to the right, having a radius of 50.00 feet, through a central angle of 90°01'44", subtended by a chord of 70.73 feet at a bearing of N 39°25'13" E, for a distance of 78.57 feet to the end of said curve; Thence run N 84°26'05" E for a distance of 391.04 feet to the beginning of a tangential circular curve, concave northerly; Thence run easterly, along the arc of said curve to the left, having a radius of 150.00 feet, through a central angle 179 T54", subtended by a chord of 45.12 feet at a bearing of N 75°47'08" E, for a distance of 45.29 feet to the POINT OF BEGINNING; containing 3.869 acres, more or less; LESS A parcel of land located in the Northeast quarter of Section 27, Township 48 South, Range 25 East, Collier County, Florida, being more particularly described as follows: COMMENCE at the northeast comer of Section 27, Township 48 South, Range 25 East, Collier County, Florida, thence run S 01108'54" E, along the east line of the northeast quarter of said Section 27, for a distance of 100.03 feet to a point 100.00 feet southerly of, as measured at right angles to, the easterly prolongation of the north line of the northeast quarter of said Section 27, the same being a point on the southerly right-of-way line of Immokalee Road and the POINT OF BEGINNING of the parcel of land herein described; Thence continue S 01°08' 54" E, alon "i e s lrrte f-thg northeast quarter of said Section 27, for a distance of 35.01 feet to a pouf4� 1le so�} 'as measured at right angles to, the easterly prolongation of the north link glfle�2fortheast quarter irf�tion 27; Thence run N 89°48 51 W, ' arallel with the north line of I} ort east quarter of said Section 27 for a distance of 20.03 feet t� a poritvonthe•eass�terly boundary of eas ent recorded in OR Book 616 at Page 1912 of the Public Re0ords,�Of C ki l ounty -Flo rti a Thence run N 00° 11'09' E )al e eJ It ,nda aof satd e eme t, for a distance 30.00 feet; Thence run N 89°48't51 � � p#a g'v�th e o� ne of tl tY0 east, quarter of said Section 27, for a distance of 60.00 fe t to oirtt onIthe(w to l} b6 d'art' i lid 0asement recorded in O.R. Book 616 at Page 1912 of the Pui{iod dfotr,oWnt�gFlona, 1 Thence run N 00° 11 Or along the westerly b6" ary o saia eminent, for a distance of 5.00 feet to the northwest corner of si4? ement and a point 100 ;eet s�ut)te�l;gf, as measured at right angles to, the north line of the northc s f gdarter of said Section 27; � sa'tno g a point on the southerly right-of-way .n line of Immokalee road, " Thence run S 89°48'51" E; l 4)hq southerly right -of -,a"- 4,n of Immokalee Road, for a distance of 79.22 feet to the POINT OF BEGINI[�1G Containing 27.32 acres, more or less Subject to easements and restrictions of record Bearings are assumed and based on the east line of Section 27 being South 01 °09'43" East. Corrective Deed - Paee$ 7 Exhibit V.G4 LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Q. Grady Minor & Associates, P.A. and Coleman, Yovanovich & Koester. P.A. (Name of Agent) to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting property identified'm this Applicatio . zv�Signed: Date: 512, f /2a2Ca v r 1 Typed or Printed Name and Title: David B. Genson, Sr. Vice President of Barron Collier Management LLC, Authorized Agent for Creekside East, Inc. I hereby certify that I have the authority to make the foregoing application, and that the application is true, correct and complete to the best of my knowle e. Signature of Applicant David B. Genson, Senior Vice President of Barron Collier Manaaement, Authorized agent for Creekside East Inc Typed or Printed Name and Title STATE OF ( Florida ) COUNTY OF ( Collier ) Sworn to and subscribed before me this 29 T 4 day of �-i i, U 2020 By �—`'' 1 �~ T , �L MY COMMISSION EXPIRES: fii�/Za Notary Public CHOOSE ONE OF THE FOLLOWING: who is personally known to me, who has produced and did take an Oath did not take and Oath as identification {vY SABINAE.IIARDY ..,!.` MY COMMISSION # GG 287225 EXPIRES: Jamwy 14, 2D23 �rFos °P' Bonded ThN Notary Public UndMOM NOTICE - BE AWARE THAT: Florida Statute Section 837.06 - False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of %500.00 and/or maximum of a sixty day jail term." AFFIDAVIT OF AUTHORIZATION FOR PETITIONNUMBERS(S) PL20190002849 and PL20190002850 1 David B. Genson (print name), as sr Vice President of Barron Collier Management, LLC, as Authorized Agent (title, if applicable) of Creekside east Inc- (company, If applicable), 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. We/I authorize Q. Grady Minor & Associates, P.A. and Coleman, Yovanovich & Koester, P.A 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. 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 use the appropriate format for that ownership. Under p9fialties of perju , I declare that I have read the foregoing Affidavit of Authorization and that the fac scat it are �irue - 511111L020 Signature Date STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was acknowleged before me by means of E physical presence or ❑online notarization this 29tn day of May . 20211 , by (printed name of owner or qualifier) David B Genson Such person(s) Notary Public must check applicable box: El Are personally known to me ❑ Has produced a current drivers license ❑ Has produced Notary Signature: CPM-COA-00115\155 REV 3/4/2020 as identification. : !!+ •: SMNAE. HAWY MY COMMISSION I GG 287225 =' E)iPIRES: Jara�ary t4 2023 di r g Bonded Thru Nagy Pubic Underw am ACTION BY UNANIMOUS CONSENT AND DESIGNATION OF AUTHORITY OF CREEKSIDE EAST, INC Effective as of January 1, 2015 The undersigned, being all of the shareholders (the "Shareholders") of Creekside East, Inc, a Florida corporation (the "Corporation"), who would be entitled to vote upon the actions hereinafter set forth at a meeting of the Shareholders of the Corporation, do hereby adopt and consent to the following actions to the same extent, and with the same force and effect, as if adopted at a meeting of all of the Shareholders of the Corporation: 1. This Action By Unanimous Consent and Designation of Authority (the "Designation") hereby supersedes any and all designations of authority executed and adopted by the Shareholders on behalf of the Corporation prior to the date hereof (collectively, "Prior Designations") and the Shareholders hereby revoke any and all such Prior Designations. This Designation shall remain in full force and effect until revoked in writing by the Shareholders. 2. The Shareholders unanimously consent to Barron Collier Management, LLC, a Florida limited liability company being named the authorized agent of the Corporation ("Authorized Agent") in accordance with the terms hereof and consent to the grant of authority to the officers of Barron Collier Management, LLC in accordance with the Statement of Authority of Barron Collier Management, LLC as filed pursuant to Section 605.0302(1), Florida Statutes and recorded in the Official Records of Collier County, Florida at O.R. Book 5108, Page 2218 as such Statement of Authority may be amended from time to time. 3. All instruments of conveyance, mortgages, contracts, instruments and documents executed by Barron Collier Management, LLC, in its capacity as Authorized Agent of the Corporation, shall be deemed to have been properly authorized by all appropriate actions made by all of the Shareholders. Further, all instruments of conveyance, mortgages, contracts, instruments and documents (and any amendments, modifications and/or supplements thereto) executed by Barron Collier Management, LLC, in its capacity as the Authorized Agent of the Corporation, shall be binding upon the Corporation. This Designation may be executed in any number of counterparts, each of which shall be deemed an original instrument, and said counterparts shall constitute but one and the same instrument which may be sufficiently evidenced by one counterpart. The undersigned Shareholders do hereby unanimously agree, consent and affirm that the actions authorized in this Designation shall have the same force and effect as if taken at a duly constituted meeting of the Shareholders of the Corporation, hereby waive all formal requirements, including the necessity of holding a formal or informal meeting, and any requirement that notice be given, and hereby direct that this Designation be made a part of the minutes of the Corporation. BARRON COLLIER CO 1 FILE NUMBER I � 838 By: R. Blakeslee Gable A Shareholder M. Wells Gable eholder By: �_--�_ Phyllis Alden A Shareholder I0 M. Lamar G. Villere A Shareholder Mathilde V. Currence A Shareholder 1998 BARRON COLLIER III IRREVOCABLE CHILDREN'S TRUST A Shareholder Juliet C. Sproul, Tr /�te JULIET C SPROUL FAMILY INHERITANCE TRUST A Shareholder By: P tric R. George, Trustee OI 140277.2 CI- BARRON COLLIER CO FILE NUMBER 2 11$ 018 By: R. Blakeslee Gable A Shareholder By: M. Wells Gable A Shareholder LOW Phyllis G. Alden A Shareholder Lamar G. Villere A Shareholder Mathilde V. Currence A Shareholder 1998 BARRON COLLIER III IRREVOCABLE CHILDREN'S TRUST A Shareholder Juliet C. Sproul, Trustee JULIET C SPROUL FAMILY INHERITANCE TRUST A Shareholder Patrick R. George, Trustee 01140277 2 C6 z 1 BARRON CCLI_IER CO FILE NUMBER 11838 LIM R. Blakeslee Gable A Shareholder M. Wells Gable A Shareholder Phyllis G. Alden A Shareholder By. Lamar G. Villere A Shareholder LOW Mathilde V. Currence A Shareholder 1998 BARRON COLLIER III IRREVOCABLE CHILDREN'S TRUST A Shareholder Juliet C. Sproul, Trustee JULIET C SPROUL FAMILY INHERITANCE TRUST A Shareholder Patrick R. George, Trustee BARRON COLLIER CO FILES NUMBER 01140277.2 CE RIM R. Blakeslee Gable A Shareholder M. Wells Gable A Shareholder Phyllis G. Alden A Shareholder Lamar G. Villere A Shareholder By. k I I I Autekick— Mathilde V. Currence A Shareholder 1998 BARRON COLLIER III IRREVOCABLE CHILDREN'S TRUST A Shareholder Juliet C. Sproul, Trustee JULIET C SPROUL FAMILY INHERITANCE TRUST A Shareholder Un Patrick R. George, Trustee BARRON COLLIER CO FILE NUMBER 2 1I83S OI I40277.2 CE INSTR 5643569 OR 5577 PG 124 E-RECORDED 12/4/2018 11:32 AM PAGES 3 CLERK OF THE CIRCUIT COURT AND COMPTROLLER, COLLIER COUNTY FLORIDA REC $27.00 13pparf mpnt of fttr I certify the attached is a true and correct copy of the Amendment/Cancellation of Statement of Authority, filed on-,- 8, for BARRON COLLIER MANAGEMENT, LLC, a FI e I pany, as shown by the records of this office. . The document number of th limite comanyL1 000185495. }g fi CR2E022 (1-11) Given under my hand and the Great Seal of the State of Florida at Tallahassee, the Capital, this the Thirty-first day of October, 2018 V944. qrn Prfz r Iserrefaq a£ Sfnfe OR 5577 PG 125 AMENDED AND RESTATED STATEMENT OF AUTHORITY OF BARRON COLLIER MANAGEMENT, LLC Pursuant to Section 605.0302(2), Florida Statutes, this limited liability company (the "Company") submits the following amended and restated statement of authority: This amended and restated statement of authority amends and restates, in its entirety, that certain statement of authority filed by the Company on December 18, 2014 with the Florida Secretary of State (H14000292086 3). FIRST: The name of the Company is Barron Collier Management, LLC. SECOND: The Company was registered with the Florida Department of State of December 3, 3014 and assigned document nugtber-L.I4900185495. THIRD: The street / FM L 841 FOURTH: This a effective as of date it is filed of FIFTH: This am and restated statem following officers, acting toget thority to execute mortgage, security agreement, to ax m;t, guaranty amendment or supplement thereto, e ,W capacity as a General Partner of Barron aggailA Manager or Authorized Agent for one or more oil'iriti any's principal office is: irit shall be deemed tol grants any two (2) of the missory note, bond, and any modification, iding, but not limited to, in its or in its capacity as the Name: Barron G. Collier, III Position: Director b. ^ co Address: 2600 Golden Gate Parkway ram- =' Naples, FL 34105 Name: Blake Gable V: r., N Position: President Address: 2600 Golden Gate Parkway Naples, FL 34105 all r Name: David Genson Position: Senior Vice President Address: 2600 Golden Gate Parkway Naples, FI, 34105 CD *** OR 5577 PG 126 *** Name: Brian Goguen Position: Chief Operating Officer Address: 2600 Golden Gate Parkway Naples, FL 34105 Name: Bradley A. Boaz Position: Chief Financial Officer Address: 2600 Golden Gate Parkway Naples, FL 34105 SIXTH: This statement of authority grants any one (1) of the following officers, acting alone, authority to execute any contract, agreement, instrument or document, other than those referred to in Paragraph Fifth above, on behalf of the Company: Name: B,1ikk Position:, Address:. 600 Golden Gate ame: CIO Positi n: $ Pre id nt , / Addre Pa w Naples, FL 3410 Name: avid Genson Position. r Vice Preside Address. 0 o �7 Nap:341 v Name: Brian Goguen Position: Chief Operating Officer Address: 2600 Golden Gate Parkway Naples, FL 34105 Name: Bradley A. Boaz Position: Chief Financial Officer Address: 2600 Golden Gate Parkway Naples, FL 34105 Signed this day of August, 2018. ac Cecil, f Chainnan of the Board AMENDED AND RESTATED STATEMENT OF AUTHORITY OF BARRON COLLIER MANAGEMENT, LLC Pursuant to Section 605.0302(2), Florida Statutes, this limited liability company (the "Company") submits the following amended and restated statement of authority: This amended and restated statement of authority amends and restates, in its entirety, that certain statement of authority filed by the Company on December 18, 2014 with the Florida Secretary of State (H14000292086 3). FIRST: The name of the Company is Barron Collier Management, LLC. SECOND: The Company was registered with the Florida Department of State of December 3, 3014 and assigned document number L14000185495. THIRD: The street and mailing address of the Company's principal office is: 2600 Golden Gate Parkway Naples, FL 34105 FOURTH: This amended and restated statement of authority shall be deemed effective as of date it is filed with the Florida Secretary of State. FIFTH: This amended and restated statement of authority grants any two (2) of the following officers, acting together, authority to execute any deed, promissory note, bond, mortgage, security agreement, loan agreement, guaranty agreement and any modification, amendment or supplement thereto, on behalf of the Company including, but not limited to, in its capacity as a General Partner of Barron Collier Partnership, LLLP or in its capacity as the Manager or Authorized Agent for one or more other entities: Name: Barron G. Collier, III Position: Director Address: 2600 Golden Gate Parkway Naples, FL 34105 Name: Blake Gable Position: President Address: 2600 Golden Gate Parkway Naples, FL 34105 Name: David Genson Position: Senior Vice President Address: 2600 Golden Gate Parkway Naples, FL 34105 Name: Brian Goguen Position: Chief Operating Officer Address: 2600 Golden Gate Parkway Naples, FL 34105 Name: Bradley A. Boaz Position: Chief Financial Officer Address: 2600 Golden Gate Parkway Naples, FL 34105 SIXTH: This statement of authority grants any one (1) of the following officers, acting alone, authority to execute any contract, agreement, instrument or document, other than those referred to in Paragraph Fifth above, on behalf of the Company: Name: Barron G. Collier, III Position: Director Address: 2600 Golden Gate Parkway Naples, FL 34105 Name: Blake Gable Position: President Address: 2600 Golden Gate Parkway Naples, FL 34105 Name: David Genson Position: Senior Vice President Address: 2600 Golden Gate Parkway Naples, FL 34105 Name: Brian Goguen Position: Chief Operating Officer Address: 2600 Golden Gate Parkway Naples, FL 34105 Name: Bradley A. Boaz Position: Chief Financial Officer Address: 2600 Golden Gate Parkway Naples, FL 34105 Signed this ,� I day of August, 2018. ac Cecil, Chairman of the Board Creekside Commerce Park East Mixed Use Subdistrict (PL20190002849) Exhibit V.GS Addressing Checklist May 27 2020 w GradyMinor Exhibit Cover Pages. docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-] 144 • engineering@gradyminor.eom • www.gradyminor.com 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) Fol OTHER GMPA LEGAL DESCRIPTION of subject property or properties (copy of lengthy description may be attached) Creekside Commerce Park PUD (see attached Legal Description) S27 T48 R25 FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) See attached list STREET ADDRESS or ADDRESSES (as applicable, if already assigned) Creekside Blvd E, Pkwy, Way, Trail, Blvd and Street, Arthrex Blvd and Immokalee Road 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) Creekside Commmerce Park CPUD PROPOSED PROJECT NAME (if applicable) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) SDP - or AR or PL # PUDA-PL20170000425 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) Creekside Commerce Park Please Return Approved Checklist By: 0 Email ❑ Fax ❑ Personally picked up Applicant Name: Sharon Umpenhour Phone: 239-947-1144 Email/Fax: sumpenhour@gradyminor.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 29331193023 Folio Number For the rest please see attached. Folio Number Folio Number Folio Number Folio Number Approved by: (Jr Date: 02/19/2020 Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED Creekside Commerce Park CPUD Legal Description All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; COMMENCING at the northwest corner of said Section 27; thence along the north line of said Section 27 South 89°45'21" East 1869.61 feet; thence leaving said line South 00°14'39" West 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; thence along said right of way line in the following Six (6) described courses; 1) South 89°45'21" East 485.99 feet; 2) South 00°14'39" West 10.00 feet; 3) South 89045'21" East 150.19 feet; 4) South 89048'33" East 716.81 feet; 5) North 05034'33" West 10.05 feet; 6) South 89°48'33" East 486.21 feet to a point on the west right of way line of Goodlette Road as recorded in Plat Book 3, page 58, Public Records of Collier County, Florida; thence along said line South 05o33'48" East 1767.02 feet; thence leaving said line South 89020'53" West 51.18 feet; thence North 23055'53" West 13.07 feet; thence northwesterly, 30.71 feet along the arc of a circular curve concave to the northeast, having a radius of 80.00 feet, through a central angle of 21°59'52" and being subtended by a chord which bears North 12°55'57" West 30.53 feet; thence North 05000'53" West 31.56 feet; thence North 36019'20" West 32.02 feet; thence North 56°04'35" West 35.11 feet; thence North 80o39'15" West 32.53 feet; thence North 88°39'12" West 97.78 feet; thence North 86004'40" West 45.79 feet; thence North 89049'48" West 132.77 feet; thence North 69040'10" West 37.23 feet; thence South 89°20'53" West 142.47 feet; thence South 84°59'26" West 24.66 feet; thence South 74°56'50" West 121.32 feet; thence South 79049'59" West 45.93 feet; thence westerly and northwesterly, 45.51 feet along the arc of a circular curve concave to the northeast, having a radius of 66.00 feet, through a central angle of 39°30'16" and being subtended by a chord which bears North 80o24'53" West 44.61 feet to a point of compound curvature; February 17, 2020 W GradyMinor Page 1 ofAl Legal Description. docx Civil Engincers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • Nvwxv.gradyminor.com Creekside Commerce Park CPUD Legal Description thence northwesterly, 52.92 feet along the arc of a circular curve concave to the southwest, having a radius of 150.00 feet, through a central angle of 20°12'57" and being subtended by a chord which bears North 70°46'13" West 52.65 feet; thence North 80°52'42" West 36.59 feet; thence westerly and southwesterly, 46.18 feet along the arc of a circular curve concave to the southeast, having a radius of 80.00 feet, through a central angle of 33°04'14" and being subtended by a chord which bears South 82035'11" West 45.54 feet to a point of compound curvature; thence southwesterly and westerly, 38.16 feet along the arc of a circular curve concave to the northwest, having a radius of 60.00 feet, through a central angle of 36°26'19" and being subtended by a chord which bears South 84016'14" West 37.52 feet to a point of compound curvature; thence westerly and northwesterly, 68.85 feet along the arc of a circular curve concave to the southwest, having a radius of 305.00 feet, through a central angle of 12°55'59" and being subtended by a chord which bears North 83°58'36" West 68.70 feet; thence South 89°33'25" West 18.36 feet; thence South 89°39'19" West 71.63 feet; thence North 89034'56" West 36.03 feet; thence South 86006'41" West 42.94 feet; thence South 83°44'16" West 26.23 feet; thence South 51°01'13" West 27.49 feet; thence South 33°25'50" West 19.95 feet; thence South 15°40'05" West 20.54 feet; thence South 10054'39" West 34.64 feet; thence South 89°20'14" West 101.06 feet; thence North 10°46'06" East 101.42 feet; thence North 89°20'53" East 65.45 feet; thence North 00039'07" West 100.64 feet; thence South 89020'53" West 503.78 feet; thence North 00039'07" West 27.71 feet; thence North 72°58'55" West 131.30 feet; thence North 02oO8'56" West 1473.29 feet to a point on the south right of way line of said Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; Containing 69.48 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°49'40" East. February 17, 2020 W GradyMinor Page 2 of 4 Legal Description. docx Civil Engincers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • Nvwxv.gradyminor.com Creekside Commerce Park CPUD Legal Description All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; Commencing at the northeast corner of said Section 27; thence along the east line of said Section 27, South 01°09'43" East 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; thence continue along said east line South 01°09'43" East 1189.62 feet; thence leaving said line South 89'48'50" West 677.35 feet; thence South 05°35'39" East 886.02 feet; thence South 89°48'50" West 400.00 feet to a point on the easterly right of way line of Goodlette Frank Road as Recorded in Plat Book 13, page 58, Public records of Collier County, Florida; thence along said line North 05°35'39" West 2088.10 feet to a point of the south right of way line of said Immokalee Road (S.R. 846); thence along said line South 89'49'40" East 1168.55 feet; thence continue along said line South 89°12'58" East 1.85 feet to the POINT OF BEGINNING of the parcel herein described; Containing 38.9 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°46'26" East. LESS A PORTION OF TRACTS "R" AND "L1" CREEKSIDE COMMERCE PARK WEST -UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGIN AT THE NORTHWESTERLY MOST CORNER OF TRACT "R" (CREEKSIDE WAY) CREEKSIDE COMMERCE PARK WEST -UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE RUN SOUTH 89°45'00" EAST, ALONG THE SOUTH RIGHT-OF-WAY OF IMMOKALEE ROAD FOR A DISTANCE OF 249.45 FEET; THENCE RUN SOUTH 00°25'51" WEST FOR A DISTANCE OF 107.22 FEET; THENCE RUN SOUTH 60°02'56" EAST FOR A DISTANCE OF 117.20 FEET; THENCE RUN SOUTH 82'32'14" EAST FOR A DISTANCE OF 119.17 FEET TO February 17, 2020 W GradyMinor Page 3 of 4 Legal Description. docx Chill Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com Creekside Commerce Park CPUD Legal Description A POINT ON THE EAST LINE OF TRACT "L1" OF SAID CREEKSIDE COMMERCE PARK WEST -UNIT ONE, ALSO BEING THE WES LINE OF LOT 3 OF SAID CREEKSIDE COMMERCE PARK WEST -UNIT ONE; THENCE RUN SOUTH 00°07'39" EAST, ALONG SAID EAST LINE FOR A DISTANCE OF 111.93 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY OF SAID TRACT "R"; THENCE RUN NORTH 89°58'01" WEST, ALONG SAID NORTH RIGHT-OF-WAY FOR A DISTANCE OF 456.64 FEET TO A POINT ON THE WEST RIGHT-OF-WAY OF SAID TRACT "R"; THENCE RUN NORTH 02'19'57" WEST, ALONG SAID WEST RIGHT-OF-WAY FOR A DISTANCE OF 294.20 FEET TO THE POINT OF BEGINNING; CONTAINING 2.32 ACRES, MORE OR LESS. February 17, 2020 M GradyMinor Page 4 of 4 Legal Description. docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com ParcellD Name1 StreetNumber Street 29331193023 CREEKSIDE COMMERCE PARK 1354 CREEKSIDE BLVD 29331193049 RES FLORIDA 1250 HOLDINGS LLC 1293 CREEKSIDE ST 29331193065 CREEKSIDE COMMERCE PARK 29331193081 RES FLORIDA 1370 HOLDINGS LLC 1370 CREEKSIDE BLVD 29331193104 RES FLORIDA 1370 HOLDINGS LLC 1370 CREEKSIDE BLVD 29331193120 RES FLORIDA 1370 HOLDINGS LLC 1360 CREEKSIDE BLVD 29331193146 RES FLORIDA 1370 HOLDINGS LLC 29331193188 CREEKSIDE HOSPITALITY LLC 1317 INNOVATION BLVD 29331193227 RES FLORIDA 1284 HOLDING LLC 1284 INNOVATION DR 29331193243 RES FLORIDA 1265 HOLDINGS, LLC 1265 CREEKSIDE PKWY 29331190521 CREEKSIDE COMMERCE PARK 1157 CREEKSIDE PKWY 29331190660 CREEKSIDE COMMERCE PARK 1131 ARTHREX BLVD 29331190686 RES FLORIDA 1255 HOLDINGS LLC 1255 CREEKSIDE PKWY 29331190709 CREEKSIDE WEST INC 1252 IMMOKALEE RD 29331190725 RANI INVESTMENTS LLC 1175 CREEKSIDE PKWY 29331190848 UNITED STATES POSTAL SERVICE 1130 CREEKSIDE PKWY 29331180023 CREEKSIDE EAST INC 29331180049 CREEKSIDE EAST INC 29331180544 CREEKSIDE EAST INC 29331180560 CREEKSIDE EAST INC 29331180586 CREEKSIDE EAST INC 29331180609 CREEKSIDE EAST INC 29331180612 WHITE OAKS REAL ESTATE 1285 CREEKSIDE BLVD E 29331181103 CREEKSIDE EAST INC 29331181129 CREEKSIDE EAST INC 29331181145 CREEKSIDE EAST INC 29331181161 CREEKSIDE EAST INC Creekside Commerce Park PUD Location Map N w S wGradyMinor 560 280 0 560 Feet Civil Engineers • Land Surveyors • Planners • Landscape Architects Creekside Commerce Park East Mixed Use Subdistrict (PL20190002849) Exhibit V.G6 Pre -application Meeting Notes May 27, 2020 w GradyMinor Exhibit Cover Pages. docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com CoAev 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 DateanclTime: 1/16/20 GMPA- 3:OOPM Zoning-4:OOPM Assigned Planner: Zoning - Nancy Gundlach Engineering Manager (for PPL's and FP's): Project Information Project Name: Creekside Commerce Park (PUDA) PL#: 20190002850 Property ID #: See Suppl . Info Current Zoning: CPUD Project Address: Creekside Blvd City: Naples State: FL Zip: 34109 Applicant: Sharon Umpenhour D.Wayne Arnold,AICP,Q.Grady Minor&Assoc.P.A. Agent Name: `_ Phone: 2 3 9- 9 4 7 -114 4 Agent/Firm Address: 3800 Via Del Rey City onita Spr�iaM, FL Zip34134 Property Owner: Creekside East Inc. (All Parcels) Please provide the following, if applicable: L Total Acreage: ii. Proposed # of Residential Units: iv. V. Proposed Commercial Square Footage: For Amendments, indicate the original petition number: 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 7/11/2019 Page I 1 of 5 Coffier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.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. Lys,/ 13:r-LJ %S'w%"�I�zf /ij ;� Z 774E /Is,F�b - E0UIQooJnnE.,i4,aL AAPh(4,,i`t S4A4ES - kE A Por�toov aF +hE {PI e$Fr-uE W I I I LIE (LEAloUEd Zreco-A'Urcd- 4. I ACre-S t S 4hE CUrre� � PresErUE kE&OREMEAJ7 7PE PreSe,r\JE S Hou I d be Le0I5uot/S AQEX PICASE rou�JE 1=jolaorimErj44L A+,q LIS4e-d SAeCieS SurU4 FL uC.mAP PIEAS E ProV, dE Info,- A4,o J 4G 5kow koW +hE r�educeo►j iry IPreSEevE AUA 1W1 11 be- M►4"a.+4J Afe5� CCME- ob )ecJivE-S (o- 1.1 Amid T 1. I . u:.� If Site is within the City of Naples Water Service Area please send to Naples Utilities and Planning Departments. Then, if the petition is submitted, we are to send it (by email) to the four persons below in their Utilities and Planning Depts. - along with a request that they send us a letter or email of "no objection" to the petition. Bob Middleton RMiddleton na les ov.com Allyson Holland AMHolland(a)naplesgov.com Robin Singer RSinger(�naplesaov.com Erica Martin emartin naplesgov.com Disclaimer: Information provided by staff to applicant during the Pre -Application Meeting is based on the best available data at the time of the meeting and may not fully inform the applicant of issues that could arise during the process. The Administrative Code and LDC dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. Updated 7/11/2019 Page 1 2 of 5 r Creekside Commerce Park PUD Location Map irnmokalee RD X NO Legend ,r u�c Es i e i i6 IGI • b , G • Creekside PUD crvEs�'iai�"f �sX(U-'GSr'Ae'ro'G Coinrriumi4 © Gradylllinor EE Cor I� Vfe-PWSWUE- (310 155 0 Chil Engineers • Land surw\ors • I'laonrrs • Iduuhcapc 1n$livuls a N W E S 310 Feet CoTer County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Meeting Notes 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 st+1— 1J < IO Res. 61"PA 44, )i �. +� .Pvr f n 9 v /i �, -( t4- C'. Enfj^ b%hi�sr ?'fB �p Vj�(tstr{rvrL, f.f lhbtsi7'y AyLi,�, -`-GaVi I,+Iuf3 Other required documentation for submittal (not listed on application): �E Sew /SIT ATksE i"Ic lh d w as 4 JOZES 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 7/11/2019 Page 1 3 of 5 Transportation Planning and PUD Monitoring Pre-App Notes Developer Commitments: Transportation Planning " Them um total dairy trip gen ion for UD shal t exceed two- M hour trips bas on the use des in th E Manu n trip gene ion rate effec t the t' e of appli ion for SDP DPA or division4 at 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 for satisfying all PUD commitments until close-out of the PUD. At the time of this CPUD approval, the Managing Entity is the Insert Company Name Here. 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." Miscellaneous "Pursuant to Section 125.022(5) F.S., issuance off, development permit by a county does not in any way create ;5lotiot—s on the part of the scant to obtain a perrr�itrom`a state or ral agency and d ncreate any liabili n the part of the co or issuance of permit if the applic ails to obtain requisit provals or fulfill the igations imposed y a state or federal ag y or undertakes action at result in a violation of state or federal law. All otherplicable state ral perm oec�rmthe dev wiient." Co*.r County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliereov.net (239) 252-2400 Pre -Application• Sign -in Sheet Collier County Contact Information: 2cv1 4oao i tl'fY --' Name Review Discipline Phone Email ❑ David Anthony Environmental Review 252-2497 david. anthony@col IiercountyfLgov ❑ Claudine Auclair GMD Operations and Regulatory Management 252-5887 claudine.auclair@colliercountyfl.gov Sally Ashkar Assistant County Attorney 252-8842 sally.ashkar@colliercountyfl.gov ❑ Steve Baluch Transportation Planning 252-2361 stephen.baluch@colliercountyfl.gov ❑ Ray Bellows Zoning, Planning Manager 252-2463 raymond.bellows@colliercountyfl.gov L rie Beard PUD Monitoring 252-5782 laurie.beard @colIiercountyfLgov Craig Brown Environmental Specialist 252-2548 craig.brown @colIiercountyfLgov ❑ Alexandra Casanova Operations Coordinator 252-2658 Alexandra.casanova@colliercountyfl.gov Heidi Ashton Cicko Managing Asst. County Attorney 252-8773 heidi.ashton@colliercountyfl.gov Thomas Clarke Operations Coordinator 252-2584 thomas.clarke@colliercountyfl.gov ❑ Jamie Cook Prin. Environmental Specialist 252-6290 Jaime.cook@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 ❑ Sue Faulkner Comprehensive Planning 252-5715 sue.faulkner@colliercountyfl.gov ❑ Jeremy Frantz LDC Manager 252-2305 Jeremy. Frantz@colliercountyfLgov ❑ 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 nancy.gundlach@colliercountyfl.gov ❑ Richard Henderlong Principal Planner 252-2464 richard.henderlong@colliercountyfl.gov ❑ John Houldsworth Engineering Subdivision 252-5757 john.houldsworth@colliercountyfl.gov ❑ Alicia Humphries Right -Of -Way Permitting 252-2326 alicia.humphries@colliercountyfl.gov ❑ Erin Josephitis Environmental Specialist, Senior 252-2915 erin.josephitis@colliercountyfl.gov ❑ Marcia Kendall Comprehensive Planning 252-2387 marcia.kendall@colliercountyfl.gov ❑ John Kelly Zoning Senior Planner 252-5719 john.kelly@colliercountyfl.gov ❑ Diane Lynch Operations Analyst 252-8243 diane.lynch @colIiercountyfLgov ❑ Gil Martinez Zoning Principal Planner 252-4211 gilbert.martinez@colliercountyfl.gov ❑ Thomas Mastroberto Greater Naples Fire 252-7348 1 thomas.mastroberto@colliercountyfl.gov Updated 7/11/2019 Page 1 4 of 5 Co*.r County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergoy.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 Jack McKenna, P.E. Engineering Services 252-2911 jack. mckenna@colliercountyfLgov ❑ Matt McLean, P.E. Development Review Director 252-8279 matthew.mclean@colliercountyfl.gov ❑ Michele Mosca, AICP Capital Project Planning 252-2466 michele.mosca@colliercountyfl.gov ❑ Annis Moxam Addressing 252-5519 annis.moxam@colliercountyfl.gov ❑ Richard Orth Stormwater Planning 252-5092 richard.orth@colliercountyfl.gov ❑ Brandy Otero Transit 252-5859 bra ndy.otero@colIiercountyfLgov ❑ Brandi Pollard Utility Impact fees 252-6237 bra ndi.pollard@colliercountyfLgov ❑ Todd Riggall North Collier Fire 597-9227 triggall@northcollierfire.com ❑ 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 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 ❑ Mark Strain Hearing Examiner/CCPC 252-4446 mark.strain@colliercountyfl.gov ark 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 - Zoning 252-5748 christine.willoughby@colliercountyfl.gov ❑ Daniel Zunzunegui North Collier Fire 1 252-2310 Daniel.Zunzunegui@colliercountyfl.gov Additional Attendee Contact Information: Name Representing Phone Email \�bag(-on Col ` r -zt w AD�Qobacconcolliec.wc%i Pam 6im45 t-1 F ecru ae 262 -2Goo Via-+. c 9APf4ck14nLLwg.coPi 2�� cJ��.rr��,, C—i 1� LiS;s-•3s3' N u J`�^��`. = \�.�,; -r Updated 7/11/2019 Page 1 5 of 5 C24% u�k b )Z- Coffier Couvity Growth Management Department Zoning Division Applicant/Agent may also send site plans or conceptual plans for review in advance if desired. PL20190002850 — Creekside Commerce Park (PUDA) — Nancy Gundlach 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 Sharon Umpenhour / 239-947-1144 / sumpenhour@gradyminor.com • Agent to list for PL# D. Wayne Arnold, AICP, Q. Grady Minor & Associates, P.A. Richard D. Yovanovich, Coleman, Yovanovich & Koester, P.A. "Please copy Sharon Umpenhour (sumpenhour@gradyminor.com) on all emails pertaining to this project. • Owner of property (all owners for all parcels) 29331180023 CREEKSIDE EAST INC 29331180049 CREEKSIDE EAST INC 29331180609 CREEKSIDE EAST INC 29331181103 CREEKSIDE EAST INC 29331181129 CREEKSIDE EAST INC 29331181145 CREEKSIDE EAST INC 29331181161 CREEKSIDE EAST INC 29333000046 CREEKSIDE EAST INC 23991198040 CREEKSIDE EAST INC • Confirm Purpose of Pre-App: (Rezone, etc.) GMPA and PUDA • Please list the density request of the project if applicable and number of homes/units/offices/docks (any that apply): Proposed small-scale plan amendment and PUD amendment to allow up to 300 multi -family dwelling units within the eastern portion of the Creekside Commerce Park PUD. Zoning Division • 2800 North Horseshoe Drive • Naples, Florida 34104.239-252-2400 • www.colliergov.net • Details about Project: GMPA and PUDA to allow 300 multi -family dwelling units in addition to the existing allowable uses. REQUIRED Supplemental Information provided by: Sharon Umpenhour Senior Planning Technician sumpenhour@gradyminor.com 239-947-1144 Cancellation/Reschedule Requests: Contact Danny Condomina-Client Services Supervisor danny.condomina colliercountyfl Phone: 239-252-6866 Zoning Division • 2800 Nash Horseshoe Drive • Naples, Florida 34104.239-252-2400 • www.coliagov.net Creekside Commerce Park PUD Location Map N W + E S © GradyMinor 560 280 0 560 Feet Civil Engineers • Land Surveyors • Planners • Landscape Architects COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.coiliereov.net Coer County 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 I PROPERTY OWNERSHIP DISCLOSURE FORM I 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 M C. )ercentage of such interest: Name and Address % of Ownership If the property is owned by a CORPORATION, list the officers and stockholders and the ICI l.C[ILdr'e Ur SLOCK ownea ay each: Name and Address % of Ownership If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the )ercentage of interest: Name and Address % of Ownership Created 9/28/2017 Page 1 of 3 Co*r County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.collierp,ov.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 Cnerdl dna/or iimitea partners: Name and Address % of Ownership e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the � I J, awI.lu IUIUCI J, UCI ICI Il,ldl ICJ, Ul pdf hers: Name and Address % of Ownership Date of Contract: f. If any contingency clause or contract terms involve additional parties, list all individuals or of"-- In,cl a, II d l.Ul PUI dUUll, pdr lner5nlp, or trust: Name and Address g. Date subject property acquired ❑ Leased: Term of lease years /months If, Petitioner has option to buy, indicate the following: Created 9/28/2017 Page 2 of 3 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Date of option: Date option terminates: Anticipated closing date: Cot1je* T County 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 or I AFFIRM PROPERTY OWNERSHIP INFORMATION I 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 Agent/Owner Name (please print) Date Created 9/28/2017 Page 3 of 3 Co*.r County M`� COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Final Submittal Requirement Checklist for: VA D Rezone- Ch. 3 G. 1 of the Administrative Code endment 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 1 ❑ Completed Application with required attachments (download latest version) 1 Pre -application meeting notes 1 ❑ Affidavit of Authorization, signed and notarized 1 Property Ownership Disclosure Form 1 Notarized and completed Covenant of Unified Control 1 Completed Addressing Checklist 1 Warranty Deed(s) 1 ❑ List Identifying Owner and all parties of corpor tior4 1 ❑ Signed and sealed Boundary Survey-- 1 WV RZ 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. ❑ [f ❑ Listed or Protected Species survey, less than 12 months old. Include copies of previous surveys. 1 ❑ Traffic Impact Study 1 ❑ Historical Survey 1 El E�r 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 '�stification for each (this document is separate from Exhibit E) — ❑ ❑ ❑ Checklist continues on next page February 1, 2019 Page 9 of 11 Collier 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 Original PUD document/ordinance, and Master Plan 24" x 36" — Only if Amending the PUD ❑ ❑ ,�/ Imo" ❑ ❑ Revised PUD document with changes crossed thru & underlined 1 ❑ Copy of Official Interpretation and/or Zoning Verification 1 ❑ *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement 'The following exhibits are to be completed on a separate document and attached to the application packet: L 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 Tn RF RnuTFn Tn TWI: Gni I rnnnnir_ DC111Meiroc School District (Residential Components): Amy Lockheart ❑ Conservancy of SWFL: Nichole Johnson Utilities Engineering: Eric Fey ❑ Parks and Recreation: Barry Williams (Director) ❑ Emergency Management: Dan Summers ❑ Immokalee Water/Sewer District: ❑ City of Naples: Robin Singer, Planning Director ❑ Other: ❑ City of Naples Utilities I ❑ 1 Other: I ASSOCIATED FEES FOR APPLICATION I -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 VI-PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre C�Comprehensive Planning Consistency Review: $2,250.00 d Environmental Data Requirements -EIS Packet (submittal determined at pre -application meeting): $2,500.00 Nth❑ Listed or Protected Species Review (when an EIS is not required): $1,000.00 Transportation Review Fees: Methodology Review: $500.00 *Additional fees to be determined at Methodology Meeting. o Minor Study Review: $750.00 o Major Study Review $1,500.00 February 1, 2019 Page 10 of 11 Corer County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 VW Legal Advertising Fees: ce PC: $1,125.00 VCC: $500.00 e" School CC currency Fee, if applicable: :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. *Additional fee for the 5th and subsequent re -submittal will be accessed at 20% of the original fee. Signature of Petitioner or Agent Printed named of signing party Date February 1, 2019 Page 11 of 11 AFFIDAVIT OF COMPLIANCE Petitions PL20190002849 Creekside Commerce Park East Mixed Use Subdistrict (GMPA) and PL20190002850, Creekside Commerce Park PUD Amendment (PUDA) I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development Code, I did cause the attached newspaper advertisement to appear and I did give notice by mail to the following property owners and/or condominium and civic associations whose members may be affected by the proposed land use changes of an application request for a rezoning, PUD amendment, or conditional use, at least 15 days prior to the scheduled Neighborhood Information Meeting. For the purposes of this requirement, the names and addresses of property owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or entities who have made a formal request of the county to be notified. The said notice contained the laymen's description of the site property of proposed change and the date, time, and place of a Neighborhood Information Meeting. Per the attached letters, property owner's list, and copy of newspaper advertisement which are hereby made a part of this Affidavit of Coi Sharon Umpenhour as Senior Planning Technician for Q. Grady Minor & Associates, P.A. State of Florida County of Lee The foregoing Affidavit of compliance was acknowledged before me this December 18, 2020 by Sharon Umpenhour as Senior Planning Technician, who is personally known to me. Q• ZST'9jZXe of Notary lic) Kimberly A. Scher Printed Name of Notary : ; ! ►''r.t KIMBERLYA SCHER +: fiF,+s W COMMISSION # GG 281617 EXPIRES: Demnber 12, 2022 ,?DF}1o� BOIMed Thru Notary Public Undeimiiera GradyMinor Civil Engineers * Land Surveyors • Planners * Landscape Architects NEIGHBORHOOD INFORMATION MEETING Petitions PL20190002849 Creekside Commerce Park East Mixed Use Subdistrict (GMPA) and P11-20190002850, Creekside Commerce Park PUD Amendment (PUDA) A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esq. of Coleman, Yovanovich & Koester, P.A., representing Creekside East, Inc. (Applicant) will be held on Wednesday, January 6, 2021, 5:30 pm at Saint Monica's Episcopal Church, 7070 Immokalee Road, Naples, FL 34119. Individuals who would like to participate remotely or have questions or comments should contact Sharon Umpenhour, Senior Planning Technician with Q. Grady Minor & Associates, P.A. by email: sum penhour@gradyminor.com, phone: 239-947-1144, or mail: 3800 Via Del Rey, Bonita Springs, FL 34134. Project information is posted online at www.gradyminor.com/planning. Creekside East, Inc. has submitted formal applications to Collier County, seeking approval of a Small -Scale Growth Management Plan (GMP) Amendment and a Planned Unit Development (PUD) Amendment. The GMP amendment proposes to revise the Future Land Use Element to create the Creekside Commerce Park East Mixed Use Subdistrict. The plan amendment establishes a maximum of 300 multi -family rental units to be constructed in the 9.9± acre subdistrict, which will be located on the east side Goodlette-Frank Road within the `B' District of the Creekside Commerce Park PUD. The companion PUD amendment proposes to amend the Creekside Commerce Park PUD to construct a maximum of 300 multi -family dwelling units east of Goodlette-Frank Road as a development option. The addition of the residential use is to the `B' District within the PUD. The maximum vehicular trip generation figure in Section 2.16.E has not been revised with the addition of the multi -family residential use because the PUD proposes no change to the previously established trip cap. The Conceptual PUD Master Plan has been modified to show the Creekside Commerce Park East Mixed Use Subdistrict located east of Goodlette- Frank Road. The GMP amendment subject property is comprised of approximately 9.9± acres, located within the Creekside Commerce Park PUD east of Goodlette-Frank Road. The Creekside Commerce Park PUD is comprised of 106± acres, located on the southwest and southeast quadrant of Immokalee Road and Goodlette-Frank Road in Section 27, Township 48 South, Range 25 East, Collier County, Florida. GMPA (PL20190002049) SUBJECT PROPERTY Immokalee RD W G >. J Creekside PKWY 3 C w m s: O d v � Project Location Map 0 �o PUDA (PL20190002650) SUBJECT PROPERTY eohtBraSs 9 Hp 7o N gN9 v Z W+ l 6 s The Neighborhood Information Meeting is for informational purposes only, it is not a public hearing. Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com 12A I THURSDAY, DECEMBER 17, 2020 1 NAPLES DAILY NEWS STATE BRIEFS Man guilty of pretending to be immigration attorney TAMPA - A Florida man has been convicted of pretending to be an attor- ney and filing hundreds of fake immi- gration applications. Elvis Harold Reyes, 56, pleadedgu0ty Tuesday in Tampa federal court to mail fraud and aggravated identity theft, ac- cording to court records. He faces up to 20 years in prison for the mail fraud and a mandatory consecutive 2 years for the identity theft. A sentencing date hasn't been at. Accordingto court documents, Reyes caned and operated EHR Ministries Inc. He portrayed himself as an immi- gration attorney, though he has never had a law license. him taken to a hospital. News outlets reported the man was swimming in the waters off Siesta Key when the attack happened. WTVT reported a woman called on and said the 39-year-old man had been bitten on his hand and arm and was bleeding profusely. She was heard reas- suring him "everything's going to be OK" Sarasota Memorial Hospital spokes- man Kim Savage said a man had been admitted Tuesday and the wound was confirmed to have been a sharkbite, but she said she could not provide any more details on his condition or personal in- formation. Man sentenced to 50 years for stabbing mom to death PALM COAST - A Florida man was sentenced to 50 years in prison Florida man is bitten by shark, Wednesday for stabbing his mother to Walks home bleeding death after he got angry when she threatened to kick him out of the house. SIESTA KEY- A Florida man was bit- Nathaniel Shimmel, 25, pleaded ten by a shark and walked home bleed- guilty to second-degree murder ing where a woman called 911 and had Wednesday after facing a first -degree Red tide found off state's southwest coast; birds sick Brendan Farrington ASSQCI Ea PRESS TALLAHASSEE - Red tide is back in the waters off of Plorida's southwest coast, making birds sick and killing fish, according to a state environmental agency update on Wednesday. While satellite imagery isn't picking up the toxdc algal blooms, the Florida Fish and Wildlife Conservation Com- mission said it's been detected in the waters between Sanibel Island and Marco Island. Officials said recent tests that were done on sea birds alerted officials. "Our first indication ofthis particular event was we had over a dozen comm- rants that came into a wildlife rehab center on Sanibel and we tested blood from those cormorants and all of them tested positive for the red tide toxin," Gil McRae, director ofthe agency's Fish and Wildlife Research Institute, told earn - mission members during a virtual meet- ing. McRae said it was a late season bloom, and that winter weather could likely break it up, but in the meantime the state, local governments and volun- teers are trying to identify what areas am being affected. "We are ramping up every available resource to respond to this red tide," McRae said. "As of right now it doeen t appear to be nearly as large scale as the ones we've seen in the recent past" The toxic bloom overran Florida's southern Gulf Coast in 2018, kfilinghuge numbers offish along with scores of sea turtles and the state's beloved mana- tees. The bloom also causes respiratory irritations in people which, coupled with the stench of rotting marine life, sent manytouristsfieeingbeaches,sea- side attractions and nearbyrestaurants. Red tide is caused by an organism called Kanm a brevis, which occurs nat- urally in the waters off Florida. In an av- erage year, a red tide may bloom in the fall and run its course through the win- ter months. murder charge and the possibility oflife her, but later confessed to the crime de - in prison. scribing the events in vivid detail. On Aug. 23, 2017, Shimmed called 911 and initially said a robber had attacked Associated Press NEIGHBORHOOD INFORMATION MEETING Petitions PL20190002849 Creekside Commerce Park East Mixed Use Subdistrict (GMPA) and PL20190002850, Creekside Commerce Park PUD Amendment (PUDA) A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esq. of Coleman, Yovanovich & Koester, RA., representing Creekside East, Inc. (Applicant) will be held on Wednesday, January 6, 2021, 5:30 pm at Saint Monica's Episcopal Church, 7070 Immokalee Road, Naples, FL 34119. Individuals who would like to participate remotely or have questions or comments should contact Sharon Umpenhour, Senior Planning Technician with Q. Grady Minor & Associates, P.A. by email: sumpenhour@gradyminor. com, phone: 239-947-1144, or mail: 3800 Via Del Rey, Bonita Springs, FL 34134. Project information is posted online at www.gradyminorcom/ planning. Creekside East, Inc. has submitted formal applications to Collier County, seeking approval of a Small -Scale Growth Management Plan (GMP) Amendment and a Planned Unit Development(PUD) Amendment. The GMP amendment proposes to revise the Future Land Use Element to create the Creekside Commerce Park East Mixed Use Subdistrict. The plan amendment establishes a maximum of 300 multi -family rental units to be constructed in the 9.9z acre subdistrict, which will be located on the east side Goodlette- Frank Road within the 'B' District of the Creekside Commerce Park PUD. The companion PUD amendment proposes to amend the Creekside Commerce Park PUD to construct a maximum of 300 multi -family dwelling units east of Goodlette-Frank Road as a development option. The addition of the residential use is to the'B' District within the PUD. The maximum vehicular trip generation figure in Section 2.16.1- has not been revised with the addition of the multi -family residential use because the PUD proposes no change to the previously established trip cap. The Conceptual PUD Master Plan has been modified to show the Creekside Commerce Park East Mixed Use Subdistrict located east of Goodlette-Frank Road. The GMP amendment subject property is comprised of approximately 9.9x acres, located within the Creekside Commerce Park PUD east of Goodlette- Frank Road. The Creekside Commerce Park PUD is comprised of 106x acres, located on the southwest and southeast quadrant of Immokalee Road and Goodlette-Frank Road in Section 27, Township 48 South, Range 25 East, Collier County, Florida. The Neighborhood Information Meeting is for informational purposes, it is not a public hearing. Transcript - PL20190002849 Creekside Commerce Park East Mixed Use Subdistrict (GMPA) and PL20190002850, Creekside Commerce Park PUD Amendment (PUDA) January 6, 2021 NIM The meeting was scheduled for Wednesday, January 6, 2021, 5:30 pm at Saint Monica's Episcopal Church, 7070 Immokalee Road, Naples, FL 34119. No members of the public were present or registered through Zoom, therefore the meeting was not held. Page 1 of 1 (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. 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. 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. 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 SHARON UMPENHOUR WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER(S) PL20190002849 Creekside Commerce Park East Mixed Use Subdistrict (GMPA) and PL20190002850. Creekside Cufff—mbree Park PUD Amen nt PUDA . 1 3800 Via De[ Rey SIGNATURE OF APPLICANT OR AGENT STREET OR P.O. BOX Sharon Umpenhour as Senior Planning Technician for Q. Bonita Springs, Florida 34110 Grady Minor & Associates, P.A. NAME (TYPED OR PRINTED) CITY, STATE ZIP STATE OF FLORIDA COUNTY OF Lee The foregoing instrument was sworn to and subscribed before me this 18th day of August , 2021, by Sharon Umpenhour as Senior Planning Technician for O. Grady Minor & Associates. P.A., personally known to me or whe- Wised - as identifier and who did not take an oath. CMIN.f.L3YYYER Signature of Not Public W COMMISSION # GG 982367 PP EXPIRES: May 14, 2024 'Epd Fto ` Bonded Thru Notary Public Undenrriters Carin J. Dwyer Printed Name of Notary Public My Commission Expires: (Stamp with serial number) Rev. 3/4/2015