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Agenda 09/27/2022 Item #17C (Ordinance- amending Ordinance No.18-25)09/27/2022 EXECUTIVE SUMMARY This item requires that ex parte disclosure be provided by Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve an Ordinance amending Ordinance Number 18-25, the Mini-Triangle Mixed Use Planned Unit Development, to decrease commercial uses from 200,000 to a maximum of 130,000 square feet with a minimum of 15,000 square feet of office uses and a minimum of 30,000 square feet of other commercial uses; and to increase multi-family dwelling units by 114 units for a maximum of 491 dwelling units, all subject to a traffic cap; and remove movie theatre and bowling center uses; and by amending the master plan. The subject property is located near the southern corner of the intersection of Davis Boulevard and Tamiami Trail East, west of Commercial Drive in Section 11, Township 50 South, Range 25 East, Collier County, Florida, consisting of 5.35± acres; and by providing an effective date. (Companion item to PL20210001101, 17D) [PL20210001100] OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced petition, render a decision regarding this rezoning petition and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The subject property consists of 5.35+/- acres and is located near the southern corner of the intersection of Davis Boulevard and Tamiami Trail East, west of Commercial Drive in Section 11, Township 50 South, Range 25 East, Collier County. This petitioner seeks to amend the Mini- Triangle MPUD, approved via Ordinance #18-25, to decrease commercial uses from 200,000 to a maximum of 130,000 square feet with a minimum of 15,000 square feet of office uses and a minimum of 30,000 square feet of other commercial uses; and to increase multi-family dwelling units by 114 units for a maximum of 491 dwelling units, all subject to a traffic cap; remove the movie theater use; and amending the master plan. FISCAL IMPACT: The PUD Amendment (PUDA) by and of itself will have no fiscal impact on Collier County. There is no guarantee that the project, at build-out, will maximize its authorized level of development. However, if the PUD Amendment is approved, a portion of the land could be developed, and the new development will result in an impact on Collier County public facilities. The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities. Other fees collected prior to issuance of a building permit include building permit review fees. Please note that impact fees and taxes collected were not included in the criteria used by Staff and the Planning Commission to analyze this petition. GROWTH MANAGEMENT IMPACT: The FLUE designates the project site as Urban Designation, Urban Mixed-Use District, Urban Residential Subdistrict and is within the Bayshore/Gateway Triangle Redevelopment Overlay and also within the Coastal High Hazard Area on the FLUM. The applicant is requesting to add 114 DUs to the previously approved 377 DUs. This would bring the total to 491 DUs at a density of (491 / 5.35 A) = 91.775/A or rounded 92 DUs per acre. Developer will continue to commit to the previously approved trip cap (Ord. 18-25) of 628 two-way PM peak hour adjusted trips. The project amendments are consistent with the FLUE of the GMP. 17.C Packet Pg. 2063 09/27/2022 Transportation Element: Transportation Planning staff reviewed the application and found this project consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP). There are no additional transportation impacts proposed with this PUD Amendment and the existing trip cap will remain the same. Operational impacts will be addressed at time of the next development order (SDP, SDPA or Plat), at which time a new TIS will be required to demonstrate turning movements for all site access points. Additionally, the development must again comply with applicable concurrency management regulations with those same SDP, SDPA or Plat approvals. Therefore, the subject amendment can be found consistent with Policy 5.1 of the Transportation Element of the GMP. Conservation and Coastal Management Element (CCME): Environmental Planning staff found this project to be consistent with the Conservation & Coastal Management Element (CCME). The proposed changes do not affect any of the environmental requirements of the GMP. GMP Conclusion: The proposed PUD is inconsistent with the GMP, unless the Board approves the companion GMPA first or concurrent with the PUD and the uses and intensities align. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard petition PUDA-PL20210001100 on August 4, 2022, and by a vote of 5 to 0 recommended to forward this petition to the Board with a recommendation of approval with required changes to the PUD as explained below. The CCPC approval was unanimous. No letters of objection have been received and there was no opposition. As such, this petition will be placed on Summary Agenda. The required changes and additions to be added to the PUD by the CCPC include: Exhibit A - List of Permitted Uses: • In Into Paragraph - Deleting multiplex, movie theater and bowling center • For Section A.I.b, Adding the language excluding the sale of live poultry, the sales of orthopedic and artificial limbs and monuments and tombstones, health insurance for pets, and humane societies, animal. • In Table 1, under Permitted Uses, revising 40,000 to 45,000 square feet • For Sections B.3 and B.6, revising the 40,000 square feet references to 45,000 square feet • For Section B.3, the deletion of “and 25,000 square feet of uses 2 through 5 and 9” and replacing with “and the remaining minimum commercial square feet shall only be uses 2 through 5 and 9 The changes were accepted by staff, and these revisions were added to the Ordinance. LEGAL CONSIDERATIONS: LEGAL CONSIDERATIONS: This is an amendment to the existing the Mini-Triangle Mixed Use Planned Unit Development (Ordinance No. 18-25). The burden falls upon the applicant for the amendment to prove that the proposal is consistent with all of the criteria set forth below. The burden then shifts to the Board of County Commissioners, should it consider denial, that such denial is not arbitrary, discriminatory or unreasonable. This would be accomplished by finding that the amendment does not meet one or more of the listed criteria. Criteria for PUD Amendments Ask yourself the following questions. The answers assist you in making a determination for approval or not. 17.C Packet Pg. 2064 09/27/2022 1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. 2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney. 3. Consider: Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. 4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. 5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development? 6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of available improvements and facilities, both public and private. 7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion. 8. Consider: Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. 9. Will the proposed change be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan? 10. Will the proposed PUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested PUD Rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 17.C Packet Pg. 2065 09/27/2022 13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary. 14. Will the proposed change adversely influence living conditions in the neighborhood? 15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety? 16. Will the proposed change create a drainage problem? 17. Will the proposed change seriously reduce light and air to adjacent areas? 18. Will the proposed change adversely affect property values in the adjacent area? 19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. 21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing zoning? (a “core” question…) 22. Is the change suggested out of scale with the needs of the neighborhood or the county? 23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 24. Consider: The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 25. Consider: The impact of development resulting from the proposed PUD rezone on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended. 26. Are there other factors, standards, or criteria relating to the PUD rezone request that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare? 17.C Packet Pg. 2066 09/27/2022 The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons and the oral testimony presented at the Board hearing as these items relate to these criteria. This item has been approved as to form and legality, and requires an affirmative vote of four for Board approval (HFAC) RECOMMENDATION: Staff concurs with the recommendation of the CCPC, which is reflected in the attached Ordinance and recommends that the Board approve the applicant’s request to amend the MPUD; subject to approval of the companion GMPA. Prepared by: Timothy Finn, AICP, Principal Planner, Zoning Division ATTACHMENT(S) 1. Staff Report - Mini-Triangle PUDA (PDF) 2. Attachment A - Revised Ordinance 8-5-22 (PDF) 3. [Linked] Attachment B - Application-Backup Materials (PDF) 4. Attachment C - NIM Documents (PDF) 5. Attachment D - Hearing Advertising Signs (PDF) 6. legal ad - agenda IDs 22683 & 23125 (PDF) 17.C Packet Pg. 2067 09/27/2022 COLLIER COUNTY Board of County Commissioners Item Number: 17.C Doc ID: 22683 Item Summary: This item requires that ex parte disclosure be provided by Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recomme ndation to approve an Ordinance amending Ordinance Number 18-25, the Mini-Triangle Mixed Use Planned Unit Development, to decrease commercial uses from 200,000 to a maximum of 130,000 square feet with a minimum of 15,000 square feet of office uses and a mi nimum of 30,000 square feet of other commercial uses; and to increase multi-family dwelling units by 114 units for a maximum of 491 dwelling units, all subject to a traffic cap; and remove movie theatre and bowling center uses; and by amending the master plan. The subject property is located near the southern corner of the intersection of Davis Boulevard and Tamiami Trail East, west of Commercial Drive in Section 11, Township 50 South, Range 25 East, Collier County, Florida, consisting of 5.35± acres; and by providing an effective date. (Companion item to PL20210001101, 17D) [PL20210001100] Meeting Date: 09/27/2022 Prepared by: Title: – Zoning Name: Tim Finn 08/09/2022 3:47 PM Submitted by: Title: Zoning Director – Zoning Name: Mike Bosi 08/09/2022 3:47 PM Approved By: Review: Zoning Ray Bellows Additional Reviewer Completed 08/10/2022 9:47 AM Zoning Mike Bosi Zoning Director Review Completed 08/16/2022 8:05 AM Growth Management Department Diane Lynch Growth Management Department Completed 08/23/2022 3:24 PM Growth Management Department Trinity Scott Transportation Skipped 08/19/2022 8:51 AM Growth Management Department James C French Growth Management Completed 09/06/2022 10:07 AM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 09/08/2022 10:11 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 09/09/2022 3:20 PM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 09/12/2022 11:12 AM Office of Management and Budget Laura Zautcke Additional Reviewer Completed 09/15/2022 5:22 PM County Manager's Office Amy Patterson Level 4 County Manager Review Completed 09/21/2022 3:50 PM Board of County Commissioners Geoffrey Willig Meeting Pending 09/27/2022 9:00 AM 17.C Packet Pg. 2068 PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 1 of 13 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: AUGUST 4, 2022 SUBJECT: PUDA-PL20210001100 MINI-TRIANGLE MPUD COMPANION ITEM: PL20210001101/SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT – MINI-TRIANGLE MIXED USE SUBDISTRICT PROPERTY OWNER/APPLICANT/AGENTS: Owner/Applicant: Metropolitan Naples, LLC 1500 Fifth Avenue South, Suite106 Naples, FL 34102 Agents: Robert J. Mulhere, FAICP Richard C. Grant, Esq. Paula N.C. McMichael, AICP Grant Fridkin Pearson, P.A. Hole Montes, Inc. 5551 Ridgewood Drive, Suite 501 950 Encore Way Naples, FL 34108 Naples, FL 34110 REQUESTED ACTION: The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an application to amend Ordinance Number 18-25, as amended, the Mini-Triangle Mixed-Use Planned Unit Development (MPUD). GEOGRAPHIC LOCATION: The subject property consists of 5.35+/- acres and is located near the southern corner of the intersection of Davis Boulevard and Tamiami Trail East, west of Commercial Drive in Section 11, Township 50 South, Range 25 East, Collier County (see location map, page 3). 17.C.1 Packet Pg. 2069 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 2 of 13 PURPOSE/DESCRIPTION OF PROJECT: This petitioner seeks to amend the Mini-Triangle MPUD, approved via Ordinance #18-25, to decrease commercial uses from 200,000 to a maximum of 130,000 square feet with a minimum of 15,000 square feet of office uses and a minimum of 25,000 square feet of other commercial uses; and to increase multi-family dwelling units by 114 units for a maximum of 491 dwelling units, all subject to a traffic cap; remove the movie theater use; and amending the master plan. 17.C.1 Packet Pg. 2070 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 3 of 13 SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses and zoning classifications for properties surrounding boundaries of the MPUD: North: Davis Boulevard, a six-lane arterial roadway. Farther north are developed commercial properties zoned C-4-GTMUD-MXD. South: Tamiami Trail East, a six-lane arterial roadway. Southwest of Tamiami Trail East are condominiums located in the City of Naples, zoned Planned Development (PD). Southeast of Tamiami Trail East is undeveloped commercial property zoned C-4-GTMUD-MXD. East: Directly east are developed commercial properties zoned C-4-GTMUD-MXD. West: Directly west is partially developed commercial property zoned C-4-GTMUD- MXD. Aerial (County GIS) 17.C.1 Packet Pg. 2071 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 4 of 13 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): The FLUE designates the project site as Urban Designation, Urban Mixed-Use District, Urban Residential Subdistrict, and is within the Bayshore/Gateway Triangle Redevelopment Overlay and also within the Coastal High Hazard Area on the FLUM. The applicant is requesting to add 114 DUs to the previously approved 377 DUs. This would bring the total to 491 DUs at a density of (491 / 5.35 A) = 91.775/A or rounded 92 DUs per acre. Developer will continue to commit to the previously approved trip cap (Ord. 18-25) of 628 two- way PM peak hour adjusted trips. The project amendments are consistent with the FLUE of the GMP. Transportation Element: Transportation Planning staff reviewed the application and found this project consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP). There are no additional transportation impacts proposed with this PUD Amendment and the existing trip cap will remain the same. Operational impacts will be addressed at time of the next development order (SDP, SDPA or Plat), at which time a new TIS will be required to demonstrate turning movements for all site access points. Additionally, the development must again comply with applicable concurrency management regulations with those same SDP, SDPA, or Plat approvals. Therefore, the subject amendment can be found consistent with Policy 5.1 of the Transportation Element of the GMP. Conservation and Coastal Management Element (CCME): Environmental Planning staff found this project to be consistent with the Conservation & Coastal Management Element (CCME). The proposed changes do not affect any of the environmental requirements of the GMP. GMP Conclusion: The proposed PUD is inconsistent with the GMP unless the Board approves the companion GMPA first or concurrent with the PUD and the uses, and intensities align. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5, Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. An evaluation relative to these subsections is discussed below, under the heading “Zoning Services Analysis.” Drainage: The proposed PUD Amendment request is not anticipated to create area drainage problems. Stormwater best management practices, treatment, and storage will be addressed through the environmental resource permitting process with the South Florida Water Management District. County staff will also evaluate the project’s stormwater management system, calculations, and design criteria at the time of site development plan (SDP) and/or platting (PPL). 17.C.1 Packet Pg. 2072 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 5 of 13 Environmental Review: Environmental Planning staff has reviewed the PUD petition to address environmental concerns. The property has been historically cleared and maintained clear of native vegetation required to be preserved. The property has been developed in accordance with PUD Ordinance 2018-25. The Master Plan does not show a preserve since no minimum preservation is required. There were no observed listed species on the property. Environmental Services staff recommends approval of the proposed petition. Landscape Review: There are no deviations for landscape requirements associated with this PUDA, and the buffers shown on the Master Plan are consistent with the LDC. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Utilities Review: The project lies within the City of Naples potable water service area and south wastewater service area of the Collier County Water-Sewer District (CCWSD). Wastewater service is readily available via connection to existing infrastructure within adjacent easements and rights-of-way. Sufficient wastewater treatment capacity is available. The City of Naples Utilities Department furnished a letter of water service availability on May 16, 2022. Zoning Services Review: In 2002, the Bayshore Gateway Triangle Community Redevelopment Agency (CRA) was established to promote economic development, through private investment, within an area that was seeing a decline in property values and had inadequate infrastructure. The goal of the CRA was to foster redevelopment and attract private investment. The specific area in which this project is located, known as the Triangle, was previously identified for the location of a catalyst project. Collier County acquired 5.35 acres of land, the Mini Triangle area, in an effort to position the property in a manner that would attract a private investor to develop the property as a catalyst project that focused on the mix of commercial and residential uses. In 2018, the property was rezoned to a MPUD (memorialized via Ordinance 2018-25) and was also subject to a companion GMPA (memorialized via Ordinance 2018-23) that created the Mini Triangle Subdistrict designation within the FLUE. At the time of the Mini Triangle MPUD rezone and the Mini Triangle GMPA, the development proposed to have 377 multi-family dwelling units, 228 hotel room/suites, and a minimum square footage of commercial development. This MPUD amendment request and the companion small-scale growth management plan amendment (SSGMPA-PL20210001101) only pertains to approximately 3.77 acres of the MPUD and only includes the following parcels: 77510240008, 77510200006, 00388440007, and 003488480009. The remaining 1.58 acres, identified as parcels 77510280000 and 77510320009, has been allocated 270 multifamily units and 7,500 sf of retail by private agreement. The owner of that parcel is not an applicant to this amendment, and this amendment does not affect those development rights. Given the COVID-19 Pandemic, the economic conditions have shifted, and traditional retail is no longer viable to the same extent pre-COVID. With the plans to move forward with a hotel on the abutting property to the west of this subject property, in addition to c urrent economic conditions, this places a further strain on the viability of the hotel use. In order to provide additional flexibility with the current economic conditions, the applicant requests to amend the Mini Triangle MPUD to allow additional multi-family dwelling units as an alternative to the hotel use and to change the minimum 17.C.1 Packet Pg. 2073 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 6 of 13 and maximum square footage requirements for certain commercial and office uses. The property was recently replated to establish three platted development lots (see Exhibits 1 and 2, below). Exhibit 1: Original Plat 17.C.1 Packet Pg. 2074 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 7 of 13 Exhibit 2: Replat The owner of Lot 1 is not an applicant for the SSGMPA and MPUD, as the owner has an approved site development plan (SDP-PL20200002428 for a 16-story multi-use development consisting of 270 multifamily units with 7.500 s.f. of ground floor commercial use. The other petition for Lot 2 (SDP - PL20210003215) is proposing a 15-story building with 56 multifamily units with 6,500 square feet ground floor commercial use. The net developable acreage of each of the three platted lots is as follows: • Lot 1 (has an Approved SDP): 68,240.58 s.f. (1.566 acres) • Lot 2 (has an SDP under Review): 30,512.39 s.f. (0.700 acres) • Lot 3 (Future Development): 79,758.01 s.f. (1.724 acres) The increase in the maximum number of multifamily dwelling units, from 377 to 491, is requested in order to allow for the greatest flexibility in the marketplace. The decrease in total allowable commercial square footage is requested to reflect the reality of market conditions, including the fact that a hotel was approved on the adjacent parcel, and a movie theatre was approved and is developed at Coastland Center Mall. The circumstances, as well as the broader analysis provided in the Market Analysis (prepared by Russ Weyers, Real Estate Econometrics, Inc.) submitted with the companion GMPA clearly establishes significant changes in the marketplace since the original approval. This MPUDA is companion to a Growth Management Plan Amendment (GMPA) that amends the Mini Triangle Subdistrict within the Future Land Use Element (FLUE). 17.C.1 Packet Pg. 2075 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 8 of 13 LDC Section 10.02.13.B.5 states that “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria in addition to the findings in LDC Section 10.02.08”: 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Wastewater collection mains are readily available along Tamiami Trail East and Commercial Drive and at the northeast corner of the PUD, and there is adequate wastewater treatment capacity to serve the proposed PUD as amended. The City of Naples Utilities Department furnished a letter of water service availability on May 16, 2022. Staff has reviewed the proposed amendment and is of the opinion the uses and property development regulations are compatible with the development approved in the area, provided the companion GMPA is adopted. Moreover, this PUD has already been partially developed with potable water and wastewater services from the City of Naples and the CCWSD, respectively. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with the application, which were reviewed by the County Attorney’s Office, demonstrate unified control of the 3.77 acres of the 5.35-acre PUD. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the Growth Management Plan (GMP). County staff has reviewed this petition and has offered an analysis of conformity with the relevant goals, objectives, and policies of the GMP within the GMP Consistency portion of this staff report on page 5 if the companion GMPA is approved. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. As described in the Staff Analysis section of this staff report, the proposed changes to the PUD do not affect the landscaping standards of the original PUD. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. No deviation from the required usable open space is being requested, and compliance 17.C.1 Packet Pg. 2076 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 9 of 13 would be demonstrated at the time of SDP or PPL. 6. The timing or sequence of development for the purpose of ensuring the adequacy of available improvements and facilities, both public and private. The CCWSD has sufficient treatment capacity for wastewater service to the project. Conveyance capacity must be confirmed at the time of development permit application. Refer to the May 16, 2022, letter from the City of Naples Utilities Department concerning water service availability. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The area has adequate supporting infrastructure, including City water and County wastewater mains, to accommodate this project. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The petitioner is not requesting any new deviations to the LDC. Rezone Findings: LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners…shall show that the planning commission has studied and considered proposed change in relation to the following when applicable”: 1. Whether the proposed change will be consistent with the goals, objectives, and policies of the Future Land Use Map and the elements of the GMP. Comprehensive Planning staff determined the subject petition is consistent with the goals, objectives, and policies of the (FLUM) and other elements of the GMP if the companion GMPA is approved. 2. The existing land use pattern. The existing land use pattern (of the abutting properties) is described in the Surrounding Land Use and Zoning section of this staff report. The proposed use would not change the existing land use patterns of the surrounding properties. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The property is currently zoned PUD and would remain as such. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 17.C.1 Packet Pg. 2077 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 10 of 13 This petition does not propose any change to the boundaries of the PUD. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed change is not necessary; however, it is being requested in compliance with the LDC provisions to seek such changes because the petitioner wishes to include the proposed uses and development standards that are specific to the subject parcel. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed PUD Amendment is not anticipated to adversely influence living conditions in the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure has adequate capacity to serve the proposed project at this time, i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP Transportation Element consistency review. Operational impacts will be addressed at time of first development order (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought. 8. Whether the proposed change will create a drainage problem. The proposed PUDA request is not anticipated to create drainage problems in the area, provided stormwater best management practices, treatment, and storage on this project are addressed through the Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). County staff will also evaluate the project’s stormwater management system, calculations, and design criteria at the time of SDP and/or PPL. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. It is not anticipated the changes proposed to this PUD Amendment would seriously reduce light or air to the adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent areas. This is a subjective determination based upon anticipated results which may be internal or external to the subject property. Property valuation is affected by a host of factors, 17.C.1 Packet Pg. 2078 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 11 of 13 including zoning; however, zoning by itself may or may not affect values, since value determination is driven by market value. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The decrease of square footage of commercial uses and the increase of multi-family dwelling units is not anticipated to serve as a deterrent to the improvement of the adjacent property. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. If the proposed development complies with the GMP through the proposed amendment, then that constitutes a public policy statement supporting zoning actions when they are consistent with said Comprehensive Plan. In light of this fact, the proposed change does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property can be used in accordance with existing zoning; however, the proposed uses cannot be achieved without amending the PUD. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. It is staff’s opinion that the proposed uses, associated development standards, and developer commitments will ensure that the project is not out of scale with the needs of the community. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The petition was reviewed for compliance with the GMP and the LDC, and staff does not specifically review other sites in conjunction with a specific petition. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Any development anticipated by the PUD Document would require considerable site alteration, and this project will undergo extensive evaluation relative to all federal, state, 17.C.1 Packet Pg. 2079 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 12 of 13 and local development regulations during the SDP and/or platting processes, and again later as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. This petition has been reviewed by County staff responsible for jurisdictional elements of the GMP as part of the amendment process and those staff persons have concluded that no Level of Service will be adversely impacted. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. It is to be determined at the public hearings NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on May 25, 2022 at Naples Bay Resort, The Point Meeting Room, located at 1500 Fifth Avenue South, Naples, FL. The meeting commenced at approximately 5:31 p.m. and ended at 5:47 p.m. The applicant’s agent, Bob Mulhere, introduced the consulting team and county staff. Mr. Mulhere gave a PowerPoint presentation by giving a history of the Mini- Triangle project, the economic factors leading to the proposed changes of the PUD amendment, and present conditions. The meeting was opened to public attendees for questions. The first attendee had questions regarding if there will be three towers and any pilings. Jerry Starkey, an associate from the developers’ team, explained that there will be three towers at 168 feet in height and added that there will be pilings. Another attendee had a question regarding a cell tower to the northeast of the project. Mr. Starkey had explained that the cell tower was relocated about one mile east of the project and will not be replaced. The CRA, Tami Scott, had inquired whether these proposed changes would affect parking. Mr. Mulhere said that it would not affect parking. No commitments were discussed at this NIM meeting. A copy of the NIM materials are included in Attachment B. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2 -1193 of the Collier County Codes of Laws and Ordinances. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney’s Office reviewed this staff report on July 1, 2022. 17.C.1 Packet Pg. 2080 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PUDA-PL20210001100; Mini-Triangle MPUD Revised: July 1, 2022 Page 13 of 13 RECOMMENDATION: Staff recommends the CCPC forward this petition to the Board with a recommendation of approval. Attachments: A) Proposed Ordinance B) Application/Backup Materials 17.C.1 Packet Pg. 2081 Attachment: Staff Report - Mini-Triangle PUDA (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.2 Packet Pg. 2082 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.2 Packet Pg. 2083 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 1 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx EXHIBIT A MINI-TRIANGLE MPUD VISION, PURPOSE AND INTENT The Mini Triangle MPUD is intended to be a catalyst project spurring further redevelopment in the Bayshore/Gateway Triangle area. In order to facilitate a vibrant mixed use development and viable market demand, as provided for and incentivized in the GTMUD-MXD Overlay for the “Mini-Triangle” area, the MPUD provides for greater intensity, density, and flexibility in Site Design and Development Standards. For the purposes of this MPUD mixed use shall include, at a minimum, residential multifamily development along with a mix of commercial uses, including retail, restaurant and office uses, and may include other commercial uses such as a hotel with ancillary commercial uses, “multiplex” movie theater, bowling center, physical fitness facilities, personal services, and other commercial uses identified in this MPUD. The development form shall be two or more multi-story structures with commercial uses generally located on the ground floor (and subsequent floors for some commercial uses such as office, or restaurants, or multiplex theater by way of example and not limitation), with floors of supporting parking, residential, hotel, retail, office or other approved uses. The MPUD establishes minimums and maximums for residential density and commercial intensity to ensure a viable mixed use development. LIST OF PERMITTED USES TRACT MXU – MIXED-USE DEVELOPMENT A. PERMITTED USES: The PUD shall be developed with a mixture of residential and commercial uses. No building or structure, or part thereof, shall be erected, altered, or used, or land used, in whole or in part, within the Mini-Triangle MPUD, for other than the following: I. Principal Uses a. Residential Uses (see Table 1 for minimum and maximum number of multifamily units): 1. Multifamily residential dwelling units. b. Commercial Uses (see Table 1 for minimum and maximum square footage): 1. Hotels and transient lodging (7011). The term “transient lodging” includes hotels, interval ownership/membership and vacation rental/membership facilities. Any such transient lodging shall include the following operational characteristics and/or limitations: lodging accommodations normally on a daily or weekly rate to the general public or to interval owners/m embers and provisions for check in and housekeeping services, as well as other amenities such as dining facilities, meeting rooms, or recreational facilities. 17.C.2 Packet Pg. 2084 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 2 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 2. Retail (5311-5399; 5411- 5499 excluding the sale of live poultry; 5611-5699; 5712- 5736; 5912; 5921, excluding freestanding liquor stores but allowing a freestanding retail wine store; 5941- 5948; 5992 – 5999 excluding the sales of orthopedic and artificial limbs and monuments and tombstones.) 3. Eating and drinking establishments (5812 and 5813, excluding bottle clubs); 4. Movie Theatre (multiplex) (7832); 54. Personal services (7212, 7231, 7241); 65. General and medical office (6111-6163; 6211-6289; 6311-6399 excluding health insurance for pets; 6411, 7311; 7371; 7373-7375; 8011- 8092, 8111; 8611-8699 excluding humane societies, animal; 8711-8748). 76. Assisted Living Facility (ALF) (8082), limited to 150 units and a FAR of 0.45 and subject to other conditions and standards set forth in Exhibit F of this MPUD. 87. Indoor air-conditioned passenger vehicle and self-storage (4225). Other than passenger vehicle storage all other self storage components shall be limited in use to residents and commercial tenants of this MPUD. Access to the indoor air- conditioned passenger vehicle and/or self storage must be internal to the site and storage not visible from an arterial or collector road. 98. New or used car dealership limited to an interior showroom/display, plus delivery and warranty/repair bays (5511 and 5521), and further limited as follows: • No outdoor paging or amplified sound shall be permitted. • No automated car wash will be permitted. Any onsite washing will be done manually. • No gasoline storage or fueling tanks are permitted. • No roof top parking of vehicles is permitted. • Collision shop operations are prohibited. • For new car dealerships (5511) used vehicle sales shall be limited to luxury and/or collectible vehicles and limited to a maximum of 49% of overall sales. • Used car sales shall be limited to establishments whose business is sales of antique or classic collectible vehicles and/or vehicles with a value equal to or greater than $80,000. • Vehicular access/overhead doors for vehicle delivery, showroom, car washing areas, and service areas, including service drop off and pick up, shall be fully located within a building and not visible from a public roadway or a driveway internal to the project; overhead doors may be visible from any internal roadway or internal driveway only if a roll down security gate style door or a fully glazed overhead door is used. • Services doors must be designed to allow for closure and opened only for entry and exiting of vehicles, and not visible from the exterior of the building. • Off-loading of vehicles shall be prohibited on any public street. • Hours of Operation shall be limited as follows: o Sales - 8:00 AM to 9:00 PM for Monday through Saturday. o Service - 7:00 AM to 6:00 PM Monday through Saturday. o Sales and Service - 10:00 AM – 6:00 PM Sunday. 17.C.2 Packet Pg. 2085 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 3 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 109. Other (7933, 7991, 7999 limited to yoga instruction, and bicycle rental; 8412). 1110.Any other principal use which is comparable in nature with the forgoing list of permitted principal uses, as determined by the Board of Zoning Appeals or the Hearing Examiner by the process outlined in the LDC. II. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures permitted by right in this MPUD, including, but not limited to: a. Residential Uses: 1. Recreational uses and facilities that serve the residents of the PUD, such as swimming pools, fitness centers, dining facilities, and recreation/amenity buildings. 2. Customary accessory uses and structures to residential units, including parking structures, gazebos, fountains, trellises, signage, and similar structures. b. Commercial Uses: 1. Caretaker’s residences one (1) per building, not to exceed three (3), subject to LDC Section 5.03.05. 2. Temporary display of merchandise during business hours provided it does not adversely affect pedestrian or vehicular traffic or public health or safety as determined by the County. Merchandise storage and display is prohibited within front yards adjacent to Davis Boulevard and Tamiami Trail (US 41), but allowed within internal public areas and within side and rear yards. 3. Customary accessory uses and structures to commercial development, including parking structures, gazebos, fountains, trellises, and similar structures. 4. Food trucks and mobile kiosks, subject to 5.04.05 – Temporary Events, as applicable. III. Interim Use: The cell tower located within this MPUD at 2054 Davis Boulevard may remain in place and in operation as a permitted use until such time as the current lease expires or is terminated early by agreement of the parties of the lease and/or successors and assigns. IV. Prohibited Use: Any use meeting the definition of a sexually oriented business, as set forth in Ordinance No. 91-83, as amended, is prohibited. B. DENSITY AND INTENSITY MINIMUMS AND MAXIMUMS AND OTHER LIMITATIONS 1. Table 1 below establishes the required minimum and maximum density and intensity for various Principal Uses, set forth in paragraph A.I., as applicable. 17.C.2 Packet Pg. 2086 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 4 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx Table 1 Density and Intensity Minimums and Maximums Multifamily (dwelling units) Hotel (rooms) Permitted Uses Section A.I.b. Uses 2 through 5 (square feet) General/Medical Office Section A.I.b. Use 6 (square feet) Assisted Living (dwelling units) Self-Storage (square feet) Car Dealership (square feet) Minimum 105 N/A 37,000 of at least two of permitted uses A.I.b. 2 through 5 30,000 N/A N/A N/A Maximum 377 228 111,000 uses A.I.b. 2 through 9 90,000 150 (FAR of 0.45) 60,000 30,000 Table 1 Density and Intensity Minimums and Maximums Multifamily (dwelling units) Hotel (rooms) Permitted Uses Section A.I.b. Uses 2 through 5, and 7 through 10 (square feet) Assisted Living (dwelling units) Use 6 Minimum 105 N/A 45,000 (See paragraph B.3. below) N/A Maximum 491 228 130,000 (See paragraph B.3. below) 150 (FAR of 0.45) 2. In no case shall the maximum total daily trip generation exceed 628 two-way PM peak hour Net New Trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for the SDP/SDPA or subdivision plat approval. The term Net New Trips means the new trips generated by development within the Mini Triangle Subdistrict, reduced by “pass-by” trips and internal capture. 3. Subject to the minimum amounts required in Table 1, an overall maximum of 200,000130,000 square feet of any combination of uses allowed in Section A.I.b., uses 2 through 5, and 67 and 8 through 1011, shall be permitted. The minimum required 45,000 square feet of uses identified in Table 1 above, shall include a minimum 15,000 square feet of office space, and the remaining minimum commercial square feet shall only be uses 2 through 5 and 9. 4. No building permit will be issued for vertical construction on the last of the three MXU Tracts depicted on Exhibit C, Master Plan, unless: (1) construction has begun on a building or buildings that satisfy the minimum required multifamily units and commercial square footage identified under Table 1., above; or (2) certificates of occupancy have been issued for these minimum required amounts; or (3) these minimum required amounts will be 17.C.2 Packet Pg. 2087 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 5 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx accomplished by the construction of the building(s) described in the requested building permit for the last MXU Tract, in which case no certificate of occupancy will be issued for any portion of the building(s) on the last MXU tract until the entire shell(s) of the building(s) containing the minimum required amounts has been completed. 5. No individual commercial use may be located in a building less than three stories in height. 6. Other than office and hotel, no single tenant stand-alone commercial uses are permitted in an individual building. At least 2 of the permitted commercial uses listed in Section A.I.b. 2 through 5, shall be provided in order to meet the minimum 37,00045,000 square feet established for these uses in Table 1. 7. Other than as may be allowed under the LDC for sales or special events, no outdoor storage of goods or merchandise of any kind is permitted. 8. Surface parking shall not exceed 100 spaces, except that during construction, vacant portions of the MPUD may be used for temporary construction related parking. 9. There shall be a minimum of two multi-story buildings in the MPUD. 17.C.2 Packet Pg. 2088 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 6 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx EXHIBIT B MINI-TRIANGLE MPUD DEVELOPMENT STANDARDS A. RESIDENTIAL & COMMERCIAL DEVELOPMENT STANDARDS The table below sets forth the development standards for residential and commercial land uses within Mini-Triangle MPUD. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. PRINCIPAL STRUCTURES MIN. LOT AREA 20,000 s.f. MIN. LOT WIDTH 100 feet as measured by frontage on a public right-of-way or internal driveway. MIN. FLOOR AREA 500 s.f. for commercial structures and 700 s.f. for residential dwelling units, except that up to 20% of residential dwelling units may be between 699 and 500 s.f. Hotel suites/rooms and ALF units, are not subject to a minimum floor area requirement. MINIMUM YARDS ADJACENT TO A PUBLIC STREET 20 feet, measured from the MPUD boundary as shown on the Master Plan. ALL OTHER MPUD PERIMETER YARDS 5 feet* MIN. DISTANCE BETWEEN STRUCTURES 40 feet MAX. BUILDING HEIGHT, ZONED 160 feet MAX. BUILDING HEIGHT, ACTUAL** 162.8 feet ACCESSORY STRUCTURES ADJACENT TO A PUBLIC STREET S.P.S. ALL OTHER MPUD PERIMETER YARDS S.P.S MAX. BUILDING HEIGHT NOT TO EXCEED (ZONED) S.P.S MAX. BUILDING HEIGHT NOT TO EXCEED (ACTUAL) S.P.S S.P.S. = Same as Principal Structures BH = Building Height * In the event additional properties adjacent to this MPUD are included in a unified plan of development/Site Development Plan, the required 5 foot setback and landscape buffer shall not be required, and the MPUD boundary to the adjacent property shall be disregarded. ** FAA Letters of No Hazard Limit building height to 168 feet above mean sea level (AMSL) (See Exhibit C Master Plan Sheet 4 of 4). The Maximum Zoned and Actual Heights are measured as defined in the LDC and are more restrictive than the FAA Maximum Height. B. Parking: 1. Off-Street: Parking shall be provided in accordance with Section 4.02.16 - Design Standards for Development in the Bayshore Gateway Triangle Redevelopment Area, Section F., Table 1 Parking Space Requirements in the BMUD and GTMUD. For uses not 17.C.2 Packet Pg. 2089 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 7 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx specifically listed in Table 1, parking shall be provided as required in the LDC except as otherwise provided for in Exhibit E. 2. Other: Within or along internal private driveways, parallel or angled parking may be provided. 17.C.2 Packet Pg. 2090 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 8 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2091 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 9 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2092 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 10 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2093 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 11 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2094 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 12 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2095 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 13 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx MINI-TRIANGLE MPUD LANDSCAPE AND ARCHITECTURAL CONCEPTUAL DESIGN SUPPLEMENT EXHIBIT C-1, SHEETS 1-9 Sheet 1: Conceptual Site Plan Sheet 2: Typical Street Front Elevation Sheet 3: Typical Street Front Plan View Sheet 4: Optional Street Front Elevation Sheet 5: Optional Street Front Plan View Sheet 6: Typical Garage Elevation Street View Sheets 7-9: Architectural Renderings 17.C.2 Packet Pg. 2096 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 14 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2097 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 15 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2098 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 16 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2099 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 17 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2100 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 18 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2101 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 19 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2102 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 20 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2103 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 21 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 17.C.2 Packet Pg. 2104 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 22 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx EXHIBIT D MINI-TRIANGLE MPUD 17.C.2 Packet Pg. 2105 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 23 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx EXHIBIT D MINI-TRIANGLE MPUD LEGAL DESCRIPTION PARCEL 1: LOTS 5 THROUGH 11, INCLUSIVE, OF TRIANGLE LAKE, ACCORDING TO THE MAP OR PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 38, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, LESS AND EXCEPTING THEREFROM THAT PORTION THEREOF PREVIOUSLY CONVEYED TO THE STATE ROAD DEPARTMENT OF THE STATE OF FLORIDA BY DEED OF CONVEYANCE RECORDED IN DEED BOOK 16, PAGES 163 AND 164, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. LESS AND EXCEPTING: THOSE PORTIONS OF LOTS 5 AND 6, TRIANGLE LAKE, A SUBDIVISION IN SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 EAST, SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 EAST, AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 38, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF SAID LOT 6; THENCE ALONG THE WEST LINE AND SOUTHERLY EXTENSION OF SAID LOT 6, SOUTH 00 DEGREES 33'46" EAST 245.26 FEET TO THE NORTHERLY EXISTING RIGHT OF WAY LINE OF STATE ROAD 90 (US41) (PER SECTION 03010-2116) FOR A POINT OF BEGINNING; THENCE ALONG SAID SOUTHERLY EXTENSION AND WEST LINE NORTH OO DEGREES 33'46" WEST 24.82 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,529.16 FEET, A CENTRAL ANGLE OF 00 DEGREES 47'18.3", AN ARC LENGTH OF 158.65 FEET, THE CHORD FOR WHICH BEARS SOUTH 53 DEGREES 53'54" EAST TO THE EAST LINE OF SAID LOT 5 AND THE END OF SAID CURVE; THENCE ALONG SAID EAST LINE AND SOUTHERLY EXTENSION SOUTH 37 DEGREES 59'11" WEST 20.01 FEET TO SAID NORTHERLY EXISTING RIGHT OF WAY LINE AND THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG SAID NORTHERLY EXISTING RIGHT OF WAY LINE, THE ARC OF SAID CURVE TO THE LEFT, HAVING A RADIUS OF 11,509.16 FEET, A CENTRAL ANGLE OF 00 DEGREE 42'45.9", AN ARC LENGTH OF 143.17 FEET, THE CHORD FOR WHICH BEARS NORTH 53 DEGREE 51'48" WEST TO THE END OF SAID CURVE AND THE POINT OF BEGINNING. PARCEL 2 A LOT OR PARCEL OF LAND IN THE EAST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER, LYING NORTH OF THE TAMIAMI TRAIL, OF SECTION 11 IN TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA BEING SPECIFICALLY DESCRIBED AS FOLLOWS: FROM THE POINT OF INTERSECTION OF THE WEST BOUNDARY LINE OF THE EAST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER, LYING 17.C.2 Packet Pg. 2106 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 24 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx NORTH OF THE TAMIAMI TRAIL (FORMERLY KNOWN AS DIXIE HIGHWAY), OF SECTION 11 IN TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, WITH THE NORTHEASTERLY RIGHT OF WAY LINE OF THE SAID TAMIAMI TRAIL RUN IN A SOUTHEASTERLY DIRECTION FOR 396.58 FEET ALONG SAID NORTHEASTERLY RIGHT OF WAY LINE, TO ESTABLISH THE POINT OF BEGINNING; THENCE FROM THE POINT OF BEGINNING DEFLECT 90 DEGREES FROM THE SOUTHEASTERLY TO THE NORTHEASTERLY AND RUN 322.02 FEET; THENCE DEFLECT 43 DEGREES 39 MINUTE 10 SECONDS, FROM THE NORTHEASTERLY TO THE NORTHERLY AND RUN 57.48 FEET; THENCE DEFLECT 69 DEGREES 51 MINUTES 00 SECONDS FROM NORTHERLY TO NORTHWESTERLY AND RUN 63.91 FEET; THENCE DEFLECT 66 DEGREES: 29 MINUTES 50 SECONDS FROM NORTHWESTERLY TO SOUTHWESTERLY AND RUN 338.2 FEET TO THE SAID NORTHEASTERLY RIGHT OF WAY LINE OF SAID TAMIAMI TRAIL; THENCE IN A SOUTHEASTERLY DIRECTION RUN 98.29 FEET ALONG SAID NORTHEASTERLY RIGHT OF WAY LINE THE POINT BEGINNING. LESS AND EXCEPTING THAT PORTION OF THE NORTHWEST 1/4 OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, BEING DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF LOT 6 OF SAID TRIANGLE LAKE; THENCE ALONG THE WEST LINE AND THE SOUTHERLY EXTENSION OF SAID LOT 6, SOUTH 00 DEGREES 33'46" EAST 307.41 FEET TO THE SURVEY BASE OF STATE ROAD 90 (US 41) AND TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG SAID SURVEY BASE LINE, THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,459.16 FEET, A CENTRAL ANGLE OF 01 DEGREES 15'59.2", AN ARC LENGTH OF 253.29 FEET, THE CHOR D FOR WHICH BEARS SOUTH 53 DEGREES 24'08" EAST TO THE END OF SAID CURVE; THENCE NORTH 37 DEGREES 13'52"EAST, 50.00 FEET TO THE NORTHERLY EXISTING RIGHT OF WAY LINE OF SAID STATE ROAD 90 (US 41) (PER SECTION 03010 -2116) FOR A POINT OF BEGINNING; THENCE NORTH 37 DEGREES 59'11" EAST 20.00 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,529.16 FEET, A CENTRAL ANGLE OF 00 DEGREES 29'17.3", AN ARC LENGTH OF 98.22 FEET, THE CHORD FOR WHICH BEARS SOUTH 52 DEGREES 31'25" EAST TO THE END OF SAID CURVE; THENCE SOUTH 37 DEGREES 59'11" WEST, 20.00 FEET TO SAID NORTHERLY EXISTING RIGHT OF WAY LINE AND THE BEGINNING OF THE CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG SAID NORTHERLY EXISTING RIGHT OF WAY LINE, THE ARC OF SAID CURVE TO THE LEFT, HAVING A RADIUS OF 11,509.16 FEET, A CENTRAL ANGLE OF 00 DEGREE 29'20.3", AN ARC LENGTH OF 98.22 FEET, THE CORD WHICH BEARS NORTH 52 DEGREES 31'28" WEST TO THE END OF SAID CURVE AND THE POINT OF BEGINNING. CONTAINING 1,964 SQUARE FEET. PARCEL 3 17.C.2 Packet Pg. 2107 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 25 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx A LOT OR PARCEL OF LAND IN THE EAST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER, LYING NORTH OF TAMIAMI TRAIL, OF SECTION 11, TOWNSHIP 50 SOUTH OF RANGE 25 EAST, COLLIER COUNTY, FLORIDA, BEING SPECIFICALLY DESCRIBED AS FOLLOWS: FROM THE POINT OF INTERSECTION OF THE WEST BOUNDARY LINE OF THE EAST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER, LYING NORTH OF THE TAMIAMI TRAIL (FORMERLY KNOWN AS DIXIE HIGHWAY), OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, WITH THE NORTHEASTERLY RIGHT OF WAY LINE OF THE SAID TAMIAMI TRAIL RUN IN A SOUTHEASTERLY DIRECTION FOR 298.29 FEET ALONG THE SAID NORTHEASTERLY RIGHT OF WAY LINE, TO ESTABLISH THE POINT OF BEGINNING, THENCE FROM THE POINT OF BEGINNING DEFLECT 90 DEGREES FROM THE SOUTHEASTERLY TO NORTHEASTERLY AND RUN 338.2 FEET, THENCE DEFLECT 113 DEGREES 30'10" FROM NORTHEASTERLY TO NORTHWESTERLY AND RUN 107.18 FEET THENCE DEFLECT 66 DEGREES 29'50" FROM NORTHWESTERLY TO SOUTHWESTERLY AND RUN 295.46 FEET TO THE SAID NORTHEASTERLY RIGHT OF WAY LINE OF SAID TAMIAMI TRAIL, THENCE IN A SOUTHEASTERLY DIRECTION RUN 98.29 FEET ALONG THE SAID NORTHEASTERLY RIGHT OF WAY LINE TO THE POINT OF BEGINNING. PARCEL 4 LOT 4, TRIANGLE LAKE SUBDIVISION AS PLATTED AND RECORDED IN THE PUBLIC RECORDS OF COLLIER COUNTY FLORIDA, IN PLAT BOOK 4, PAGE 38. PARCELS 3 AND 4 LESS AND EXCEPT: THAT PORTION OF LOT 4, TRIANGLE LAKE, A SUBDIVISION, AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 38, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND THAT PORTION OF THE NORTHWEST 1/4, ALL BEING IN SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 EAST. BEING DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF LOT 6 OF SAID TRIANGLE LAKE, THENCE ALONG THE WEST LINE AND THE SOUTHERLY EXTENSION OF SAID LOT 6, SOUTH 00 DEGREES 33'46" EAST, 307.41 FEET TO THE SURVEY BASE LINE OF STATE ROAD 90 (US 41) AND TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG SAID SURVEY BASE LINE, THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,459.16 FEET, A CENTRAL ANGLE OF 00 DEGREES 31'43", AN ARC LENGTH OF 105.72 FEET, THE CHORD OF WHICH BEARS SOUTH 53 DEGREES 46'16" EAST TO THE END OF SAID CURVE, THENCE NORTH 36 DEGREES 29'35" EAST, 50.00 FEET TO THE INTERSECTION OF THE SOUTHERLY EXTENSION OF THE WEST LINE OF SAID LOT 4 AND THE NORTHERLY EXISTING RIGHT OF WAY LINE OF SAID STATE ROAD 90 (US 41) (PER SECTION 03010-2116) FOR A POINT OF BEGINNING; THENCE ALONG SAID SOUTHERLY EXTENSION AND SAID WEST LINE NORTH 37 DEGREES 59'11" EAST, 20.01 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,529.16 FEET, A CENTRAL ANGLE OF 00 DEGREE 44'11.6", AN ARC LENGTH OF 148.21 FEET, THE CHORD FOR WHICH BEARS SOUTH 53 17.C.2 Packet Pg. 2108 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 26 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx DEGREES 08'09" EAST TO THE END OF SAID CURVE; THENCE SOUTH 37 DEGREES 59'11" WEST, 20 FEET TO SAID NORTHERLY EXISTING RIGHT OF WAY LINE AND THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG SAID NORTHERLY EXISTING RIGHT OF WAY LINE, THE ARC OF SAID CURVE TO THE LEFT, HAVING A RADIUS OF 11,509.16 FEET, A CENTRAL ANGLE OF 00 DEGREES 44'16.2", AN ARC LENGTH OF 148.21 FEET, THE CHORD FOR WHICH BEARS NORTH 53 DEGREES 08'16" WEST TO THE END OF SAID CURVE AND THE POINT OF BEGINNING. PARCEL 5: LOTS 12, 13, 14, AND 15, TRIANGLE LAKE SUBDIVISION, AS PLATTED AND RECORDED IN PLAT BOOK 4, PAGE 38, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. OVERALL ACREAGE = 233,058.41 SQUARE FEET OR 5.35 ACRES, AS MEASURED/CALCULATED. 17.C.2 Packet Pg. 2109 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 27 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx EXHIBIT E MINI-TRIANGLE MPUD LIST OF DEVIATIONS FROM LDC This 5.35 acre MPUD is located within the Bayshore/Gateway Redevelopment Area and specifically within the Mini Triangle Subdistrict. Given the desire for this area to be a catalyst for further redevelopment within the broader Bayshore/Gateway Redevelopment Area, and given the urban characteristics of this area, in addition to the specific deviations listed below, additional deviations may be requested from any applicable dimensional or design standards set forth in the LDC, excluding building height, utilizing the process and procedures set forth in LDC Section 10.02.03.F, Site plan with deviations for redevelopment projects. Deviations are as follows: Architectural Standards: 1. Deviation from LDC 4.02.16.C.8.d.,which requires that residential uses be constructed concurrent with, or prior to, the construction of commercial uses, to allow for construction of residential uses without restriction as to timing of construction of commercial uses. 2. Deviation from LDC 4.02.16.D.3.b., Frontage, which requires that the primary entrance for any building be oriented to the street, to allow all primary project entrances to be internal to the project via and internal courtyard, although additional primary and secondary entrances may be located along US 41 or Davis Boulevard. 3. Deviation from LDC Section 4.02.16 D.7.i.i., (Materials) which requires that mixed-use building exteriors consist of wood clapboard, stucco finish, cement fiber board products, brick, or stone, to include glass as an allowable external material. 4. Deviation from LDC Section 4.02.16 D.7.i.ii., which requires pitched roofs to be metal seam (5v Crimp, standing seam or similar design), slate, copper, or wood shingles, to include tile as an allowable material. Landscape Standards: 5. Deviation from LDC 4.06.05.D.2.a., which limits the use of palm trees in a Type D buffer to a maximum of 30% to allow for up to 70% of the required canopy trees to be Royal Palm trees. Royal Palm trees shall be 25 feet in height, on average, with a minimum height of 20 feet at the time of planting. 6. Deviation from Section 4.02.16. E.2.a.iii., which requires a minimum 10 foot wide Type D buffer, meeting the design standards of section 4.06.02.C.4., to allow the buffer to be reduced to a minimum of 6 feet in width where the buffer abuts a right turn deceleration lane. 17.C.2 Packet Pg. 2110 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 28 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx Parking: 7. Deviation from LDC Section 4.05.04., Parking Space Requirements, which requires, for cinema parking, 1 space for each 3 seats or 1 space per 40 square feet of seating areas, whichever is greater plus 1 for each employee/non-spectator who will be present during performances excluding those arriving by buses, to instead require 1 space for each 3 seats, plus 1 space for each employee of the largest shift, regardless of the floor or seating area. Open Space 87. Deviation from Section 4.07.02 G. 2., which requires at least 30 percent of the gross area to be devoted to usable open space within PUD districts containing commercial, industrial, and mixed use including residential, to allow for a minimum of 15 percent of the gross area to be devoted to usable open space. Signs 98. Deviation from LDC Section 5.06.04 F.3, which permits multiple-occupancy parcels or multiple parcels developed under a unified development plan, with a minimum of 8 independent units, and containing 20,000 square feet or more of leasable floor area, 1 directory sign at one entrance on each public street, to allow shared Directory signs between the Mini-Triangle MPUD development and the development immediately adjacent to the west and/or the east on US 41. The shared Directory sign(s) will be located west and/or east of the projects potential shared entrance(s) on Tamiami Trail East (US 41). A shared sign may be located such that it is entirely on either parcel or partially on both parcels, to the west and/or east as the ultimate condition for shared entries may be. The sign(s) will meet all other applicable development standards set forth in Section 5.06.04.F.3. In the event a shared Directory sign is permitted between the Mini Triangle project and a project adjacent to the east and/or the west along Tamiami Trail East (US 41), no other individual Directory sign shall be permitted along Tamiami Trail East (US 41) for the projects sharing the Directory sign. 109. Deviation from Section 5.06.04.F.9., which establishes development standards for on- premise directional signs and limits the number of such signs to a maximum of 4, to allow for up to 6 on-premise directional signs within this MPUD, in accordance with all other requirements set forth in Section 5.06.04. F.9. 17.C.2 Packet Pg. 2111 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 29 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx EXHIBIT F MINI-TRIANGLE MPUD LIST OF DEVELOPER COMMITMENTS 1. PUD MONITORING One entity (hereinafter the Managing Entity) shall be responsible for MPUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all MPUD commitments until close-out of the MPUD. At the time of this MPUD approval, the Managing Entity is Real Estate Partners International, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document, 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 convey tracts, the Managing Entity shall provide written notice to the County that includes an acknowledge ment of the commitments required by the MPUD by the new owner and the new tract-owner’s agreement to comply with the Commitments through the Managing Entity, but the Managing Entity will not be relieved of its responsibility under this Section. When the MPUD is closed out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of MPUD commitments. 2. TRANSPORTATION a. Maximum Total Daily Trip Generation In no case shall the maximum Net New Trip generation exceed 628 two-way PM peak hour adjusted trips, based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for the SDP/SDPA or subdivision plat approval. The term Net New Trips means the new trips generated by development within the Mini Triangle Subdistrict, reduced by “pass-by” trips and internal capture. b. Transit Stops/Shelter The Owner shall provide easements to Collier County in a form acceptable to Collier County to accommodate 2 transit stops, one on the project’s frontage on US 41 and one on the project’s frontage on Davis Boulevard. As part of the site improvements authorized by the initial Site Development Plan, the Developer/Owner shall, at its sole expense, install a shelter and related site improvements for the transit stop located on the project’s US 41 frontage, utilizing a design consistent with established CAT architectural standards or consistent with project architectural standards (i.e. similar to recently constructed Naples Airport Authority CAT stops developed in theme with NAA architectural standards). Additionally, the Owner shall convey to the County an easement to relocate the existing undeveloped transit stop on Davis Boulevard from in front of the Trio site to this MPUD site. The easement will be similar in size to the US 17.C.2 Packet Pg. 2112 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 30 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 41 transit stop easement. The easement will be conveyed free and clear of all liens and encumbrances and at no cost to the County. If Collier County decides to improve the Davis Boulevard transit stop (with shelter and related site improvements), it will be done in an architectural theme consistent with the US 41 stop location. Any part of the required landscape buffer vegetation displaced by the CAT stop improvements shall be disbursed elsewhere within the PUD. The exact location and conveyance of such easements and the specifications for the shelter shall be finalized prior to the initial Site Development Plan approval. At the Developer’s/Owner’s option, a unique design consistent with the project architecture may be utilized. 3. UTILITIES a. At the time of approval of this MPUD, Collier County Utilities Department has verified that there is adequate sewer capacity to serve this project; however, at the time of initial subdivision plat and/or Site Development Plan (SDP), as the case may be, offsite improvements and/or upgrades to the wastewater collection/transmission system may be required to adequately handle the total estimated peak hour flow. Whether or not such improvements are necessary, and if so, the exact nature of such improvements and/or upgrades shall be determined during the subdivision plat and or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and installed at the developer’s expense and may be required to be in place prior to issuance of a certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades. b. The Mini Triangle MPUD is located within the City of Naples potable water services area. The City of Naples Utilities Department has verified that there is adequate potable water capacity to serve this project. Prior to approval of a subdivision plat or SDP, the Developer shall provide written documentation that the development plans for the plat or SDP, as the case may be, have been reviewed and approved by the City of Naples Utility Department with respect to the provision of potable water service to the project. 4. EMERGENCY MANAGEMENT The developer shall provide the Emergency Management Division with a 45kw towable diesel, quiet running, multi-phase, multi-voltage generator to be used at other hurricane evacuation shelter sites as a one-time hurricane mitigation effort. Emergency Management will provide approved specifications to the developer who will deliver the generator to Emergency Management, with all necessary warranty and manuals, new and tested for immediate operation as well as a certificate of origin for over the road towing, tags, registration, etc. The one-time generator contribution will be provided at the time of the first residential certificate of occupancy. 17.C.2 Packet Pg. 2113 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 31 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx 5. ALF/RETIREMENT COMMUNITY COMMITMENTS If an ALF/Retirement Community is constructed within the Subdistrict, the following provisions shall be required: a. The facility shall be for residents 55 years of age and older. b. There shall be on-site dining for residents. c. Group transportation services shall be provided for residents for purposes of grocery and other types of shopping. Individual transportation services may be provided for the residents’ individual needs including but not limited to medical office visits. d. There shall be an on-site manager/activities coordinator to assist residents with their individual needs. The manager/coordinator shall be responsible for coordinating trips to off-site events as well as planning for lectures, movies, music, and other forms of educational and entertainment activities for the residents. e. A wellness center shall be provided on-site. Exercise and other fitness programs shall be provided for the residents. f. Each unit shall be equipped to notify emergency services providers in the event of a medical or other emergency. g. Each unit shall be designed so that a resident can age in place. For example, kitchens may be easily retrofitted to lower the sink to accommodate a wheel chair bound resident or bathrooms may be retrofitted to add grab bars. 6. NAPLES AIRPORT AUTHORITY (NAA) a. The Developer shall record a restrictive covenant, using the Naples Municpal Airport Agreement and Declaration of Height Restrictions and Covenants in a form approved by the Naples Airport Authority, in the public records of Collier County, that stipulates: i. The maximum height of any building or other structure (including rooftop appurtenances) shall not exceed 160 feet above the established elevation of the Naples Airport, which is a total height of 168 NAVD. The restrictive covenant shall be recorded at the time of conveying the title of the property from the County to the Developer, and prior to any mortgage or other encumbrance. ii. The Developer shall provide in any and all declarations of condominium, sales contracts, leases and similar instruments encumbering, selling or transferring any interests in the project, the following disclosure: “NAPLES MUNICIPAL AIRPORT. THE NAPLES MUNICPAL AIRPORT IS LOCATED LESS THAN ONE (1) MILE FROM THE [CONDOMINIUM] [PROPERTY] [PREMISES], IN CLOSE PROXIMITY THERETO. [PURCHASERS][OWNERS][TENANTS] CAN EXPECT ALL OF THE USUAL AND COMMON NOISES AND DISTURBANCES CREATED BY, AND INCIDENT TO, THE OPERATION OF AN AIRPORT.” 17.C.2 Packet Pg. 2114 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) Page 32 of 32 Words underlined are additions; Words struck through are deletions. H:\2016\2016052B\WP\MPUDA\Post CCPC\Mini-Triangle MPUD Document (PL-20210001100) 8-4-2022 v2.docx iii. The Developer shall comply with all stipulations of each FAA Determination of No Hazard to Air Navigation issued on January 20, 2017, or as may be extended, reissued or subsequently issued. iv. Any crane used for construction and/or maintenance shall first receive a FAA Determination of No Hazard to Air Navigation and the applicant shall adhere to any stipulations contained within any such FAA Determination of No Hazard. 7. MISCELLANEOUS a. Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state of federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertake actions that result in a violation of the state or federal law. b. All other applicable state or federal permits must be obtained before commencement of the development. 17.C.2 Packet Pg. 2115 Attachment: Attachment A - Revised Ordinance 8-5-22 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2116Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2117Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2118Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2119Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2120Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2121Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2122Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2123Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2124Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2125Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2126Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2127Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2128Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4Packet Pg. 2129Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4 Packet Pg. 2130 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.4 Packet Pg. 2131 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) PL #PL Mini-Triangle SSGMPA & MPUDA Mini-Triangle GMPA & MPUDA Neighborhood Information Meeting Mini-Triangle Mixed Use Subdistrict (SSGMPA) PL 20210001101 Mini-Triangle MPUDA PL 20210001100 May 25, 2022 NIM 5-25-2022 17.C.4 Packet Pg. 2132 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD PL #PL Mini-Triangle SSGMPA & MPUDA NIM 5-25-2022 17.C.4 Packet Pg. 2133 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD PL #PL Mini-Triangle SSGMPA & MPUDA Development Activity •Recently replatted to establish 3 platted development lots •Lot 1 has an approved SDP for a 270 multi-family unit development, with 7,500 SF of ground floor commercial uses •An SDP for Lot 2 is under review and currently proposed 56 multi- family dwelling units and approximately 6,500 SF of ground floor commercial space. Net Developable Acreage Lot 1 (with an approved SDP)68,240 SF (1.56 acres) Lot 2 (SDP under review)30,512 SF (.7 acres) Lot 3 (future development)79,758 SF (1.7 acres) NIM 5-25-2022 17.C.4 Packet Pg. 2134 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD Mini-Triangle SSGMPA & MPUDA NIM 5-25-2022 17.C.4 Packet Pg. 2135 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD PL #PL Mini-Triangle SSGMPA & MPUDA Marketplace Changes •Increase in multi-family dwellings and decrease in commercial area is intended to allow for better flexibility in the current marketplace. •An SDP for a 125-room hotel, 24 multi-family dwelling units, and 5,000 SF of restaurant space was approved on adjacent property. •New movie theater located at Coastland Mall. •Project will remain a viable mixed-use project with a minimum 81 SF of commercial area per dwelling unit. •First floor of all buildings will include commercial uses. NIM 5-25-2022 17.C.4 Packet Pg. 2136 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD PL #PL Mini-Triangle SSGMPA & MPUDA Amendment Request •Mini-Triangle Mixed Use Subdistrict Small Scale Growth Management Plan Amendment (SSGMPA) •Includes an additional 114 multi-family dwelling units (new maximum of 491 DUs); •Decrease in the maximum allowed commercial area by 70,000 SF (200,000 SF to 130,000 SF); and •Eliminates the movie theater and bowling center from list of allowable uses. •Mini-Triangle Mixed Use Planned Unit Development Amendment (MPUDA) •SSGMPA changes, plus a decrease in minimum required office and commercial SF from 67,000 SF to 40,000 SF (with 15,000 SF required to be office) NIM 5-25-2022 17.C.4 Packet Pg. 2137 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD PL #PL Mini-Triangle SSGMPA & MPUDA SSGMPA Request Development within the Mini Triangle Subdistrict shall be subject to the following: a.A maximum of 377 491 multi-family residential units may be permitted. b.A maximum of 228 hotel suites/rooms (or other transient lodging uses including but not limited to interval ownership or vacation rental suites)may be permitted. c.A maximum of 200,000 130,000 feet of any combination of the following commercial uses may be permitted: 1.Retail; 2.Eating and drinking establishments; 3.Movie Theatre (multiplex),bowling center,pPhysical fitness facilities,yoga studio,bicycle rental and museums and art galleries; 4.Personal services; 5.General and medical offices; 6.Indoor Air-conditioned passenger vehicle and/or self storage,not to exceed 60,000 square feet (SIC Code 4225); 7.New or Used Car Dealerships,not to exceed 30,000 square feet in total (SIC Codes 5511 and 5521);and, 8.Any other principal use which is comparable in nature with the forgoing list of permitted principal uses. NIM 5-25-2022 17.C.4 Packet Pg. 2138 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD PL #PL Mini-Triangle SSGMPA & MPUDA SSGMPA Request e.The MPUD shall establish a maximum trip capacity (“Trip Cap”)for the Mini Triangle MPUD based upon “Net New Trips”.The term Net New Trips means the projected PM peak hour trips generated by anticipated development within the Mini Triangle Subdistrict,reduced by pass-by trips and internal capture.The Trip Cap establishes the overall limitation on the intensity and density of any combination of uses. NIM 5-25-2022 17.C.4 Packet Pg. 2139 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD PL #PL Mini-Triangle SSGMPA & MPUDA MPUDA Request List of Permitted Uses: b.Commercial Uses (see Table 1 for minimum and maximum square footage): 1.Hotels and transient lodging (7011). 2.Retail (5311-5399;5411-5499;5611-5699;5712-5736;5912;5921,excluding freestanding liquor stores but allowing a freestanding retail wine store;5941-5948;5992 –5999); 3.Eating and drinking establishments (5812 and 5813,excluding bottle clubs); 4.Movie Theatre (multiplex)(7832); 54.Personal services (7212,7231,7241); 65.General and medical office (6111-6163;6211-6289;6311-6399;6411,7311;7371;7373-7375;8011-8092, 8111;8611-8699;8711-8748). 76.Assisted Living Facility (ALF)(8082). 87.Indoor air-conditioned passenger vehicle and self-storage (4225). 98.New or used car dealership limited to an interior showroom/display, plus delivery and warranty/repair bays (5511 and 5521), and further limited 109.Other (7933,7991,7999 limited to yoga instruction,and bicycle rental;8412). 1110.Any other principal use which is comparable in nature with the forgoing list of permitted principal uses,as determined by the BZA. NIM 5-25-2022 17.C.4 Packet Pg. 2140 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD PL #PL Mini-Triangle SSGMPA & MPUDA MPUDA Request NIM 5-25-2022 17.C.4 Packet Pg. 2141 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD PL #PL Mini-Triangle SSGMPA & MPUDA MPUDA Request NIM 5-25-2022 17.C.4 Packet Pg. 2142 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD PL #PL Mini-Triangle SSGMPA & MPUDA Summary of Table 1 Changes •Increase in the maximum number of multi-family dwelling units from 377 to 491. •Consolidated general office uses, self-storage uses, and car dealerships with commercial uses. •New minimum SF requirement of 40,000 SF (including 15,000 SF of office uses); and •New maximum SF of 130,000 SF. NIM 5-25-2022 17.C.4 Packet Pg. 2143 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD PL #PL Mini-Triangle SSGMPA & MPUDA Questions? NIM 5-25-2022 17.C.4 Packet Pg. 2144 Attachment: Attachment C - NIM Documents (22683 : PL20210001100 Mini-Triangle MPUD 17.C.5Packet Pg. 2145Attachment: Attachment D - Hearing Advertising Signs (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.5Packet Pg. 2146Attachment: Attachment D - Hearing Advertising Signs (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.5Packet Pg. 2147Attachment: Attachment D - Hearing Advertising Signs (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) 17.C.6 Packet Pg. 2148 Attachment: legal ad - agenda IDs 22683 & 23125 (22683 : PL20210001100 Mini-Triangle MPUD (PUDA)) ier County COLLIER COUNTY GUVERIVMENT GROWTH MANAGEMENT DEPARTMENT www. co I l i e rco u ntvfl. eov 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (239) 252-2400 Pre -Application Meeting Notes Petition Type: PUDA A Date and Time: Wednesday 6/9/2021 9 : 00 AM -SKYPE Assigned Planner: Tim Finn Engineering Manager (for PPL's and FP'sj: Project Information Project Name: Mini -Triangle MPUD (PUDA) PL#: 20210001100 77510320009, 77510280000, 77510240008 Property ID #: 3 8 8 4 4 0 0 0 7 Current Zoning: T��PUD -GTMUD -MXD Project Address: City; Naples State: FL Zip: 34112 Applicant: Robert J. Mulhere, FAICP, President/CEo, Hole Monte Agent Name: Robert J. Mulhere Phone: 2 3 9- 2 5 4- 2 018 Agent/Firm Address: 950 Encore Way City; Naples State: FL Zip: 34110 Property Owner: Metropolitan Naples LLC, Nap1_es r.Lu" lJ Development UV Propco LLC Please provide the following, if applicable; i. Total Acreage: ii. Proposed # of Residential Units: 4 91 Proposed Commercial Square Footage: 155, 0 0 0 iv. For Amendments, indicate the original petition number: v. If there is an Ordinance or Resolution associated with this project, please indicate the type and number: vi. If the project is within a Plat, provide the name and AR#/PL#: Updated 1/12/2021 Page � 1 of 5 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercountVI.Rov ;0(11ey County Meeting Notes 2800 NORTH HORSESHOE MAPLES, FLORIDA 34104 (23 3) 252-2400 DRIVE 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 — fink is https://v�rww.colliercountyfl.gov/Home/ShowDocument?'&75093A-PI) �•: �.c� I"1 _�rt_�I Sou t'L1J � � S � �itj� L c� 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(cnaplesgov.com Allyson Holland AMHolland(c)naplesgov.com Robin Singer RS1nger6 naplesgov.com Erica Martin emartin(cnaplesgov.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 inforrn 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. U pdafied 1/12/2021 Page (2 of S ThomasClarkeVEN Frorn: JenkinsAnita Sent: Wednesday, June 09, 2021 10:02 AM To: ThomasClarkeVEN Cc: FinnTimothy; FaulknerSue; BellowsRay; SaboJames; BosiMichael Subject: Pre Application Meeting PL20210001100 -Mini-Triar�gle (PUDA) Pre -Application Meeting PL20210001101 -Mini-Triangle Mized Use Subdistrict SS (GMPA) Thomas, For the pre-app notes, please include: GMPA — with a proposed change in the commercial square feet, staff will use the Collier Interactive Growth Model to inform the applicant of projected commercial need forecasted for surrounding area. PUDA- if development standards are modified through the review process and change the scale of the proposed project, illustrative site renderings will be required. Respectfully, Anita Jenkins, AICP Division Director Collier County Planning and Zoning Division Exceeding Expectations, Every Day! 2800 North Horseshoe Drive, Naples Florida 34104 Phone: 239.252.8288 Cell: 239.478.3701 Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. lipstead, contact this orrice by telephone or in writing. COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.coil iercountvfUYov yer County Meeting Notes Ne� �ZttAj %4 lit. C de� 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (23 3) 252-2400 Other required documentation for submittal (not listed on application): Disclaimer: Information provided by staff to applicant during the Pre -Application Meeting is based on the best available data at the time of the meeting ar�d 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 or required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. Updated 1/12/2021 Page 1 3 of S • � � E from: Sent: To: Subject: Follow Up Flag: Flag Status: Thomas, SawyerMichael Wednesday, June 09, 2021 9:37 AM ThomasClarke�✓EN; FinnTimothy Pre app notes for Mini -Triangle Follow up Flagged Please check the TIS required box on the pre app checklist as well as methodology on the next page with a note that methodology will be by email to staff. Please also add the following notes: Transportation Planning: Methodology meeting by email required and provide note on TIS cover sheet that fee will be collected at time of PUDA-GMPA submittal. Address/update all transportation elements of the GMP. Provide both ITE and SIC use codes in the TIS. Provide/update trip limit based on TIS using standard language: "The maximum total daily trip generation for the PUD shall not exceed two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval." Thanks, yli��hi�el ����;yTc�i• Principal planner GI'ovvtll N1a11agenlellt Depal-tlTlel�t TI'�nS1�Or1�1t1C�11 PI�111111I1� �. 6 S 5 SOltth .HO1'SeShoe Drive, Suite 103 Naples, Florida 34104 239-252-?926 i1� ichael.sawyer�coll iercountvfl.�ov ..,. ._.�.,�.�. _ _.., _.h...� _. Under Florida Law, e-r��ail addresses are public records. If you do nofi want your e-mail address released in response to a public records request; do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. ,, -� � '�. ThomasC(arkeVEN From: BrownCraig Sent: Friday, June 11, 2021 2:22 PM To: ThomasClarkeVEN Subject: RE: Pre-App Research for Mini -Triangle MPUD (PUDA) - PL20210001100 -SKYPE Meeting Wednesday 6/9/21 at 9:00 AM Follow Up Flag: Follow up Flag Status: Completed - ----- _Thomas, - _ ____._--�_ . _ _ PUDA notes, Please provide a note on the Master Concept Plan that "No Preservation is required." GMPA there are no notes or submittal required. Thanks Craig Brown Senior Enviro��mental Specialist Development Review Division' (239j 252-2548. How are �nie doing? Please CLICK HERE to fill out a �usfomer Survey. We appreciate your Feedback! From: ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov> Sent: Tuesday, June 8, 2021 9:51 AM To: AshtonHeidi <Heidi.Ashton@colliercountyfl.gov>; Beard Laurie <Laurie.Beard@colliercountyfl.gov>; BrownCraig <Craig.Brown@colliercountyfl.gov>; CookJaime <Jaime.Cook@colliercountyfl.gov>; CrotteauKathynell <Kathynell.Crotteau@colliercountyfl.gov>; FaulknerSue <Sue.Faulkner@colliercountyfl.gov>; FeyEric <Eric.Fey@colliercountyfl.gov>; JosephitisErin <Erin.Josephitis@colliercountyfl.gov>; OrthRichard <Richard.Orth@colliercountyfl.gov>; PollardBrandi <Brandi.Pollard@colliercountyfl.gov>; AshkarSally <Sally.Ashkar@colliercountyfl.gov>; SawyerMichael <Michael.Sawyer@colliercountyfl.gov>; TempletonMark <Mark.Templeton@colliercountyfl.gov>; WilkieKirsten <Kirsten.Wilkie@colliercountyfl.gov> Cc: FinnTimothy <Timothy.Finn@colliercountyfl.gov>; YoungbloodAndrew <Andrew.Youngblood@colliercountyfl.gov> Subject: Pre-App Research for Mini -Triangle MPUD (PUDA - PL20210001100 -SKYPE Meeting Wednesday 6/9/21 at 9:00 AM Good Morning All, Please review the attached Zoning Pre-App Research for Mini -Triangle MPUD PL20210001100. The virtual meeting is scheduled for Wednesda PU DAB - 6�9/21 at J:00 AM -SKYPE Nfeetin; From: ForesterDebrah Sent: Friday, June 11, 2021 12:05 PM To: ThomasClarkeVEN; FinnTimotl�y; FaulknerSue Cc: YoungbloodAndrew Subject: RE: Pre-App Notes for Mini Triangle Attachments: CRA Comments Mini Triangle Amendment June 11.cccx Follow Up Flag: Follow up Fiag Status: Flagged Hi —Please see my comments regarding the proposed Mini Triangle MPUD and Comp Plan proposed changes. Please let me know if you have any questions. Thanks so much. Best Regards, Debrah Phone � Bayshore Office — 239-252-8846 � Cel1:239-285-8270 Phone Immokalee Office — 239-867-0025 From: ForesterDebrah Sent: Thursday, June 10, 20214:59 PM To: ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov>; debrah.forester@colliercountyfl.gov Cc: YoungbloodAndrew <Andrew.Youngblood@colliercountyfl.gov> Subject: RE: Pre-App Notes for Mini Triangle HI Thomas, I will send you my comments tomorrow morning. Thanks so much. Best Regards, Debrah Phone � Bayshore Office — 239-252-8846 � Cel1:239-285-8270 Phone Immokalee Office — 239-867-0025 Frorn: ThomasClarkeVEN <Thomas.Clarke� Sent: Wednesday, June 9, 2021 11:56 AM To: ForesterDebrah <Debrah.Foresterc colliercount� . �ov> � co I l ie rco u ntyfl .�ov> Cc: YoungbloodAndrew <Andrew.Youn�blood Subject: Pre-App Notes for Mini Triangle Good Morning Debrah, col liercountvfl.�ov> Your comr�nents are important forme to include in the Pre-App Notes, as mentioned by Bob Mulhere. Could you send me an email with the comments you would like included in the Notes package 1 am preparing for Mini -Triangle PUDA and GMPA. ThankYou, Pro osed amendments to Mini -Triangle MPUD and Mini -Triangle Mixed Use Subdistrict SS (GMPA CRA Comments: Concern that changes may not result in a quality mixed use project as previously approved. Objective of the CRA is to foster redevelopment and create a sense of place To ensure the development remained mixed use in nature, minimum thresholds were required in the adopted ordinance. As noted in one of the 2016_staff reports_: Justification for proposed —The applica_nt's justification for the_ _ _ __ _.__ __._____--r-equested amendment is development -of a catalyst project that; with a mix of commercial and -------------- -�-------� residential uses, will create a certain "synergy" of activity and sense of place, and that such a development will be a catalyst for future investment in the greater Triangle redevelopment area. There was substantial discussion during previous reviews on establishing the r�inimum requirements. What is the new proposal based on? How does the proposed changes assure the development is active during the day and evening? The proposal suggests blending the two uses together and reducing it to 25,000 SF minimum. The change could result in only one 25,000 SF medical office building which would not result in a mix of commercial uses and provide the internal capture that is noted in the transportation analysis. This request needs further analysis to assure a mix of commercial uses. SDP: PL20200002428 is seeking 7600 SF of commercial uses (retail/restaurants) for lot 1. If the proposed change and the SDP are approved, there would only be 17,400 remaining. Does that create the "synergy" that was envision? The market analysis suggested by the applicant may not provide that type of analysis need to justify the change in mix that is being proposed if it is strictly supply and demand. Evaluation of existing successful mixed -use development may be more appropriate. Increased Residential —what are the impacts on traffic, mobility, hurricane evacuation, and recreational needs? Does the increase in residential require the reduction in commercial minimums to maintain the traffic impact analysis previously provided? How will the increased parking spaces impact the design of the project? Previous reviews discussed the allowable SF of residential units —limitations were placed on the number allowed between 699 and 500 square feet —will the same percentage be used? Will there be any control on the use of the units as daily rentals? FYI -Tax Increment Rebate Agreement approved by the Collier County Community Redevelopment Agency on September 8, 2020 -Section 1.5 notes Substantial Change to Ordinance No. 2018-25. A substantial change to Ordinance (Vo. 2018-25 as defined in 10.02.13 E. of the Collier County Land Development Code may result in termination of this TIR Agreement, at the sole discretion of the CRA, if the purpose of the use of the TIF is not achieved. t COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT vvww.co I I i ercou ntyf I.g0V Co =iey County 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 �239) 252-2400 Pre�ApV 1%W#U ion Meeting sign -in sheet PL# 20210001100 Collier County Contact Information: Name Review Discipline Phone Email Maggie Acevedo North Collier Fire 252-2309 macevedo@northcollierfire.com Steve Baluch Transportation Planning 252-2361 Stephen.baluch@colliercountyfl.gov Ray Bellows Zoning, Planning Manager 252-2463 raymond.bellows@ collie rcountyfLgov �.r Laurie Beard PUD Monitoring 252-5782 laurie.beard@colIlercountyfl.gov E ' Craig Brown Environmental Specialist 252-2548 craig.brown@colliercountyfl.gov Alexandra Casanova Operations Coordinator 252-2658 Alexandra.casanova@colliercountyfl.gov Managing Asst. County Heidi Ashton Cicko Attorney 252-8773 Heidi.ashton@colliercountyfl.gov V' Thomas Clarke Zoning Operations Coordinator 252-2584 thomas.clarke@colliercountyfl.gov Jamie Cook Prin. Environmental Specialist 252-6290 Jaime.cook@colliercountyfl.gov Jackie De la Osa North Collier Fire 252-2312 jdelaosa@northcollierfire.com Maggie DeMeo North Collier Fire 252-2308 pdemeo@northcollierfire.com Eric Fey, P.E. Utility Planning 252-1037 eric.fey@colliercountyfl.gov L Tim Finn, AICP Zoning Principal Planner 252-4312 timothy.finn@colliercountyfl.gov Sue Faulkner Comprehensive Planning 252-5715 sue.faulkner@colliercountyfl.gov nvf,I� #uea0%/ LDC Manager 252-2305 Jeremy.Frantz@colliercountyfl.gov Structural/Residential Plan ❑ Michael Gibbons Review 252-2426 michael.gibbons@colliercountyfl.gov r i Storm Gewirtz, P.E. Engineering Stormwater 252-2434 storm.gewirtz@colliercountyfl.gov Development Review -Planning 000 l� ormac CGi ' blin ,AICP Manager 252-5095 Cormac.glblln@colliercountyfl.gov �m Nancy Gundlach, AICP - Zoning Principal Planner 252-2484 T nancy.gundlach@colliercountyfl.gov L Richard Henderlong Zoning Principal Planner 252-2464 rchard.henderlong@colliercountyfl.gov I John Houldsworth Engineering Subdivision 252-5757 john.houldsworth@colliercountyfl.gov C Alicia Humphries Right -Of -Way Permitting 252-2326 alicia.humphries@colliercourity ll.gov Anita Jenkins Planning & Zoning Director 252-5095 Anita,Jenkins@colliercountyfl.gov John Kelly Zoning Senior Planner 252-5719 John.kelly@colIiercountyfl.gov L? Parker Klopf Zoning Senior Planner 252-2471 Parker.klopf@colliercountyfl.gov Troy Komarowski North Collier Fire 252-2521 tkomarowsl<i@northcollierfire.com Sean Lintz North Collier Fire 597-9227 Blintz@northcollierfire.com Diane Lynch Operations Analyst 252-8243 dlane. lynch @col Ilercountyfl.gov Thomas Mastroberto Greater Naples Fire 252-7348 thomas.mastroberto@colliercountyfl.gov Updated 1/12/2021 Page � 4 of 5 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.c0IIiercountyfl.gov Collier County 2800 NORTH HOR MAPLES, FLORIDA �239) 252-2400 5ESHOE QRIVE 34104 Jack McKenna, P.E. Engineering Services 252-2.911 jack.mckeniia@colliercountyfl.gov Matt McLean, P.E. Development Review Director 252-8279 matthew.mclean@coiliercountyfLgov 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 rich ard.orth@colIiercountyfLgov Brandy Otero Transit 252-5859 brandy.oterfto@colliercountyfl.gov Derek Perry Assistant County Attorney 252-8066 Derek.perry@colliercountyfl.gov u Brandi Pollard Utility Impact fees 252-6237 brandi.pollard@colliercountyfl.gov Todd Riggall North Collier Fire 597-9227 triggall@r.Porthcollierfire.com Development Review _ Brett Rosenblum, P.E. Principal Project Manager 252-2905 brett.rosenblum@colliercountyfl.gov _ James Sabo, AICP Zoning Principal Planner 252-2708 james.sabo@colIiergo.net Michael Sawyer Transportation Planning 252-2926 michael.sawyer@colliercountyfl.gov ❑ Corby Schmidt, AICP Comprehensive Planning 252-2944 corby.schmidt@colliercountyfl.gov ❑ Linda Simmons North Collier Fire 252-2311 Linda.Simmons@colliercountyfl.gov Peter Shawinsky Architectural Review 252-8523 peter.shawinsky@colliercountyfl.gov Mark Templeton Landscape Review 252-2475 mark.templeton@coiliercountyfLgov Connie Thomas Client Services Supervisor 252-6369 Consuela.thomas@colliercountyfl.gov i- Jessica Velasco Client Services 252-2584 Jessica.velasco@colliercountyfl.gov i._J Jon Walsh, P.E. Building Review 252-2962 jonathan.walsh@colliercountyfl.gov Kirsten Wilkie Environmental Review Manager 252-5518 kirsten.wilkie@colliercountyfl.gov I_ Christine Willoughby Development Review - Zoning 252-5748 christine.willoughby@colliercountyfl.gov Daniel Zunzunegui North Collier Fire 252-2310 Dan iel.Zunzunegu1@col liercountyfLgov Additional Attendee Contact Information: Name Representing Phone Email 1 IWU C lsit 45f,d Updated 1/12/2021 Page � 5 of S PL20210001100 -- Mini -Trig n County Zoning Division le MPUD (PUDA) Planner- Tim Finn Applicant/Agent may also send site plans or conceptual plans for review in advance if desired. PRE-APP INFO Assigned Ops Staff: Thomas Clarke STAFF FORM FOR SUPPLEMENTAL PRE -APPLICATION MEETING INFORMATION • Name and Number of who submitted pre-app request Robert J. Mulhere, FAICP, President/CEO, Hole Montes, Inc. 239-254-2018 • Agent to list for PL# Robert J. Mulhere, FAICP, President/CEO, Hole Montes, Inc. 239-254-2018 • Owner of property (all owners for all parcels) Metropolitan !Naples LLC (Folio #s: 00388440007, 77510320009, 77510280000, 77510240008) ff� • Confirm Purpose of Pre-App: Rezone, etc.) Amend the Mini -Triangle MPUD-GTMUD-MXD (Ordinance 2018-025) and companion item Mini -Triangle Mixed Use Subdistrict to allow for the conversion of hotel units to multifamily residential units (not to exceed 491 dwelling units) and to amend the min./max. retail and office square footage for a combined minimum of 25,000 SF office/retail and a maximum of 130,000 SF of office/retail. • Please list the density request of the project if applicable and number of homes/units/offices/docks (any that OpplY)a See above. • Details about Project: See a Bove. REQUIRED Supplemental Information provided by: Name: Robert J. Mulhere, FAICP Title: President/CEO Email: bobmulhere@hmeng.com Phone. 239-254-2018 Cancellation/Reschedule Requests: Contact Danny Condomina-Client Services Supervisor dannv.condomina@colliercountvfl Phone: 239-252-6866 Created April 5, 2017 Location: K:\CDES Planning Services\Current\Zoning Staff Information Zoning Q�:risian • 2800 North Horseshoe Drive • Naples, Florida 3410� • 234252-2400 • ���:�t�.colliergov.net COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Coi�ier County 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 PROPERTY OWNERSHIP DI�CLO�URE 1=0RlVI This is a rewired farrrz �nrith al! hand use petitions, eXcept fic�r Appeals :f��d �e►ning �Jerifii�atio� fetters. Should any changes of ownership or changes in contracts for purchase occur subse�uert to the date of app�iication, but prior to the date of the final public hearing; it is the rEsponsibility of the applicant, or agent on his behalf, to su�►rni a supplernental disclosure of interest or��n. Pease co�piete the fo��c��eit�g, use additic�na� sheets ��� r�Q�essary. a. !f the property is owned fee sirnple by an lNDIVlDUAL, tenancy by the entiret��, tenancy in common, or joint tenancy, list all pa�ies with an o�vne, ship interest as well as the �Lrcentage of such interest: b. !f the property is owned by a CQR�ORA! !O�l, percentage of stock e�rvned b�• each: list the officers and stockholders and the Name and Address % of Ownership v. if the property is in the name of a iRU� � EE, list the beneficiaries ei the r�erc2ntage of inter est: trust with the dame and !address � % of Ownership � �reatec° �/��/2��7 gage �. Cfi COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.collier�ov.net f. G �. 2800 NORTH HORSESHOE DRIVE NAPLES, FLORI DA 34104 (239) 252-2400 FAX: �239) 252-6358 If the propert�r is in t��e name ��� a ����Er�a!_ Qr LIMITED P�I�T�I�RSi`fIP, list the name of the gee �e�-d! ar��/car lirni��ed parer ;ers: � ��a�� � aid address � % �t O�nrners�ip if there is a C�i�T�AC 11=�R PUP�I���E, with an individual or indi��iduals, a torpor a��ion; trustee, o, a partnership, list the names of the c©ntract pug chasers below, incic�ding the or�icers, s�oc��cholders; �eneTlCfai ies, or per�r�ei �: Nay, :e aid Address % of ®�vraers�i� i Da$e Qf Contra��: If an�,� con�ingenc�� clause or contract terms invoi.�.�e additional parties, list all indiUiduals or officers, if � corporation, partnership, or trust: �arrte and Address I I gate su�1ect prQ�erty acquired ❑ teased: Term Of lease years % �ont�s E�, �eritioner has option to buv, indicate the following: CCeated �'/2�R� �Jif Page 2 or 3 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT vWW.Colliergov.net corler County 2800 NORTH HORSESHOE DRIVE NA )LES, FLORIDA 34104 t239) 252-2400 FAX: (239) 252-6358 •.I•1111S. Piny pettior� required to have Property 4�wners#�ir� i�iscic�sure; �i11 no�: be accepted without this form. �equirernents for petition •icypes are located on the associated application foe m. Any change in ®wnership 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 nearing. �,s the autho, ized a�en��/agq(icant for this oetition. (attest that ai( of the information indicated on this check{ist 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, ail required submittal materials, and fees shall be submittec to: growth Management Department A i TN: Business tenter 2�0o North ►-iorsesnoe Drive iVap(es, FL 34�0� agent/Owner Signature r,�eni;Qu�ner Name i;please pi��_� hate Created 9/�8/Z�11 ?age � o C01er County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov Final Submittal Requirement Checklist for: ❑ PUD Rezone. Ch. 3 G. 1 of the Administrative Code Amendment to PUD- Ch. 3 G. 2 of the Administrative Code ❑ PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX8* (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 listzd below, with cover sheets attached to each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at ittpe://www.colliercountvfl.gov/Home/ShowDocument.?Id=76983. REQUIREMENTS Q # OF 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 corporation 1 ,© ❑ Signed and sealed Boundary Survey 1 ❑ Architectural Rendering of proposed structures 1 ❑ Current Aerial Photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. 1 ❑ Statement of Utility Provisions 1 ❑ Environmental Data Requirements pursuant to LDC section 3.08.00 1 ❑ Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) packet at time of public hearings. Coordinate with project planner at time of public hearings. ❑ ❑ `aC' Listed or Protected Species survey, less than 12 months old. Include copies of previous surveys. Traffic Impact Study F�� 't,ec''rVe - T 7y � Qt= ���v c�1l`�-e 1 ❑ Historical Survey 1 School Impact Analysis Application, if applicable 1 Electronic copy of all required documents 1 Completed Exhibits A-F (see below for additional information)+ [❑ ❑ List of requested deviations from the LDC with justification for each (this document is separate from Exhibit E) F"I Checklist continues on next page March 4, 2020 Page 9 of 11 Co�l�er County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE MAPLES, FLORI DA 34104 (239j 252-2400 FAX: (239) 252-6358 Revised Conceptual Master Site Plan 24" x 36"and One 8 %" x 11" copy � ❑ Original PUD document/ordinance, Amending the PUD and Master Plan 24" x36"—Only if ❑ Revised PUD document with changes crossed thru &underlined 1 ❑ Copy of Official Interpretation and/or Zoning Verification 1 ❑ *If located in lmrnokalee or seeking affordable housing, include an additional set of each submittal requirement +The following exhibits are to be completed on a separate document and attached to the application packet: �' Exhibit A: List of Permitted Uses ,� Exhibit B: Development Standards �` Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code ..� Exhibit D: Legal Cescription Exhibit E: List of Requested LDC Deviations and justification for each .� Exhibit F: List of Development Commitments If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.�b.)i.c., the applicant must contact the Florida Forest Service at 239- 690-3500 for information regarding "Wildfire Mitigation &Prevention Plan." PLANNERS —INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLL0INING REVIEWERS: 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 Other: t � ;� �,� ASSOCl/-�TED FEES FOR APPLICATION Pre -Application Meeting: $500.00 J PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre .�� PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre ,� PUD Amendment: $6,000.00� plus $25.00 an acre or fraction of an acre Comprehensive Planning Consistency Review: $2,250.00 J Environmental Data Requirements -EIS Packet (submittal determined at pre -application meeting): $2,500.00 �_� Listed or Protected Species Review (when an EIS is not required): $1,000.00 'transportation Review Fees: o Methodolo Review: 500.00 �Y�'' ham' G�-�` Y w``�`' ��- •'�� `�=-���� �� � c �-� �- gy $ *Additional fees to be determined at Methodology Meeting. o Minor Study Review: $750.00 o Major Study Review $1,500.00 March 4, 2020 Page 10 of 11 Co��er County WOO COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.col liercounty.gov �' Legal Advertising Fees: o CCPC: $11125000 o BCC: $500.00 School Concurrency Fee, if applicable: 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX64 (239) 252-6358 o 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 St" and subsequent re -submittal will be accessed at 20°° of the original fee. Signature of Petitioner or Agent Printed named of signing party Date Vfarch 4, 2020 Page 11 of 11 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov ROJECT NAME )ATE PROCESSED" 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 To be completed by staff ❑ PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code ❑■ Amendment to PUD (PUDA): LDC subsection 10.02,13 E. and Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezone (PUDR)e, LDC subsection 10.02.13 A.-F. Name of Property Owner(s): Metropolitan Naples, LLC Name of Applicant if different than owner: Address: 1500 Fifth Ave. S., Ste. 106 Cit ; Naples State: FL Zips* Y_ Telephone: 239-5144001 -Mail Address: Js@reptrs.com Cell: N/A Fax: N/A Name of Agent: Robert J. Mulhere, FAICP, Pres/Paula N.C. McMichael, AICP, VP Firm: Hole Montes, Inc Address: 950 Encore Way Cit Naples state: FL Zips 34110 Y Telephone: 239-254-2000 Cell. N/A Fax.. 239-254-2099 E-Mail Address: bobmulhere@hmeng.com, paulamcmichael(dhmeng.com Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these_ regulations. Name of Agent: Richard C. Grant, Esquire Grant Fridkin Pearson, P.A. 5551 Ridgewood Drive, Suite Naples, FL 34108 501 Telephone: 239-514-1000, Fax: 239-514-0377 E-Mail Address: rgrantCgfpaC.com March 4, 2020 Page 1 of 11 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov This application is requesting a rezone from: zoning district(s). ial/ Present Use of the Pro erty: p CommercVacant 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Zoning districts) to the Proposed Use (or range of uses) of the property: commercial, Residential and Hotel Original PUD Name: Mini -Triangle MPUD Ordinance No.: 2018-25 On a separate sheet attached to the application, provide a detailed legal description of the property covered by the application: • If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; • The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum V to 400' scale), if required to do so at the pre -application meeting; and • The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range: 1�50�25 E lot: Block: subdivision: Triangle Lake Metes &Bounds Description: See Boundary Survey Plat Book: : Page #: Property I.D. Number 77510240008, 77510200006, 00388440007, 00388480009�` Size of Property: ft. x ft. = TotalAcres: 3.77+/- Address/ General location of Subject Property: Intersection of Davis Boulevard and Tamiam► Trail East PUD District (refer to LDC subsection 2.03.06 C): ❑ Commercial ❑Residential ❑ N] C Mixed Use ❑ Other: : li�i unity Facilities ❑ Industrial *77510320009 & 77510280000 (Note: The owners of these two parcels are not applicants for these petitions) March 4, 2020 Page 2 of Zl COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www. c o l l i e rco u nty. gov 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Zoning Land Use N C4 GTMUD-MXD Davis Blvd., Commercial, Marina S C4 GTMUD-MXD, City of Naples PD Tamiami Trail East, Naples Bay Club, vacant comm. E C4 GTMUD-MXD Commercial W C4 GTMUD-MXD Vacant Commercial If the owner of the subject property owns contiguous property please provide a detailed legal description of the entire contiguous property on a separate sheet attached to the application. Section/Township/Range: �/ Lot: Block: Subdivision: Plat Book: Page #: Property I.D. Number: Metes &Bounds Description: Required: list all registered Home Owner Associations) that could be affected by this petition. Provide additional sheets if necessary. Information can be found on the Board of County Commissioner's website at http://www.collierizov.net/index.aspx?pane=774. Name of Homeowner Association: East Naples Civic Association Mailing Address: 3823 Tamiami Trail East Name of Homeowner Association: Mailing Address: Name of Homeowner Association: City: Naples State: FI City: State: ZIP: 34112 ZIP: Mailing Address: City: State: ZIP: Name of Homeowner Association: Mailing Address: City: State: ZIP: Name of Homeowner Association: Mailing Address: City: State: ZIP: March 4, 2020 Page 3 of 11 Coffier County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www. co l l ie rco u nty.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252=2400 FAX: (239) 252-6358 Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff's analysis and recommendation to the Planning Commission, and the Planning Commission's recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub -district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub -district, policy or other provision.) d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. e. The adequacy of usable open space areas in existence and as proposed to serve the development. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. g. The ability of the subject property and of surrounding areas to accommodate expansion. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by existing deed restrictions. March 4, 2020 Page 4 of 11 I lei County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? No. Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation or zoning verification rendered on this property within the last year? Yes ❑0 No if so please provide copies. This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E. of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B. of the Administrative Code for the NIM procedural requirements. Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the Board's final action on this item, please remove all public hearing advertising signs) immediately. Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall record in the Public Records of Collier County a Memorandum of Understanding %J Developer Commitments or Notice of Developer Commitments that contains the legal description of the property that is the subject of the land use petition and contains each and every commitment of the owner or developer specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said Memorandum or Notice. This application will be considered "open" when the determination of "sufficiency" has been made and the application is assigned a petition processing number. The application will be considered "closed" when the petitioner withdraws the application through written notice or ceases to supply necessary information to continue processing or otherwise actively pursue the rezonine, amendment or change, for a period of 6 months. An application deemed "closed" will not receive further processing and an application "closed" through inactivity shall be deemed withdrawn. An application deemed "closed" may be re -opened by submission of a new application, repayment of all application fees and the grant of a determination of "sufficiency". Further review of the request i wll be subject to the then current code. March 4, 2020 Page S of 11 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST Name of Applicant(s): Metropolitan Naples, LLC Address: 1500 Fifth Ave. South, Ste. 106 cit : Naples state. FI ZIP: 34102 v _ Telephone: 239-514-4001 Cell; N/A . N/A Fax. E=Mail Address: js@reptrs.com Address of Subject Property �If available); Near intersect of Davis Blvd & Tamiami Trail E., west of Commercial Dr. city: Naples State: FI ZIP: 34102 Section/Township/Range: 1�50S /25E Lot: Block: subdivision: Triangle Lake Metes & Bounds Description, See Description Plat Book: Page #: Property I.D. Number; 7510240008, 77510200006, 00388440007, 00388480009* Check applicable system: *77510320009 & 77510280000 a. County Utility System x� b. City Utility System c. Franchised Utility System ❑ Provide Name, Collier COUnty Utllltl@S rol e Package Treatment Plant ❑ (GPD Capacity): Septic System TYPE OF WATER SERVICE TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System Fx I c. Franchised Utility System F] d. Private System (Well) F1 Provide Name; City of Naples Total Population to be Served: 114 Additional Residential Units and a reduction of 70,000 SF of commercial area Peak and Average Daily Demands: A. Water -Peak: NSA Average Daily: -1,820 GPD B. Sewer -Peak: NSA Average Daily: -1,30o GPD If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: March 4, 2020 Page 6 of 11 titer County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. Sewage will flow into a pump station which will pump into Collier County Reclamation Facility. Collier County Utility Dedication Statement: If the project is located within the service boundaries of Collier County's utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. Project is location in City of Naples Water and Collier County Sewer Districts. The applicant acknowledges that they must comply with the applicable utility fees and design guidelines. Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre -application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. March 4, 2020 Page 7 of 11 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercountt►.gov 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (239) 2524400 FAX: (239) 252-6353 COVENANT OF UNIFIED CONTROL The undersigned do hereby swear or affirm that we are the fee simple tifilehoiders and owners of record of property commonly known as Folio Numbers: 7751024000a1 7T510200005, OD3884400070 003E8480009 (Street address and City, State and Zip Code) and legally described in ExhibitA attached hereto, The property described herein is the subject of an application for PuoA .planned unit development ( F'UDA PU D) zoning We hereby designate P. FAdN4*,h R ?Jv Mtt.& & aM1 legal representative thereof, as the legal representatives of the property and as such, these individuals are authorized to legally bind all owners of the property in the course of seeking the necessary approvals to develop. This authority Indudes, but is not limited to, the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning approval on the site. These representatives will remain the only entity to authorize development activity on the property until such time as a new or amended covenant of unified control is delivered to Collier County, The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project: i. The property will be developed and used in conformity with the approved master plan including all conditions placed on the development and all commitments agreed to by the applicant in connection with the planned unit development rezoning, 2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and stipulations made at the time of approval of the master plan, even if the property Is subsequently sold in whole or in part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County, 3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or safeguards provided for in the planned unit development process will constitute a violation of the Land Development Code, 4, All terms and conditions of the planned unit development approval will be incorporated into covenants and restrictions which run with the land so as to provide notice to subsequent owners that all development activity within the planned unit development must be consistent with those terms and conditions. 5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms, safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit develo and the County may stop ongoing construction activity until the project Is brought into compliance with al rms, co Mons and safeguards of the planned unit development, weer Owner tarkey, President _ Printed Name Printed Name By: Development Partners International, LLC STATE OF FLORIDA Manager of Metropolitan Naples, LLC COUNTY OF COLLIER The foregoing instrument Was acknowleged before me by means of hysical presence o niine notarization this Z day of ttV 2077 b rinted name of o n r ' ' Jerry Starkey, Y (p w e •r qualifier) rry aric y, Prs►rent Such person(s) Notary Public must check applicable box; ffAre personally known to me Has produced a current drivers license .• :�•�i�Y''�s �., STEPHANIE KAROL Notary Public - State of Florida ]Has produced as identification, : N . ,® „_, Notary Signature March 4, 2020 r Commi.r�t{�9�5539 My Comm. Expires Mar 9, 1024 Bonded through National Notary Assn, E�IBIT A LEGAL DESCRIPTION PARCEL 1: LOTS 5 THROUGH 11, INCLUSIVE, OF TRIANGLE LAKE, ACCORDING TO THE MAP OR PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 3 8, OF THE PUBLIC ECORDS OF COLLIER COUNTY, FLORIDA, LESS AND EXCEPTING THEREFROM THAT PORTION THEREOF PREVIOUSLY CONVEYED TO THE STATE ROAD DEPARTMENT OF THE STATE OF FLORIDA BY DEED OF CONVEYANCE RECORDED IN DEED BOOK 16, PAGES 163 AND 164, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. LESS AND EXCEPTING: THOSE PORTIONS OF LOTS 5 AND 6, TRIANGLE LAk:E, A SUBDIVISION IN SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 EAST, SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 EAST, AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 38, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTH�'iTEST CORNER OF SAID LOT 6; THENCE ALONG THE WEST LINE AND SOUTHERLY EXTENSION OF SAID LOT 6, SOUTH 00 IEGR.EES 33'46" EAST 245.26 FEET TO THE NORTHERLY EXISTING RIGHT OF WAY LINE OF STATE ROAD 90 (US41) (PER SECTION 03010-2116) FOR A POINT OF BEGINNING; THENCE ALONG SAID SOUTHERLY EXTENSION AND WEST LINE NORTH 00 DEGREES 33'46" WEST 24.82 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,529.16 FEET, A CENTRAL ANGLE OF 00 DEG�:EES 47'18.3", AN ARC LENGTH OF 158.65 FEET, THE CHORD FOR WHICH BEARS SOUTH 53 DEGREES 53'54" EAST TO THE EAST LINE OF SAID LOT 5 AND THE END OF SAID DEGREES 59' 11 " V�►TEST 20.01 FEET TO SAID NORTHERLY EXISTING RIGHT OF WAY LINE AND THE BEGINNING OF A CURVE CONCAVE SOUTH�'i�ESTERLY; THENCE ALONG SAID NORTHERLY EXISTING RIGHT OF WAY LINE, THE ARC OF SAID 509016111001 CURVE TO THE LEFT, HAVING A RADIUS OF 19 POINT OF BEGINNING. A CENTRAL ANGLE OF PARCEL 2 A LOT OR PARCEL OF LAND IN THE EAST HALF OF THE NO TAMI RTH�'JrEST QUARTER OF THE NORTHWEST QUARTER, LYING NORTH OF THE AMI TRAIL, OF SECTION 11 IN TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA BEING SPECIFICALLY DESCRIBED AS FOLLOWS: FROM THE POINT OF INTERSECTION OF THE NEST BOUNDARY LINE OF THE EAST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER, LYING NORTH OF THE TAMIAMI TRAIL (FORMERLY KNOWN AS DIXIE HIGHWAY), OF SECTION 11 IN TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, WITH THE NORTHEASTERLY RIGHT OF WAY LINE OF THE SAID TAMIAMI TRAIL RUN IN A SOUTHEASTERLY DIRECTION FOR 3 96.5 8 FEET ALONG SAID NORTHEASTERLY RIGHT OF WAY LINE, TO ESTABLISH THE POINT OF BEGINNING; THENCE FROM THE POINT OF BEGINNING DEFLECT 90 DEGREES FROM THE SOUTHEASTERLY TO THE NORTHEASTERLY322.02 FEET; THENCE DEFLECT 43 DEGREES 39 MINUTE 10 SECONDS, FROM THE NORTHEASTERLY TO THE NORTHERLY AND RUN 57.48 FEET; THENCE DEFLECT 69 DEGREES 51 MINUTES 00 SECONDS FROM NORTHERLY TO NORTHWESTERLY AND RUN 63.91 FEET; THENCE DEFLECT 66 DEGREES : 29 MIZNTIJTES 50 SECONDS FROM NORTHEASTERLY RIGHT OF WAY LINE OF SAID TAMIAMI TRAIL; THENCE IN A SOUTHEASTERLY DIRECTION RUN 98.29 FEET ALONG SAID NORTHEASTERLY RIGHT OF WAY LINE THE POINT BEGINNING, LESS AND EXCEPTING THAT PORTION OF THE NORTH�'JEST 1/4 OF SECTION 11, TO'�JNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, BEING DESCRIBED AS FOLLOWS: COMI�IENCE AT THE NORTH�'iTEST CORNER OF LOT 6 OF SAID TRIANGLE LAk:E; THENCE ALONG THE V�iTEST LINE AND THE SOUTHERLY EXTENSION OF SAID LOT 6, SOUTH 00 DEGREES 33'46" EAST 307.41 FEET TO THE SURVEY BASE OF STATE ROAD 90 (US 41) AND TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG SAID SURVEY BASE LINE, THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,459.16 FEET, A CENTRAL ANGLE OF Ol DEGREES 151S9.211, AN ARC LENGTH OF 253.29 FEET, THE CHORD FOR WHICH BEARS SOUTH 53 DEGP:EES 24'08" EAST TO THE END OF SAID CURVE; THENCE NORTH 37 DEGREES 13'52"EAST, 50.00 FEET TO THE NORTHERLY EXISTING RIGHT OF WAY LINE OF SAID STATE ROAD 90 (US 41) (PER SECTION 03 010-2116) FOR A POINT OF BEGINNING; THENCE NORTH 3 7 DEGREES 59' I 1 " EAST 20.00 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,529.16 FEET, A CENTRAL ANGLE OF 00 DEGREES 29' 17.3 ", AN ARC LENGTH OF 98.22 FEET, THE CHORD FOR WHICH BEARS SOUTH 52 DEGREES 31125" EAST TO THE END OF SAID CURVE; THENCE SOUTH 37 DEGWEES 59111" WEST, 20.00 FEET TO SAID NORTHERLY EXISTING RIGHT OF WAY LINE AND THE BEGINNING OF THE CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG SAID NORTHERLY EXISTING RIGHT OF WAY LINE, THE ARC OF SAID CURVE TO THE LEFT, HAVING A RADIUS OF 11,509616 FEET, A CENTRAL ANGLE OF 00 DEGREE 29'20.3 ", AN ARC LENGTH OF 98.22 FEET, THE CORD WHICH BEARS NORTH 52 DEGREES 31'28" WEST TO THE END OF SAID CURVE AND THE POINT OF BEGINNING. CONTAINING 1, 964 SQUARE FEET. PARCEL 3 A LOT OR PARCEL OF LAND IN THE EAST HALF OF THE NORTHV'EST QUARTER OF THE NORTHWEST QUARTER, LYING NORTH OF TAMIAMI TRAIL, OF SECTION 11, TOWNSHIP 50 SOUTH OF RANGE 25 EAST, COLLIER COUNTY, FLORIDA, BEING SPECIFICALLY DESCRIBED AS FOLLOWS. FROM THE POINT OF INTERSECTION OF THE V'irEST BOUNDARY LINE OF THE EAST HALF OF THE NORTHV'iTEST QUARTER OF THE NORTHViTEST QUARTER, LYING NORTH OF THE TAMIAMI TRAIL (FORMERLY KNOWN AS DIXIE HIGHWAY), OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, WITH THE NORTHEASTERLY RIGHT OF WAY LINE OF THE SAID TAMIAMI TRAIL RUN IN A SOUTHEASTERLY DIRECTION FOR 298.29 FEET ALONG THE SAID NORTHEASTERLY RIGHT OF WAY LINE, TO ESTABLISH THE POINT OF BEGI�ING5 THENCE FROM THE POINT OF BEGINNING DEFLECT 90 DEGREES FROM THE SOUTHEASTERLY TO NORTHEASTERLY AND RUN 338.2 FEET, THENCE DEFLECT 113 DEGREES 3 0' 10" FROM NORTHEASTERLY TO NORTHWESTERLY AND RUN 107.18 FEET THENCE DEFLECT 66 DEGREES 29'50" FROM NORTHWESTERLY TO SOUTHWESTERLY AND RUN 295.46 FEET TO THE SAID NORTHEASTERLY RIGHT OF WAY LINE OF SAID TAMIAMI TRAIL, THENCE IN A SOUTHEASTERLY DIRECTION RUN 98.29 FEET ALONG THE SAID NORTHEASTERLY RIGHT OF WAY LINE TO THE POINT OF BEGINNING. PARCEL 4 LOT 43 TRIANGLE LAKE SUBDIVISION AS PLATTED AND RECORDED IN THE PUBLIC RECORDS OF COLLIER COUNTY FLOR.IDA, IN PLAT BOOK 4, PAGE 38, PARCELS 3 AND 4 LESS AND EXCEPT: THAT PORTION OF LOT 43 TRIANGLE LAKE, A SUBDIVISION, AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 3 8, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND THAT PORTION OF THE NORTHWEST 1/4 5 ALL BEING IN SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 EAST, BEING DESCRIBED AS FOLLOWS : COMMENCE AT THE NORTHWEST CORNER OF LOT 6 OF SAID TRIANGLE LAKE, THENCE ALONG THE WEST LINE AND THE SOUTHERLY EXTENSION OF SAID LOT 6, SOUTH 00 DEGREES 33'46" EAST, 307.41 FEET TO THE SURVEY BASE LINE OF STATE ROAD 90 (US 41) AND TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG SAID SURVEY BASE LINE, THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,45 9.16 FEET, A CENTRAL ANGLE OF 00 DEGREES 31'43 ", AN ARC LENGTH OF 105.72 FEET, THE CHORD OF WHICH BEARS SOUTH 53 DEGREES 46' 16" EAST TO THE END OF SAID CURVE, THENCE NORTH 36 DEGREES 29'3 5" EAST, 50.00 FEET TO THE INTERSECTION OF THE SOUTHERLY EXTENSION OF THE WEST LINE OF SAID LOT 4 AND THE NORTHERLY EXISTING RIGHT OF WAY LINE OF SAID STATE ROAD 90 (US 41) (PER SECTION 03010-2116) FOR A POINT OF BEGINNING; THENCE ALONG SAID SOUTHERLY EXTENSION AND SAID WEST LINE NORTH 37 DEGREES 59'I1" EAST, 20.01 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,529.16 FEET, A CENTRAL ANGLE OF 00 DEGREE 44' 11.65 AN ARC LENGTH OF 148.21 FEET, THE CHORD FOR WHICH BEARS SOUTH 53 DEGREES 08'09" EAST TO THE END OF SAID CURVE; THENCE SOUTH 37 DEGREES 59'11" WEST, 20 FEET TO SAID NORTHERLY EXISTING RIGHT OF WAY LINE AND THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG SAID NORTHERLY EXISTING RIGHT OF WAY LINE, THE ARC OF SAID CURVE TO THE LEFT, HAVING A RADIUS OF 11,509.16 FE T, A CENTRAL ANGLE OF 00 DEGREES 44' 16.2", AN ARC LENGTH OF 148.21 FEET, THE CHORD FOR WHICH BEARS NORTH 53 DEGREES 08' 16" AIM ST TO THE END OF SAID CURVE AND THE POINT OF BEGINNIZ�G. PARCEL 5: LOTS 123 135 143 AND 15, TRIANGLE LAKE RECORDED IN PLAT BOOK 4, PAGE 3 8, FLORIDA. OVERALL ACREAGE = 233,058.41 MEASURED/CALCULATED, E SUBDIVISION, AS PLATTED AND PUBLIC RECORDS OF COLLIER COUNTY, AS OR 5.3 5 ACRES COLL[ER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE MAPLES, 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,colliercountvfl,gov/Home/ShowDocument?id=76983. REQUIREMENTS I COPIES I REQUIRED I REQUIRED Cover Letter with Narrative Statement including a detailed description of 1 x whyamendment is necessary rY Completed Application with required attachments (download latest version) 1 Pre -application meeting notes 1El Affidavit of Authorization, signed and notarized 1H� Property Ownership Disclosure Form 1 jRj Notarized and completed Covenant of Unified Control � 1 Completed Addressing Checklist 1 Warranty Deed(s) 1 List Identifying Owner and all parties of corporation 1 Q Li Signed and sealed Boundary Survey 1 EJ x0 Architectural Rendering of proposed structures 1 ❑ x� Current Aerial Photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included 1 Fx I F] on aerial. Statement of Utility Provisions 1 0 Environmental Data Requirements pursuant to LDC section 3.08.00 1 ❑ x� Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) packet at time of public hearings. Coordinate with ❑ ❑ Fx] project planner at time of public hearings. Listed or Protected Species survey, less than 12 months old. Include 1 � a copies of previous surveys. Traffic Impact Study 1 Q Historical Survey 1Li School Impact Analysis Application, if applicable 1 0 Electronic copy of all required documents 1 Completed Exhibits A-F (see below for additional information)' ❑ nX F] El Fx I List of requested deviations from the LDC with justification for each (this document is separate from Exhibit E) Checklist continues on next page March 4, 2020 Page 9 of 11 �ot[ier County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Revised Conceptual Master Site Plan 24" x 36"and One 8 %" x 11" copy ❑ [j C] Original Amending PUD document/ordinance, the PUD and Master Plan 24" x 36" — Only if F a ❑ Revised PUD document with changes crossed thru & underlined 1 [] Copy of Official Interpretation and/or Zoning Verification 1 [� *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement +The following exhibits are to be completed on a separate document and attached to the application packet: [� Exhibit A: List of Permitted Uses (� Exhibit B: Development Standards Exhibit Co.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 R P('P I\/I n Land Areas Pursuant to ADC subsection 2.03.08.A.2.a.2.(b.)i.c.,the applicant must contact the Florida Forest Service at 239- 690-3500 for information regarding "Wildfire Mitigation & Prevention Plan." PLANNERS —INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS: School District Lockheart (Residential Components): Amy ❑ Conservancy of SWFL: Nichole Johnson Utilities Engineering: Eric Fey a Parks and Recreation: Barry Williams (Director) Q Emergency Management: Dan Summers Immokalee Water/Sewer District. ❑ 0 City of Naples: Robin Singer, Planning Director Q Other: Fire 0 City of Naples Utilities Q Other: Naples Airport, Bayshore Gateway CRA 0 Pre -Application Meeting: $500.00 ❑ PUD Rezone: $101000.00* plus $25.00 an acre or fraction of an acre ❑ PUD to PUD Rezone: $8,000,00* plus $25.00 an acre or fraction of an acre ® PUD Amendment: $6,000,00* plus $25.00 an acre or fraction of an acre ® Comprehensive Planning Consistency Review: $2,250.00 ❑ Environmental Data Requirements -EIS Packet (submittal determined at pre -application meeting): $2,500.00 ❑ Listed or Protected Species Review (when an EIS is not required): $11000000 � Transportation Review Fees: m 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 March 4, 2020 Page 1.0 of 11 .m � eIr County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov Legal Advertising Fees: � CCPC: $11125.00 � BCC: $500900 ❑ School Concurrency Fee, if applicable: 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 o 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 St" and subsequent re -submittal will be accessed at 20% of the original fee. Signature of Petitioner or Agent Robert J. Where, FAICP, President/CEO Printed named of signing party Date March 4, 2020 Page 11 of 11 FOR PETITION NUMBERS(Sj PUDA-PL-202104011006 SSGMPA•PL•2021U001101 IJEARY STARKEY (print name}, 85 PREsl�ENT ttltie, If applicable} of DEVELOPMENT PARTNERS INTERNATIONAL, LLC, MANAGER OF METROPOLITAN NAPLES, LLC (company, If applicable), swear or affirm under oath, that I am the (choose one) owner Q applicantQcontract purchaser and that: 1. I have full authority to secure the approval{s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2, All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. I 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 The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. W. J�. WM authorize PAULA MCM(CHAEL, AICP, ROBERT J. MULHERE, FAMPAICHARD GRANT, ESO 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 /s usually executed by the core, pres, or v. pres. • If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (L.C.), then the documents should typically be signed by the Company's "Managing Member. p • !f 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 ident" led 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. ury, 1 declare chat t have read the foregoing Affidavit of Autharizatian and that Jerry Sta By: CJ2�1opment Partners International, LLC, Manager of Metropolitan Naples, LLC STATE OF FLORIDA CCiUNTY OF COLLIER Such person(s) Notary Public must check applicable box: Are personally known to me Has produced a current drivers license ® Has produced as identification. Notary Signature: CP10&COA-01l l 1511 SS REV 3/4/2020 Date nce or ❑online notarization this '' STEPHANIE KAPOL ?�; �;�; Notary Public - St�Ite of Florida �' o`� Commission k GG 9b5839 My Comm. Expires Mar 9, 2024 Bonded through National Notary Assn. COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NA ILES, FLORIDA 34104 �239) 252=2400 FAX8v (239) 252=6358 a, o ...-r. „„ .e, �., .>i.-. .,,.: .. r , 1;7q.`1'l/ 1J11 ER HIsI C OSU! E�If r a Ise 4 : v <..�.,.. s.All D o�R r 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. le by an INDIVIDUAL, tenancy by the entirety, tenancy in If the property is owned fee simp common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest: Name and Address % of Ownership N/A b. If the property is owned by a CORPORATION, percentage Of stock owned by each: N/A list hofficers te and stockholders and the of Ownership c. If the property is in the name of a T_TEE, list the beneficiaries of the trust with the percentage of interest: Name and Address % of Ownership N/A Created 9/28/2017 Page 1 of 3 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliereov.net f. 2800 NORTH HORSESHOE DRIVE NA 'LES, FLORIDA 34104 (239) 252=2400 FAX49 (239) 252-6358 If the property is in the name of a GENERAL or LIMITED PA general and/or limited partners: TNERSHIP, list the name of the Name and Address Metropolitan Naples, LLC*, 1500 Fifth Ave. South, Ste, 106, Naples, FL 34102 w o of Ownership Jerry Starkey 50% Fred Pezeshkan 50% lieveiopment Partners If there is a CONTRACT FOR International, LLC, Manager URCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Name and Address % of Ownership Date of Contract: If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, Or trust: Name and Address Date sub1 'ect property acquired 11-10-2020 g• F�l Leased: Term of lease years /months If, Petitioner has option to buy, indicate the following: Created 9/28/2017 Page 2 of 3 3ROWTH MANAGEMENT DEPARTMENT Date option terminates: mmmmmmm� , or Anticipated closing date: 3'LES, FLORIDA 1 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 ATi'N: Business Center 2800 North Horseshoe Drive Naples, FL 34104 aor Paula N. C. McMichael, AICP, VP Agent/Owner Name (please print) 1 Date Created 9/28/2017 Page 3 of 3 FOR PETtTIt1M NUINtBERS{sj PUDA-PL-2vemlvwi luV & SSGMPA•PL-2O2iaovi ioi j, JER�Y �TARKEY �p�it1� liaiile}, as PpESIDENT (title, If applicable) of DEVELOPMENT PA€ INERS INTERNATIONAL. LLC, MANAGER OF METAOPtJLIrAN NAPLES, LLo (Corrtpany, If applicable), swear or affirm under oath, that I am the (choose one) owner applicantcontract purchaser and that, 1. I have full authority #© 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, 50 We/I authorize PAULAMCMICHAEL, AIM, A08ERT J. MULHEAE, FAICP,RICHAAO GRANT, ESo, to act as our/my representative in any matters regarding this petition including 1 through 2 above, partner" 'Notes: • if the applicant is a corporation, then It Is usually executed by the Corp. Ares, 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 f th o e named partnership, • If the applicant is a trust, then they must include the trustee's name and the wards ras trustee': • In each Instance, first determine the applicant's status, e.g., individual, corporate, frost, partnership, and _then use the appropriate format for that ownership. STATE- O COUNTY res. S OF CO�Lt�R lnternatianai, LLB, Manager of IUletropolitan Naples, LLC Such person(s) Notary Public must check applici3ble box, i Are personally known Has produced -current e Has produced entification. • Notary Signature: CPtQ8-COS►-�01151155 REV 31412020 nceor online notarization this ST�PHANI� KAROL Notary Public -Starts of i:forida commission M GG 9bS83� My Comm, Expires Mar 9, 2024 Bonded through National Notary Assn. i Please complete the following and email to GMD_Addressing�colliercountyfl.gov or submit in person to the Addressing Section at the address listed below, This form must be signed by Addressing personnel prior to the pre -application meeting. Please allow 3 business days for processing. Not all items will apply to every project. Items in bold are required. FOLIO NUM6ERS MUST BE PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section, PETITION TYPE (Indicate type below, Complete a separate Addressing Checklist for each Petition type), ❑ BL (Blasting Permit) BD (Boat Dock Extension) ❑Carnival/Circus Permit ❑ CU (Conditional Use Permit) ❑ EXP (Excavation Permit} ❑ FP (Final Plat) ❑ LLA (Lot Line Adjustment) ❑ PNC (Project Name Change) ❑ PPS (Plans &Plan Review) ❑ PSP (Preliminary Subdivision Plat) ❑ PUD Rezone ❑ RZ (Standard Rezone) ❑SDP (Site Development Plan) SOPA (SDP Amendment) ❑ SDPI {Insubstantial Change to SDP) ❑SIP (Site Improvement Plan) ❑SIPI (Insubstantial Change to SIP) ❑SNR (Street Name Change} ❑ SNC (Street Name Change -- Unplatted) ❑ TDR (Transfer of Development Rights} ❑ VA (Variance} ❑ VRP (Vegetation Removal Permit) ❑ VRSFP (Vegetation Removal &Site Fill Permit} ❑✓ OTHER PUDA LEGAL DESCRIPTION of subject property or properties (copy of lengthy description may be attached) Section 11, Township 505, Range 25E T 2�, ,�'� 1 FOLIO (Property ID) Numbers) of above (attach to, or associate with, legal description if more than one) 77510240008,77510200006,00388480009,003$8440007,77510320009,775102$0000 STREETADDRESS orADDRESSES (as applicable, if already assigned) • LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right -of --way • SURVEY (copy —only needed for unplatted properties) CURRENT PROJECT NAME (if applicable) PROPOSED PROJECT NAME (if applicable) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) Addressing Checklist (Rev 12/2021) Page 1 of 2 Operations &Regulatory Management Division • 2800 North Horseshoe Drive •Naples, FL 34104 • 239-252-2400 www.colliercountyfl qov craw, Project or development names proposed for, or already appearing in, proposed or existing} Please Return Approved Checklist By: (�✓ Email inium doc ❑Personally picked up ents (if application, indicate whether Applicant Name: Paula N.C. McMichael, AICP, Vice President, Hole Montes, Inc. /Stephanie Karol, Permitting Coordinator Phone; (239) 254-2018 Email: stephaniekarolC�hmeng.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 • �' i. 111:1• Approved by: Date: �� _ Updated by: Addressing Checklist (Rev 12/2021} Date: Operations &Regulatory Management Division • 2800 North Horseshoe Drive •Naples, FL 34104 • 239-252-2400 www. colliercountyfl.gov U— CII t— Q1, Pine St # wad tort-* 4 r - r .. f : i-'1�-- qqb i I =i mod. �. wpm 'Y Wild4. y r• jm > :�� ., -n 00 . MGT Commercial Dr Pine St aS wiled 0 0 p W LO LL LL z O o O o CO _ Z 3 O 3 0 N = Q ❑ vi V lillit N o N o o Ln z O w o zU = W U T w o O w a N m Z O W O U O z�3 C w L � `J N v- 0 � m OJI 9� W J W �J bMWW oIII a —\ OJ woo W waw W �- J �<� o W� w Z= Ow W 4 J w O" z E w o Q Z H 2 Q 0 � O O J m m w U H t'll C W � ❑ N z w 0 O z D O N O W IL W K 2 aa�a� Mini- Triangle MPUD Amendment Narrative Statement, LDC Evaluation Criteria, and GMP Consistency I. Introduction The lulini Triangle Mixed Use Planned Unit Development (MPUD) consists of approximately 5.35 acres and is situated east of the Davis Blvd. and US 41 intersection, with frontage on both Davis Blvd and US 41. The subject property is located within the Bayshore Gateway Triangle Community Redevelopment Area and is currently vacant. The property was recently replated to establish three 1 and 2, below), platted development lots (see Exhibits M�trOp©�lt;an ������ PUT BOOK PAGE SHEET 2 of 3 A REPLAT OF PORTIONS OF LOTS 4, 5, S & ALL OF LOTS 7 THROUGH 15, TRIANGLE LAKE, PLAT BOOK 4, PAGE 38, PUBLIC RIPCORDS, COLLIER COUNTY, FLORIDA AND A PORTION OF LAND LYING IN SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 BAST, COLLIER COUNTY, FLORIDA SKETCH OF LEGAL DESCRIPTION Mn4V4V44114V LEGAL DESCRIPTION 10e twett6 t If- IF ILA ILL If IF .a i� ,. ...... , .. ,w. Fir Wo" Or =044t4mao S. WSTRUMENT WAS PWAM BY f'. 14M Exhibit l :Original Plat 1 H:\2016\2016052B\WP\MPUDA\Resubmittal\Mini-Triangle MPUDA Evaluation Criteria (rev 5-6-2022).docx Metropolitan N apses A RRPLAT OF PORTIONS OF LOTS 4, 5, 6 & ALL OF LOTS 7 THROUGH 15, TRIANGLE LAKE, PLAT ROOK 41 PAGE 38, PUBLIC RECORDS, COLLIER COUNTY, FLORIDA AND A PORTION OF LAND LYING IN SECTION It, TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA 1 F I+dO UL tl tl tl / c � $ F r F i 1 1 0 a1 LOT 1 tltSaat3+tit e 1 T LOT i 0.t60t �' f --wr• tD" r r�LVp � sr. llvedemew WOR Mello 4�r otllrL7lleCD Exhibit 2: Replat t�s �stRVN�r was DREPI,d�D eY 1N NY, D.S.N. �628 Aso as,w,w w.y "plate FL. 34110 fxx pnw: (290,12U&M00 HOLD MC?NTES Kb648C4fVACale01 iFk`�E3�o�L4a3t5�414401 i5 Aaftl allon V01772 The owner of Lot 1 is not applicant for the SSGMPA and MPUD, as the owner has an approved SDP (PDF attached) fora 270 multifamily unit development (with 7.500 s.fe of ground floor commercial use) and is limited to that density and use (by contract). The owners of Lot 1 are scheduled to begin construction in the next few months. An SDP for Lot 56 multifamily s pace. 2 has been submitted to the County and is currently under revi ew. The SDP dwelling units and approximately 6,500 s.f. of ground floor commercial The net developable acreage of each of the 3 platted lots is as follows: Lot 1 (has an Approved SDP): Lot 2 (has an SDP under Review): Lot 3 (Future Develonment): 68240.58 sf. (1566 acre ,..$) 30,512.39 s.f. (0.700 acres) 79,758.01 s.£ (1.724 acres) The increase in the maximum number of multifamily dwelling units, from 3 77 to 491, is requested in order to allow for the greatest flexibility in the marketplace. The decrease in total allowable commercial square footage is requested to reflect the reality of market conditions, including the fact that a hotel was approved on the adjacent parcel, and a movie theatre was approved and is developed at Coastland Center Mall. The circumstances, as well 2 H:\2016\2016052B\WP\MPUDA\Resubmittai\Mini-Triangle MPUDA Evaluation Criteria (rev 5-6-2022).docx as the broader analysis provided in the Market Analysis (prepared by Russ w eyers, Real Estate Econometrics, Inc.) submitted with the companion GMPA clearly establishes significant changes in the marketplace since the original approval. This MPUDA is companion to a Growth Management Plan Amendment (GMPA) that amends the Mini Triangle Subdistrict within the Future Land Use Element (FLUE). II. History of Property In 2002, the Bayshore Gateway Triangle Community Redevelopment Agency (CRA) was established to promote economic development, through private investment, within an area that was seeing a decline in property values and had inadequate infrastructure. The goal of the CRA was to foster redevelopment and attract private investment. The specific area in which this project is located, known as the Triangle, was previously identified for the location of a catalyst prof ect. Collier County acquired 5.35 acres of land, the Mini Triangle area, in an effort to position the property in a manner that would attract a private investor to develop the property as a catalyst project that focused on the mix of commercial and residential uses. The property has since been sold. and rezoned to a MPUD and subject to a GMPA that created the Mini Triangle Subdistrict designation within the FLUE. At the time of the Mini Triangle MPUD rezone and the Mini Triangle GMPA, the development proposed to have 377 multi- family dwelling units, 228 hotel room/suites and a minimum square footage of commercial development. III. LDC Evaluation Criteria A. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic access, drainage, sewer, water and other utilities. This amendment request will not place an additional burden on the surrounding area, traffic access, drainage, sewer, water and other utilities. The PUDA proposes to increase the number of residential dwelling units in a manner that would exchange hotel units for said residential units. The additional 114 residential units would only be permitted if all the currently allowed (228) hotel units are removed. Additionally, this PUDA decreases the amount of commercial area from the approved maximum of 200,000 square feet to a maximum of 130,000 square feet. The proposed amendment will have the following demand reduction: Water Sewer Average Daily: -1,820 GPD Average Daily: -1,300 GPD 3 H:\2016\2016052B\WP\MPUDA\Resubmittal\Mini-Triangle MPUDA Evaluation Criteria (rev 5-6-2022).docx Further, this MPUD is located between two major arterial roadways. These unique attributes contribute to the suitability of the parcel for the proposed development. Project access, stormwater drainage, and availability of sewer and water are all addressed as a part of the submittal, with detailed design to follow at time of SDP. B. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the County Attorney. Evidence of unified control is provided with this application. C. Conformity of the proposed PUD with the goals, objectives and policies of the growth management plan. (This is to include identifying what Sub -district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub -district, policy or other provision.) 1. Urban Residential Subdistrict. The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. This Subdistrict comprises approximately 93,000 acres and 80% of the Urban Mixed Use District. Maximum eligible residential density shall be determined through the Density Rating System but shall not exceed 16 dwelling units per acre except in accordance with the Transfer of Development Rights Section of the Land Development Code. 2. Compliance with Additional GMP Provisions. Policy 5.4 —New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 0441, adopted June 22, 2004 and effective October 18, 2004, as amended.) Objective 7 — In an effort to support the Dover, Kohl Partner publication, TowaYd Better Places: The Community CharacteY Plan for Collier County, Florida, to promote smart growth policies, and adhere to the existing development character of Collier County, the following policies shall be implemented for new development and redevelopment projects, where applicable. Policy 7.1 The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. H:\2016\2016052B\WP\MPUDA\Resubmittal\Mini-Triangle MPUDA Evaluation Criteria (rev 5-6-2022).docx Policy 7.2 The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. Policy 7.3 All new and existing developments shall be encouraged to connect their local streets and their interconnection points with adjoining neighborhoods or other developments regardless of land use type. Policy 7.4 The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. The proposed MPUD amendment is consistent with all applicable provisions in the Collier County Growth Management Plan (GMP). In particular, it is consistent with and furthers FLUE Policy 5.4, and FLUE Policies 7.1 — 7.4 of Objective 7. A companion GMPA has been requested to ensure conformity with the Mini -Triangle Subdistrict, which was created for this development and implemented through the existing Mini -Triangle MPUD. D. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering Great care has been given to this urban redevelopment project in terms of design and buffering and screening. As an urban redevelopment prof ect, many of the traditional design schemes, which exhaust significant amounts of land, will not work. Urban redevelopment requires flexibility and utilizes space much more efficiently though under -building parking, reduced buffer widths, multiple uses for green space and open space, increase building height, and lot coverage, and so forth. E. The adequacy of usable open space areas in existence and as proposed to serve the development. There are adequate areas with usable open space within and proximate to this development. F. The timing or sequence of development for the purpose of assuring the available improvements and facilities, both public and private. adequacy of All necessary improvements and facilities are already in place to serve this development. G. The ability of the subject property and of surrounding areas to accommodate expansion. 5 H:\2016\2016052B\WP\MPUDA\Resubmittal\Mini-Triangle MPUDA Evaluation Criteria (rev 5-6-2022).docx There are no issues that Would limit the ability of the subject property or the surrounding areas to accommodate this project. H. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The MPUD amendment conforms to the LDC Pj.JD provisions and includes requested deviations as are necessary. 0 H:\2016\2016052B\WP\MPUDA\Resubmittal\Mini-Triangle MPUDA Evaluation Criteria (rev 5-6-2022).docx MINI -TRIANGLE 1VIPIJD AMENDMENT REZONE CRITERIA 1 Q.02.Q8.F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners required in LDC section 10.02.08.E shall show that the Planning Commission has studied and considered the proposed change in relation to the following findings, when applicable: 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan. A companion SSGMPA application has been made to amend the existing Mini Triangle Mixed Use Subdistrict to ensure compliance between the GMP and the PUD zoning. Assuming the proposed GMPA is approved, the PUD will be consistent with the Future Land Use Element (FLUE) goals, objectives, and policies, and Future Land Use Map (FLUM), and the goals, objectives and policies as applicable, of the Growth Management Plan, 2. The existing land use pattern. The proposed MPUDA is compatible with the existing land use pattern which is a mixture oI non-residential and residential uses. GMP FLUM Desi nation Zonin Land Use North Urban — Bayshore/Gateway C4-GTMTD-MXD Marina/Commercial Triangle Redevelopment Overlay South Urban — Bayshore/Gateway C4-GTMUD-MXD/ Vacant Triangle Redevelopment Overlay City of Naples Commercial/Residential East Urban — Bayshore/Gateway CC4-GTMUD-MXD/ Heavy Commercial Triangle Redevelopment Overlay C-5-GTMUD-MXD (within 300 feet West Urban — Bayshore/Gateway C4-GTMUD-MXD Vacant Commercial/ Triangle Redevelopment Overlay US 41 and Davis Blvd Intersection The possible creation of an isolated district unrelated to adjacent and nearby districts. This rezoning will not create an isolated district unrelated to adjacent and near The surrounding zoning districts include a mixed use overlay designation. Whether existing district boundaries conditions in the neighborhood. are illogically drawn in relation by districts. to existing H:\2016\2016052B\WP\MPUDA\Rezone Criteria (2-2-2021).docx Existing boundaries were not illogically neighborhood. drawn in relation to existing conditions in the 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The economic conditions Have shifted since the original adoption of the MPUD, and traditional retail is no longer viable to the same extent. With the plans to move forward with a hotel on the abutting property to the west of the MPUD, an additional strain is placed on the viability of the hotel use. To provide additional flexibility with the current economic conditions, the applicant requests a conversion of the allowed hotel rooms to multi -family dwelling units and to change the minimum and maximum square footage requirements for certain commercial and office uses. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change will not adversely influence living conditions in the neighborhood. Development standards proposed ensure compatibility with neighboring properties. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The requested change will not create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses or otherwise affect public safety. The proposed change to the land use intensities will decrease the estimated trip generation. 8. Whether the proposed change will create a drainage problem. The site will be designed. to meet all County and SFWMD requirements. No drainage problems will be created. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Development standards and perimeter buffers assure the proposed change will not seriously reduce light and air to adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area. The proposed change will not adversely affect property values in the adjacent area. H:\2016\2016052B\WP\MPUDA\Rezone Criteria (2-2-2021).docx 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed change will not be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. 12. Whether the proposed change will constitute a grant individual owner as contrasted with the public welfare. of special privilege to an The proposed change will not constitute a grant of special privilege to an individual owner as contrasted with the public welfare. 13. Whether there are substantial reasons why the with existing zoning. property cannot be used in accordance The existing MPUD minimum and maximum land use flexibility in the changing economic environment. The ensure a viable project for the area. 14. Whether the change s the county, intensities leave little room for MP request is necessary to uggested is out of scale with the needs of the neighborhood or The change suggested is not out of scale with the needs of the neighborhood or the county. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. It is not impossible to find other adequate sites in the county for the proposed uses; however, the existing Mixed Use PLTD is in place and is located in a desirable area for the proposed type of development. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification is typical of and not different from any other similar development in Collier County. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended. Page 3 of 4 H:\2016\2016052B\WP\MPUDA\Rezone Criteria (2-2-2021).docx There is availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, to serve the project. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the BCC. H:\2016\2016052B\WP\MPUDA\Rezone Criteria (2-2-2021).docx ft strict School q ;07p� Collier COUV% Collier County School District School Impact Analysis Application Instructions: Submit one copy of completed application and location map for each new residential project requiring a determination of school impact to the Planning Department of the applicable local government. This application will not be deemed complete until all applicable submittal requirements have been submitted. Please be advised that additional documentation/information may be requested during the review process. For information regarding this application process, please contact the Facilities Management Department at 239-377-0267. Please check [�] type of application request (one only): [XJ School Capacity Review [ ] Exemption Letter [ J Concurrency Determination [ ] Concurrency Determination Amendment For descriptions of the types of review please see page 3, I. Project Information: Project Name: Mini Triangle MPUD Municipality: Collier County. Parcel I D#: (attach separate sheet for multiple parcels): 77510200006, 00388440007, 77510240008 & 00388480009 Location/Address of subject property: Davis Blvd (Attach location map) iami Trail 1965 TamEast, 1991 Tamiami Trail East, 1993 Tamiami Trail East and 1936 Closest Major Intersection: Tamiami Trail East &Davis Blvd. II. Ownership/Agent Information: Applicant Name(s): Metropolitan Naples, LLC Agent/Contact Person: Paula N. C. McMichael, AICP, Vice President/Hole Montes, Inc. (Please note that if agent or contact information is completed the District will forward all information to that person) Mailing address: Encore Wav, Naples, FL 34110 Telephone#: 239-254-2018 Fax: 239-254 -2099 Email paulamcmichaelCc�hmenq.com hereby certify the statements and/or information contained in this application with any attachments submitted herewith are true and correct to the best of my knowledge. Owner or Authorized Agent Signature III. Development Information Date Project Data Unit T es defined on a e 2 of a lication kil ALE Current Land Use Desi nation: Urban Pro osed Land Use Desi nation: Current Zoning: MPUD Proposed Zoning: MPUD t , - aI.t . 1 t• }.� 3 i� 'i a-. _ r �� t ^ ' ~ ;S! z/'ytw.•L ic.-L r�'-� J y -T�•)i Project Acreage: 3.77± 1 ! p 1 �t1 � i � c:�t.'. y "" `t �tgo-..1P of � f{.: -..4r. i' t! t � .J',c� r �.1' s .. t��hr tTF��"�� > Fa t- Unit Type, SF MF MH C G... Total Units Currently Allowed by Type: 377 Total Units Proposed by Type: 491 Is this a phasedproject: No If yes, please complete page 2 of this application, Date/time stamp: Date/time stamp: Types of Reviews: School Impact Analysis: This review should be divided into two categories: - School Capacity Review (land use and rezonings), and; - Concurrency Determinations (site plans and subdivisions). Schoo/ Capacity Review is the review of a project in the land use and rezoning stage of development. It is a review of the impact of the development on school capacity and is considered long range planning. This may be a review resulting in mitigation being required. In situations where the applicant may be required to mitigate, capacity may be reserved dependent on the type of mitigation. Concurrency Determination is the review of residential site plans and subdivisions to determine whether there is available capacity. When capacity is determined to be available a School Capacity Determination Letter (SCADL) will be issued verifying available capacity to the applicant and the local government. If a project exceeds the adopted level of service standards, the applicant is afforded the option of a negotiation period that may or may not result in an executed/recorded mitigation agreement Mitigation at this stage is expressed as a Proportionate Share Mitigation Agreement. For those residential developments that may have an impact but are otherwise exempt from concurrency, an exemption letter will be prepared for the applicant upon request. For those residential developments that are determined to not have an impact, a letter of no impact will be prepared for the applicant upon request. Exemption Letter: An applicant may request an Exemption Letter as documentation for the local government. These are projects that would be exempt from school concurrency review or projects that do not impact the public schools. Exemptions from school concurrency are limited to existing single family or mobile home lots of record, amendments to previously approved site plans or plats that do not increase the number of dwelling units or change the dwelling unit type; age restricted communities with no permanent residents under the age of 18; or residential site plans or plats or amendments to site plans or plats that generate less than one student. or are authorized as a Development of Regional impact (Chapter oou, F.S.) as of July 1, 2005. Concurrency Determination Amendment: An applicant may request an amendment to a previously issued School Concurrency Determination or to an application being processed. This review may require additional staff time beyond the initial Concurrency determination review and results in a modified determination being issued. An amendment could result in a negotiation period and/or a mitigation agreement being issued or a previously approved determination being modified and reissued. 3 U ! . attar co • L- • '� l . Dinn CI { I _ t 1, Stephanie Karol From: Sent: To: Cc: Subject: Hi Karol, BellowsRay < Ray.Bellows@col{ierco�ntyfl,gov> Wednesday, November 24, 2�21 11:10 AM Stephanie Karol Paula I�!1cMichael; FinnTimothy RE: Mini Triangle MPUD PUDA (20210001100 As you have requested, the requirement to submit a Boundary Survey for this application has been waived. Please let me know if i can be of any other assistance and have Happy Thanksgiving! ��� Raymond V. Bello�evs, Zoning Manager Zoning Division -Zoning Services Section Growth Management Department Telephone; 239.252.2463; Fax: 239.252.6350 Exceeding expectations, every day! Tell us how we are doing by taking our Zoning Division Survey of htt�s.//aoo._ Ic�/eXivgT. From: Stephanie Karol <StephanieKarol�hmeng.com> Sent: Wednesday, November 24, 20219:46 AM To: BellowsRay <Ray.Bellows�colliercountyfl.gov> Cc: Paula McMichael <PaulaMcMichael�hmeng.com> Subject: Mini Triangle MPUD PUDA �20210001100 Importance: High _ .:, . EXTERNAL EMAIL: This';em.:ail opening(attachrne.nts..or click Hi Ray• . _�:., ,.. . �: rfrorn �an external source. �onfirn� this �sl.a,_tr.usted'sender and :: ng inks_: We a�•e in the process of preparing to submit the above -referenced PUDA. As you indicated in Page 2 of the Pre-App notes, the boundary has nat changed. fan you waive the Boundary Survey requirement (it was checked off on the list) and send us an email we can use when we submit? 1 Thank you and Happy Thanksgiving! Stephanie Stephanie Karol Permitting- Coordinator 950 Encore Way Naples, FL 34110 Direct: (239} 254-2018 Main Line: (239) 254-2000 Facsim7.le: 239) 254-2099 �lnder Fiorid� l_aw, e-r��il addre�se� are public records. I� you da nat went your e-mail �ddre�s released in respan�e to � p��l�li�; ��eoards request, da not send elecEranic mail to this entity. Instead, cantact this aftice by fielephane ar in writing. 2 P6011COCK planninD •engineering Growth Management Plan Amendment (GMPA) and Planned Unit Development Amendment (PUDA) Prepared for: Hole Montes, Inc. 950 Encore Way Naples, FL 34110 Phone: 239-254-2000 Collier Count Collier County, FL 07/08/2021 Prepared by: Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Phone: 239-566-9551 Email: ntrebilcock( Transportation Methodolo trebilcock.biz 500.00 Collier County Transportation Review Fee* —Small Scale Study — No Fee Note — *to be collected at time of first submittal Metropolltan Naples — GMPA and PODA — TIS —July 2021 I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. This item has been electronically signed and sealed by Norman J. Trebilcock, P.E., State of Florida license 47116, using a SHA4 authentication code. Printed copies of this document are not considered signed and sealed, and the SHA4 authentication code must be verified on any electronic copies. ,`rrr111111////�I X4 N •'E0 c �'� �0. '. � •• S '• 0 No 47116 we wo - r *: :* NOW NOW . . OEM '. STATE OF :�1/ 'O•441 • S ' • • ... . • • , 4fj5/O N A1- ����• 1"11111rrr Digitally signed by Norman Trebilcock DN: c=US, st=Florida, 1=Naples, o=Norman Trebilcock, cn=Norman Trebilcock, ema i l=ntrebi (cock@trebi Icock.b i z Date: 2021.07.12 12:13:58-04'00' Norman J. Trebilcock, AICP, PTOE, PE 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 Page �2 Metropolitan Naples — GMPA and PODA — TIS —July 2021 ProjectDescription.......................................................................................................................................4 TripGeneration............................................................................................................................................. 6 Alternative Concurrency Management Systems........................................................... .................... 9 ImprovementAnalysis................................................................................................................................10 Mitigationof Impact...................................................................................................................................10 Appendices Appendix A: Project Master Site Plan........................................................................................................11 Appendix B: Initial Meeting Checklist (Methodology Meeting).................................................................13 AppendixTrip Generation Calculations..........................................................................................19 Appendix D: Collier County Transportaion Element Map — TR-4.............................................................. 42 Trebilcock Consulting Solutions, PA Page � 3 Metropolltan Naples — GMPA and PUDA — TIS —July 2021 Project Description The Metropolitan Naples development (formerly known as Mini -Triangle MPUD) is located in the southeast corner of the intersection of Davis Boulevard (SR 84) and Tamiami Trail East (US 41 — SR 90). The project is approximately 5.35 acres in size and is located in Section 11, Township 50 South, Range 25 East, Collier County, Florida. Refer to Fig. 1—Project Location Map, which follows, and Appendix A: Project Master Site Plan. ls y G� Fig. 1—Project Location Map frM a.• Naples Municipal Airport •1 s. •arr+Md • ,lss'Ri Hr. IV C s A c c� t�;nk.IS - r t C rt ......y... ..V P ; . Go glee , FortaiLCcuntryCkh It•nry.� �1 i L.d, The subject development is currently approved with a zoning classification of Mixed use Planned Unit Development (MPUD) to allow 377 multi -family dwelling units, 228 hotel suites, 111,000 square feet (sf) of commercial uses and 90,000 square feet of general and medical office uses, 150 assisted living units, 60,000 square feet of self -storage and 30,000 square feet of car dealership, subject to the conditions illustrated in the Collier County (CC) Ordinance No. 2018-25. The proposed amendment requests to allow conversion of the hotel rooms to multi -family residential units at a rate of 2 hotel rooms to 1rnulti-family dwelling unit (du), and change the minimum/maximum commercial intensities from a minimum of 37,000 sf retail and 30,000 sf office and maximum 111,000 sf retail and 90,000 sf office to a combined retail/office standard of 25,000 sf minimum and 130,000 sf maximum. In addition, the amendment proposes to retain the traffic generation potential as currently allowed by zoning ordinance designation. Trebilcock Consulting Solutions, PA Page � 4 Metropollton Naples — GMPA and PUDA — T1S —July 2021 The purpose 0f this Traffic Impact Statement (TIS) is to document the transportation impacts associated with the proposed Growth Management Plan Amendment (GMPA) and Planned Unit Development Amendment (PUDA). This traffic report is in agreement with the latest adopted Collier County Traffic Impact Study Guidelines and Procedures. The project provides the highest and best use scenario with respect to the project's proposed trip generation. Consistent with the recommendations illustrated in Collier County Traffic Impact Study Guidelines and Procedures, traffic generation associated with the proposed development is evaluated based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition and ITE Trip Generation Handbook, 3rd Edition. The approved development parameters are depicted in this report consistent with the approved TIS titled Gateway Mini Triangle and dated March 14, 2018. In agreement with ITE Land Use Code (LUC) descriptions, the ITE land use designations are illustrated in Table 1. Development Program —ITE Land Use Designation (1) Development Land Use ITE Land Use Code Size [SIC Code in Brackets] Approved Development Parameters (2) 221— Multifamily Housing (Mid - Residential MultFFamily [N/A] Rise) 210 dwelling units Hotel [7011] 310 — Hotel 152 rooms Office [All MPUD permitted uses] 720 — MedicakDental Office 60,000 square feet Retail [All MPUD permitted uses typical for a 820 — Shopping Center 74,000 square feet shopping center as an inline/outparcel use] pp g q Proposed Development Parameters (3) 221— Multifamily Housing (Mid - Residential MultFFamily [N/A] Rise) 491 dwelling units Office [All previously approved MPUD uses] 720 — MedicakDental Office Building 60,000 square feet Retail [All previously approved MPUD uses typical for a shopping center as an 820 — Shopping Center 70,000 square feet inline/outparcel use] Note(s): 1) N/A= Not applicable 2) Per approved TIS dated March 14, 2018. 3) Conversion is allowed between proposed land uses subject to size and trip cap limitations, as applicable. As illustrated in Table 1 and consistent with the previously approved TIS, Medical Office land use code is conservatively used for the purposes of this analysis, as it generates higher traffic volumes than the General Office land use. Trebilcock Consulting Solutions, PA Page ( 5 Metropolitan Naples — GMPA and PUDA — H —July 2021 A transportation methodology meeting was held with the Collier County Transportation staff on May 261 2021, via email. For details refer to Appendix Be.Initial Meeting Checklist (Methodology Meeting). No changes to the currently approved site access connections are proposed as part of the proposed amendment. A detailed evaluation of applicable access points — turn lane requirements will be performed at the time of site development permitting/platting when more specific development parameters will be made available. The software program OTISS (Online Traffic Impact Study Software), most current version is used to evaluate the projected trip generation for the project. The ITE equations and/or rates are used for the trip generation calculations, as applicable. The ITE — OTISS trip generation calculation worksheets are provided in Appendix C: ITE Trip Generation Calculations. Residential Multifamily component —The ITE Trip Generation Manual provides three unique land use codes that describe Multifamily Housing. Based on the number of levels (floors) provided, these are illustrated as follow: LUC 220 — Multifamily Housing (Low -Rise), LUC 221 — Multifamily Housing (Mid -Rise) and LUC 222 — Multifamily Housing (Nigh -Rise). Consistent with the number of levels proposed for the residential use, the LUC 221— Multifamily Housing (Mid -Rise) is representative for this project and it is utilized for the purposes of this report. The associated residential common recreation amenities are considered passive incidental to the residential land use and are not considered in the trip generation analysis. The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. As illustrated in the adopted Collier County Traffic Impact Study Guidelines and Procedures, the overall internal capture rate should be reasonable and should not exceed 20% of the total project trips. For the purposes of this report, internal trip capture is considered between the proposed shopping center use and the multifamily housing use and it is estimated using the balanced internal trips procedure as illustrated in ITE Trip Generation Handbook, 3rd Edition. As internal capture data for the weekday daily time period is not available, the daily internal capture is conservatively assumed identical with the AM peak hour internal capture rate as illustrated in the ITE Trip Generation Handbook, 3rd Edition. The resulting internal capture rates for the proposed amendment are 9%, 7% and 17% for the weekday traffic, AM peak hour and PM peak hour, respectively. The pass -by trips account for traffic that is already on the external roadway network and stops at the project on the way to a primary trip destination. It should be noted that the driveway volumes are not reduced as a result of the pass -by reduction, only the traffic added to the surrounding streets and Trebilcock Consulting Solutions, PA Page � 6 Metropolitan Naples — GMPA and PODIA — TIS —July 2021 intersections. As such, pass -by trips are not deducted for operational turn lane analysis (all external traffic is accounted for). Retail pass -by traffic is accounted for the proposed shopping center land use code only (ITE LUC 820). Based on the information illustrated in the ITE Trip Generation Handbook, 3rd Edition pass -by capture for LUC 820 — Shopping Center is 34% for PM peak hour traffic. Per Collier County TIS Guidelines and Procedures, the pass -by capture for Shopping Centers (LUC 820) should not exceed 25% for the peak hour traffic and the daily capture rate should be assumed to be 10% lower than the peak hour capture rate. Consistent with a conservative approach, this analysis calculates pass -by trip percentages for LUC 820 — Shopping Center, as follows: AM/PM peak hour rates at 25% and the daily capture rates at 15%. Per FDOT's (Florida Department of Transportation) Site Impact Handbook (Section 2.4.4) the number of pass -by trips should not exceed 10% of the adjacent street traffic. The FDOT presents this factor as a measure of reasonableness and illustrates that it is a rule -of -thumb and not a statistically studied factor. The Davis Blvd segment from US 41 to Airport Rd and US 41 segment from Davis Blvd to Airport Rd are the roadway links directly accessed by the project traffic. The 2020 peak hour, peak direction traffic volumes for these roadway segments are 1,440 vehicles per hour (vph) for Davis Blvd segment and 1,610 vph for the US 41 segment, as illustrated in the currently adopted 2020 Annual Update and Inventory Report (AUIR). The proposed amendment is estimated to generate 46 peak hour, peak direction pass -by trips which represent less than 10% of the adjacent street traffic. Trip Generation —Current Zoning Designation As illustrated in the Ordinance #2018-25, the approved trip cap for the subject development is 628 two- way PM peak hour adjusted trips. (Exhibit FMini-Triangle MPUD —List of Developer Commitments — 2. a — "In no case shall the maximum Net New Trip generation exceed 628 two- way PM peak hour adjusted trips, based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for the SDP/ SDPA or subdivision plat approval. The term Net New Trips means the new trips generated by development within the Mini Triangle Subdistrict, reduced by pass- by trips and internal capture.") The approved trip cap reflects the ITE Trip Generation Manual (TGM), 10t" Edition and it was calculated in the approved TIS titled Gateway Mini Triangle and dated March 14, 2018. The estimated trip generation associated with current zoning approval is illustrated in Table 2A. Trebilcock Consulting Solutions, PA Page � 7 Metropolltan Naples — GMPA and PUDA — TlS —July 2021 ITE Trip Generation — Current Zoning Designation — Average Weekday Development Daily AM Peak Hour PIVI Peak Hour ITE Land Use Medical�Dental Office Building Shopping Center Internal Capture External Traffic Pass�by Traffic Net External Traffic Note(s): (1) Gateway Mini Triangle TIS dated March 14, 2018. (2) du =dwelling units; or =occupied rooms; sf square feet. Trip Generation —Proposed GMPA/PUDA Development Build -out able The trip generation calculated for the proposed GMPA/PUDA development conditions is summarized in Table 2B. ITE Land Use Multifamily Housing (Mid �Rise) Medlcal�Dental Office Building Shopping Center Internal Capture External Traffic Net External Traffic Note(s): (1) du =dwelling units; or =occupied rooms; sf =square feet. (2) du =dwelling units; or =occupied rooms; sf =square feet. Trebilcock Consulting Solutions, PA Page � 8 Metropolltan Naples — GMPA and PUDA — TIS —July 2U1 Collier Counfiy's Concurrency Management System is intended to ensure that there is adequate roadway capacity available to serve current and future development. Transportation Concurrency is a measure of the capacity of the roadway system to support the adopted level of service for vehicular traffic. As part of the Transportation Element, the County established minimum acceptable level of service standards on the existing highway system. For County facilities, the level of service standard is measured on a peak hour basis. In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation (net external traffic) and consistent with the peak hour of the adjacent street traffic. Based on the information contained in Collier County 2020 Annual Update and Inventory Report (AUIR), the peak hour for the adjacent roadway network is PM peak hour. Table 3 illustrates the projected PM peak hour, peak direction, net new traffic generated by the proposed amendment. The potential additional traffic is determined as the difference between Table 2A and Table 213 (the allowed traffic under currently approved zoning designation versus traffic generated by the proposed amendment). Trip Generation —Projected Net New Traffic —Average Weekday Development PM Peak Hour Enter Exit Total Current Zoning Designation271 357 628 Proposed Development 267 327 594 GMPA/PU DA(2) Net New Traffic 4 30 34 Decrease Note(s): (1) Refer to Table 2A. (2) Refer to Table 2B As illustrated in Table 3, projected firaffic impacts associated with the proposed GMPA/PUDA development scenario do not exceed the traffic impacts allowed under current zoning conditions. Transportation Concurrency Management Areas (TCMA) and Transportation Concurrency Exception Areas (TCEA) are alternative concurrency management systems authorized by Florida Statutes to regulate increased traffic volume created by new development while also promoting affordable housing and redevelopment programs as well as development policies designed to control urban sprawl. These systems are used to manage growth -related impacts to transportation facilities on an area -wide basis Trebilcock Consulting Solutions, PA Page ( 9 Metropolitan Naples — GMPA and PUDA — T1S —July 2021 rather than on a link -by -link basis. The TCEA's and I UVIA's designations are provided in Policy 5.4 and 5.6 of the Transportation Element — Collier County Growth Management Plan (GMP). The project is located within the South US 41 TCEA and it is not situated within the County's designated TCMAs. As illustrated in the Transportation Element —Policy 5.41 development located within the South US 41 TCEA (Transportation Element — Map TR-4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures established in Transportation Element —Policy 5.5 and Land Development Code (LDC), as applicable. The designated South US 41 TCEA is depicted in Appendix D: Collier County Transportation Element Map—TR-4. Whether or not a concurrency exception is requested, the subject development will be subject fio a concurrency review at the time of Site Development Plan (SDP)/Construction Plans and Plat (PPL) submittals, as applicable. Based on the results illustrated in this report, from a transportation level of service standpoint, the proposed development scenario is less intensive when compared to what is allowed under current zoning conditions. The maximum total daily trip generation for the proposed development shall not exceed 628two-way PM peak hour net new trips, based on the land use codes in the IE Trip Generation Manual in effect at the time of application for SDP/SDPA or subdivision plat approval. In order to provide more flexibility, the development will have the ability to adjust proposed parameters by converting proposed land uses, subject to size and trip cap limitations, as applicable. Transportation concurrency will be evaluated at the time of Site Development Plan (SDP)/Construction Plans and Plat (PPL) submittals, as applicable. A detailed evaluation of applicable access points —turn lane requirements will be performed at the time of site development permitting/platting when more specific development parameters will be made available. The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project. Trebilcock Consulting Solutions, PA Page � 10 Metropolitan Naples — GMPA and PUDA — TIS —July 2021 Trebilcock Consulting Solutions, PA Page � 11 Metropollton Naples — GMPA and PUD,4 — TIS —July 2021 U -� .t w J z �y «r u V LL cr CC LLJ Z Q - 0 V Lri Z W a Z < o k Z CC cxx C z'a¢ Qt�l CC , *-� fl: 0 X < i u Y -- uj F- U Yz w w ow uj umi F =_ fL .r #+y� a.,.. ....,> I.�L``. o,jLOQ *Olt �Qell �.. i mar, y" ► `' r z a.x 4: f Y � 4Lij r` f: ti � x- co 3 F" Lj_ F- 0UJ CL � LU 1�= 1�W< w co L [ ; z 0 I CCF r C12 c Y 10 w z F— 0 LU 0 x N F— toW e} ACL � 00 U) -� LijU S i� :D ! (n CL C7 L3z uj wC +ui > W 0 F- CL � E Cad I Y CL Trebilcock Consulting Solutions, PA Page � 12 Metropolitan Naples — GMPA and PUDA — T1S —July 2021 Trebilcock Consulting Solutions, PA Page � 13 Metropolitan Naples — GMPA and PUDA — TIS —July 2021 �u��estion: t.��e this �pp�ndi:� � �tiar�:sheet � ����ure that. �� in�partnt elern�nts are overlooked. Cross out the ite s that do not apply, or NIA (not applicable). i'eo�le :�.ttendn: ?� am , Organization, and `Felephone Numbers ic�l�ael ����'��'er" Ccallier �tion�ar� rebilc�ncl:..I�, wri mi Mal ieset . TCCI tl��l ti F`�fcpa rcr. i'reparer's I anie and Title: ( Tganization: Trebileock C �iddress & Telephone Number: 2t1 lay is TTo*II"le l�e��ie���er's ��a��le Title: I�licl�ael Ctrganization: Collier County Trans Telephone dumber: 239-252-292 licant: :�,ppliea��t's I�anle: dole �a��tes, hie, ddress: 950 Encore 'ay. Ntimes, 111 Telephone Number: 239-2 -2000 'reused Development. terseeio of Davis Blvd. a 4l _ 1' Holel_ 1.,t_TC 720 M I�eseriptioni 11he io�� Flanl�in �1 quite 2011, �etlt ��� ap,proai���atel�� �� Feet east o t11e fro `ode (LtJ`) 221 — I�41��ltifan)ilV IloUsi jec:t �roj�'et is c��.�rre�ltl, v 3l ldin� 1fIt_i �2c� 'ihc}�nin �.`enier. approved under candit icans ill«stratLd in turd. ti rs on of the hotel room to multi4 ilv gal at 2 hotel rooms its 1 ��i dz�te:llina unit ec�n�rnereial iiltens�ti��sretail and 3til S' office and max I ll� SF are it and 0 Sp office to a combined retail/ofec stnd:��-cl access c�1'thi;� an�el1�n1+�nt_ as fat Yage � c3` �+ Trebilcock Consulting Solutions, PA Page � 14 Metropolitan Naples — GMPA and PODA — TIS —July 2021 _ SPA aa'• R �Nres Figure 1— Proj ect Location Map wwau•� Arpoe[ Gc qlr a: Z orun� Existing: Ord. # 18-25 Comprehensive plan recommendation: SSGMPA-PUDA Requested: approval for development Findings of the Preliminary Study: Study type: Per Ord. #18-25, the approved trig can is 628 two-way PM Weak hour adjusted trips. The proposed change will not exceed the approved trip cap. Since projected net neuT ANI or PM project traffic is less than 50 two-way peak hour trips, this study qualifies for a Small Scale TIS. Trip Generation — ITE Trip Generation Manual (TGM), 10t' Edition; internal capture and pass -by rates are considered consistent with ITE and CC TIS Guidelines. TIS will demonstrate that there are no additional traffic impacts above what was previously approved. No concurrency LOS and turn lane analyses are presented as part of this TIS. Proposed TIS will include trip generation for existing approved PUD versus proposed amendment. The TIS will be consistent with Collier County TIS Guidelines and Procedures. The roadway segments that are directly accessed by the project are located within the Collier County's Transportation Concurrency Exception Area (TCEA). In addition, the proposed development is not situated within the County's designated Transportation Concurrence Management Areas (TCMAs) . The TCEA's and TCl Transportation Element �'s desi matt' ons are -Drovided in Poll Collier Coon Growth M ement Plan (G MP Page Z of 5 Trebilcock Consulting Solutions, PA Page � 15 Metropolltan Naples — GMPA and PUDA — TIS —July 2021 Small Scale 'I1S Minor TIS Q ��I�.i ar TIC Boundaries: j dditionaI intzrs��tio��sIvzed: I3ild Out Year: 2026 PI aiming Horizon Yeuv, 202 nalypis Time Periods : A"X4 P rl Peals Hour F LitureOff-Site Developments NIA ource of Trip Generation Rates: I` 'T Pass-vy trips: �as�d ��� ITS � olli�r ot�nt�� TIS Gtid�li���s InLCM I tripe kmPuljy Based on I'I'L and C'ollicr k.ounty `IBIS Ci ra sit use: N/ ion -site tra�Clic; cstii��at�s: �°olli� 'Trip distribution method: N/ raflic assignment method: / al� is olvNih rate: N/A ml g Movements: N/A ��' Ilditio�� I'a��3oi' Trebilcock Consulting Solutions, PA Page (16 Metropollton Naples — GMPA and PUDA — TIS —July 2021 Special Featui�(from preliminary study or prior expec-ience} Accidents locations: NIA Sight distance: N/A Queuing: NIA Access location & configuration: NIA Tragic control: MUTCD Signal system location & progression needs: N/A On -site parking needs: N/A Prior study reports: N/A Access policy and jurisdiction: N/A Review process: N/A Requirements: NIA �liscellaneous: NIA Small Scale Study — No Fee X Minor Study - $750.00 Major Study - $1,500000 Methodology Fee $500 N Includes 0 intersections Additional Intersections - $500.00 each All fees will be agreed to during the :t�etlivdolo�t� meeting and �tiust be paid to 7•ransportation prior to our s7gn-off on the applieaiion. SIGNATURES Study Preparer—Norman Trebilcock Reviei��er(s) Applicant Page 4 of 5 Trebilcock Consulting Solutions, PA Page � 17 Metropolltan Naples — GMPA and PUDA — ".) —July 2021 C'ollicr t'ount�°t 'I affic Impact Study ReN ew Fee Schedule Fees �vrll be pall. incrementally= as the development prc�cectls, �;I��hadnlc�' Re�;�i���, .alb#pis ReAvlew, and Sufficiency Reviews. Fees for additional meetings or rather optional services are also provi ded bel ow . I�Icthodolo�� I�c�icw includes rcvicv of a su�►tnittcd tncthodolo�statement, ncltadin� r�vic��= of stibrnittcd trip generation estimate(s), distribution, assignment, and review of a "Small Scale Studer" determination, written approval/comments can a proposed methodology statement, and vnttcn confirmation of a rc-submitted, amended methodology statement, and one meeting in Collier County, if needed. ":Srna[i �raie Study" l�e�yc� - Tu dcitional E+� �lneludc:� oxxe s�"trien€ re�i��< L�pvn approval of the mcthotlolagy rcvicw, the applicant. rna�. submit the study. Inc rcaic� includes; a concurrency determination, site access inspection anti conilTmation of the stun compliance with trip generation, distribution and maximum threshold compliance. iAA%rA�i l�.cv~ic of the submitted traffic anal3•sis includes: optional field visit t+� site, confrrnation of trip �cncration, stx�l�►uton, axed assign +�'nt, ccrneurrcxrc�, detctxnnaticrn, confxrxxxation of committed improvernents, review of traIlic volume data collected/assembled, review Of o =site improvements within the right-of=w Y* revie of` site access a�ncl circ ulation, and preparation and rCView of "sufficiency" comtucnts/questions. da�ar S'tudv l�evie��r„ _ :�t?tt Fee (Includes two nf�rseciicrn anat�ysi:� and two sutfi�ci�errc of the submitted trafff'iic anal}•sis includes: field e�yisit to site, confirmation of trip generation, special trip generation andolor (nip length study, distribution and assignment, concurrence determination, confirmation of committed improvements, review of traffic volume data collectc+d`asscYmblccl,, rcVIcw of'traffic growth analysis, rcvicw of o=site roadway operations anti capacity analysis, review of site access and circulation, neighborhood traffic intrusion issues, ant' necessary improvement proposals and associated cost estimates, and preparation and review of up to two rounds of "sufficiency c ommc;nt;slgticstions andlor rccommendcd conditions of approvala The re��ie��� ol`aclditional intersections shall include the wine parameters as outlined in the "`i�°Ia�vr Stud= kcvie� and shall al�pl�' to each ir7ter°sectic�n al�cr��e the first c� ixrtex�ccticrns included in the "Ma or Study Re�v�icw" "Wtlition»l Siifficienc4° Reviews" _ S500 Fee :�dditiorial sufieienc4- re��ie�vs l�e�•oxtd those ixlitiall;!rP included ixr tlae appropriate stud�r slxall rcquirc tl c additional Fee pi�icar to the completion ofthc rcV�ic%%. Trebilcock Consulting Solutions, PA Page � 18 Metropolltan Naples — GMPA and PODIA — I LS —July 2021 1 Trebilcock Consulting Solutions, PA Page � 19 Metropolltan Naples — GIVIPA and PUDA — 115 —July 2021 ITE Trip Generation Manual 10tn Edition — Land Use Descriptions ,e same building with at least three other dwelling units and that have between three and 10 sa velis ff housing f s i f(Land f # # # i i` i i# # • ! . # ilk # `1 • # i i # Y.i 3 #a f ♦ #eekday were counted between 7:00 and 84.00 a.m. and 4*45 and 5:45 p.m., respectively. M., respectively. f f hour countdata, overall id 5:00 and ,h'cle volumes during the AM and PM on a weekday were counted between 6:45 and 7045 a.m. *00 pm., respectively. r the six sites for which data were provided for both occupied dwelling units and residents, there r the five sites for which data were provided for both occupied dwelling units and total dwellint ie average numbers of person trips per vehicle trip at the five center city core sites at which both 1 .84 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 7 and 9 am. during 2.07 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 4 and 6 p.m. 2.59 Weekday,PM Peak Hourof i Trebilcock Consulting Solutions, PA Page � 20 Metropolltan Naples - GMPA and PODIA - TIS -July 2021 �r • �r • perso;nnt6p andvehicle a were collected were as • • • i E i � � j • M i i. • � � • i • i i t i i i i tl� .90 during Weekday, AM Peak Hour of Generator i � • 4�l� • s� i � � i • i rt i i i i • i� �. � •.�uring Weekday, P.. Peak Hour ii��th person trip • �t i i � • •. � • �i • • i i � .i i � • i I f of i !' a vehicle trip i • were collected were as follows* lip WJL� Ka Ilya a lim 1.70 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between4 and ! p. Minnesota,Ontario, Oregon, Pennsylvania, South arolina, South Dakota, Tennessee, Utah, Virginia, and Wisconsin, ss r' ��' � #• `! � s � ` • s � ass .�� •,�, • � s 72 Trip ���ratiQr� ��nc�al 1�th E�itc�r� • Vaurn� �: C��� • Resider�ti� �La�c k�s�s 2��-���) Trebilcock Consulting Solutions, PA Page � 21 Metropolltan Naples — GMPA and PUDA — H —July 2021 i U ch as restaurants, cocktail lounges,• i i or i facilities,' i i !ii fitnessiiand/orotherii ' suites hotel(Land business hotel (Landmotel(Land Use and resort hotel relatedre � l! ! i ,s � .► ip generation rates. :)unted between 8:30 and 9*30 a.m. and 315 and 4:15 p.m., respectively. On Saturday and Sunday, r peak hours • • between 5&00 and ,M p.m. and 10:15 and 11*15 • respectively. he sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in California, District as � t . • i • � • • " • • � ® � w • ermont, Virginia, and Mshington. or all lodging uses, it is important to collect data on occupied rooms as well as total rooms p generation at a hotel may be related to the presence of supporting facilities such as i • s s • * ! r ! ! s s ! ! • i i • ! f ! i �! i i i s ! i• i s ! ! s r !! ! i i a ! •• • i ` �uttk�. Carl N. Unpu�llsh�d studies a� l�ulding �mplc�yment densltles, Portland, t�r�gara. Trip Generation Manual 10th Edition • Volume 2: Data • Lodging (Land Uses 3Ct0-399) WFZV Trebilcock Consulting Solutions, PA Page � 22 Metropolltan Naples — GMPA and PUDA — TlS —July 2021 Qes�rip�tc�r� fasts Dut is unable to provideprolonged i `! and surgical care. One!more private s # ! ! ' ! f ` ' ! ` !ili#Use 630) is a related use. sicians f.m., respectively. a of ! f Minnesoi! f 'i! enns Ivania, South Dakota, Texas, Virginia, Washington, and VVisconsin. f f ' Trebilcock Consulting Solutions, PA Metropolitan Naples — GMPA and PUDA — 115 —July 2021 0 W lill Jill III III Jill Jill III 11�1111111 III • • =Irms of size, location,of i. ♦shoppingcenter also provides on�site parking facilities Jfflcient to serve its own parking demands. Factory outlet center (Land Use 823) Is a related use. `i icenters, i i ithesecenters • ! i .. • ' officer buildings, movietheaters, art . rt i offices,•„' i liccreational tii example, - indoor erimeter of the center adjacent to the streets and major access points). These buildings are-- pically drive"in banks, retail stores, restaurants, or small offices. Although the data herein # # # indicate studied included peripheral .• buildings, • be • # at some of the data ame as the gross floor area of the building. countedrere between • 12 ' he average numbers of person trips per vehicle trip at the 27 general urban/suburban sites at which * 1.31 during Weekday, AM Peak Hour of Generator I i � i .. i' + � i ♦ . .. i . i . r r s � i E Weekday, Peak iur of Generator sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in Alberta (CAN), British inolis, Indiana, lovqa, Kansas, Kentucky, Maine, Maryland, Massachusetts, Michigan, Minnesota, evada, New Jersey, New York, North Carolina, Ohio, Oklahoma, Oregon, Pennsylvania, South ® .. + . r . . r • . s . r an a . E E I E E «' , :.� . ESE EE 'i '+i « • « : i 38,870t8711880,899$908,912,915,926,936,944,946,960,961,962,973,974,978 Trig Generatori Manual 14ti Edon • Volume ?: Data • Retail (Land uses 80O-899) '37 Trebilcock Consulting Solutions, PA Page � 24 Metropollion Naples — GMPA and PODIA — HS —July 2021 Current Zoning Approval — Trip Cap per Ordinance — ITE Trip Generation Manual, 1Oth Edition r J X cn O m CO N tf O it Cl O � (DN N CO N E xt (0 CDUD� LO W - T � c+) O O O O O O O O O CO O T O O O l!7 c7 n O O O � W r it T ItLn N N Nt T n LO Nt N W T T C O O O O O O r O t17 O O r O N Q O N W T c�7 N O N C .n � L mini _ D _OWNER .Q Lam Low 4? LEE C C N 'IR SOME� D MEMIN ma lamme 1 ° m w J � LEE > >_ kV _ C Lf, �l ENNIS 1>1 VNONE O CZ CL N 0 111� I11� O Rt .�iQn, N tir O NO �O ROME C.O a ¢ .a2 42 . u cn .n E c`1c1cm CL MINES a ' Na► Ca op '1-' M C '{ m 4, p 1 a z== a z 1= a z �' = a z 0 a. zCN c�i c N ono H FEN 1� Fo- I� Trebilcock Consulting Solutions, PA Page � 25 Metropolitan Naples — GMPA and PUDA — I L) —July 2021 PERIOQ SETTING � DATA PROVIDED BY ITE Specify the Independent Variable, Time Period, and Calculation il�lethod to be used in the calculation of the number of Trips generated in the analysis. To record any notes, click Add Notes above. PROJECT PJP.ME' MINI - TRIAIVCt.E -ITE 1GTN EprTl�id - FRCP��SEG� ANALYSIS NAME Daily LAr-JD U�, E 221-Multifamily Housing (Mid -Rise} 310 - Hotel 720-Medical-Dental Office Building 820 - Shappina Center 1 f JDEPENDENT VARIABLE Dwelling Units EliOccupied Rooms v 1000 Sq, Ft. GFA Eli 1000 Sq. Ft. GLA Eli (0) indicates size out Ci f range. (1) indicates small samp'e sire, use carefully. S1 ZE LO��ATI ON 210 General UrbanlSuburban 15`xo) General UrbantSuburbCis 60 General Urban/Suburban 74 General Urbanf5uburban TIME PERIOD TRAFFIC REQUCTIONS INTERNAL TRIPS METHOD ENTR'r` E<<IT TOTAL best Fit (LIN) v ❑ 572 571 1143 = Averag Best Best 04 (X) + e Ly� 930" 92W) 10591 " 12.23 Ft (LIN)1109 1109 2218 T = 38.42(X) + -87.62 Fit (LOG) v $1, 2450 2449 4899 Ln(T) = 0.68Ln(q + 5.57 Specify the percentage of trips that occur between the Land Use on the left and the Land Use on the right. The table below displays the total number of trips that have been reduced from a particular Land Use. The total number of Internal Trips for each Land Use will be deducted from the adjusted Entry Trips and Exit Trips from the previous section. To record any notes, click the icon above. For recommended values see the ITE Handbook or NCHRP 684. 221 -Multifamily Housing (Mid -Rise) 310 -Hotel Exit 571 Demand Exd: 0 �6 {0) Baianeed 0 Demand Entry: �96 (0) Entry 930 Entry 572 Demand Entry E:D% (0) Balanced. 0 Demand Exit. ED% (0) Exit 929 221 - Multifamily Housing (Nlid-Rise) 720 - Medical -Dental Office Building ExIt 5741 Demand Exit: 2 (11) Balanced: 11 Demand Entry: 3�% (33) Entry 1109 Entry 572 Demand Entry. E:)% (0) Balanced 0 Demand Exit: E:)% (11) Exit 1109 221 - Multifamily Housing (Mid -Rise) 820 - Shopping Center Exit 571 Demand Exit: L:)% (6) Balaneed� 6 Demand Entry' 17 % (417) Entry 2450 Entry 72 Demand Entry ° (11) Balanced: 11 Demand Exit: 14 (343) Exit 2449 310 -Hotel 720 - Medical -Dental Office Building Exit 929 Demand Exit: � (0) Balanced 0 Demand Entry: �% (0) Entry 1109 Entry 930 Demand Entry: i" 1-" (0) Balanced 0 Demand Exit: (u) Exit 1 109 310 -Hotel 820 -Shopping Center Exit 929 Demand Exit: 14 (130) Balanced: 98 Demand Entry. l ' ~I% (98) Entry 2450 Entry 930 Demand Entry. LL.__P (0) Balanced. 0 Demand Exit: Lam_ J"" (0) Exit 2449 720 - Medical -Dental Office Building Exit 1109 Demand Exit: 28 {3-1'1) Ent1109 J_" ry Demand Entry: Lf. (44) Balanced 311 Ealanced: 4-1 820 Shopping Center - Demand Entry: 32 °� (784) Entry 2450 Demand Exit: I29 (110) Exit 24=19 Trebilcock Consulting Solutions, PA Page � 26 Metropolitan Naples — GMPA and PUDA — ".) —July 2021 TOTAL TRIi=•'� 310 -Hotel Entry 572 (10Qa6) 0 (0%} Exit 571(100%) 0 (0%) lTotal 1143 000%) 0 (0%) 310 -Hotel TOTAL TRIPS 221 -Multifamily Housing (Mid -Rise) Entry 930 (140%} 0 (09�) Exit gp2q (100%) 0 (0%) Total 1859 (100%) 0 (0%) 720 - Pvledical-Dental Office Building TOTAL TRIG Entry 1109 (100�0) Exlt 1109 (10096) Total 2218 (100%) 820 - Shopping Center TOTAL TR11=�S Entry 2450 (1 �%) Exit 2449 (100%) Total 4899 (100%) 221 - hultifamily Housing {h1id-Rise) 0 (0%) 11 (0%) 221 -Multifamily Housing (Mid -Rise) 11 (0%) ihITERt•!ALTRIP- 720 - Medical -Dental Office Building 0 (0%) 11 (2%) 820 -Shopping Center IIJTERhJAL TRIPS 720 - Medical -Dental Office Building 0 (0%) 0 (0%) 820-Shoppirry Center IPJTERNAL TRIP$ 310 -Hotel 820 -Shopping Center EXTER tJ AL TF: i P;i 11 (296) 561 (9896) 554 (97%) 1115 (98%) EXTERhJAL TRIi=S Total 98 (59b)F1761 (95%) Trial EXTERNAL Tf� I PS 0 {0%) 44 (4%} 55 (596} 1054 (95°�} 0 (096) 311 (2$%} 311 (2896} 798 (72%) 355 (16%) 366 (17%) 1852 (83%) !t,lTERNA!_ TRIPS 720 - Medi EXTERhJAL TRIPS 310 -Hotel cal -Dental .r�� Office Building 98 (4%) 311 (13°N) 415 (17%) 2035 (83%) 0 (0%) 44 (2%) 55 (2%) 2394 (98%) 98 (2%) 355 (7%) 470 (10%) 4429 (90%) EXTERNAL TRIPS Specify the percentage of Pass -by Trips for each Land Use. The percentage will be reduced from the total number of External Trips from the previous section. To record any Hates, click -Add Nates above. The i� icon preceding the Pass -by% value indicates data provided by ITE. Clicking the icon changes a custom Pass-by%value to data provided by ITE. LAND �_i=�E E��''ERNAL TRIPS PASS -BY% Pr1SS-BY TRIPS '?21 -Multifamily Housing (Mid -Rise) 1115 �96 0 310 - Hotel 1761 Q% 0 720 - Medical -Dental Office Buildina 1852 Q% 0 20. Shopping Canter 4429 15 % 664 NON -PASS -BY -PASS -BY TRIPS 1115 1761 1852 3765 Trebilcock Consulting Solutions, PA Metropolitan Naples — GMPA and PUDA — TIS —July 2021 PERIOD SETTING � DATA PR�YIDED BY ITE Specify the Independent Variable, Time Period, and Calculation h�ethod to be used in the calculation of the number of Trips generated in the analysis. To record any notes, click • Add Notes above. PRCI�E�CT AJ.APAE: h11N1 - TP.i4NGd.l: - ITE tOTN EDITIOtJ -PROPOSED r�tJA PSIS NAME. AM Peak Hour LAND USE INDEPENDENT vRi?IAELE �ZE LOC;ATIOhI TIt`tE PERIOD General 221 - f�tultifamily Housing (iv�d-Rise) Dwell�g Units v 210 Weekday, Peak Ha UrDanlSuburban 310 • Hotel Occupied Rooms Eli 152 General Weekday, Peak Hot UrbantSuburban General 720 - Medical-Clental Office Building 1000 Sq Ft. GFA v 60 Weekday, Peak Hot �.� ._.....�. UrbanlSutwrban 820 - Shopping Center 1000 Sq Ft, GLA 2J 74 General Weekday, Peak Hot Urban/Suburban TRAFFIC REDUCTIONS INTERNAL TRIPS tv1ETH00 Best Ftt (LOG) i r Ln 0.62 Beni Fit (LOG) �T) = 0.89LnO Beni Flt (LIN) EtdTRi EXIT TOTAL +1. jj3''��1 '`�� 111 31 142 � alJ 117 72 1Z9 Specify the percentage of trips that occur between the Land Use on the left and the Land Use on the right. The table below displays the total number of trips that have been reduced from a particular Land Use. The total number of Internal Trips for each Land Use will be deducted from the adjusted Entry Trips and Exit Trips from the previous section. To record any notes, click the icon above. For recommended values see the ITE Handbook or NCHRP 684. 221 -Multifamily Housing (Mid -Rise) 310 -Hotel Exit 53 Demand Exit �� (0} Ealanced 0 Demand Entry: �% (0) Entry 5` Entry 1S Demand Entry: 0�� 6 (0) Balanced: 0 Demand Exit. EDO (0) Exit 39 221 - Multifamily Housing (Mid-Rlse) 720 - Medical -Dental Office Building Exit 53 Demand Exit 1,=J"- (1) Balanced 1 Demand Entry: t- J'" (3) Entry 111 Entry iS Demand Entry: 0�6 (0) Balanced 0 Demand Exit 16 (0) Exit 31 221 - Multifamily Housing (Mid -Rise) 820 - Shopping Center Exit 53 Demand Exit ED.- (1) Balanced. 1 Demand Entry: 17 % (20) Entry 117 Entry 18 Demand Entry: �` �'" (0) Balanced. 0 Demand Exit. 14 (10) Exit 72 ra 310 -Hotel � ���a�,, 720 -Medical-0ental Office Building Exit 39 Demand Exit: (0) Balanced. 0 Demand Entry:"" (0) Entry 111 Entry 55 Demand Entry: t�J " (0) Balanced 0 Demand Exit: t=J'" (0) Exit 31 310 -Hotel 820 -Shopping Center At 39 Demand Exit 14 (5) Balanced, 5 Demand Entry: t • 196 (5) Entry 117 Entry 55 Demand Entry: (- - (0) Balanced 0 Demand Exit t - ,'- (0) Exit 72 720 - Medical -Dental Office Building 820 - Shopping Center Exit 31 Demand Exit 2$ (9) Balanced: 9 Demand Entry: 32 % (37) Entry -117 Entry 111 Demand Entry: lD•" (4) Balanced 4 Demand Feat E )" (21) Exit 72 Trebilcock Consulting Solutions, PA Page � 28 Metropollton Noples — GMPA and PODA — ".) —July 2021 TOTAL TRIES Entry 18 {10096) Exit 53 000%) Total 71 (100%) 310 - Hotel TOTAL TRIPS Entry 5S {100°k) Exit 39 (100%) Total 94 (100%) 720 - trledical-Dental Office Building Entry Exit Total 820 -Shopping Center Entry Exit Total TOTAL TRIPS TOTAL TRIPS 117 (100°k) 72 {100%) 189 0 00%) 310 -Hotel 221 -Multifamily Housing (tYtid- Rise) 0 (0%) 0 (0%) 0 (0%) 221 -Multifamily Housing (Mld- Rise) 1 (1%) 0 (0%) 1 (1%) 221 -Multifamily Housing (hlid- Rlse) 0 (0%) --'r11. TI✓IP� 720 - Medical -Dental Office Building u (0%) 820 -Shopping Center Ir•JTERhdALTRIFL� 720 - h1edical-Dental Qfflce Building 0 (0%) 0 (0%) 0 (0%) 820 -Shopping Center I NTERtJ AL TR I PS 310 -Hotel ETERNAL TRIES Total 2 (4%) 51 (96%) 2 (3%) 69 (97%) c`�TERWAL TF'IP Total 5 (139b) 5 03%) 34 (87%) 5 (5%) 89 (95%) 820 -Shopping Center Ir•JTERNAL TRIP= E;�TEr-itJa.L TRIF Total 13 (9%) 14 (10%) 128 (90%) 720 -Medical-Dental E}'TERfJAL TRIPS 310 -Hotel Office Tool Building 5 (4%) 9 (8%) 15 (13%) 102 (87%) 0 (0%) 4 (6%) 4 (6%) 62 (94%) (3%) � 13 (746) 19 (10%) 170 (90%) EXTERNAL TRIPS Specify the percentage of Pass -by Trips for each Land Use. The percentage will be reduced from the total number of External Trips from the previous section. To record any notes, click •Add Notes above. The 0 icon preceding the Pass -by% value indicates data provided by ITE. Clicking the icon changes a custom Pass -by% value to data provided by ITE. LAND USE EXTERNAL TF:IF'��� PASS•BY'90 PASS•BY TRIF� ?21 -Multifamily Housing {Mid -Rise) 69 �- �-" 0 310 -Hotel 89 0�96 0 720 - Medical -Dental Office Building 128 D% 0 820 - Shopping Center l�- 170 —J'" 43 NON -PASS -BY TRIPS 69 89 128 127 Trebilcock Consulting Solutions, PA Page � 29 Metropol/tan Naples — GMPA and VUDA — TIS —July 2021 PERIOD SETTING � DATA PROVIDED BY ITE Specify the Independent Variable, Time Period, and Calculation Method to be used in the calculation of the number of Trips generated in the analysis. To record any notes, click Add Notes above. pRt�JECT Nr'.hi[ M1tJ1- Ti?+.4tJGlE - trE ti�TN E01TIC�N-FRC�PG�cC RNALYSISNALME. PMPeakHOUf LAI`1U I!'�E 221 - Mu�darrgty Housing {frUd-F?Isa) 310 - Hotel 720 _ Medical -Dental Office Building S20 -Shopping %enter IP1�PErvC�ENT 1r'ARI%,BLE DwelUng Units v Occuped Rooms v� 1000 Sq Ft GFA v 1000 Sq Ft. GLA v L:�CATI��r•: 210 General UrbanlSUGurb2n i52 General Urban/Suburban 60 General Urban/Suburban 74 General UrbanlSukurtlan TIME FEFIQG Weekday, Peak Hot v� W+?ekday, Peak Hot v Weekday. Peak Hotv Weekday, Peak Hot v� TRAFFIC REDUCTIONS METHOD E1VTi�:i E ; _ , .�.- best it (LOG) w • 35 90 Ln{T) = 0 96Ln(X) + -0 63 Average 54 57 111 0 73 Best Fit (LIN) } 57 148 205 T = 339 + 2.02 best Fit (LOG) v ` 209 226 435 Ln(T) = 0.740N + 2.89 Specify the percentage of trips that occur between the Land Use on the left and the Land Use on the right. The table below displays the total number of trips that have been reduced from a particular Land Use. The total number of Internal Trips for each Land Use will be deducted from the adjusted Entry Trips and Exit Trips from the previous section. Ta record any notes, click the icon above. For recommended values see the ITE Handbook or NCH RP 684% 221 -Multifamily Housing (Nlid-Rise) 310 -Hotel Exit ._� Demand Exit L� 1'° (1) Balanced 1 Demand Entry: 12 96 (6} Entry =,-1 Entry Demand Entry: 096 (0) Balanced 0 Demand Exit l: �J'" i 1 i Exit 57 221 - F+lultifamily Housing (rvlid-Rise) 720 -Medical-Dental Office Building Exit Demand Exit L 1 " (1) Balanced 1 Demand Entry. 157v i % (32) Entry 57 Entry r Demand Entry. �96 (2) Balanced 2 Demand Exit t - t`" (9) Exit 144? 221 - Multifamily Housing (Mid -Rise) 820 - Shopping Center Exit 35 Demand Exit L21 (7) Balanced 7 Demand Entry: (21) Entry 20? Entry 55 Demand Entry: 23 (13) Balanced. 13 Demand Exit C26::6 (59) Exit 226 310 -Hotel 720 -Medical-Dental Office Building Exit Demand Exit t" t'° (0) Balanced 0 Demand Entry: �% (0) Entry ,i Entry Demand Entry; lL..J% (0) Balanced 0 Demand Exit 0�96 (0) Exit 148 310 -Hotel 820 -Shopping Center Exit ' r Demand Exit 16 (9) Balanced 4 Demand Entry: �% (4) Entry 209 Entry i Demand Entry: 17 (9) Balanced 9 Demand ExitI; Exit 226 720 - Medical -Dental Office Building 820 -Shopping Center Ex It ;.a Demand Exit i 20 (30) Balanced: 17 Demand Entry: �% (17) Entry 209 Entry Demand Entry: 31 (18) Balanced 5 Demand Exit (5) Exit 226 Trebilcock Consulting Solutions, PA Page � 30 Metropoliton Naples — GMPA and PUDA — ".) —July 2021 Tc_�TAL TRiFS Entry 55 (100%) At 35 (100%) Total 90 (100%) 310 -Hotel Entry Exit Total T�:�Ti,L TRIPS E{TERItii7,L TF:if'S 310 - Hotel 720 - rortedical-dental Office 820 - Shopping Center Total Building 0 (0%) 2 (4%) 13 (24%) 15 (27%) 40 (73%) 1(3%) 1(3%) 7 (20%) 9 (26%) 26 (74%) f (I %) 3 (3%) 20 (22%) 24 (27%) 66 (73%) INTERi'1At_ TRIr=•'. E':TERrJAL Ti:iP_ 221 - PAultifamily Housing (Mid -Rise) 720 -Medical-Dental OfTce g20 -Shopping Center Total Building 5d (10096) 1 (2%) a (%';0j 9 (17%) 10 { 13°b} 41 (81%) 57 (100%) 0 (0%) 0 (0%) 4 (7%) 4 (7%) 53 (93%) 111000%) 1 0%) 0 (0%) 13 (12%) 14(13`36) 97 (87%) 720 -Medical-0ental Office Building Ir�TE�1AL TR1FS TQTrtii_ Tfiif?j E�':T>=R(':F;l TF' r=` 221 - Multifamily Housing (Mid -Rise) 310 - Hotel 620 - Shopping Center Total Entry 57 (100%) 1 (2%) 0 (13%) 5 (9%) 6 (11%) 51 (nw %) Exit 148 (100%) 2 (1 %) 0 (0%) 17 (11 %) 19 (13%) 129 (87%) Total 205(100%) 3 (1%) 0 (0%) 22 (11%) 25(13%) 1t?0 (38%) 820 - Shopping Center INTERNAL TRIP T'DTr,L TFaPS 1~'TER1`JAL TRIPS221 - Multifamily Housing (Mid -Rise) 310 - Hotel 720 - Medical -Dental Office Total Building i Entry 209 (100ti'o) 7 (3%) 4 (2%) 1 i {8%) 28 (13%) 181 (87%) Exit 226 (100%) 13 (6%) j 9 (4%) 5 (2%) 27 (1296) 199 (83%) Total 435 (100%) 20 (5%) I 13 (3%) 22 (5%) 55 (13%) 380 (8P7%) EXTERNAL TRIPS Specify the percentage of Pass -by Trips for each Land Use. The percentage will be reduced from the total number of External Trips from the previous section. To record any notes, click Add Notes above. The V# icon preceding the Pass-by%value indicates data provided by ITE. Clicking the icon changes a custom Pass -by% value to data provided by ITE. LAND � USE C ^;TEfit•Jr"•�L TF'!F,:; PA.S�•BY96 PASS-B•Y' TF�I�� 221- MuRilamily H�uSmg (Nbd-Rise) 66 �96 0 310 -Hotel 9T le_J "" 0 720- Medical -Dental OffKe Budding 180 Q96 0 20. Shopping Center 380 23 95 i�l�1f`l-FAST-Bl' TF::!= 86 97 180 285 Trebilcock Consulting Solutions, PA Page �31 Metropolltan Naples — GMPA and PUDA — TlS —July 2021 �1 CO O N O(D N a m �v T lilt LO N O N d� r N O ti 'v! N W dN © T O r O (o O O N N O .�- CO+I N W PCt{ we me 3 me T p N ^ GL N M Lase ... :� u Cae rfl � Ip 4. �► Lc S .. v fa E c c c c Z o �, ©, tr cr � �j Rf .c� QQi, u R3 .c3 cam. a Q 14 t!i s� 3 E . a ' CO �. 2 Z cr.0 Z w C �. Z, 913 ct. n cn v Q n. o F- E- F le t- Trebilcock Consulting Solutions, PA Page (32 Metropolitan Naples — GMPA and PUDA — TIS —July 2021 8 tropolitan Naples `.. w . 612021 m y " {Postal nt Name. land Use Independent Sipe Tirre Period �uiethad Errtry Exit TQ#al Variable 221 - Multifamily Dwelling Units 491 Weekday Best Fit (LIN) 1337 1337 2674 Housing (Mid -Rise) T = 5*45 (X)+AJ5 50% 50% (General Urban/Suburban) 720 - Medical -Dental 1000 Sq. Ft. GFA fit} Cfice Building (General Urban/Suburban) 820 - Shopping Center 1000 Sq. Ft. GLA (General Urban/Suburban) r opping Center 221 - Multifamily Housing (Mid -Rise) Exi# 1337 Demand Exit: 2 %° (27) ntry 1337 Demand Entry* Exit 1337 En#ry 1337 Demand Exit: 1 °I° (13) Demand Entry; 2 °�o (27) Weekday Bast Fit (LIN) T 38.42 (X)+-87.fi2 = r• r• r' r° • r`. "lr` • 1337 0 °I° 1337 1109 � % 1109 2359 0 % 2358 INTERNAL. TRIPS Demand Entry: 3 % (33) Entry 1109 Demand Exit: 1 �° (11) Exit 1109 820 - Shopping Center Demand Entry: 17 % (401) Entry 2359 Demand Exit: 14 °I° (330) Exit 2358 Trebilcock Consulting Solutions, PA Page � 33 Metropolltan Naples — GMPA and PUDA — TIS —July 2021 72ii -Medical-t3ental +C3ifice Building 82g -Shopping Center Exit 1109 Demand Exit: 28 % (311) Balanced. 1 Demand Entry: 32 % (755) Entry 2359 Entry 1109 Demand Entry: 4 % (44) Balanced: Demand Exit: 29 % (684) Exit 2358 44 221 -Multifamily Housing (Mid -Rise} Internal Trips Total Trips ?2I -Medical- � 82a -Shopping =Total ` �rnal Trips Rental Office < Center Building Entry 1337 (100°Io) 0 ( °fo) s 27 (2%) r 27 (2%) 1310 (98%) Exit 1337 (100°!0) 27 (2%) 13 (1%} = 4{? (3°Io) F 1297 (97%) Total 2674 (100%) 27 (1%) ° 40 (1%�►) ` 67 (3%) 12607 (97%) 72fl - lllle�ical-Eiental {�'fice Building Internal Trips Total Trips 221 - Multifamily 1820 - Shopping Housing (Mid -Rise) ;Center F Entry 1109 (100°!0) 27 (2°l) 44 (4%) 71 (fi%) 1038 (94%) Exit 1109 (100°l0) 0 (0°Io) 311 (28°l0) 311 (2$°l0} 798 (72%) Total 2218 (100%) 27 (1 °fo} 365 (16°Ifl) f 382 (17°l0) E 1$36 (83° ) Internal Trips 221 -Multifamily Housing (Mid-Riss) Entry 2359 (100°I�} Exit 2358 (100°Io} Total 4717 (100%) • Shopping Center No deviations firom iTE. dical - Dental t'�ffice Bu ilding 311 (13%) 44 (2%) 4322 i �J [i] lJ s � ! 2607 Trebilcock Consulting Solutions, PA Page � 34 Metropolltan Naples — GMPA and PUDA — I IS —July 2021 No deviations from ITE. �t s s s - •. • �. ITE does notrecommend a particular p. • '. for this case. ••` • a Vzf• • Ivoltrw I I 4w I I re I a or. PIWIWARMi As-: ••f • • w. •. • `« • --------- Total Entering 4805 Total Exiting 4804 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering internal Capture Reduction 422 Total Exiting internal Capture Reduction 422 Total Entering Pass -by Reduction 305 Total Exiting Pass -by Reduction 343 Total Entering Non -Pass -by Trips 4078 Total Exiting Non -Pass -by Trips 4039 Trebilcock Consulting Solutions, PA Page � 35 Metropolltan Naples — GMPA and PUOA — H —July 2021 �, •����� Name Project Name IvE 11 � S z IING )troopolitan Naples' No o. s • Dwelling ,. ousing ! leneral •. i •. i. iurban) !. 71PRI01MOT. in t 221 - Multifiarnily Hausing (Mid -Rise} 720 - Medical -Dental C)ffice Building $20 - Shopping Center 22'I -Multifamily Nousing {Mid -Rase} Exit 121 Demand Exit: 2 °lo (2} Entry 42 city: Ziipl'ostal Code. Client Name: Edition; 42 0 % 121 116 0 % 71 i�TER�IA� TRIPS Demand Exits 1 °lo (4) Exit 31 Trebilcock Consulting Solutions, PA Page � 36 Metropolitan Naples — GMPA and PUDA — TIS —July 2021 Demand Entry: 2 °,� (1 } it 31 Demand f '. ° 824 •Shopping C@n#et Demand Entry: 17 % (20) Entry 116 andExit* 14 % (10) Exit 71 221 -Multifamily Housing (Mid -Rise) Internal Trips Total Trips 720 - Medical -Dental } 820-rvShopping Office Building Center Entry 42 (100%) 0 (0%) 1 ( °fo} Exit 121 (100%) 2 (2°fa) Total 163 (100%) r 2 (1 %) 2 (1 ° ) ?2+D - AAerdic$1-Dents! �f�"ice Building F Internal Trips Total Trips : 221 = Multifamily Housing (Mid -Rise) Entry 111 (100%) 2 (2%) Exit 31 (100%) 0 (0%) Total 142 (100%) $ 2 (1%) Internal Trips 221 -Multifamily Housing (Mid -Rise) Entry 116 (100%} Exit 71 (100%} Total 187 (100%) 82t} -Shopping Center 9 (29%1 ° 1 opping Center 127 172 25 m 127 129 Trebilcock Consulting Solutions, PA Page � 37 Metropolitan Naples — GMPA and PUD,4 — TlS —July 2021 nduse No deviationsfrom ITE does not recommend a particular pass�by% for this case% MMU Total Entering 269 Total Exiting 223 Total Entering Reduction Total Exiting Reduction Q Total Entering Internal Capture Reduction 17 Total Exiting Internal Capture Reduction 17 Total Entering Pass -by Reduction 26 Total Exiting Pass•by Reduction 17 Total Entering Non -Pass -by Trips 226 Total Exiting Non -Pass -by Trips 189 Trebilcock Consulting Solutions, PA Page � 38 Metropolitan Naples - GMPA and PUDA — TIS —July 2021 PER10C..SETTING ropolitan Naples posed • DwellingTanailie I Multifamily Units 491 s s • ral i • i • a a it • ar • i s • s 1 opping Center 22't - Muiti�miiy Housing {Mid-Feise) Exit 8fl Fernand Exit: 4 °!° (3j Entry 124 Demand Entry: 4 °I° (5) nt Name. on. Entry 217 52°I° 124 0 °fo 80 2{t0 0 % 21' 7 2t35 417 Balanced: pemand Entry: 57 % �32j Entry 57 3 Balanced: Demand Exit: 2 % �3} Exit 148 3 Trebilcock Consulting Solutions, PA Page � 39 Metropolltan Naples — GMPA and P(JDA — TlS —July 2021 r Entry 124 Demand Exit: 21 °� (17) Demand Entry: 23 °� (29) .: Demand °. r Entry 57 Demand Entry: 10 °f� (�{}) Entry 200 Demand Exit. 26 % (56) Exit 217 820 - Shopping Center Demand Exit: 2 °,� (4) Exit 217 22'l - Muttiiamiiy Housing (Mid -Rise) internal Trips Total Trips 720 - Medical -Dental . 820 -;shopping _.._ Total External Trips Office Building Center Entry 124 (100%) 3 (2°I ) 29 (23%) 32 (26° ,) 92 (74° ) Exit 80 (100%) 3 (4%) 17 (21°10) 20 (25%} ` 60 (75%) Total 204 (100%) 6 (3%) 46 (23%} 52 (25%) ` 152 (75% ) 720 - Mediccal-l3enEal Office Building . Internal Trips Total Trips 221 -Multifamily 82t1- Shopping ry ^ Total _ External Trips Housing (Mid -Rise) Center Entry 57 (100°I) 3 (5°!°) 4 (7°I°) 7 (12°I°) 50 (88%) Exit 148 (100%) _ 3 (2%} 16 (11°1fl) 19 (13%} 129 (87°!�) Total 205 (100%) 6 (3°l°) 20 (10%) 26 (13°I4) 179 (87%) Entry 200 (100°,/�} Exit 217 (100°Ifl) Total 417 (100%) Internal Trips 221 -Multifamily Housing (Mid -Rise) ?24 -Medical= 'Total External Trips Dental Office Building 33 (17°%) 167 (83%) 4 (2%) 33 (15°fo) 184 (85%) 20 (5%) Fis (16%) 351 (84%) External Trips 152 351 �• a C C 0 152 179 263 Trebilcock Consulting Solutions, PA Page � 40 Metropolitan Naples — GMPA and PUDA — TIS —July 2021 3nduse No deviations fri i t i t I i •' ITE does not recommend a particulari. t ' for V. 1 •t !• i` t t t. • i. ITE does notrecommend i t. i. W2,11 i t, Total Entering 381 Total Exiting 440 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 72 Total Exiting Internal Capture Reduction 72 Total Entering Pass•by Reduction 42 Total Exiting Pass -by Reduction 46 Total Entering Non=Pass-by Trips 267 Total Exiting Non=Pass-by Trips 327 Trebilcock Consulting Solutions, PA Page (41 Metropolltan Naples — GMPA and PUDA — TlS —July 2021 Trebilcock Consulting Solutions, PA Page � 42 Metropol/tan Naples — GMPA and PUDA — TIS —July 2021 � O U CQ limm N Ln kn 0 00 d- o I � � o I i, cal r } :0if 1It t 44 COUNTY BARNRD Zi LLJ ._! Vc. PNT i �ln 1 d7 O AIRPORT PULLING RD ' ill --`'' ` I '� _ I I t III ; } -. ��� •}} I li' ' �_ 1 � 1I_ _ � i "'+ 4e Ll BAYSHORE DR 1 1. __ I J I_ ' I 1 i MLn N z p I N 1 0 o z o� zo LOU a I I ARMS 0 _J a U Trebilcock Consulting Solutions, PA Page 143 ORDINANCE NO. 2018- 2 5 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004419 AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A GENERAL COMMERCIAL DISTRICT IN THE MIXED USE SUBDISTRICT OF THE GATEWAY TRIANGLE MIXED USE DISTRICT OVERLAY (C-4-GTMUD-MXD) ZONING DISTRICT TO A MIXED USE PLANNED UNIT DEVELOPMENT IN THE MIXED USE SUBDISTRICT OF THE GATEWAY TRIANGLE MIXED USE DISTRICT OVERLAY (MPUD-GTMUD-MXD) ZONING DISTRICT FOR A PROJECT KNOWN AS THE MINI -TRIANGLE MPUD TO ALLOW CONSTRUCTION OF UP TO, WITH A MIX TO BE DETERMINED BY MAXIMUM ALLOWABLE TRAFFIC GENERATION, 377 MULTI -FAMILY DWELLING UNITS, 228 HOTEL SUITES, 1119000 SQUARE FEET OF COMMERCIAL USES AND 909000 SQUARE FEET OF GENERAL AND MEDICAL OFFICE USES, 150 ASSISTED LIVING UNITS, 609000 SQUARE FEET OF SELF - STORAGE AND 30,000 SQUARE FEET OF CAR DEALERSHIP PROVIDING FOR MAXIMUM HEIGHT OF 168 FEET, ON PROPERTY T,C)C'ATED NEAR THE SOUTHERN CORNER OF THE INTERSECTION OF DAVIS BOULEVARD AND TAMIAM TOWNSHIP 50 SOUTH, RANGE 25 I TRAIL EAST IN SECTION 11, EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 5.35± ACRES; PROVIDING FOR REPEAL OF CONDITIONAL USE RESOLUTIONS; AND BY PROVIDING AN EFFECTIVE DATE. [PL201600030541 WHEREAS, Robert J. Mulhere, FAICP, of Hole Montes, Inc. and Richard Grant, Esquire of Grant Fridkin Pearson, P.A. representing Real Estate Partners International, LLC, petitioned the Board of County Commissioners to change the zoning classification of the herein described property. NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: Zoning Classification. The zoning classification of the herein described real property located in Section 11, Township 50 South, Range 25 East, Collier County, Florida is changed from a General [I 6omtCPS -0 1629/1412147/ 1 ] 299 Mini Triangle / PUDZ-PL20160003054 5/9/18 Gateway Triangle Mixed Use District Commercial District in the Mixed Use Subdistrict of the Overlay (C-4-GTMUD M -XD) zoning district to a Mixed Use Planned Unit Development In the Mixed Use Subdistrict of the Gateway Triangle Mixed Use District Overlay (MPUD-GTMUD-MXD) zoning district for a project to be known as the Mini -Triangle MPUD to allow construction of up to, with a mix to be determined by maximum allowable traffic generation, 377 multi -family dwelling units, 228 hotel suites, 111,000 square feet of commercial uses and 90,000 square feet of general and medical office uses, 150 assisted living units, 60,000 square feet of self -storage and 30,000 square feet of car dealership, in accordance with Exhibits "A" through "G" attached hereto and incorporated herein by reference. The appro described in Ordinance No. 2004-41, as amended, the Collier is/are hereby amended accordingly. SECTION TWO: Repeal of Conditional Use Resolutions. priate zoning atlas map or maps, as County Land Development Code, Resolution Nos. 94-713, 96-377, 97-251, 04-281 and 08-259 are hereby repealed. SECTION TWO: Effective Date. This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Manaizement Plan Amendment in Ordinance No. 2018-23 becomes effective. PASSED AND DULY ADOPTED by_ .super -majority Commissioners of Collier County, Florida, this day of DWIGHT.E. BROCK, CLERK sy: Attest Ap�n��er� ��s �Q�:an ��legality: Heidi Ashton-Cicko Managing Assistant County Attorney BOARD COLLIE Attachments: Exhibit A --List of Permitted Uses Exhibit B —Development Standards Exhibit C — Master Plan Exhibit D — Legal Description Exhibit E — List of Deviations Exhibit F — Developer Commitments Exhibit G — Master Use and Conversion List [16-CPS-01629J1412147/1 ] 299 Mini Triangle / PUDZ-PL20160003054 5/9/ 18 By: vote of the Board of County G; LA , 2018. Y SOLIS, C an This otdir,onC� �i�ed wlt�i `� day of , �-- c,nd czcknow l edge t F a fi i it receive th+ day O .. . _ _. A Nft t development ! he t o t e! Triangle order area, facilitate i vibrant nd lable market demand, as provided for and incentivized in the GTMUD.MXD Overlay for the t area, the MPUD provides for greater intensity, density, t QD ^sign ind Development Standards.FortheshallpurposesthisMPUDmixed use include, at ` t multifamily development ilonwith t mix of commercial uses, inclu! r• restauranting minimum, resi and office uses and mav include other commercial uses such as t hotel with Wr ancillary commercial uses, "multiplex'' movie theater, bowling center, phyrsical fitness facilities, personal services, and other commercial uses identified in this MP .J . The development form shall be two or more multi -story structures with commercial uses generally located on the ground floor (and subsequent floors for some commercial uses such as office, restaurants or multiplex theater by way of example and not limitation), with floors of supporting parking, residential, hotel, retail, office or other approved uses. The MPUD establishes minimums and maxi.murns for resideiitial density and commercial to ensure a viable mixed case development. The PUD shall be developed with a mixture of residential and commercial. uses. I�10 building or structure, UF part therUf, shall be erected, altered, or used, or land used, in whole or in part, within the Mini -Triangle MPUD, for other than the following. r a. Residential Uses (see Table 1 for minimum and. maximum number of multifamily units): l . Multifamily residential dwelling units. b. ommercial Uses (see Table l for minimum ard. maximum square footage): 1. Hotels and transient lodging (7011 }. The term "transient lodging" includes hotels, interval ownership/membership and vacation rental/membership facilities. Any such transient lodging shall include the following operational characteristics and/or limitations: lodging accommodations normally on a daily or weekly rate to the general public or to interval owners/members and provisions for check in and housekeeping services, as well as other amenities such as dning.facilities, meeting rooms, or recreational facilities. Page 1 of 31 H:\201 b\2016052\wP\PUDZIBCC\Mini-Triangle MPUD (PUDZ-PL20 l b000305�) (5-8-201$) clean.dOCX 2. Retail (5311-5399; 5411- 5499; 5611-5699; 5712-5736; 5912; 5921, excluding freestanding liquor stores but allowing a free standing retail wine store; 5941- 5948; 5992 — 5999); 3. Eating and drinking establishments (5812 and 5813, excluding bottle clubs); 4. Movie Theatre (multiplex) (7832); 5. Personal services (7212, 7231, 7241); 6. General and medical office (6111-6163; 6211-6289; 6311-6399; 6411, 7311; 7371; 7373-7375; 8011- 8092, 8111; 8611-8699; 8711-8748). 7. Assisted Living Facility (ALF) (8082), limited to 150 units and a FAR of 0.45 and subject to other conditions and standards set forth in Exhibit F of this MPUD. 8. Indoor air-conditioned passenger vehicle and self -storage (4225). Other than passenger vehicle storage all other self storage components shall be limited in use to residents and commercial tenants of this MPUD. Access to the indoor air- conditioned passenger vehicle and/or self storage must be internal to the site and storage not visible from an arterial or collector road. 9. New or used car dealership limited to an interior showroom/display, plus delivery and warranty/repair bays (5511 and 5521), and further limited as follows: • No outdoor paging or amplified sound shall be permitted. • No automated car wash will be permitted. Any onsite washing will be done manually. • No gasoline storage or fueling tanks are permitted. • No roof top parking of vehicles is permitted. • Collision shop operations are prohibited. • For new car dealerships (5511) used vehicle sales shall be limited to luxury and/or collectible vehicles and limited to a maximum of 49% of overall sales. • Used car sales shall be limited to establishments whose business is sales of antique or classic collectible vehicles and/or vehicles with a value equal to or greater than $80,000. • Vehicular access/overhead doors for vehicle delivery, showroom, car washing areas, and service areas, including service drop off and pick up, shall be fully located within a building and not visible from a public roadway or a driveway internal to the project; overhead doors may be visible from any internal roadway or internal driveway only if a roll down security gate style door or a fully glazed overhead door is used. • Services doors must be designed to allow for closure and opened only for entry and exiting of vehicles, and not visible from the exterior of the building. • Oft=loading of vehicles shall be prohibited on any public street. • Hours of Operation shall be limited as follows: o Sales - 8:00 AM to 9:00 PM for Monday through Saturday. o Service - 7:00 AM to 6:00 PM Monday through Saturday. o Sales and Service - 10:00 AM — 6:00 PM Sunday. 10. Other (7933, 79919 7999 limited to yoga instruction, and bicycle rental; 8412). Page 2 of 31 H:\2016120160521WP\PUUZ\BCC\Mini-Triangle MPUD (PUDZ-PL2016UUU3054) (5-8-2U18) clean.dOCX 1 Any i principal+ • • • i i P permitted principal uses, as determined by the Board of Zoning Appeals or the Hearin • i process outlined in the LDC. Accessary uses and structures customarily associated with the permitted principal uses and Structures permitted by right in this MPUD, including, but not limited to. a. Residential Uses: 1. Recreational uses and facilities that serve the residents of the PUD, such as swimming pools, fitness centers, dining facilities, and recreation/amenity buildings. 2. Customary accessory uses and structures to residential units, including parking structures, gazebos, fountains, trellises, signage, and similar structures. b. Commercial Uses; 1. Caretaker's residences one (1) per building, not to exceed three (3}, subject to LDC Section 5.03.05. 2. Temporary display of merchandise during business hours provided it does not adversely affect pedestrian or vehicular traffic or public health or safety as determined by the County. Merchandise storage and display is prohibited within front yards adjacent to Davis Boulevard and Tamiami Trail (US 41), but allowed within internal public areas and within side and rear yards. 3. Customary accessory uses and structures to commercial development, including parking structures, gazebos, fountains, trellises, and similar structures. 4. Food trucks and mobile kiosks, subject to 5.04.05 — 'i'einporary Events, as applicable. III. Interim Use: The cell tower located within this MPUD at 2054 Davis Boulevard may remain in place and in operation as a permitted use Lintil such time as the current lease expires or is terminated early by agreement of the parties of the lease and/or successors and assigns. Iv. Prohibited Use: Any use meeting the definition of a sexually oriented business, as set forth in Ordinance No. 1-�3, as ameizded, is prohibited. MAXIMUMS AND OTHER NSITY AND INTENSITY MINIMUMS AND 1. Table 1 below establishes the required minimum and maximum density and intensity for various Principal Uses, set forth. in paragraph A.I., as applicable. Page 3 of 3 l H:\2016t2016052\WP\PUDZ\BCC`Ivtini-Triangle MPUD (PUDZ-PL20160003U54) (5-8-2018) clean.dOCX Density and Intensity 1Vlinimu1113 and aximuJrs General/Medical Permitted Uses Office Assisted Car ilultifamily (dwellingHotel section A.I.b. Section A.I.b. Living Self -Storage Dealership (rooms) Uses 2 through 5 Use b (dwelling (square feet) (square units) (square feet) (square feet) units) feet) 37,000 of at least ��linirnurn 105 N/A two of permitted N/A NIA NIA uses A.I.b. 2 30,000 through 5 I�'iaximum 377 15 0 (FAR. o f 90,000 0.45) 60,000 30,000 2. In no case shall the maximum. total daily trip generation exceed 628 ttivo-way P1V1 peak hour Net New Trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for the SDP/SDPA or subdivision plat approval. The term Net New Trips means the new trips generated by development within the Mini Triangle Subdistrict, reduced by pass -by trips and internal capture. 3 . Subject to the minimum amounts required in Table 1, an overall maximum of 200,000 square feet of any combination of uses allowed in Section A.I.b., uses 2 though b and 8 through 11, shall be permitted. 4. ill be issued for vertical construction on the last of the three MXU No building permit w Tracts depicted on Exhibit C, Master Plan, unless: (1) construction has begun on a building or buildings that satisfy the minimum required multifamily units and commercial square footage identified under Table 1., above; or (2) certificates of occupancy have been issued for these minimum required amounts; or (3) these minimum required amounts will be accomplished by the construction of the building(s) described in the requested building permit for the last MU Tract, in which case no certificate of occupancy will be issued for any portion of the building(s) on the last MXU tract until the entire shell(s) of the building(s) containing the minimum required amounts has been completed. 5. No individual commercial use may be located. in a building less than three stories in height. 6. Other than office and hotel, no single tenant stand-alone commercial uses are permitted in an individual building. At least 2 of the permitted commercial uses listed in Section A.I.b. 2 through 5, shall be provided in order to meet the minimum 37,000 square feet established for these uses in Table 1. 7. Other than as may be allowed under the LDC for sales or special events, no outdoor storage of goods or merchandise of any kind is permitted. 8. Surface parking shall not exceed 100 spaces, except that during construction, vacant portions of the MPUD may be used for temporary construction related parking. 9. There shall be a minimum of two multi -story buildings in the .MPUD. Page 4 of 31 H:\201b�O1b052\WP\PUDZ\BCC\Mini-Triangle MPUD (PUDL-PL20160003U5�) (5-�-201$) ciean.d4CX � Y � .! !`I Mr, If Vi !. i! . •. i i !` . s i . i hall be those specifiecl forth herein s or subdivision n applicable sections of the LDC in effect as of the date of approval of the SDP PRINCIPALS ` % UCT'���.ES MIN. LOT AREA 20,000 s.f MIN. LOT WIDTH 100 feet as measured by frontage on a public right-of-way or internal driveway. MIN. FLOOR AREA 500 s.f for commercial structures and 700 s.f. for residential dwelling units, except that up to 20% of residential dwelling units may be between 699 and 500 s.f. Hotel suites/rooms and ALF units, are not subject to a minimum floor area requirement. MINIMUM YARDS ADJACENT TO A PUBLIC 20 feet, measured from the MPUD boundary as shown on the Master Plan, STREET ALL OTHER MPUD 5 feet* PERIMETER YARDS MIN, DISTANCE BETWEEN STRUCTURES 40 feet MAX. BUILDING HEIGHT, ZONED 160 feet MAX. BUILDING HEIGHT, ACTUAL" 162.8 feet ACCESSORY STRUCTURES ADJACENT TO A PUBLIC STREET S.P.S. ALL OTHER MPUD PERIMETER YARDS S.P.S MAX. BUILDING HEIGHT NOT TO EXCEED (ZONED) S.P.S MAX. BUILDING HEIGHT NOT TO EXCEED (ACTUAL) S.P.S S.P.S. =Same as Principal Structures BH Building Height In the event additional properties adjacent to this MPUD are included in a unified plan of developmenti# Ote Development Plan, the required 5 foot setback and landscape buffer shall not be required, and the MPUD boundary to the adjacent property shall be disregarded. ; x FAA Letters of No Hazard Limit building height to 168 feet above mean sea level (AMSL) (See Exhibit C iviaster Plan Sheet 4 of 4). The Maximum Zoned and Actual heights are measured as defined in the LDC and are more restrictive than the FAA Maximurn Height. Parking. 1. uff Street.: Parking shall �� pro�rided ire accordance with Section �.��.1 � - Design Sta��c�ards for Develc�pn�ent in tl�e i�a�{sh�r� Caate��a�Tria���l� F�ede��elo�n�ent Area, Section F., Table l Parking Space Requirements in the BMUD and GTMUD. For uses Page 5 of 31 H:�?01612016052\WPIPUDZ.IBCC�Mini-Triangle MPUD (PUDZ-PL201600030�4) (5-8-2018) clean.d{)CX not specifically listed in fable I parking shall be provided as required in the LUG except as otherwise prodded for1liibit I=. 2. Other: within or along internal private driveways, parallel or angled parking may be provided. Page 6 of 31 H:\201b�201b�52�WP�PUUZ�BCC�Mini-Triangle MPUU (PUDZ-l'L2�Ib�00345�) (�-8-2018) clean.dt7CX tD -1 W W Z >POONA z LLJ J U W F- O zQz=nW w,°�� LLJ Z Vo QV=w Q Ej LLJ aC.F-�'-G� -zOC°> Z = U �... is. W 0 F- O a. aa-z-'UQ �,. 0 O z z a W>CI ZF- -Q LLJ LL w0xQ}--u_ um > cn O C/) u' z 0 _O Z Ci C� F— O W E— LL LL 0 O Q 0 0 LL > N M O co W WW W� CCU _2 SD W LL' et1 U) W U) LLJ p C.) 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L AJ x ;i t THROUGH TRIANGLE LAKE, ACCORDING i )R PLAT THEREOF RECORDED IN PLAT BOOK PAGE 38,OF THEPUBLIC rECORDSFLORIDA,LESS AND r THEREFROM A PORTION i THEREOF PREVIOUSLY i STATEr )EPARTMENT OF THE STATE OF FLORIDA BY DEED OF CONVEYANCE RECORDED N DEED BOOK r PAGES 163 r 164, PUBLICTHE RECORDS Oi COLLIER FLORIDA. LF,SS AND EXCEPTING: i 50 SOUTH, RANGE EAST, TOWNSHIP 11, 50 SOUTH, i. EAST, AS PER PLAT THEREOF ` RECORDED IN PLAT BOOK 4, PAGE i IUBLIC RECORDS i COLLIER FLORIDA, DESCRIBED i ST LINE I• i ! r 15.26 FEET TO THE NORTHERLY RIGHT WAY LINE OF SOUTHERLYT TATE ROAD 90 (US41) (PER SECTION 030102116) FOR A POINT OF BEGINNING, ATL HENCE ALONG SAID AND WEST LINE NORTH PrEGi . FEET TO THE BEGINNING OF ` CURVE ,OUTHWESTEr ALONG THE ARC SAID CURVE O THE RIGHT, RADIUS • ANGLE10 DEGREES N ARC LENGTH OF 158.65 FEET, THE CHORD FOR WHICH BEARS SOUTH 53 rES 53'54" EAST TO THE EAST LINE OF A LOT 5 AND THE END OF SAID iVE; THENCE ALONG SAID EAST LINE AND SOUTHERLY )EGiEES • 11 WEST 20.01 FEET TO SAID NORTHERLY RIGHT JNE AND THE BEGINNING OF • CURVE CONCAVESOUTHWESTERLY; kLONG SAID NORTHERLY RIGHT OF WAY ARC O SAID DEGREEURVE TO THE LEFT, HAVING A RADIUS OF 11 7509s 16 FEET, A CENTRAL ANGLE OF 4245,91t, AN ARC LENGTH OF 143.17 FEET., THE CHORD i WHICH 3r i NORTH DEGREE 4 i WEST TO THE END OF SAID CURVE :10INT OF BEGINNING, PARCEL 2 A LOT OR PARCEL OF LAND 1�� THE EAST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER, LYING NORTH OF THE TAIv-1IAMI TRAIL, OF SECTION I I IN TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA BEING SPECIFICALLY DESCRIBED AS FOLLOWS: Page 22 of '4 1 H:',2016\201b05�\WP\PUDZ\BCC\Mini-Triangle MPUD (PUDZ-PL201b0003054) (�-8-2018} clean.dOCX rlVivrTil 16 nF4 JFllvrllll 1 ii. r �► JALF OF THE NORTHWESTQUARTER OF THE NORTHWEST ORTH OF ' ' « (FORMERLY i AS ` i i « i LORIDA, WITH THE NORTHEASTERLY RIGHT OF • OF . D mIAID NORTHEASTERLY RIGHT OF WAYTO ESTABLISH THE POINT V)EGINNING; THENCE FROM THE POINT OF BEGINNING DEFLECT 90 DEGREE? -'ROM THE SOUTHEASTERLY TO THE NORTHEASTERLYRUN 322.02 HENCE DEFLECT 43 DEGREES • MINUTE 10 SECONDS,FROM i •i. r i it • k ENO « 6•MINUTES 50 SECONDSr ORTHWESTERLY TO SOUTHWESTERLY AND RUN 338.2 FEET TO THE SAIII ORTHEASTERLY RIGHT OF WAY LINE OF SAID TAMIAMI TRAIL; THENCE IN OUTHEASTERLYDIRECTION RUN 98.29 FEET ALONG i NORTHEASTERLI LESS AND E�EPTING � i t i t � � i • i '� r � . .r i i « i � � ��►� i 1' s Pale 23 of � 1 H:12Q16�,�Q164�21ti�VP\PUDZ�BCCIMini-Triangle IviPUD {PUDZ-PL2Q160Q03Q5�) f5-�-?Q18) clean.t�OCX i 4 UA iHWESTQ NORTHRTERILYING OF TAMIAMI OF PECIFICALLY DESCRIBED FOLLOWS, i i � i ., i i i• �. i '! •IL 14WRIM PARCEL 4 LOT 4, TRIANGLE LADE SUBDIVISION AS PLATTED AND RECORDED Ili THE PUBLIC RECORDS OF COLLIER COUNTY FLORIDA, IN PLAT BOOK 4, PAGE 38. PARCELS 3 AND 4 LESS AND EXCEPT: THAT PORTION OF LOT 4, TRIANGLE LADE, A SUBDIVISION, AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 38, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND THAT PORTION OF THE NORTHWEST 1/4, ALL BEING IN SECTION I1, TOWNSHIP 50 SOUTH, RANGE 25 EAST, BEING DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF LOT 6 OF SAID TRIANGLE LAKE, THENCE ALONG THE WEST LINE AND THE SOUTHERLY EXTENSION OF SAID LOT 61 SOUTH 00 DEGREES 3346" EAST, 307.41 FEET TO THE SURVEY" BASE LINE OF STATE ROAD 90 (US 41) AND TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY*, THENCE ALONG SAID SURVEY BASE LINE, THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,459.16 FEET, A CENTRAL ANGLE OF 00 DEGREES 31'43 ", AN ARC LENGTH OF 105.72 FEET, THE CHORD OF WHICH BEARS SOUTH 53 DEGREES 46'16" EAST TO THE END OF SAID CURVE, THENCE NORTH 36 DEGREES 2935" EAST, 50.00 FEET TO THE INTERSECTION OF THE SOUTHERLY EXTENSION OF THE WEST LINE OF SAID LOT 4 AND THE NORTHERLY EXISTING RIGHT OF WAY LINE OF SAID STATE ROAD 90 (US 41) (PER SECTION 03010-2116) FOR A POINT OF BEGINNING; THENCE ALONG SAID SOUTHERLY EXTENSION AND SAID WEST LINE NORTH 37 DEGREES 59'11 EAST, 20.01 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY, THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF Page 24 of 31 H:t,2016i20160�2\WPIPUDZOBCC�Iv1i��i-Triangle MPUD (PUDZ-PL2©1600�345�) (5-5-2018} clean.CiO�K 1 1,529.1 U FEET, A CENTRAL ANGLE OF 00 DUREE 44' 1 1.6 AN ARC LENGTH OF 148.21 FEET, THE CHORD FOR WHICH BEARS SOUTH 53 DEGREES 08'09" EAST TO TI IE END OF SAID CURVE; THENCE SOUTH 37 DEGREES 59' 11 " WEST, 20 FEET TO SAID NORTHERLY EXISTING RIGHT OF WAY LINE AND THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG SAID NORTHERLY EXISTING RIGHT OF WAY LINE, THE ARC OF SAID CURVE TO THE LEFT, HAVING A DIUS OF 11,509.1 6 FEET, A CENTRAL ANGLE OF 00 DEGREES 44116,211, AN ARC LENGTH OF 148.21 FEET, THE CHORD FOR WHICH BEARS NORTH 53 DEGREES 08'1 6" WEST TO THE END OF SAID CURVE AND THE POINT OF BEGINNING. PARCEL 5. LOTS 125 13, 143 AND 15, TRIANGLE LADE SUBDIVISION, AS PLATTED AND RECORDED IN PLAT BOOK 4, PAGE 38, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. OVERALL ACREAGE = 233,058.41 SQUARE FEET OR. 5.35 ACRES, AS 4EA S UREDICA LCULATED. Page 25 of 31 H:12016�016052\WP\PUDL\BCC\l�'Iii�i-Triangle SPUD (PUDL-PI.201b000�OS�) (S-$-2018} clean.dOCX This 5.35 acre 1►4PUD is located within the Bayo tshore/Gateway Redevelopment Area and Specifically within the Mini Triangle Subdistrict. Given the desire for this area to be a catalyst for further redevelopment within the broader Bayshore/Gateway Redevelopment Area, and given the urban characteristics of this area, in addition to the specific deviations listed below, additional deviations may be requested from any applicable dimensional or design standards set forth in the LDC, excluding building height, utilizing the process and procedures set Earth In LDC Section 10.02.03 .F, Site pl(m tiOth del iatioTi s f �i� redeY)eIoJ)inent J)I�OIects. 1. Deviation. from LDC 4.02.16..8.d.,which requires that residential uses be constructed concurrent with, or prior to, the construction of commercial to allow construction of residential uses without restriction as to timing commercial uses. uses, of construction 2. Deviation from LDC 4.02. l �.D.3.b., Frontage,. which. requires that the primary entrance for any building be oriented to the street, to allow all primary project entrances to be internal to the project via and internal courtyard, although additional primary and secondary entrances may be located along US 41 or Davis Boulevard. 3. Deviation from LDC Section 4.02.1 b D.7.i.., (Materials) which requires that mixed -use building exteriors consist of wood clapboard, stucco finish, cement fiber board products, brick, or stone, to include glass as an allowable external material. 4. Deviation from LDC Section 4.02.1 b D.7.i.ii., which requires pitched roofs to be metal. seam (Sv Crimp, standing seam or similar design), slate, copper, or wood shingles, to include the as an allowable material. Landscape Standards: MIN 5. Deviation from LDC 4.06.05.D.2.a., which limits the use of palm trees in a Type D buffer to a maximum of 30% to allow for up to 70% of the required canopy trees to be Royal Palm trees. Royal Palm trees shall be 25 feet in height, on average, with a minimum height of 20 feet at the time of planting. 6. Deviation from Section 4.02.16. F.2.a.ii., which requires a nliiiiilllim 10 foot wide Type D b��ffer, meetin 7 the design standards of sectic�r� 4.t1+�.(�2.�~.4., to allo��f file buffer t0 be • right turn deceleration reduced to a rnliliinLIM 0f 0 feet Ill width where the buffer abiits 1 lane. Page �6 of 31 H:\2016�U160�2\wP�PUDZ\BCC\Mini-Triangle MPUD (1'UDZ-PL�0160003�5�) {5-$-?Ol 8) clean.{�flCX P`arn�: 7. Deviation from LDC Section 4.05.04., Parking Space Requirements, which requires, for ' i i ' i • i i ` ` '• i ' i whichever is greater plus I for each em p I oyee/non � spectator who will be present durin p erformances excluding those arriving by buses, to instead require I space for each seats, plus I space for each employee of the largest shift, regardless of the floor or seatin MrMus industrial, to be devoted to usable open space within PUD districts containing commercial, i `useinclud • residential i allowthe gross area to be devoted to usable open space, 9. Deviation from LDC Section 5.06.04 F.3, which permits multiple -occupancy parcels or multiple parcels developed under a unified development plan, with a minimum of 8 independent units, and containing 20,000 square feet or more of leasable floor area, 1 directory sign at one entrance on each public street, to allow shared Directory suns between the Mini -Triangle MPUD development and the development Immediately adjacent to the west and/or the east on US 41. The shared Directory sign(s) will be located west and/or east of the projects potential shared entrance(s) on Tamiami Trail East (US 41). A shared sign may be located such that it is entirely on either parcel or partially on both parcels, to the west and/or east as the ultimate condition for shared entries may be. The signs) will meet all other applicable development standards set forth in Section 5.06.04.F.3. In the event a shared Directory sign is permitted between the Mini Triangle project and a project adjacent to the east and/or the west along Tamiami Trail East (US 41), no other individual Directory sign shall be permitted along Tamiami Trail East (US 41) for the projects sharing the Directory sign. 10. Deviation from Section 5.06.04.F.9., which establishes development standards for on - premise directional signs and limits the number of such signs to a maximum of 4, to allow for up to 6 on -premise directional signs within this MPUD, in accordance with all other requirements set forth in Section 5.06.04. F.9. Page 27 of 31 H:1201612016052lWP°�PUDZ�BCC�Mini-Triangle MPt1D (PUDZ-PL20160003054} (S-$-2018) clean.dOCX of the PUD, and th shall also be responsible for satisfying all nti close�out is entity PUD commitments until close�out of the MPUD, At the time of this MPUD approval, oie s Partners _ !Entity ` i i International, Should ntity desire to transfer the monitoring and commitments to a successorthen it ust provide a copy of a legally binding document, to be approved for legal sufficiency !y the County ibligations uponapproval of by istaff,and the successor entity hall become ` Managing ' and Developer anagingEntity shall provide ! County . includesary cknowledgement of the commitments required by the MPUD by the new owner and the agreement to comply with the Commitmentss . . s s but .s not berelieved of its responsibilityunder then the Managin Entity is no longer ection. When the MPUD is closed out, esponsible for the monitoring and fulfillment of MPUD commitments. a. Maximum Total Daily Trip generation In no case shall the maximum Net New Trip generation exceed b28 two-way PM peak. hour adjusted trips, based on the use codes in the ITS Manual on trip generation rates in effect at the time of application for the SDP/SDPA or subdivision plat approval. The term Net New Trips means the new trips generated by development within the Mini Triangle Subdistrict, reduced by pass -by trips and internal capture. b. Transit StopslShelter The Owner shall provide easements to Calker County in a form acceptable to Collier Count to accommodate 2 transit stops, one on the project's frontage on L1S 41 and. Y one on the project's frontage on Davis Boulevard. As part of the site improvements authorized by the initial Site Development Plan, the Developer/Owner shall, at its sole expense, install a shelter and related site improvements for the transit stop located on the project's US 41 frontage, utilizing a design consistent with established CAT architectural standards or consistent with project architectural standards (i.e. similar to recently constructed Naples Airport Authority CAT stops developed in theme with NAA architectural standards). Additionally, the Owner shall convey to the County an easement to relocate the existing undeveloped transit stop on Davis Page 28 of 31 H:�2016�0160�21wP\PUDZ\BCC�Mini-Triangle MPUD (PllDZ-PL20160003054} (5-8-20I 8} clean.C�OCX n, ii « t i i i i i - . •- milar in size to the US 41 transit stop easement. The easement will be conveyed nd clear of all liens and encumbrances and at no cost to the County.Collier ounty decides i improve the DavisBoulevard transit i and related ite • i be i consistent s s I stop location. Any part of the required landscape buffer vegetation displaced by ie CAT stop improvements shall be disbursed elsewhere within the PUD. The exact )cation + conveyance of easements +` ` and ` specaications for the shelter shall e finalized prior to the initial Site Development Plan approval. At the a a i r option, consistent ect architecture tww « be utilized. verifiadequate sewer capacity i i however a « time of i subdivision plat and/or i Plan (SDP), as « may collection/transmissionbe, offsite improvements and/or upgrades to the wastewater system may be required to adequately handle the total estimated peak hour flow. f such Whether or i i , « « i i improvements and/or up rades shall be determined durinp, the subdivision plat and or SDP review. Such improvement and/or upgrades as may be necessary shall be *tted and installed at the developer's expense and may be required to be in place permi prior to issuance of a certificate of occupancy for any portion or phase of the development th« ss- . as for i iand/oris +" are «I he i + s i «!e wi t capacity to serveproject.approval ot a subdivisionplat or a Developer« provide written documentation ti the development plans for or as ` « i « been .. and approved by th` City of •i with respect to the provision of potableto the project. The developer shall provide the Emergency Management Division with a �Skw towable diesel, quiet running, multi -phase, multi -voltage generator to be used at other hurricane evacuation shelter sites as a one-time hurricane mitigation effort. Emergency 1 Aanagement will provide approved specifications to the developer who will deliver the generator to Emergency Management, with all necessary warranty and manuals, new and tested for immediate operation as well as a certificate of origin for over the road towing, tags, registration, etc. The one-time generator contribution will be provided at the time of the first residential certificate of occupancy. Page �� of 31 I-is�016�,2036052\wP�PUDZ�I3CClMni-Triangle MPUD (PUDZ-PL2016000�054) (5-8-2018� clean.dOCX .. AILV! nE I InE 1 ' T V "IV.I T 1UINI 1 1. k.tJ 1V11 1 s flowingprovisions shall be required: cc nstlructed within the "ubd str ctI the a. The facility shall be for residents 5 years of age and older. b. There shall be on -site dining for residents. c. Grouptransportation services shall be provided for residents for purposes of grocery and other types of shopping. Individual transportation services may be provided for the residents' individual needs including but not limited to medical office visits. d. There shall be an on -site manager/activities coordinator to assist residents with their individual needs. The manager/coordinator shall be responsible for coordinating trips to offsite events as well as planning for lectures, movies, music, and other forms of educational and entertainment activities for the residents. e. A wellness center shall be provided on -site. Exercise and other fitness programs ided for the residents. shall be prov f. Each unit shall be equipped to notify emergency services providers in the event of a medical or other emergency. g. Each unit shall be designed so that a resident can age in place. For example, kitchens may be easily retrofitted to lower the sink to accommodate a wheel chair bound resident or bathrooms may be retrofitted to add grab bars. a. The Developer shall record a restrictive covenant, using the Naples Municpal Airport Agreement and Declaration of I--leight Restrictions and Covenants in a p g form approved by the Naples Airport Authority, in the public records of Collier County, that stipulates: i. The maximum height of any building or other structure (including rooftop appurtenances) shall not exceed_ 160 feet above the established elevation of the Naples Airport, which is a total height of 168 NAVD. The restrictive covenant shall be recorded at the time of conveying the title of the property from the County to the Developer, and prior to any mortgage or other encumbrance. ii, The Developer shall provide in any and all declarations of condominium, sales contracts, leases and similar instruments encumbering, selling or transferring any interests in the project, the following disclosure: "NAPLES MUNICIPAL AIRPORT. THE NAPLES MUNICPAL AIRPORT IS LOCATED LESS THAN ONE (1) MILE FROM THE [CONDOMINIUM] [PROPERTY] [PREMISES], IN CLOSE PROXIMITY THERETO. [PURCHASERS] [OWNERS] [TENANTS] CAN EXPECT ALL OF THE USUAL AND COMMON NOISES Page 3fl of 31 H:'2016``2016052\WPIPUDZeBCC�Mitti-Triangle MPUD (PUDZ-PL201b000305�} {5-8-2018) clean.COCX `DISTIJIMB ` ` I LIP s PERATION OF AN •.. -- i i i s i i Determination of No Hazard to Air Navigation issued on January 20, 2017, or as . be extended, .{.{ reissued or subsequently { Any crane used for construction and/or maintenance shall first receive a FAA D. .E of i Hazard to ` Navigation i shallnd the applicant adhere to i stipulations E `{ within any such 1 Determination ot No Ha• { obtain county does not in any way create any rights on the part of the applicant to not create any liability on the part a permit from a state of federal agency and does 0 0 i i i i {` applicant falls i obtain requisite approvals ` obligations imposed i state or `` I agency undertakeactions i result in . violation of . or •4- i w. is All other applicable state or federal pemnits must be obtained beforcm commencement . of development. Page 31 of 31 H:�201b\2016052�WP�PllDZ`�BCC\Mini-Triangle MPUD (PUD2-PL201b0003054) (5-8-2018� clean.CiOCX Neighborhood Meeting Summary Mini Triangle Mixed Use Subdistrict GIVIPA (PL-20210001101) Mini -Triangle MPUDA (PI,-20210001100) May 25, 20229 5:30 PM Naples Bay Resort, The Pointe Meeting Room 1500 Fifth Avenue South, Naples, Florida 34102 The NIM was held for the above referenced petitions. The petition is described as follows: (1) Mini Triangle Mixed Use Subdistrict GMPA (PL-20210001101) - A Small -Scale Growth Management Plan Amendment (GMPA) amending the Mini Triangle Mixed Use Subdistrict, of the Collier County Future Land Use Element, to allow up to 114 additional multifamily dwelling units (for a maximum of 491 multifamily dwelling); decrease the maximum allowed commercial area by 70,000 square feet (from 200,000 square feet to 130,000 square feet); and, to eliminate movie theater and bowling center from the list of allowable uses; and (2) Mini -Triangle MPUDA (PL-20210001100) - An amendment to the Mini -Triangle Mixed Use Planned Unit Development (MPUD) to allow up to 114 additional multifamily residential dwelling units (for a maximum of 491 multifamily dwelling); decrease the maximum allowed commercial area by 70,000 square feet (from 200,000 square feet 130,000 square feet); Note: This is a summary of the NIM. An audio recording is also provided. Property Owner: Metropolitan Naples, LLC Applicant: Metropolitan Naples, LLC Attendees on Behalf of the Applicant: Bob Mulhere, FAICP, Hole Montes, Inc. Ellen Summers, AICP, Hole Montes, Inc. Norman Trebilcock, AICP, PTOE, PE, Trebilcock Consulting Solutions, PA There were approximately 9 members of public physically in attendance, and three members of the public in attendance via Zoom. Mr. Mulhere started the presentation by introducing himself and the other consultants. He then provided a brief history and overview of the project. Following Mr. Mulhere's presentation the following questions were posed from the meeting attendees (responses to questions bold): 1. Will the project include a total of 3 towers? Yes, there will be 3 buildings approximately 168 feet tall with the bottom floors including retail, commercial and office uses with the residential areas above. Page 1 of 2 H:\2016\2016052B\WP\MPUDA\NIM\MIni Triangle MPUDA SSGMPA NIM Summary (6-2-2022).docx 2. will there be a lot of pilings uses for the construction? Auger cast pilings will be used. 3. What does the interim use of a cell tower entail, and is that tower still located on the site? The cell tower was located on the site when it was purchased, and the use was included in the MPUD when the zoning was created to continue to allow that cell tower. The cell tower has since been relocated off the site and the tower demolished. 4. Is the project at the point of the intersection of Davis Blvd and US. 41 a separate project, and do we know when any development will take place at that site? Yes, it is a separate project that changed hands not too long ago and has an approved Site Development Plan. We are not sure when the construction of that site may occur. 5. Do the proposed changes have impacts on the parking? No, the parking will not be impacted by the changes. There was an existing and approved deviation for parking requirements for a movie theater. As that use has been removed, the deviation was also removed from the MPUD document. All parking will meet the minimum LDC requirements. The meeting concluded at approximately 5:45 PM. Page 2 of 2 H:\2016\2016052B\WP\MPUDA\NIM\MIni Triangle MPUDA SSGMPA NIM Summary (6-2-2022).docx PART PTF-HL U r%TODn Published Daily Napies, FL 34110 HOLES MONTES ASSOCIATES 950 ENCORE WAY#200 MAPLES, FL 34110 ATTN Affidavit of Publication STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned they serve as the authority, personally appeared who on oath says that they serve as legal clerk of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida, distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida , for a period of one year next preceding the first publication of the attached copy of advertisement and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. 5/10/2022 Subscribed and sworn to before on May 10th, 2022 PUBLICATION COST: � I ,033.20 AD NO: GC10879439 CUSTOMER NO. 530712 KATH L� Ei� �LLEN Nofi�ry F��bIiC State of WiSColl sIn PO#: PUBLIC NOTICE AD SIZE: DISPLAY AD The public is invited to attend a neighborhood information meeting held by Robert J. Mulhere, FAICP, President/CEO of Hole Montes, Inc. on behalf of the property owners at the following time and location: Wednesday, May 25, 2022 at 5:30 p.m. Naples Bay Resort, The Pointe Meeting Room 1500 Fifth Avenue South, Naples, Florida 34102 The following formal applications have been made to Collier County: (1) Mini -Triangle Mixed Use Subdistrict GMPA (PL-20210001101) - A Small -Scale Growth Management Plan Amendment (GMPA) amending the Mini -Triangle Mixed Use Subdistrict, of the Collier County Future Land Use Element, to allow up to 114 additional multifamily dwelling units (for a maximum of 491 multifamily dwelling units); decrease the maximum allowed commercial area by 70,000 square feet (from 200,000 square feet to 130,000 square feet); and, to eliminate movie theater and bowling center from the list of allowable uses; and (2) Mini -Triangle MPUDA (PL-20210001100) - An amendment to the Mini -Triangle Mixed Use Planned Unit Development (MPUD) to allow up to 114 additional multifamily residential dwelling units (for a maximum of 491 multifamily dwelling units); decrease the maximum allowed commercial area by 70,000 square feet (from 200,000 square feet to 130,000 square feet); decrease the minimum required commercial and office square footage from 67,000 square feet to 40,000 square feet (of which 15,000 square feet shall be office use); and, to eliminate movie theater and bowling center as a permitted use. These lands total 5.35± acres and are located in Section 11, Township 50 South, Range 25 East, Collier County, Florida, approximately 600 feet east of the intersection of US 41 and Davis Boulevard. Naples Airport y � c ,S 4) .� Davis Blvd. 1 i Subject Site Nu�Gov. Location Map IHIW HOLEMONTES ' ;�� ,}�. x=, �. �,-a.,,-,.;,,-,, Mini -Triangle GMPA & MPUDA WE VALUE YOUR INPUT Business and property owners, residents and visitors are welcome to attend the presentation and discuss the project with the owners and Collier County staff. Zoom is being provided as an option to those electing not to attend the meeting in person. However, if technical difficulties arise with Zoom, the technical difficulty will not be grounds to invalidate the meeting. If you would like to participate via Zoom or view a video of the meeting, please email us at NeighborhoodMeetinq@hmeng.com and we will send a link of the video. You may also email any comments or questions to Neighborhood Meetinq@ hmen_q com. Please reference Mini -Triangle in subject line. Robert J. Mulhere, FAICP, President/CEO, Hole Montes, inc. 950 Encore Way, Naples, FL 34110 Phone: 239-254-2000, email: bobmulhere@hmeng.com ND-GCI0879439-0I 0 i J � J 4 d NLM � cu w ow IV � D a :Jool* r lz Q o � Y z U HOLE I`/'IOIM I =1 ENGINEERS •PLANNERS •SURVEYORS 950 Encore Way Naples, Florida 34110 • Phone 239.254.2000 • Fax: 239.254.2099 May 103 2022 Re: Mini Triangle Mixed Use Subdistrict GMPA (PL-20210001101) Mini -Triangle MPUDA (PL-20210001100) HM File No.: 2016.052B Dear P1•operty Owner: Please be advised that Robert J. Mulhere, FAICP, President/CEO of Hole Monies, Inc. has made two (2) formal applications to Collier County: (1) Mini Triangle Mixed Use Subdistrict GMPA (PL-20210001101) - A Small -Scale Growth Management Plan Amendment (GMPA) amending the Mini Triangle Mixed Use Subdistrict, of the Collier County Future Land Use Element, to allow up to 114 additional multifamily dwelling units (for a maximum of 491 multifamily dwelling); decrease the maximum allowed commercial area by 70,000 square feet (from 200,000 square feet to 130,000 square feet); and, to eliminate movie theater and bowling center from the list of allowable uses; and (2) Mini -Triangle MPUDA (PL-20210001100) - An amendment to the Mini -Triangle Mixed Use Planned Unit Development (MPUD) to allow up to 114 additional multifamily residential dwelling units for a maximum of 491 multifamily dwelling); decrease the maximum allowed commercial area by 70,000 square feet (from 200,000 square feet to 130,000 square.feet); decrease the minimum required commercial and office square footage from 67,000 square feet to 40,000 square feet (of which 15,000 square feet shall be office use); and, to eliminate movie theater and bowling center as a permitted use. These lands total 5.35� acres and are located in Section 11, Township 50 South, Range 25 East, Collier County, Florida, approximately 600 feet east %J I of US 41 and Davis Boulevard. In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be 11e1d to provide you an opportunity to hear a presentation and ask questions. The Neighborhood Information Meeting will be held on Wednesday, May 25, 2022 at 50.30 p.m. at the Naples Bay Resort, The Pointe Meeting Room, 1500 Fifth Avenue South, Naples, Florida 34102. Zoom is being pl•ovided as an option to those electing not to attend the meeting in person. However, if technical difficulties arise with Zoom, the technical difficulty will not be the grounds to invalidate the meeting. If you would Neighb orho o dMeeting( like to participate via Zoom or view a video of the meeting, please email us at hmenLa.com and we will send a comments or questions to NeighborhoodMeeting(a�hmen�.c line. cry Vtruly yours, HOLE MOP TES Robert J. Mulhere, FAICP President/CEO RJM/sek link of the video. You may also email any gym. Please reference Mini -Triangle in subject Naples •Fort Myers 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 prope_r_ty 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 pzcrposes of this �-•equirement, the names and addresses of property o��ners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons o�� 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 Compliance. (Signahire of Applicant) STATE OF FLORIDA COUNTY OF COLLIER The foregoing Affidavit of Compliance was acknowledged before me this 10t" day of June 2022 by means of physical presence or online notarization, by Robert J. Mulhere, FAICP, President/CEO of Hole Montes, Inc., who is personally known to me has produced as identification. • � �.. G Signature of ' otary Public (Notary Seal) - �j '� i Printed Narrte of Notary _ .�:..�, �. � _ � �: or who otii�Y °i%a'=: STEPHANIE KA!?OL �y ���� Notary Public -Stitt of Florida `� Commission 1f GG 955839 :,�,Fo� �-��� My Comm. Expires Mar 9, 201� Bonded through National Notary Assn. 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