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Agenda 10/25/2016 Item # 9A 9.A 10/25/2016 EXECUTIVE SUMMARY This item requires that all participants be sworn in and ex parte disclosure be provided by Commission members. Recommendation to approve an Ordinance amending Ordinance Number 2006-50, the Creekside Commerce Park Commercial Planned Unit Development (CPUD), as amended, by increasing the allowable square footage in the Industrial Commercial District by 166,000 square feet for a total of 716,000 square feet of gross floor area of industrial/commerce uses and increasing the acreage from 41.6 to 49.90 net acres; by amending the Business District to increase the allowable square footage of floor area from 260,000 square feet to 292,000 square feet including from 200,000 square feet to 242,000 square feet of office uses and from 60,000 to 50,000 square feet of retail uses; by amending the Industrial Commerce District to allow parcels west of Goodlette-Frank Road to increase the zoned height from 35 feet to 50 feet except for Tract 5 on the Master Plan which shall have a zoned height of 104 and actual height of 122 feet; by amending the Business District to allow Tract 9 on the Master Plan east of Goodlette-Frank Road to increase the zoned height to 75 feet and actual height to 85 feet; by increasing the overall floor area ratio from .35 to .45; by reducing the preserve requirement and by adding a deviation to allow a portion of the preserve to be off-site; by adding a deviation to allow Tract 5 on the Master Plan to be eligible for the County's architectural deviation process. The subject property is located south of Immokalee Road and both east and west of Goodlette-Frank Road in Section 27,Township 48 South,Range 25 East, Collier County, Florida, consisting of 106 acres; and by providing an effective date [PUDA- PL20160001865] (Companion to VAC-PL20160002294-Companion to Items 9B and 11C). OBJECTIVE: To have the Board of County Commissioners (Board) review staffs findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above referenced petition and render a decision regarding the petition; and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The Creekside PUD was originally approved in Ordinance Number 97-51, and it along with two subsequent ordinances which were repealed with the adoption of ordinance Number: 06- 50. The current Ordinance Number 16-05 was approved on March 22, 2016. The petitioner is now proposing the following changes with this amendment: • Increase allowable square footage in the (VC) Industrial/Commerce District from 550,000 square feet to 716,000 square feet of gross floor area. • The size of the VC District will also increase from 41.6 acres to 49.90 net acres. • Increase allowable square footage in the (B) Business District from 260,000 square feet to 292,000 square feet of floor area. Of this total,the area allocated to office uses will increase from 200,000 square feet to 242,000 square feet and the area for retail uses will decrease from 60,000 square feet to 50,000 square feet. • Increase overall project floor area ratio(FAR) from .35 to .45,excluding parking garages. • All additional square footage proposed will be for medical related land uses. • Revise PUD Section 3.4.D to increase allowable "Zoned" building height for parcels west of Goodlette-Frank Road from 35 feet to 50 feet. Facilities located on Tract 5 shall have a maximum zoned height of 104 feet and an actual height of 122 feet. • Revise PUD Section 4.4.D.a to increase allowable building height for Business Tract 9 from a zoned height of 50 feet and an actual height of 60 feet to a zoned height of 75 feet and an actual height of 85 feet. • Conceptual Master Plan has been revised as follows: Packet Pg.44 9A 10/25/2016 • Modify internal vehicular circulation by vacating a portion of Creekside Boulevard and routing the traffic around Tracts 4 and 5 via Creekside Street, Creekside Parkway, and Arthrex Boulevard. • Replace minor project sign at Creekside Boulevard and Goodlette-Frank Road with major project sign as provided for in PUD Section 2.20.B. • Increase acreage of Business District Tract 9 located east of Goodlette-Frank Road and decrease preserve area. • Rectify land use summary acreage table and add deviation locations. • Request two new project deviations: • Revise PUD Section 4.5 to add a third deviation as follows: Deviation from LDC Section 3.05.07.H.1.f.i(a), Preservation Standards, a property owner may request that all or a portion of the Collier County on-site native vegetation preservation retention requirement be satisfied off-site for properties zoned commercial where the on-site preserve requirement is less than 2 acres in size to allow off-site preservation where the on-site preserve requirement is more than 2 acres and where the off-site preserve proposed is less than 2 acres, to permit an off-site preserve area of 1.35± acres. The area impacted by the expansion of the `B' District is located in the area east of Goodlette-Frank Road. • Revise PUD Section 3.4.F to add a deviation to require all VC office building to meet the requirements of LDC Section 5.05.08, except for buildings located on Tract 5 which shall be eligible for the County's architectural deviation process. This exemption is listed as a deviation in PUD Section 3.5.2. Other PUD Sections have been revised to remove language that is redundant with the Land Development Code(LDC),to clarify federal and state permit responsibility. In addition,the PUD Master Plan has been revised to show the location of the signage deviation. After the CCPC hearing,the applicant made the following additional changes to the PUD: L. The maximum trip generation allowed by the proposed uses both primary and ancillary may not exceed 1754 2933 2,045 (external to the PUD, per TIS dated 09/16/2016) PM Peak Hour, two- way trips. Staff Comment: The Transportation Planning Staff has indicated their support for this change. At the end of Deviation#3,the applicant added the following sentence: The off-site preservation area may be privately maintained in lieu of being conveyed to Conservation Collier. Staff Comment: It should be noted that the petitioner indicated during this Planning Commission meeting that the proposed donation of land for off-site preserve is not within a project boundary identified for donation within LDC section 3.05.07.H.1.f.iii.a. Further discussion with the petitioner indicated they may not have a government agency willing to accept the land proposed for donation. LDC section 3.05.07.H.1.f.iii.b. states "Donations of land for preservation shall be made to a federal, state or local government agency established or authorized to accept lands for the conservation and management of land in perpetuity, subject to the policies and procedures of the receiving entity." Therefore, if the BCC approves Deviation #3 for an off-site preserve, the petitioner will need an additional sentence added to the deviation to expand the deviation as follows: "The off-site preservation area may be privately maintained in lieu of being conveyed to Conservation Collier." Staff is not in favor of the additional sentence. Packet Pg.4a . 10/25/2016 FISCAL IMPACT: The PUD amendment 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 building permits to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of concurrency management, the developer of every local development order approved by Collier County is required to pay a portion of the estimated Transportation Impact Fees associated with the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected prior to issuance of a building permit include building permit review fees. Finally, additional revenue is generated by application of ad valorem tax rates, and that revenue is directly related to the value of the improvements. Please note that impact fees and taxes collected were not included in the criteria used by staff and the CCPC to analyze this petition. GROWTH MANAGEMENT PLAN (GMP) IMPACT: Comprehensive Planning staff had reviewed the proposed PUD amendment and they have found it consistent with the FLUE (Future Land Use Element) since the additional square footage requested within this PUD amendment are authorized by the FLUE Urban Designation of support medical facilities within 1/4 mile of an existing hospital as explained in detail in the attached staff report and in the attached FLUE Consistency Review Memorandum dated September 22,2016. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard petition PUDA-PL20160001865, Creekside Commerce Park PUD on September 15, 2016, which was subsequently continued to October 4, 2016. The reason for the continuance was to allow more time for the neighboring property owners and residents to review the application material. During the October 4th hearing, the five Planning Commissioners (there are two vacant positions on the CCPC) made three specific motions to address key elements of the petition as follows: • The CCPC specifically voted 5-0 to deny Deviation#3 from LDC Section 3.05.07.H.1.£i(a) as it pertains to the Preservation Standards. • The CCPC specifically voted 5-0 to approve a maximum zoned building height of 104 feet and a maximum actual building height of 122 feet. • The CCPC specifically voted 3-2 (Ebert and Strain Opposed)to approve the vacation of a portion of Creekside Boulevard as depicted on the PUD Master Plan subject to concurrence of the Post Office. By a vote of 5 to 0, with the motion made by Commissioner Schmitt and seconded by Commissioner Homiak,the CCPC recommended forwarding this petition to the Board of County Commissioners(BCC) with a recommendation of approval subject to the three separate motions noted above and the conditions of approval and modifications to the PUD document as follows: 1. Eliminate the reference to a Floor Area Ratio(FAR)as it applies to"UC"and"B"Districts with a maximum total of 1,008,000 square feet of floor area (Excluding Hotels/ALF uses as currently approved in the PUD). 2. Add Exhibit"C"Conceptual Building Rendering 3. Revise PUD Section 3.4.F to require the building located on Tract 5 to be similar in architectural Packet 12' 10/25/2016 style to the conceptual building rendering in Exhibit C. 4. Conveyance of easement for County's waterline and conditions. 5. Approval of a companion Developer's Agreement. These revisions have been incorporated into the PUD Document. Because staff has received many letters of objection to the proposed amendment (See Attached), this petition has been placed on the BCC Regular Agenda. LEGAL CONSIDERATIONS: This is an amendment to the existing Creekside Commerce Park CPUD (Ordinance No. 2016-05, as amended). The burden falls upon the applicant for the amendment to prove that the proposal is consistent with all of the criteria set forth below. The burden then shifts to the Board, should it consider denial,that such denial is not arbitrary, discriminatory or unreasonable. This would be accomplished by finding that the amendment does not meet one or more of the listed criteria. Criteria for PUD Amendments: Ask yourself the following questions. The answers assist you in making a determination for approval or not 1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas,traffic and access, drainage, sewer,water,and other utilities. 2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney. 3. Consider: Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. 4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. 5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development? 6. Consider: The timing or sequence of development(as proposed)for the purpose of 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? Packet Pg.47 9,A 10/25/2016 10. Will the proposed PUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested PUD Rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary. 14. Will the proposed change adversely influence living conditions in the neighborhood? 15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development,or otherwise affect public safety? 16. Will the proposed change create a drainage problem? 17. Will the proposed change seriously reduce light and air to adjacent areas? 18. Will the proposed change adversely affect property values in the adjacent area? 19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. 21. Are there substantial reasons why the property cannot ("reasonably") be used in accordance with existing zoning? (a"core"question...) 22. Is the change suggested out of scale with the needs of the neighborhood or the county? 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? Packet Pg.48 10/25/2016 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: To approve Petition PUDA-PL20160001865, Creekside Commerce Park PUD amendment subject to the CCPC findings and the following staff stipulations: 1. The owner shall convey to Collier County a County Utility Easement(CUE)no less than 15 feet in width for construction of an irrigation quality(IQ)main through the PUD west of Goodlette- Frank from the North County Water Reclamation Facility to the existing IQ main on Immokalee Road. The requested CUE shall be provided in a mutually agreeable location,deemed acceptable by both the Owner and the Public Utilities Planning and Project Management Division,prior to approval of the next development order west of Goodlette-Frank Road. The CUE shall be conveyed to Collier County and the Collier County Water Sewer District at no cost to County, free and clear of all liens and encumbrances.The Owner shall also convey to County a temporary construction easement or right of entry to allow Collier County to construct the IQ water main in the CUE. The duration of the easement or right of entry shall be one year from the date of commencement of construction. 2. Deny the proposed Deviation#3 for the off-site retention of the required preserve area, including the applicant's amendment to the language post the CCPC hearing. Should the BCC approve this deviation,then staff recommends a condition of approval be added as follows: • Any reductions in on-site preserves within the PUD be limited to Preserve #2 instead of the requested impact to Preserve#3 and that the PUD Document and PUD Master Plan be amended accordingly. 3. Revise PUD Section 2.16 to add two additional Transportation Developer Commitments as follows: J. The owner, its successors, or assigns, shall construct a 5-foot wide sidewalk within the Florida Power & Light (FPL) easement, subject to approval by FPL on the west side of Creekside Street and the south side of Creekside Parkway along/within folio # 29331193049 to connect to the existing sidewalk along Creekside Parkway. The construction plans for the sidewalk and the letter request to FPL shall be completed and mailed prior to the issuance of a Certificate of Occupancy for the proposed Arthrex Headquarters building redevelopment on Tract 5 of the Master Plan. The construction of the sidewalk shall be completed no later than one year following FPL's approval. K. Due to the removal of a portion of the Creekside Boulevard minor collector roadway and re-routing of traffic, the owner, its successors, or assigns, shall design and construct the re-routed roadway to adequately accommodate AASHTO Interstate Semitrailer (WB-62) standards and provide access to existing postal service truck traffic prior to the removal of a portion of Creekside Boulevard. The design and construction shall be at no cost to Collier County. Any additional right-of-way easements required by County for a public road pursuant to County standards shall be dedicated to the County, free and clear of all liens and encumbrances without County maintenance responsibility. Such dedication shall occur prior to the issuance of the Certification of Occupancy for the proposed Arthrex Headquarters building redevelopment on Tract 5 of the Master Plan and prior to Packet Pg.49 10/25/2016 the removal of a portion of Creekside Boulevard. The owner, its successor, or assigns, shall also accept ownership of the entire length of Creekside Boulevard with all maintenance responsibilities. 4. Accept applicant's amendment to PUD section 2.61 as follows: The maximum trip generation allowed by the proposed uses both primary and ancillary may not exceed 1754 2053 2,045 (external to the PUD,per TIS dated 09/16/2016)PM Peak Hour,two-way trips. Prepared by: Raymond Bellows, Zoning Manager, Zoning Division - Growth Management Department ATTACHMENT(S) 1. Staff report PUDA-PL20160001865-Creekside Commerce Park CPUD (PDF) 2. Supplemental Staff Report (PDF) 3. [Linked]PUDA-PL20160001865-Creekside Commerce Park Commercial CPUD Application ONLY (PDF) 4.Ordinance- 101316(2) (PDF) 5.Ord. 16-05 (PDF) 6. site-location (PDF) 7.Consistency Review 9-22-16 (DOCX) 8.Creekside Master Plan-MCP(2016 PUDA)-MCP(rev2) (PDF) .-. 9.Consistency Review-EE-9-3-16(2) (DOCX) 10. Supplemental Staff Memo 2A Creekside DCA (DOCX) 11. [Linked]TIS (PDF) 12. [Linked] Creekside NIM 08-30-2016 Transcript (PDF) 13. Creekside ENV supplement 09-07-2016 (PDF) 14. Environmental Maps (PDF) 15. 16062-00 2016-09-26 Creekside Visualization Study Presentation-Rev01 (PDF) 16. Email from Wayne Arnold (DOCX) 17. Additional Letters&E-mails of Objection(combined) (PDF) 18. 16062-16-09-08 Compatibility Issues(2) (PDF) 19. [Linked]All email from 9-15 CCPC meeting combined into 1 document (PDF) 20. Arthrex Creekside Support (PDF) 21. Legal Ad-Agenda#2042-Creekside Ordinance Amendment (PDF) Packet Pg .50, 'MAW 10/25/2016 COLLIER COUNTY Board of County Commissioners Item Number: 9.A Item Summary: ***This item to be heard at 1:30 p.m. ***This item requires that all participants be sworn in and ex parte disclosure be provided by Commission members. Recommendation to approve an Ordinance amending Ordinance Number 2006-50,the Creekside Commerce Park Commercial Planned Unit Development (CPUD), as amended, by increasing the allowable square footage in the Industrial Commercial District by 166,000 square feet for a total of 716,000 square feet of gross floor area of industrial/commerce uses and increasing the acreage from 41.6 to 49.90 net acres; by amending the Business District to increase the allowable square footage of floor area from 260,000 square feet to 292,000 square feet including from 200,000 square feet to 242,000 square feet of office uses and from 60,000 to 50,000 square feet of retail uses;by amending the Industrial Commerce District to allow parcels west of Goodlette-Frank Road to increase the zoned height from 35 feet to 50 feet except for Tract 5 on the Master Plan which shall have a zoned height of 104 and actual height of 122 feet; by amending the Business District to allow Tract 9 on the Master Plan east of Goodlette-Frank Road to increase the zoned height to 75 feet and actual height to 85 feet;by increasing the overall floor area ratio from .35 to .45;by reducing the preserve requirement and by adding a deviation to allow a portion of the preserve to be off- site;by adding a deviation to allow Tract 5 on the Master Plan to be eligible for the County's architectural deviation process. The subject property is located south of Immokalee Road and both east and west of Goodlette-Frank Road in Section 27, Township 48 South, Range 25 East, Collier County, Florida, consisting of 106 acres; and by providing an effective date [PUDA-PL20160001865] (Companion to VAC-PL20160002294-Agenda Items 9B and 11C) Meeting Date: 10/25/2016 Prepared by: Title: Manager-Planning—Zoning Name: Ray Bellows 09/29/2016 3:20 PM Submitted by: Title: Division Director-Planning and Zoning—Zoning Name: Michael Bosi 09/29/2016 3:20 PM Approved By: Review: Growth Management Department Judy Puig Level 1 Division Reviewer Completed 10/14/2016 8:13 AM Zoning Michael Bosi Level 1 Sim.Reviewer 1-8 Completed 10/14/2016 8:30 AM Growth Management Department Jeanne Marcella Level 2 Division Administrator Completed 10/14/2016 9:12 AM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 10/14/2016 11:21 AM Growth Management Department James French Level 2 Add Division Reviewer Completed 10/14/2016 4:11 PM Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 10/14/2016 4:28 PM Budget and Management Office Ed Finn Additional Reviewer Completed 10/14/2016 5:06 PM Packet:Pg 51, h' 10/25/2016 County Attorney's Office Jeffrey A.Klatzkow Level 3 County Attorney's Office Review Completed 10/17/2016 10:03 AM County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 10/19/2016 1:12 PM Board of County Commissioners MaryJo Brock Meeting Pending 10/25/2016 9:00 AM Packet Pg 52 apis)faeJ3 : ZPOZ) oflda Ted owauWWoo epmeeJ3-9981.000940ld-vatld podo nets :lueLuipeny k cts_ AGENDA ITEM 9-Atrr , Co er County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION-ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: SEPTEMBER 15,2016 SUBJECT: PUDA-PL20160001865, CREEKSIDE COMMERCE PARK CPDD (COMMERCIAL PLANNED UNIT DEVELOPMENT) *APPLICANT/PROPERTY OWNER: Arthrex,Inc. Reinhold Schmieding,President,Director 1370 Creekside Boulevard Naples,FL 34108 AGENTS: D. Wayne Arnold Richard D.Yovanovich, Esquire Q. Grady Minor and Associates,P.A. Coleman, Yovanovich&Koester,P.A. 3800 Via Del Rey 4001 Tamiami Trail North, Suite 300 Bonita Springs,FL 34134 Naples,FL 34103 *NOTE: The complete property ownership information is contained in Exhibit 1 of the application. REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission(CCPC)consider amending Ordinance Number 2006-50, the Creekside Commerce Park Commercial Planned Unit Development (CPUD), as amended, by increasing the allowable square footage in the Industrial Commercial District by 166,000 square feet for a total of 716,000 square feet of gross floor area of industrial/commerce uses and increasing the acreage from 41.60 to 49.90 net acres; by amending the Business District to increase the allowable square footage of floor area from 260,000 square feet to 294,000 square feet including increasing from 200,000 square feet to 242,000 square feet of office uses and decreasing from 60,000 to 50,000 square feet of retail uses; by amending the Industrial Commerce District to allow parcels west of Goodlette-Frank fifi CREEKSiDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 Page 1 of 30 epis)eei : Z60Z) ands*led aoJawwo3 apismaaa3-g984000940Z1d-t/flfld l�odai�}e;S :;uawyoe};y X1Z...„ 1 .eiri insr,, 1 ,• �+ '�i1 ®� �� °man 41 ca .�r�� ®.®� k��. � ®,!19 ',14 us } �! 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V If 1 > � it 111 O !I 1 �m . g" ( ` ` •':CL �- ;\ !-040'; , 00i 1 at is 3 I( =1 Lv� s A l ,4 , , 112 ltLf 41` g _y..__._ IL U L;N.2 O ART^REX 8000EVARD 1 11, °F ( �/// 1:11.1 P / 4 u 9 11-_ 1--- bm s��� 7G'., g3 i g - N r. ii6R is mp 1. iso`—'V. �i; ,— bm •ca co": a= w_ lv Attachment: Staff report PUDA-PL20160001865-Creekside Commerce Park CPUD (2042 : Creekside apisMeaa3 : Zt o ) oftdO Ted 0310WW03 apis)laaao-9981000960nd-vand�aodaa/MS :luawyae;ly ""7: icy k 4 Road to increase the zoned height from 35 feet to 50 feet except for Tract 5 on the Master Plan l g P g which shall have a zoned height of 185 and actual height of 205 feet; by amending the Business °' District to allow Tract 9 on the Master Plan east of Goodlette-Frank Road to increase the zoned height to 75 feet and actual height to 85 feet; by increasing the overall floor area ratio from .35 to .45; by reducing the preserve requirement and by adding a deviation to allow a portion of the preserve to be off-site; by adding a deviation to allow Tract 5 on the Master Plan to be eligible for the County's architectural deviation process. GEOGRAPHIC LOCATION: The subject property is located south of Immokalee Road and both east and west of Goodlette Frank Road in Section 27, Township 48 South, Range 25 East, Collier County, Florida, consisting of 106 acres. (Please see the Location Map on page 2 of this Staff Report). PURPOSE/DESCRIPTION OF PROJECT: The Creekside PUD was originally approved in Ordinance Number 97-51, and it along with two subsequent ordinances which were repealed with the adoption of ordinance Number: 06-50. The q P P current Ordinance Number 16-05 was approved on March 22, 2016. The petitioner is now proposing the following changes with this amendment: • Increase allowable square footage in the (I/C)Industrial/Commerce District from 550,000 square feet to 716,000 square feet of gross floor area. • The size of the VC District will also increase from 41.6 acres to 49.90 net acres. • Increase allowable square footage in the (B) Business District from 260,000 square feet to 294,000 square feet of floor area. Of this total, the area allocated to office uses will increase from 200,000 square feet to 244,000 square feet and the area for retail uses will decrease from 60,000 square feet to 50,000 square feet. • Increase overall project floor area ratio (FAR)from .35 to .45, excluding parking garages. • All additional square footage proposed will be for medical related land uses (No additional land uses are proposed). • Revise PUD Section 3.4.D to increase allowable"Zoned"building height for parcels west of Goodlette-Frank Road from 35 feet to 50 feet. Facilities located on Tract 5 shall have a maximum zoned height of 185 feet and an actual height of 205 feet. • Revise PUD Section 4.4.D.a to increase allowable building height for Business Tract 9 from a zoned height of 50 feet and an actual height of 60 feet to a zoned height of 75 feet and an actual height of 85 feet. • Conceptual Master Plan has been revised as follows: o Modify internal vehicular circulation by vacating a portion of Creekside Boulevard and routing the traffic around Tracts 4 and 5 via Creekside Street, Creekside Parkway, and Arthrex Boulevard. 4 CREEKSIDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 ti Page 4of30 If apisIaaaO : ZtiOZ) Q(ldo Ted eoaawwoo apislaaa3-998L00096ond-dofld podaa gels SQA{ 3t0v` jos.' ta.a. o Replace minor project sign at Creekside Boulevard and Goodlette-Frank Road a with major project sign as provided for in PUD Section 2.20.B. o Increase acreage of Business District Tract 9 located east of Goodlette-Frank Road and decrease preserve area. o Rectify land use summary acreage table and add deviation locations. • Request two new project deviations: o Revise PUD Section 4.5 to add a third deviation as follows: Deviation from LDC Section 3.05.07.H.1.f.i(a), Preservation Standards, a property owner may request that all or a portion of the Collier County on-site native vegetation preservation retention requirement be satisfied off-site for properties zoned commercial where the on-site preserve requirement is less than 2 acres in size to allow off-site preservation where the on-site preserve requirement is more than 2 acres and where the off-site preserve proposed is less than 2 acres, to permit an off-site preserve area of 1.35± acres. The area impacted by the expansion of the `B' District is located in the area east of Goodlette-Frank Road. o Revise PUD Section 3.4.F to add a fourth deviation to require all UC office building to meet the requirements of LDC Section 5.05.08, except for buildings located on Tract 5 which shall be eligible for the County's architectural deviation process.This exemption is listed as a deviation in PUD Section 3.5.2. Other PUD Sections have been revised to remove language that is redundant with the Collier County Land Development Code (LDC), to clarify federal and state permit responsibility. The Master Plan has been revised to show the location of the signage deviation, SURROUNDING LAND USE AND ZONING: North: SR-84 then (Collier's Reserve), 506± acres of mixed-use: 61.4± acres commercial, 385 residential units, 0.87 units per acre,Maximum Height 8-Stories or 80 feet, whichever is greater,zoned Collier Tract 22 PUD; and a 61± acre(North Collier Hospital),Maximum Height 5-Stories and shall not exceed 80 feet, (Zone B/Phase IV) shall not exceed 100 feet—All other structures shall not exceed 100 feet,zoned Collier Health Center PUD East: Collier County Utilities Water Plant,Maximum Zoned Height: 50 feet, zoned Industrial; a 17.74± acre commercial and medical park, Maximum Height: 45 feet, zoned SW Professional Health Park PUD South: Collier County Utilities Water Plant,Maximum Zoned Height: 50 feet, zoned Industrial; and 2,104± acres of mixed-use: 80± acres commercial/industrial, 8,600 residential units, Maximum Zoned Height: 50 feet for the multi-family Tract, 80 feet for the Cultural Center Tract, 100 feet for the Commercial Tract, zoned Pelican Marsh DRI West: 35.24± acre Business Park,Maximum Zoned Height: 75 feet for Parcel A, zoned The Naples Daily News BPUD(Business Park PUD) CREEKSIDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 Page 5 of 30 5 1 apis�aei : Ztio ) ofld�'lied aoaau�wo�apis�oeJ3-9984000960Z1d-da(ld yodel j els :;ua4.1 uayoe;� OM1 iv Y • SUBJECT I . • PROPERTY ' �' Y .., Y4 4' i Pay { - *-' : ''' ' ' ' 'o I'' g---,..., ' ry 4 } i Ig II t" ' ._.?, 's ..V1,. .. MmdN41 �r`lr , : s'.y ~F ,_ e[ 2Y'R r 4A{ , f....1 , , `� '� , t &�. � '� I t x'�i ,� yam".. irs .3. .... .„.., /J.. . . ,; .. ,iti, t i . t^.a, 1 F., . ii % 4 �' 8. , v_ ., ,, r... .}t. � �k- � {v 0 .. Y2F`, �.rsA'y 3 I ��� � 0. ff i �l 1 r I 0 0 ;, I , . ,. ., rm,,`1;t HOTO AERIAL P GROWTH MANAGEMENT PLAN(GMP) CONSISTENCY: Future Land Use Element(FLUE): Comprehensive Planning staff has reviewed the proposed PUD amendment arid has made the following determination: The subject property is designated Urban (Urban-Mixed Use District, Urban Residential Subdistrict) on the Future Land Use Map (FLUM) of the Growth Management Plan (GMP). The existing PUD, which allows a variety of commercial and industrial uses, was approved in 1997 by Ordinance No. 97-51; FLUE consistency for that approval is contained in the Statement of Compliance (most of the site was previously zoned I, Industrial). The PUD was amended in 2006 by Ordinance No. 06-50 to subtract±3.11 acres at the northwest corner of the PUD so that it could be incorporated into the existing Naples Daily News Business Park PUD. The PUD was amended in 2013 to add hotel/motel to the list of principal uses permitted within the Industrial/Commerce District and the Business District of the PUD; and add assisted living facilities (ALF), independent living units, skilled nursing units, continuing care retirement communities,and intermediate care facilities,to the list of restricted principal uses permitted within the Industrial/Commerce District and the Business District of the PUD. Additionally, the amendment increased the maximum floor area ratio (FAR) from .35 to .6 for the proposed new uses; eliminated the maximum FAR restriction CREEKSIDE'COMMERCE PARK C. PUDA 20160001865 September 8,201 6 Page 6 o#'30 . t (E E } i MS/W.13 : ZtioZ) afld°Maed OOJOWW03 apis)aeJ3-99860009I.Ofld-Vatld iiodai gels :;uawyoeltd 14 to individual parcels; added operational requirements for the proposed group housing uses; and, c increased the maximum building height to those parcels of the PUD located east of Goodlette- Frank Road. No changes were made to the overall approved intensity (building square feet). These amendments were deemed consistent with the FLUE based upon certain policies under 1 Objective 5, via the provision allowing medical offices and other similar uses within 1/4 mile of a major medical facility such as North Collier Hospital, and via the Urban designation allowance I for group housing uses. The PUD was amended on March 22, 2016 by Ordinance #16-05. The Ordinance authorized reducing the allowable square footage in the Industrial Commercial District by 70,000 square feet for a total of 550,000 square feet of gross floor area of industrial/commerce uses; by amending the Business District to add permitted uses from the Industrial and the General Commercial C-4 zoning districts; by amending the Business District to increase the allowable square footage of floor area from 150,000 square feet to 200,000 square feet of office uses and from 40,000 to 60,000 square feet of retail uses;by amending the business district to allow group housing east of Goodlette-Frank Road at the southeast quadrant of Goodlette-Frank Road and Immokalee Road and to increase the zoned height to 75 feet and Ii; actual height to 85 feet; by amending the business district to allow a hotel at the southeast corner of Goodlette-Frank Road and Immokalee Road and to reduce the building setback from Immokalee Road to 350 feet; and by adding a sign deviation regarding the location of directory signage; and revising the master plan to depict the sign deviation for the CPUD property. These amendments were deemed consistent with the FLUE based upon Policy 5.1. i The proposed use additions are allowed by the existing Future Land Use Designation Description - Section I.- Urban Designation 11., which states "Support medical facilities — such as physicians'offices, medical clinics, medical treatment centers, medical research centers and medical rehabilitative centers, and pharmacies—provided the dominant use is medical i related and the site is located within `/4 mile of existing or approved hospitals or medical centers which offer primary and urgent care treatment for all types of injuries and traumas, such as, but not limited to, North Collier Hospital. The distance shall be measured from the nearest point of 1F the tract that the hospital is located on or approved for, to the project boundaries of the support medical facilities. Approval of such support medical facilities may be granted concurrent with 1 the approval of new hospitals or medical centers which offer primary and urgent care treatment for all types of injuries and traumas. Stipulations to ensure that the construction of the support medical facilities is concurrent with hospitals or medical centers shall be determined at the time of zoning approval. Support medical facilities are not allowed under this provision if the hospital or medical center is a short-term leased facility due to the potential for relocation. " The new square footages proposed within the PUD amendment are restricted to Health Services, medical clinics and offices (Groups 8011-8049, 8052), Medical Laboratories, Research and Rehabilitative Centers (Groups 8071-8092, 8099). To ensure the new square footage is restricted to these uses, a provision has been added to the PUD within the Statement of Compliance, I section 2, which restricts all additional square footage approved will be medical related uses, such as physicians' offices, medical clinics, medical treatment centers, medical research centers g and medical rehabilitative centers, and pharmacies. Therefore the additional square footage requested within this PUD amendment shall all be authorized by the above FLUE Urban Designation of support medical facilities within 1/4 mile of an existing hospital. CREEKSIDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 3 Page 7 of 30 apis)IaaJo : ZvOZ) afid°*led aoiauawoo apis)$aaa3-99860009LOZld-bafld els wewgoe}ly FLUE Policy 5.4 requires new land uses to be compatible with the surrounding area. FU_" Comprehensive Planning leaves this determination to the Zoning Services staff as part of the total review of the petition. Regarding FLUE Policies 7.1-7.4, pertaining to access, I% interconnections, open space, and walkable communities, no changes are proposed to PUD access, interconnection or sidewalk provisions, and the PUD must comply with open space requirements of the LDC. Based upon the above analysis, Comprehensive Planning staff finds the proposed PUD amendment consistent with the FLUE. Economic Element (EE): Collier County's Growth Management Plan contains an Economic Element, which sets forth policies and guidelines for consideration of economic matters in relation to overall planning and growth management. The single Goal of the Element is, "Collier County will achieve and maintain a diversified and stable economy by providing a positive business climate that assures maximum employment opportunities while maintaining a high quality of life." ff II Policy 1.2 of the Economic Element establishes that Collier County will, "support the opportunity for development and establishment of hospitals, nursing homes and additional medical related research and manufacturing facilities in order to promote a continuum of care to enhance the quality of life throughout the County." Objective 3 of the Economic Element indicates that Collier County will, "support programs which are designed to promote and encourage the recruitment of new industry as well as the expansion and retention of existing industries in order to diversify the County's economic base. " The proposed project with additional 198,000 square footage of dedicated medical and medical research related square footage for the expansion of the existing Arthex facility at Creekside Commerce Park will further the Goal of the Economic Element of the GMP and promote a specific policy and Objective contained within the Element. Based upon the above analysis, Comprehensive Planning staff finds the proposed PUD amendment consistent with the EE. Transportation Element(TE): In evaluating this project, staff reviewed the applicant's Traffic Impact Statement (TIS) for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the 2014 and 2015 Annual Update and Inventory Reports(AUIR). Policy 5.1 of the Transportation Element of the GMP states, "The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall CREEKSIDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 Page 8 of 30 epis tee.3 : ZPOZ) otldO*led e3Jaumao3 ap!S)SeJ3-g9960009(.Ofld-Va ld iodai,ue;s :;uauayoeny I zsi 6 A�ww wi . not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments)directly accessed by the project where project traffic is equal to or exceeds 2%of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2%of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3%of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project's significant impacts on all roadways." The proposed PUD Amendment on the subject property was reviewed based on the then applicable 2015 AUIR Inventory Report. The TIS submitted in the application indicates that the proposed development will generate approximately 2,353 PM peak hour trips,with 384 PM peak hour net new trips on the adjacent roadway links, as follows: RoadwayLink 2015 AUIR Current Peak 2015 Remaining Existing LOS Hour Peak Capacity � Direction Service Volume/Peak Direction Immokalee Road Tamiami Trail to C 3,100/West 1,082 (CR 846) Goodlette-Frank Road(6 lane divided) Immokalee Road Goodlette-Frank D 3,100/East 702 (CR 846) to Airport Road (6 lane divided) Immokalee Road Airport Road to D 3,100/West 216 (CR 846) Livingston Road (6 lane divided) Goodlette-Frank Immokalee Road D 1,000/North 136 Road to Vanderbilt Beach Road(2 lane undivided) CREEKSIDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 Page 9 of 30 ap!s>laaao : ZtOZ) ofldo )laed aoiewwoo apisalaaao-s984000960Z1d-Vafld�odaa e �� .�1 3S :�uawy�e;��r ID Airport Road Immokalee Road C 2,200/North 997 to Vanderbilt Beach Road(4 lane divided) Tamiami Trail Wiggins Pass D 3,100/North 534 North(US 41) Road to Immokalee Road (6 lane divided) Tamiami Trail Immokalee Road C 3,100/North 1,021 North(US 41) to Vanderbilt Beach Road(6 F' lane divided) Based on the 2015 AUIR, the adjacent roadway network has sufficient capacity to accommodate the proposed new trips for the amended project within the 5-year planning period. Therefore,the subject rezoning can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Staff however notes that Table 6 of the TIS indicates that the proposed development exceeds the peak directional, peak hour capacity on Immokalee Rd. (CR 846) between Airport Pulling and Livingston Road within the 5 year LOS projection. This road segment has a capacity of 3,100 trips and the projected 2021 peak directional, peak hour with this project is 3,244 trips. This project is located within the Northwest Transportation Concurrency Management Area(TCMA) boundary and is therefore subject to Policy 5.6 of the GMP. This policy requires any new development exceeding LOS levels within a TCMA designated area must provide documentation that at least two Transportation Demand Management (TDM) strategies are provided/used. The specific TDM's for this development shall be provided at time of Site Development Plan SDP or SDPA review. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation Element consistency review. Operational impacts will be addressed at time of first development order (SDP or Plat), at which time a new TIS will be required to demonstrate turning movements for all site access points. Finally, the project's development must comply with all other applicable concurrency management regulations when development approvals, including but not limited to any plats and or site development plans,are sought. 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 sufficient capacity to serve the proposed project at this time. The project is subject to the Transportation Commitments contained in the CPUD ordinance, which includes provisions to address public safety. Additionally staff has included developer CREEKSIDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 Page 10 of 30 epismaaao : Ztvoz) ofld3*led aaiawwoo apis)aei9-5981.00094ond-va ld liodai cels :Wewyoend 4ao 4 70 G. commitments to specifically address additional operational concerns related to impacts resulting AS, from the proposed development. Based upon the above analysis, Transportation Planning staff finds the proposed PUD amendment consistent with the TE subject to the two additional developer commitments to be added to Section 2.16 of the PUD as follows: J. The owner, its successors, or assigns, shall construct a 5-foot wide sidewalk within the Florida Power &Light (FPL) easement, subject to approval by FPL on the west side of Creekside Street and the south side of Creekside Parkway along/within folio # 29331193049 to connect to the existing sidewalk along Creekside Parkway. The sidewalk is to be completed prior to the issuance of a Certificate of Occupancy for the proposed Arthrex Headquarters building redevelopment on Tract 5 of the Master Plan or no later than one year following FPL's concurrence. K. Due to the removal of a portion of the Creekside Boulevard minor collector roadway and re-routing of traffic, the owner, its successors, or assigns, shall design and construct the re-routed roadway to adequately accommodate AASHTO Interstate Semitrailer(WB-62) standards and provide access to existing postal service truck traffic prior to the removal of a portion of Creekside Boulevard. The design and construction shall be at no cost to Collier County. Any additional right-of-way easements required by County for a public road pursuant to County standards shall be dedicated to the County, free and clear of all liens and encumbrances without County maintenance responsibility. Such dedication shall occur prior to the issuance of the certification of occupancy for the proposed Arthrex Headquarters building redevelopment on Tract 5 of the Master Plan and prior to the removal of a portion of Creekside Boulevard. The owner, its successor, or assigns, shall also accept ownership of the entire length of Creekside Boulevard with all maintenance responsibilities. Note: Operational mitigation will be the subject of a companion developer agreement. The proposed business points will be provided via a supplemental staff report memo. Conservation and Coastal Management Element (CCME): Environmental Planning staff found this project to be consistent with the Conservation & Coastal Management Element (CCME). A deviation from the LDC provision for off-site retention of native vegetation has been requested by the applicant. This LDC provision is also provided for in the CCME Policy 6.1.1 (10), a deviation from which is allowed pursuant to CCME Policy 6.1.1 (13). The applicable CCME Policy is provided below: • CCME Policy 6.1.1 (10) The County shall adopt land development regulations that allow for a process whereby a property owner may submit a petition requesting that all or a portion of the native vegetation preservation retention requirement to be satisfied by a monetary payment, land donation that contains native vegetative communities equal to or of a higher priority as described in Policy 6.1.1 (4)than the land being impacted, or other CREEKSIDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 Page 11 of 30 epis)1ea.i3 : ZPOZ) ando)lied aoaaLuwoo apis)1aw3-9986000960Zld-dofld podai gels :;ueuagoemi A csY 0. r ma 0 appropriate method of compensation to an acceptable land acquisition program, as required by the land development regulations. The monetary payment shall be used to purchase and manage native vegetative communities off-site. The land development regulations shall provide criteria to determine when this alternative will be considered. The criteria will be based upon the following provisions: a. The amount,type,rarity, and quality of the native vegetation on site; b. The presence of conservation lands adjoining the site; c. The presence of listed species and consideration of Federal and State agency technical assistance; d. The type of land use proposed, such as,but not limited to, affordable housing; e. The size of the preserve required to remain on site is too small to ensure that the preserve can remain functional; and f. Right of Way acquisitions for all purposes necessary for roadway construction, including ancillary drainage facilities, and including utilities within the right of way acquisition area. The land development regulations shall include a methodology to establish the monetary value, land donation, or other appropriate method of compensation to ensure that native vegetative communities not preserved on-site will be preserved and appropriately managed off-site. • CCME Policy 6.1.1 (13) The County may grant a deviation to the native vegetation retention requirements of sub-sections 2, 4, 5, 10, and 12 of this Policy, and shall adopt land development regulations to set forth the process for obtaining a deviation. The regulations shall allow for the granting of a deviation by the appropriate review board after a public hearing, and for the granting of a deviation administratively. The County shall consider the amount and type of native vegetation and the presence of listed species in determining whether the granting of a deviation requires a public hearing, or may be granted administratively. The County may grant a deviation if: a. County, Federal, or State agencies require that site improvements be located in areas which result in an inability to meet the provisions of this Policy, or b. On or off-site environmental conditions are such that the application of one or more provisions of this Policy is not possible or will result in a preserve area of lesser quality, or c. The strict adherence to these provisions will not allow for the implementation of other Plan policies that encourage beneficial land uses. • GMP CCME Policy 6.1.1 (13), which allows for deviations from the GMP provisions identified in Policy 6.1.1 (13) was adopted by Ord. 07-16 on 1-25-07, based upon the 2004 Evaluation and Appraisal Report.Beneficial land uses are not defined in the GMP or LDC; it is at the discretion of the BCC to determine beneficial land uses. A specific use has not been provided for the impact of 2 acres of platted Preserve#3 existing onsite. CREEKSIDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 Page 12 of 30 episleei3 : zpoz) ofd0 Ted 03.1011111103 ep!sleai0-598b000960nd-vand jodei gels :;uawyae;;y aS d' . ANALYSIS: Staff completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in Collier County Land Development 1, Code (LDC) subsection 10.02.13 B.5., Planning Commission Recommendation (commonly referred to as the "PUD Findings"), and subsection 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. The CCPC uses these same criteria as the basis for their recommendation to the BCC, who in turn use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below, under the heading "Zoning Analysis."In addition,staff offers the following analyses: Environmental Review: Environmental Planning staff has reviewed the petition and the PUD document to address environmental concerns. The property owner is requesting to allow 2 acres of existing preserve to be impacted, which requires a deviation. Therefore, pursuant to Chapter 2, Article VIII, Division 23, Section 2-1193 of the Collier County Code of Laws and Ordinances, the project requires review by the Environmental Advisory Council (EAC) since a deviation to environmental standards of the LDC has been requested. Revised Environmental Data (Environmental Supplement September 2016) was received after environmental portions of the staff report were written. Acreages and information may not be consistent between the staff report and environmental supplement. Approximately 7.53 acres of preserve have been platted within the PUD. Per the Creekside Commerce Park CPUD, preserve requirements were determined to include 4.1 acres of uplands and 2.9 acres of wetlands for a total of 7 acres of County required preserve as shown on the existing PUD Master Plan. Pursuant to the LDC and GMP, fifteen percent(7 acres) of the native vegetation is required to be retained for the PUD as originally set aside with the PUD. The request to impact 2 acres of preserve to allow for expansion of one of the commercial parcels and reconfiguration of the stormwater management system will result in a reduction of approximately 2 acres of the minimum required preserve onsite. The native vegetation acreages are as follows: PUD Required Preserves 7 ac Existing Platted Preserves 7.53 ac Proposing Im act to onsite Preserves 2 ac •Proposed PUD Amendment provides: Onsite Preserve 5.65 ac(includes 0.68 created preserve) Off-site Preserve 1.35 ac Total PUD required 7 ac Preserve acreages from Plat OR BK 29,PG 57-58;OR BK 35,PG 43-44;OR BK 54,PG 84- 86. CREEKSIDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 Page 13 of 30 77— apislaa,�o : ZPo ) ofidO)iced aoaawwO3 eP!S eeJ3-9984000940Z1d-yafld.oda a uaw oe � #S �� 4 ��br Q' Oi4 ? Existing Preserves 1, 2, 3, 4 Four preserves are platted within the Creekside PUD,two on each side of Goodlette-Frank Road. See"Existing Native Habitat Map" and the "Proposed Native Habitat Map" for reference within the Environmental Supplement. The location of these preserves is shown on the PUD master plan and the exhibit below. For discussion purposes, staff has created the exhibit below which has assigned a number to each preserve starting at the furthest preserve on the west side of Goodlette-Frank Road: 1. Furthest west is a 0.81 acre preserve containing a willow marsh transitioning to a laurel oak forest. 2. West of Goodlette-Frank Road is a 1.68acrereserve containinghighly disturbed P a g Y remnant cabbage palm/hardwood forest which appears to not have been re-vegetated with native species when exotic vegetation(Brazilian pepper) was removed. Much of the area within the former cabbage palm/hardwood forest consists solely of exotic vegetation interspersed with areas of bare ground covered with weeds. This area is proposed to be expanded with the addition of 0.68 with this PUD amendment. 3. East of Goodlette-Frank Road is the 3.52 acre oak pine woodland/wetland forest preserve proposed to be impacted as part of the PUD amendment. A vegetation inventory for the oak pine woodland/wetland forest preserve is included in the environmental data for the project and consists of a mature forest free of exotic vegetation. 4. Furthest east is a 1.52 acre preserve consisting of pine flatwoods along the eastern edge of the PUD. The preserves on the east side of Goodlette-Frank Road represent the highest quality native habitats on site. CREEKSIDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 Page 14 of 30 77 epis�aaa� : ZtiOZ) a(ld�)t d aatawwo3 eP!s�aaa3-s99 oo09I.ond-va ld odei}}e;g :�uewyae t/ I +te �: t i,` Creekside Commerce Park CPD D Exist ng Preserves tmmnkalee Rb F { I8 �` IJ � � � � f ��I�b �'... Ei.,�SAY �' � $. ' a"' Ai CD 1 I Lfej inn i .� ' t4 _ K # ` a rte a Preserve Al-0.8'1 acres "" Legend a !reserve dl2.4.8t1 serer E t hQ Pre tees o Preserve 113.3 b2 acres ` s '. Bgdst Cn Commeroa Pik cr1A .�;.o Preserve#4.3.52 awes ,4 oa g ' ' �� ig 0 100 200. 400 600 " Feet oats of r; i 7 of ( pqi of&� iat9 di,t to C"'�.".«i' , n ,� s t ![,Y t ,i r yi lflr {,i. e yy. 71 ;� .�- "' } ,. s' u`ss.. na 1 u m ..z�'`i. f�t� ., I Pictures of Preserves Below are pictures of the area proposed for expansion (Preserve #2) and impacts (Preserve #3) k, and staffs recommended area for impact (Preserve #2) as discussed in the Recommendation section on page 18 of this staff report. CREEKSiDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 Page 15 of 30 ep�s�aaa� : ZtiOZ) �fld�Ted aoaauaua0�epismaaa3-13 -'d®fld�aodaa}�elg :�uewgoe d tsa , ..' Preserve #2 (see pictures below): This preserve consists mostly of exotic vegetation interspersed with areas:of bare ground covered with weeds. Woman's Tongue(Albizia Lebbeck) �U-< is prevalent throughout many portions of the preserve. The northern portion has some cabbage palms with a weedy understory. RJ d1('R k View of the preserve from Goodlette-Frank Looking from the west into the preserve — Road with a canopy of the invasive prohibited weedy invasive plants, including Woman's exotic tree, Woman's Tongue (Albizia Tongue. lebbeck). ' x i •1 (r t •l cl f I • View looking from the west into. the preserve £ View looking north at the canopy of Woman's — area devoid of native vegetaton with bare Tongue. ground and weedy invasive plants. Preserve #3: A foil explanation of this native habitat is detailed in the Environmental Supplement provided by Turrell, Hall k Associates. These areas contain Pine Flatwoads, Oak Pine community, and Wetland Forested area all with, little to no exotics (see report Environmental Supplement). GREEKSIDE,COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 Page 16 of 30 ap!s)eeia : ZPOZ) undo Ted aoaawwoa eP!S)eeio-998600091.0Z1d-vatld hodei}teles :;uewyaend V eri- itt ax1,,Y ', 44 44. r. Preserve#3 see 1 ictures below) v !, t. im - As. . "... .'f�„ r me ,.,.,�, "'„:; ? ' � � iii ,i, , ., , , i, ,,,,,ts,,,iiari , „ ),„„4., . , . 4, . .i:„ ,„ , .„,,, ,ner- ,...,:t„,i;„, # , - 4 !. !i View from sidewalk on Creekside Blvd E View from the north of Preserve #3 looking looking east—Oak Pine community. south from the berm. 1W 4 . ,u ' 1` .,.4"'''''' . ' - * ri''5:4f tifin' "_.:4"1'1,1— ni:1-1-. . ''`-',", ,14;',..---,,' , /'4.\ • , [ t,w------ ± bk .f F. < , View from sidewalk on Creekside Blvd E View from the northeast of Preserve#3 looking south—Oak Pine community. looking southwest from the berm CREEKSIDE COMMERCE PARK CPUD,PUDA 20160001865 September 8,2016 Page 17 of 30 apislaaJO : ZvOZ) ando died eoiewwoo epis)aeJo-5981000960Znd-vand iodei}je;g :;uauayoenv . ti 1 ci, ,1 its p i - ,. 'i - M sem,_ Panoramic picture view from the north of Preserve#3 looking south from the berm. From left to right(east to west)the following are shown: south part of preserve#4,lake,preserve#3. Stormwater Conveyance Preserve #1 & #3 are connected to the stormwater management system. In addition to being platted as a preserve,Preserve #3 which is proposed to be impacted by 2 acres as part of the PUD amendment has a recorded drainage easement over much of it(OR Book 3117,Pages 3123-3135). Current standards would not allow for stormwater within a preserve unless the preserve meets the LDC criteria to allow stormwater in a preserve. This drainage easement in the preserve is to Collier County.According to the Stormwater Section Manager,this easement is for drainage of the basin for portions of Victoria Park, not Goodlette-Frank Road. Even though current standards would not allow stormwater in a preserve, this was previously permitted under previous �` regulations and therefore is allowed as non-conforming per LDC section 3.05.07 H.1.h.ii.j. Recommendation A review of existing preserves within the PUD and the off-site native vegetation retention provisions of the LDC show the highly disturbed remnant cabbage palm/hardwood forest within existing Preserve#2 (west side of Goodlette-Frank Road) to already meet the provisions for off- site retention of native vegetation without the need for a deviation; staff recommends that any impacts to existing preserves for the PUD be Iimited to this preserve. The applicable LDC sections are provided below: LDC section 3.05.07 H.1.f. Off-site vegetation retention. i. Applicability. A property owner may request that all or a portion of the Collier County on-site native vegetation preservation retention requirement be satisfied offsite for only the following situations and subject to restrictions listed below. f) Existing or proposed preserves with 75 percent or more coverage with exotic vegetation. Existing preserves not previously overrun with this type vegetation and which arrive at this state due to lack of management of the preserve shall mitigate off site at a ratio of 2 to 1. g) Created preserves which do not meet the success criteria in 3.05.07 11.1.e.viii or where preserves have not been planted in a manner which mimics a natural plant community. CREEKSIDE COMMERCE PARK CPUD,PUDA-PL20160001865 September 8,2016 Page 18 of 30 apis)aaa3 : ZvOZ) OfdO Ped aoaauawo3 apis)aaa0-999L0009poda.i,De;g :;uaunioe;iy ;Q,2 #v x P Stipulation: The off-site preserve location is not being proposed as part of this petition and has not a been reviewed or approved by staff. The East Gateway petition was approved with a stipulation ;,, by the BCC; staff recommends the same stipulation be included in the PUD document: The 1.35 acre off-site preserve shall not be used for mitigation to other agencies including, but not limited to the SFWMD or Army Corps of Engineers. An off-site preserve shall be provided in accordance with the GMP and LDC in effect at the time of the first Site Development Plan or subdivision plat approval. Transportation Review: Transportation Division staff has reviewed the petition and the PUD document and Master Plan and is recommending approval subject to the stipulations in staff's recommendations section of this report and the PUD document developer commitment section. Utility Review: The Public Utilities Department staff has reviewed this petition and the PUD is located within the CCWSD (Collier County Water and Sewer District). Adequate capacity is currently available for water and wastewater services. However, a supplemental County Utility Easement (CUE) is needed to construct an irrigation quality (IQ) main along the eastern segment of Creekside Boulevard from Goodlette-Frank Road to Creekside Street and along Creekside Street, terminating at Immokalee Rd. The segment of the CUE between Creekside Parkway and Immokalee Road must be at least 15 feet wide. This width may be reduced along the rights-of-way with CUE overlay depending on the final alignment of the IQ main. Therefore, staff is recommending approval subject to the following stipulation: • A 15 foot wide CUE shall be provided at the time of or before the applicable development order and at a mutually agreed location deemed acceptable by Collier County. Zoning Services Section Analysis: Relationship to Existing and Future Land Uses: A discussion of this relationship, as it applies specifically to Collier County's legal basis for land use planning, refers to the relationship of the uses that would be permitted if the proposed zoning action is approved,as it relates to the requirement or limitations set forth in the FLUE of the GMP. The proposed additional square footage is restricted to health services, medical clinics and offices (Groups 8011-8049, 8052), Medical Laboratories, research and Rehabilitative Centers (Groups 8071-8092, 8099). To ensure the new square footage is restricted to these uses, a provision has been added to the PUD within the Statement of Compliance, section 2, which restricts all additional approved square footage to Support medical facilities — such as physicians' offices, medical clinics, medical treatment centers, medical research centers and medical rehabilitative centers, and pharmacies. Therefore the additional square footage requested within this PUD amendment shall all be authorized by the above FLUE Urban Designation of support medical facilities within 'A mile of an existing hospital. Zoning staff finds the proposed additional square footage that are allocated to health services, medical clinics/offices and medical laboratories and research and rehabilitative centers to be compatible with the existing neighborhood commercial, industrial, and institutional land uses and intensities. The petitioner also proposes to increase maximum "Zoned" building height for parcels west of Goodlette-Frank Road from 35 feet to 50 feet. However, facilities located on Tract 5 shall have a CREEKSIDE COMMERCE PARK CPUD,PUDA-PL20160001865 September 8,2016 Page 19 of 30 7-7 apislaai3 : ZtiOZ) undo Ted 93.101111.1100 apis>iaaa3-9981000940nd-tlatld odaa JIM auauyoetty eti,. l'N_= 4A .-;;-' 1 4 maximum zoned height of 185 feet and an actual height of 205 feet. In addition, the petitioner ;w : proposed to increase allowable building height for Business Tract 9 from a zoned height of 50 feet , and an actual height of 60 feet to a zoned height of 75 feet and an actual height of 85 feet. Because the GMP and the LDC doesn't provide a maximum building height, a GMP and/or LDC amendment is not required. In addition, it is the applicant's contention that additional square footage and building height, while creating a more intense development, are off-set by the architectural design of the 205-foot i tall building and its location internal to the Creekside Commerce Park PUD boundaries. Given the project's proximity to the Mixed-Use Activity Center Sub-district, staff notes that these locations I are intended to concentrate almost all new commercial zoning where traffic impacts and intense t development can readily be accommodated. It is also anticipated that these locations will accommodate tall commercial office buildings. Even though there are no developments that have been approved with a similar maximum building height, the proposed 205-foot tall office building is approximately 1,000 feet away from developed residential subdivisions. The line-of-site renderings prepared by the applicant show that much of the lower portions of the proposed 205-foot tall building will be obscured by the existing vegetation and other existing structures. However, the upper portions of this structure will be visible from the nearby residential developments in Pelican Marsh and Collier's Reserve. REZONE FINDINGS: ,---, i 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 1 following when applicable." Additionally, Section 10.02.13 of the Collier County LDC requires the Planning Commission to make findings as to the PUD Master Plans' compliance with the additional criteria as also noted below: Rezone findings are designated as RZ and PUD fmdings are designated as PUD. (Staff's responses to these criteria are provided in non-bold font): 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the GMP. , Staff in the Comprehensive Planning Department has indicated that the proposed PUD amendment is consistent with all applicable elements of the Future Land Use Element (FLUE) of the Growth Management Plan(GMP). 1 i 2. The existing land use pattern. 1 As described in the "Surrounding Land Use and Zoning" portion of this report, the neighborhood's existing land use pattern can be characterized as mixed-use with residential, commercial, industrial, t. and institutional lands. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. t k i 1 CREEKSIDE COMMERCE PARK CPUD,PUDA-PL20160001865 September 8,2016 Page 20 of 30 t apisleai3 : ZIOZ) ald3 Ted aoiewwoa ap!slaai3-s98400094oZld-vaftd yodel gels :;uaaay3e1d C) . a=:, ;44- At the time the subject property was rezoned to a CPUD, it was deemed to be of sufficient size that it a. did not result in an isolated district unrelated to adjacent and nearby districts. The proposed PUD amendment doesn't change this finding. 1 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The district boundaries are logically drawn as discussed in Items 2 and 3. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. 1 The proposed change is not necessary, per se; but it is being requested in compliance with the LDC provisions to seek such changes because the petitioner wishes to change the areas of the Industrial Commercial District and Business District to increase the square footage for medical industrial research and development and medical and general office, which are targeted industry groups in Collier County. This amendment also includes increases to the maximum building heights as noted above. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change will add 166,000 square feet to the I/C District and 32,000 square feet to the B District which will result in additional traffic on the adjacent road network. Staff's analysis indicates that there is sufficient capacity on the County's collector and arterial road network to accommodate the traffic resulting from the proposed increase in floor area. The proposed increase in the maximum building height is greater than the approved maximum heights for the surrounding developments which are as follows: • Collier Tract 22 PUD (Collier's Reserve)permits a maximum height of 8-Stories or 80 feet, whichever is greater; • Collier Health Center PUD (North Collier Hospital)permits a maximum height of 5-Stories and shall not exceed 80 feet, (Zone B/Phase IV) shall not exceed 100 feet — All other structures shall not exceed 100 feet; • Collier County Utilities Division Water Plant(Zoned Industrial)permits a maximum zoned Height of 50 feet; • Southwest Professional Health Park PUD permits a maximum zoned height of 45 feet; • Pelican Marsh PUD/DRI permits a maximum zoned height of 50 feet for the multi family Tract, 80 feet for the Cultural Center Tract,100 feet for the Commercial Tract;and • Naples Daily News BPUD permits a maximum zoned height of 75 feet for Parcel A. CREEKSIDE COMMERCE PARK CPUD,PUDA-PL20160001865 September 8,2016 Page 21 of 30 } 1 apis aaa ae p �I 3-9981.0009L0Z1d-Vand podoi e �I ZtiOZ) CND d aoaauauao a is aaa Hem :;uauayoe;;t( o_ i C) t The applicant contends that additional square footage and building height, while creating a more ak intense development, are off-set by the architectural design of the building and location internal to the Creekside Commerce Park PUD boundaries. The line-of-site renderings prepared by the 1 applicant show that much of the lower portions of the proposed 205-foot tall building being obscured by the existing vegetation and other existing structures. However, the upper portions of this structure will be visible from the nearby residential developments in Pelican Marsh and Collier's Reserve, and staff is unable to ascertain if the proposed building height will adversely j influence living conditions in the surrounding neighborhoods. Although, the applicant has stated I, that the County doesn't have a maximum height limit and has approved other tall buildings near residential subdivisions. G i Based upon the above findings, staff is of the opinion that the proposed change should not adversely influence living conditions in the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congestion or t 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 sufficient capacity to serve the proposed project at this time. The project is subject to the Transportation Commitments contained in the CPUD ordinance, which includes provisions to address public safety. i 1 8. Whether the proposed change will create a drainage problem. The proposed development will not create a drainage problem. Furthermore,the project is subject to the requirements of Collier County and the South Florida Water Management District. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. If this petition were approved, any subsequent development would need to comply with the applicable LDC standards for development or as outlined in the PUD document. The increased zoned and actual building heights as described in the application should not seriously reduce light and air to adjacent areas. 10. Whether the proposed change would adversely affect property values in the adjacent area. 1 Staff is of the opinion this PUD amendment will not adversely impact property values. However, staff is unable to ascertain if the proposed building height will adversely influence property values in the surrounding neighborhoods. 1 F 11. Whether the proposed change will be a deterrent to the improvement or development of 1 adjacent property in accordance with existing regulations. i } ISI i CREEKSIDE COMMERCE PARK CPUD,PUDA-PL20160001865 September 8,2016 Page 22of30 j i i apislaai3 : ZtiOZ) afldo lied 0aa9wuao3 applaw3-9gg 40009 bOZ"Id-bra(ld nodal}}egg :luawyoe}-Id I ircii, g It,fes` 754: Sar { Properties around this property are already mostly developed. The basic premise underlying all of a, the development standards in the Land Development Code is that their sound application, when , ;I combined with the site development plan approval process and/or subdivision process, gives reasonable assurance that a change in zoning will not result in deterrence to improvement or development of adjacent property. Therefore, the proposed PUD amendment should not be a 1 deterrent to the improvement of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The GMP 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 1 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 developed within existing zoning but would not accommodate the proposed expansion. 1 g 14. Whether the change suggested is out of scale with the needs of the neighborhood or the k County. Staff is of the opinion that the proposed PUD amendment is not out of scale with the needs of the neighborhood or county. However, it should be noted that the proposed 205-foot tall office building will be visible from the nearby residential developments in Pelican Marsh and Collier's Reserve. The residents from these communities that attended the Neighborhood Information Meeting expressed concern or objected to the increase in building height as being out of scale with the needs of the neighborhood or the County. I 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 1 There may be other sites in the County that could accommodate the uses proposed; however, this is not the determining factor when evaluating the appropriateness of a zoning decision. This petition was reviewed on its own merit for compliance with the GMP and the LDC and that it represents an expansion of an existing use on the subject property. 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. i Any development anticipated by the PUD document would require site alteration and these sites will undergo evaluation relative to all federal, state, and local development regulations during the 1 building permit process. CREEKSIDE COMMERCE PARK CPUD,PUDA-PL20160001865 i September 8,2016 3 Page 23 of 30 f J - apismaaao : Zt oz) ofld3 Ted awawwo3 apmeeio-99860009 .ond-vand pada,}}egg :lueiayoelly tr m= b'4g4- 1j 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 GMP and as defined and i implemented through the Collier County adequate public facilities ordinance. i The development will have to meet all applicable criteria set forth in the LDC regarding Adequate i 1 Public Facilities. The project must also be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by County staff that is responsible for jurisdictional elements of the GMP as part of the rezoning process, and that staff has concluded that the proposed transportation impacts are increased and are consistent with the FLUE of the GMP. J+J 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 during its advertised public hearing. i ' PUD FINDINGS: i LDC subsection 10.02.13.B.5 states that, "In support of its recommendation, the Planning I Commission shall make findings as to the PUD Master Plan's compliance with the following criteria:" 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, f water,and other utilities. The Creekside Commerce Park is an established business park which has been developed with a variety of light industrial, commercial, and office uses. The proposed commercial and industrial uses are compatible with the existing development within the subject PUD. The project would 1 also be required to comply with County regulations regarding drainage, sewer, water, and other utilities. Therefore,the site is suitable for the proposed development. 3 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public I expense. Documents submitted with the application,which were reviewed by the County Attorney's Office, demonstrate unified control of the property. i The development will be required to gain platting and/or site development plan approval. These processes will ensure that appropriate stipulations for the provision of,continuing operation of,and maintenance of infrastructure will be provided by the developer. K 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the GMP. CREEKSIOE COMMERCE PARK CPUD,PUDA-PL20160001865 September 8,2016 Page 24 of 30 1 1 I epls�laaio : ZpoZ) dfldO Ted ao-1awwo0 apis>feeJO-9994000960Z1d-` afld podai t.}elg :;uewg3efly 4 ec l 1 444- 1 Staff has reviewed this petition and has offered an analysis of the relevant goals, objectives, and policies of the GMP within the GMP discussion of this staff report. Based on staff analyses, staff is of the opinion that this petition may be found consistent with the Growth Management Plan. 1 1 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 1 requirements. t The currently approved development, landscaping, and buffering standards were determined to be compatible with the adjacent uses and with the use mixture within the project itself when the PUD was approved. However,the proposed 205-foot tall (actual height) office building will be visible 1 from the nearby residential developments such as in Pelican Marsh and Collier's Reserve. Some residents from these communities have objected to the increase in building height as being out of scale with the needs of the neighborhood and thereby not a compatible building height. Even though the applicant contends that the compatibility of the proposed building height is subjective, they have located the proposed 205-foot tall office building to be located within the Arthrex campus site on Tract 5, as depicted on the master plan, which is buffered from the external residential developments by the existing vegetation and other existing commercial/industrial 1 buildings. In addition,the applicant contends that the architectural design and orientation/massing is intended lessen the visual impact from the nearby residential communities. Staff concurs that the restrictions and limitations noted above should improve the internal and external compatibility of the proposed amendment. Because Collier County doesn't have a maximum height limitation, the proposed 205-foot tall office building is not inconsistent with any regulation in the GMP or LDC. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. I The existing open space set aside for this project meets the minimum requirement of the LDC. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities,both public and private. 1 The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation Element consistency review. Operational impacts will be addressed at time of first development order(SDP or Plat), at which time a new TIS will be required to demonstrate turning movements for all site access points. Finally,the project's development must comply with all other applicable concurrency management regulations when development approvals, including but `' not limited to any plans and plat or site development plan, are sought. 7. The ability of the subject property and of surrounding areas to accommodate expansion. If "ability" implies supporting infrastructure such as wastewater disposal system, potable water supplies, characteristics of the property relative to hazards, and capacity of roads, then the subject property does have the ability to support the proposed expansion. }} 1 Z CREEKSIDE COMMERCE PARK CPUD,PUDA-PL20160001865 September 8,2016 Page 25 of 30 — , aplsleei0 : ZtOZ) ofldO Ted aoiew ao3 apis)aaa3-g984000960Z1d-Vafld iodea,Heng :;uewgoe d :, 1 jai coY; t.. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in ,15, the particular case, based on determination that such modifications are justified as meeting ,,, i public purposes to a degree at least equivalent to literal application of such regulations. I The petitioner is seeking to replace a minor project sign at Creekside Boulevard and Goodlette- i Frank Road with major project sign as provided for in PUD Section 2.20.B. In addition, the requested deviations (see below) must comply with the purpose and intent of the Planned Unit Development Districts as listed in LDC Section 2.03.06A. This criterion requires an evaluation of the extent to which development standards and deviations proposed for this PUD depart from development standards that would be required for the most similar conventional zoning district. iii Please refer to the Deviation Discussion portion of the staff report below for a more detailed t description. k Deviation Discussion: The petitioner is seeking two new deviations as noted below. Deviation#1: Approved Ordinance 13-23 Deviation#2: Approved Ordinance 16-05 New Deviation #3 seeks relief from LDC section 3.05.07.H.1.f.i(a), Preservation Standards, a property owner may request that all or a portion of the Collier County on-site native vegetation preservation retention requirement be satisfied offsite for properties zoned commercial where the on-site preserve requirement is less than 2 acres in size to allow offsite preservation where the on- site preserve requirement is more than 2 acres and where the off-site preserve proposed is less than i 2 acres, to permit an off-site preserve area of 1.35± acres. The area impacted by the expansion of the B' District is located in the area east of Goodlette-Frank Road. j s Petitioner's Rationale: The Creekside Commerce Park is a business park located in the highly 1 urbanized area of Collier County. Demand for business services and light industrial space in close �F proximity to the Naples Community Hospital and transportation corridors including U.S. 41 and Iill- 75. 75. The proposed modification to the Creekside Commerce Park Master Plan impacts an I approximately 2± acre area which contains native upland and wetland vegetation. The Creekside Commerce Park was previously approved and required to preserve 7±acres. The proposed Master i Plan reduces the on-site preserves to 5.6 5±acres, which will include a small re-created upland of 0.68±acres. The applicant has reviewed the proposed change with state regulatory agencies and they have offered no initial concern with the revisions to the preserve area. The revision to the preserve area will permit the expansion of the Business Tract and provide for a sufficient size to i accommodate the increased square footage sought as part of this PUD amendment. The small existing preserve area is not connected to any flowway nor does it provide habitat for listed i species. The applicant can provide off-site mitigation for the 1.35±acres of native vegetation in an area where it would be connected to a larger more contiguous area of native vegetation;providing a greater benefit to the community and environment. i i Staff Analysis and Recommendation: For commercial properties, a property owner may request that all or a portion of the onsite preserve requirement be satisfied off-site if the total on-site preserve ,—` requirement is less than two acres (LDC section 3.05.07 H.1.f). A deviation from this LDC r 1 CREEKSIDE COMMERCE PARK CPUD,PUDA-PL20160001865 r September 8,2016 Page 26 of 30 1, . 1 �:.: ep!s)laei3 : ZPOZ) otldO Ted aoiewwoo apis)faeio-5986000960Zld-vand podaa}jell :tueunpetty *2. _;,% 1.t._:, ,,”_ i fu provision is required because the total on-site preserve requirement for the PUD is 7 acres, 5 acres greater than the threshold standard of 2 acres. The applicant is requesting that 1.35 acres be ) preserved off-site, leaving 5.65 acres on-site that includes 0.68 acres of preserve to be created onsite adjacent to the existing heavily disturbed upland Preserve #2 located west of Goodlette- Frank Road. In total, 2 acres of preserve are proposed to be impacted on site and the preserve proposed to be impacted,representing the highest quality native habitat on site. Previous requests for other projects/properties, for deviations from the criteria in the LDC for off- site retention of native vegetation have occurred through the PUD rezone and GMP amendment process and have mainly been for sites/preserves heavily impacted with exotic vegetation with no adjoining off-site preserves or undeveloped areas. As these previous projects included minimal off-site acreage requests and/or the onsite native vegetation areas were significantly impacted by exotic vegetation, staff supported the deviation requests. The preserve proposed for impact within Creekside PUD contains a mature forest not impacted with exotic vegetation and represents the highest quality native habitat within the PUD. The preserve to be impacted also contains a diverse assemblage of native vegetation including freshwater swamp, oak pine and xeric oak pine forests. The xeric scrub oak pine habitat, of which, is becoming increasingly rare in Collier County. 1 Off-site retention of preserves to impact the highest quality native habitat on site does not meet the I intent of CCME Policy 6.1.1 (10) and criteria in the LDC for off-site retention of preserves. Both xeric scrub and hardwood habitats are also either supported or required by the preserve selection and off-site preserve provisions of the GMP and LDC to be retained on-site. These provisions include CCME Policy 6.1.1 (4 & 10) and LDC sections 3.05.07 A.4 and 3.05.07 H.1 11. The area proposed for impact is currently a government required preserve to Collier County. Specifically, 3.05.07.H.1.f ii.b. states: i k Preserves shall remain on-site if located contiguous to natural flowways required to be i retained per the requirements of the SFWMD, natural water bodies, estuaries, government 1 required preserves (not meeting the off-site preservation criteria herein), NRPAs, or contiguous to property designated for purchase by Conservation Collier or purchased by 1 Conservation Collier, or contiguous to properties containing listed species nests, buffers, z corridors and foraging habitat per the requirements or recommendations of the FFWCC or @ USFWS. The preserve proposed for impact is an existing government required preserve. Therefore, the existing preserve proposed for impact is contiguous to a government required preserve. On-site preserves are beneficial land uses valued by the community and staff recommends not amending the PUD to allow for a reduction of the preserve containing the highest quality native habitat. A 1 review of existing preserves within the PUD and the off-site native vegetation retention provisions h of the LDC show the highly disturbed remnant cabbage palm/hardwood forest within existing Preserve #2 (west side of Goodlette-Frank Road) to already meet the provisions for off-site retention of native vegetation without the need for a deviation. Staff recommends that any reduction in preserve acreage for the PUD be limited to this preserve. New Deviation#4 seeks relief from LDC section 5.05.08.F.4.a. VI. (b) that exempts multi-story buildings with a total gross building area of 20,000 square feet or more from qualifying for the '' CREEKSIDE COMMERCE PARK CPUD,PUDA-PL20160001865 i September 8,2016 1 Page 27 of 30 i a, apislaaa3 : ZPOZ) otld°lied aaiewwoa apis)IaaJo-g9860009I.ond-va ld.odei}.elg :;uaumyae��y , 1 ,; kli administrative architectural deviation process and compliance with Section 5.05.08 of the LDC for ay specific types of buildings, to allow general office and medical office that can be constructed on Tract 5 of the Master Plan to be eligible for this deviation process. i Petitioner's Rationale: The applicant indicates that all UC office building shall meet the 1 requirements of Section 5.05.08 of the LDC, except for buildings located on Tract 5 will be eligible for the County's architectural deviation process. This Tract is proposed to be redeveloped with a multi-story office building with supporting covered parking structure. Because of the structural 11 and architectural features typically associated with a multi-story office building, certain architectural design requirements of Section 5.05.08 may need to be in the form of alternative design elements. Further, the LDC requires all sides of a standalone building within a PUD to be considered primary facades, and compliance on all four sides of the building to provide elements such as covered entries,porte-cochere is not practical. The applicant is proposing to construct a f medical related multi-story office building and associated parking on the subject parcel, and to 4 insure compliance to the greatest extent possible with the intent of the architectural and site design standards, the applicant proposes to address the architectural review through the deviation and alternate compliance process that has been established for other types of buildings. 1 Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is f approved. The architectural review staff recommends APPROVAL of this deviation, finding that, the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety and welfare of the community." NEIGHBORHOOD INFORMATION MEETING(MM): The agent/applicant duly noticed and held the required NIM on August 30,2016. For further information,please see Attachment: "F"Transcripts of the Neighborhood Information Meeting. I 1 COUNTY ATTORNEY OFFICE REVIEW: The County Attorney's Office has reviewed the Staff Report for this petition on September 7, 2016. RECOMMENDATION: :, Planning and Zoning Review staff recommends that the Collier County Planning Commission forward Petition PUDR-PL20160001865, Creekside Commerce Park PUD to the Board of County Commissioners with a recommendation of approval subject to the following stipulations: 1 1. A 15 foot wide CUE shall be provided at the time of or before the applicable development order and at a mutually agreed location deemed acceptable by Collier County. 2. Deny the proposed Deviation #3 for the off-site retention of the required preserve area. However, should the CCPC staff recommend approval of this deviation, then staff v recommends the following: CREEKSIDE COMMERCE PARK CPDD,PUDA-PL20160001865 j t September 8,2016 Page 28 of 30 1 episMeaa3 : ZpOZ) oflda)Iaed 0310WW03 apis)1aaa0-9984000960Zid-bafld pods.'}}el$ :}uauayoentf Pa :iii, Any reductions in on-site preserves within the PUD be limited to Preserve#2 instead of the ''� requested impact to Preserve #3 and that the PUD document and PUD master plan be °' f amended accordingly. If 3. Revise PUD Section 2.16 to add two additional Transportation Developer Commitments as follows: J. The owner, its successors, or assigns, shall construct a 5 foot wide sidewalk within the Florida Power& Light(FPL) easement, subject to approval by FPL on the west side of Creekside Street and the south side of Creekside Parkway along/within folio 1 # 29331193049 to connect to the existing sidewalk along Creekside Parkway. The sidewalk is to be completed prior to the issuance of a Certificate of Occupancy for the proposed Arthrex Headquarters building redevelopment on Tract 5 of the Master Plan or no later than one year following FPL's concurrence. 1 K. Due to the removal of a portion of the Creekside Boulevard minor collector roadway and re-routing of traffic,the owner, its successors, or assigns, shall design and construct the re-routed roadway to adequately accommodate AASHTO Interstate Semitrailer (WB-62) standards and provide access to existing postal service truck traffic prior to the removal of a portion of Creekside Boulevard. The I design and construction shall be at no cost to Collier County. Any additional right- 1 of-way easements required by County for a public road pursuant to County standards shall be dedicated to the County, free and clear of all liens and encumbrances without County maintenance responsibility. Such dedication shall occur prior to the issuance of the certification of occupancy for the proposed Arthrex Headquarters building redevelopment on Tract 5 of the Master Plan and prior to the removal of a portion of Creekside Boulevard. The owner, its successor, I or assigns, shall also accept ownership of the entire length of Creekside Boulevard with all maintenance responsibilities. Attachments: Attachment A: Proposed PUD Ordinance Attachment B: Application with Environmental Supplement Attachment C: Future Land Use Element Consistency Review Memo Attachment D: Economic Element Consistency Review Memo 1 Attachment E: Traffic Impact Study(TIS) Attachment F: Transcripts of the Neighborhood Information Meeting Attachment G: Letters/Correspondence of Objection 1 i Tentatively scheduled for the October 25,2016 BCC Meeting 1 1 x CREEKSIDE COMMERCE PARK CPUD,PUDA-PL20160001865 September 8,2016 Page 29 of 30 i 5 4 X apislaaaa : ZPOZ) ofldO Ted aoiauauaoa apis)eeJ3-59210009lond-vand laodei eels :;ualug3e;1d - a5 m r PREPARED BY: p u ,4 `.. k, 7 16 RAYMO�4b V. BELLO" S.ZONING MANAGER S ATE ZONIN ere IVISION ZONING SERVICES SECTION REVIEWED BY: MIKE BOSI,AICP,DIRECTOR DATE PLANNING&ZONING DIVISION APPROVED BY: - -..-------17(1)4'2-1.1-814.., "C::: .-------.. 7- ES FRENCH,DEPUTY DEPARTMENT HEAD DATE 1 G TH MANAGEMENT DEPARTMENT Or 4 q/7//lf DAVID S. WILKISON, P.E. DEPARTMENT HEAD DATE '1 GROWTH MANAGEMENT DEPARTMENT CREEKSIDE COMMERCE PARK CRUD,PUDA-PL20160001865 September 6,2016 Page 30 of 30 (vand episliewo : Zt'oZ) Podell}je;s lewewelddng :;uaiuyae1 V dy AGENDA ITEM 4-A t tea, Co er Cou. cty SUPPLEMENTAL STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION-ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT BEARING DATE: OCTOBER 4,2016 SUBJECT: PUDA-PL20160001865,CREEKSIDE COMMERCE PARK CPUD (COMMERCIAL PLANNED UNIT DEVELOPMENT) *APPLICANT/PROPERTY OWNER: Arthrex,Inc. Reinhold Schmieding,President, Director 1370 Creekside Boulevard Naples,FL 34108 AGENTS: D. Wayne Arnold Richard D. Yovanovich,Esquire Q. Grady Minor and Associates,P.A. Coleman,Yovanovich&Koester,P.A. 3800 Via Del Rey 4001 Tamiami Trail North, Suite 300 Bonita Springs,FL 34134 Naples,FL 34103 *NOTE: The complete property ownership information is contained in Exhibit 1 of the application. PROJECT STATUS: The Collier County Planning Commission was originally scheduled to hear the Creekside Commerce Park PUD amendment at its September 15, 2016. meeting. During this meeting the petition was continued in order to allow more time for the public to review the plans and for the petitioner to address concerns raised by the public. The petitioner and the legal representatives for some of the public in attendance agreed with the CCPC's request to hold a special Planning Commission meeting on October 4,2016 to specifically hear this petition. For this meeting,the revised and additional documents have been submitted as follows: • The PUD Document dated September 22,2016 • Traffic Impact Statement(TIS)dated September 16, 2016 • Future Land Use Element Consistency Review dated September 22,2016 CREEKSIDE COMMERCE PARK,PUDA-PL 20160001865 September23,2016 -,1 - (vand eels)eeJ3 : ZtOZ) iodab j}e;S Ieweweiddng :tueunioe;;d ter, • Supplemental Transportation Planning Memorandum Revised on 9/27/16 • A Visualization Study of the Proposed Arthrex Project Prepared by Morris-Depew • Additional Letters&E-mails of Objection(Received after the 9/15 CCPC Meeting) Staff recommendation remains the same as noted in the previous staff report presented at the September 15, 2016 CCPC meeting. Staffs analysis indicates that this PUD is consistent with the Growth Management Plan (GMP) and is compatible with the surrounding neighborhood. However, Staff has revised some of the PUD and Rezone findings to reflect the additional review and analysis of the revised documents due to the additional time to review the plans after the continuance. PUD FINDINGS: 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage,sewer,water,and other utilities. The Creekside Commerce Park is an established business park which has been developed with a variety of light industrial, commercial, and office uses. The proposed commercial, industrial, and medical related uses are compatible with the existing development within the development and surrounding the subject PUD. The surrounding areas have been or are currently being developed as follows: The Collier Tract 22 MPUD (Collier's Reserve) is located to the north and consisting of 506± acres. This mixed-use development includes 61.4± acres commercial, 385 residential units, 0.87 units per acre. The maximum building height is 8-stories or 80 feet, whichever is greater. In addition, the Collier Health Center PUD (North Collier Hospital) permits structures with a maximum height of 5-stories and shall not exceed 80 feet, while all other structures have a maximum height of 100 feet. The development to the east includes the Collier County Utilities Water Plant that is zoned Industrial with a maximum zoned height: 50 feet. To the south is the Pelican Marsh PUD/DRI which permits 80± acres commercial/industrial uses and 8,600 residential units. The maximum zoned height is 50 feet for the multi-family Tract, 80 feet for the Cultural Center Tract, and 100 feet for the Commercial Tract. Other developed projects the west include The Naples Daily News BPUD which permits a maximum zoned height of 75 feet. Therefore, the site is suitable for the proposed development. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The currently approved development, landscaping, and buffering standards were determined to be compatible with the adjacent uses and with the use mixture within the project itself when the PUD was approved. However, the proposed 205-foot tall (actual height) office building will be visible from the nearby residential developments such as in Pelican Marsh and Collier's Reserve. Some residents from these communities have objected to the increase in building height as being out of scale with the needs of the neighborhood and thereby not a compatible building height. Even though the applicant CREEKSIDE COMMERCE PARK,PUDA-PL 20160001865 2 September 23,2016 it (vand epls)$aaio : Zt'OZ) iodati mels ielueweiddns :luauayoelld cs' a. 911 contends that the compatibility of the proposed building height is subjective, they have o., located the proposed 205-foot tall office building to be located within the Arthrex campus site on Tract 5, as depicted on the master plan, which is buffered from the external residential developments by the existing vegetation and other existing buildings. In addition, the applicant contends that the architectural design and orientation/massing is intended to lessen the visual impact from the nearby residential communities. Staff concurs that the design features noted above, as presented and described at the Neighborhood Information Meeting, which should improve the internal and external compatibility of the proposed amendment. Because Collier County doesn't have a maximum height limitation, the proposed 205-foot tall office building is not inconsistent with any regulation in the GMP or LDC. Therefore, it is a policy decision of the BCC to adopt the proposed increase to the maximum building height standards for this commercial and industrial node. RECOMMENDATION: Planning and Zoning Review staff recommends that the Collier County Planning Commission forward Petition PUDR-PL20160001865, Creekside Commerce Park PUD to the Board of County Commissioners with a recommendation of approval subject to the following stipulations: 1. The owner shall convey to Collier County a County Utility Easement (CUE) no less than 15 feet in width for construction of an irrigation quality (IQ) main through the PUD west of Goodlette-Frank from the North County Water Reclamation Facility to the existing IQ main on Immokalee Road. The requested CUE shall be provided in a mutually agreeable location, deemed acceptable by both the Owner and the Public Utilities Planning and Project Management Division, prior to approval of the next development order west of Goodlette-Frank Road. The CUE shall be conveyed to Collier County and the Collier County Water Sewer District at no cost to County, free and clear of all liens and encumbrances. 2. Deny the proposed Deviation #3 for the off site retention of the required preserve area. However, should the CCPC staff recommend approval of this deviation, then staff recommends the following: Any reductions in on-site preserves within the PUD be limited to Preserve #2 instead of the requested impact to Preserve#3 and that the PUD Document and PUD Master Plan be amended accordingly. 3. Revise PUD Section 2.16 to add two additional Transportation Developer Commitments as follows: J. The owner, its successors, or assigns, shall construct a 5 foot wide sidewalk within the Florida Power & Light (FPL) easement, subject to approval by FPL on the west side of Creekside Street and the south side of Creekside Parkway along/within folio # 29331193049 to connect to the existing sidewalk along Creekside Parkway. The construction plans for the sidewalk and the letter request to FPL shall be completed and mailed prior to the issuance of a Certificate of CREEKSIDE COMMERCE PARK,PUDA-PL 20160001865 3 September 23,2016 (vand apismeeJ3 : Z.POZ) podej jjetg iewatuaiddngCO :tuatuyoe d f 0 9 X � I Occupancy for the proposed Arthrex Headquarters building redevelopment on Tract 5 of the Master Plan. The construction of the sidewalk shall be completed no later than one year following FPL's approval ti K. Due to the removal of a portion of the Creekside Boulevard minor collector roadway and re-routing of traffic,the owner, its successors,or assigns, shall design and construct the re-routed roadway to adequately accommodate AASHTO Interstate Semitrailer (WB-62) standards and provide access to existing postal 4' service truck traffic prior to the removal of a portion of Creekside Boulevard. The design and construction shall be at no cost to Collier County. Any additional right- of-way easements required by County for a public road pursuant to County standards shall be dedicated to the County, free and clear of all liens and encumbrances without County maintenance responsibility. Such dedication shall occur prior to the issuance of the certification of occupancy for the proposed Arthrex Headquarters building redevelopment on Tract 5 of the Master Plan and prior to the removal of a portion of Creekside Boulevard. The owner, its successor, or assigns, shall also accept ownership of the entire length of Creekside Boulevard with all maintenance responsibilities. Attachments: Attachment A: The PUD Document dated September 22,2016 Attachment B: Traffic Impact Statement(TIS)dated September 16,2016 Attachment C: Future Land Use Element Consistency Review dated September 22, 2016 Attachment D: Supplemental Transportation Planning Memorandum Revised on 9/27/16 Attachment E: A Visualization Study of the Proposed Arthrex Project Prepared by Morris-Depew Attachment F: Additional Letters&E-mails of Objection CREEKSIDE COMMERCE PARK,PUDA-PL 20160001865 4 September 23,2916 (band apls)eeJ3 : Zt.oz) podem Deis le;uewaiddnS :;uaw43e;11/ sx= cd 4,4 PREPARED BY: RAYM V.BELLOWS,ZONING MANAGER DATE PLANNING&ZONING DIVISION REVIEWED BY: MIKE BOSI,AICP,DIRECTOR DATE PLANNING&ZONING DIVISION APPROVED BY: S NCH,DEPUTY DEPARTMENT HEAD DATE GROWTH MANAGEMENT DEPARTMENT CREEKSIDE COMMERCE PARK,PUDA-PL 20160001865 5 September 23,2016 ORDINANCE NO. 16- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2006-50, THE CREEKSIDE COMMERCE PARK COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD), AS AMENDED, BY INCREASING THE ALLOWABLE SQUARE FOOTAGE IN THE INDUSTRIAL COMMERCIAL DISTRICT BY 166,000 SQUARE FEET FOR A TOTAL OF 716,000 SQUARE FEET OF GROSS FLOOR AREA OF INDUSTRIAL/COMMERCE USES AND INCREASING THE ACREAGE FROM 41.6 TO 49.90 NET ACRES; BY AMENDING THE BUSINESS DISTRICT TO INCREASE THE ALLOWABLE SQUARE FOOTAGE OF FLOOR AREA FROM 260,000 SQUARE FEET TO 292,000 SQUARE FEET INCLUDING FROM 200,000 SQUARE FEET TO 242,000 SQUARE FEET OF OFFICE USES AND FROM 60,000 TO 50,000 SQUARE FEET OF RETAIL USES; BY AMENDING THE INDUSTRIAL COMMERCE DISTRICT TO a ALLOW PARCELS WEST OF GOODLETTE FRANK ROAD TO INCREASE THE ZONED HEIGHT FROM 35 FEET TO 50 FEET EXCEPT FOR TRACT 5 ON THE MASTER PLAN WHICH SHALL HAVE A ZONED HEIGHT OF 104 AND ACTUAL HEIGHT OF 122 FEET; BY AMENDING THE BUSINESS DISTRICT TO ALLOW TRACT 9 ON THE MASTER PLAN EAST OF GOODLETTE FRANK F4"- ROAD ROAD TO INCREASE THE ZONED HEIGHT TO 75 FEET AND 7;)" ACTUAL HEIGHT TO 85 FEET; BY INCREASING THE OVERALL FLOOR AREA RATIO FROM .35 TO .45; BY REDUCING THE PRESERVE REQUIREMENT AND BY ADDING A DEVIATION TO ALLOW A PORTION OF THE PRESERVE TO BE OFF-SITE; BY ADDING A DEVIATION TO ALLOW TRACT 5 ON THE MASTER PLAN TO BE ELIGIBLE FOR THE COUNTY'S ARCHITECTURAL DEVIATION PROCESS. THE SUBJECT PROPERTY IS LOCATED SOUTH OF IMMOKALEE ROAD AND BOTH EAST AND WEST OF GOODLETTE FRANK ROAD IN SECTION 27, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, 1.1 CONSISTING OF 106 ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PUDA-PL20160001865] WHEREAS, on October 24, 2006, the Board of County Commissioners approved Ordinance Number 06-50, the Creekside Commerce Park Commercial Planned Unit Development (the "PUD"); and WHEREAS, on March 12, 2013, the Board of County Commissioners approved Ordinance Number 13-23,which amended the PUD; and [16-CPS-01581] 155 Creekside Commerce Park CPUD 1 of 2 PUDA-PL20160001865—10/13/16 Packet Pg.88 WHEREAS, on March 22, 2016, the Board of County Commissioners approved Ordinance Number 16-05,which further amended the PUD; and WHEREAS, Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A., and D. Wayne Arnold of Q. Grady Minor&Associates representing Arthrex, Inc., petitioned the Board of County Commissioners to amend the CPUD. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA,that: SECTION ONE: Amendment to the CPUD Document of Ordinance No. 2006-50,as amended Q The CPUD Document attached as Exhibit"A"to Ordinance No. 2006-50, as amended, is a hereby amended to read as follows: a> See Exhibit"A", attached hereto and incorporated herein by reference. N SECTION TWO: Cp" This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County,Florida,this day of ,2016. _ 0 ATTEST: BOARD OF COUNTY COMMISSIONERS a DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA By: By: Deputy Clerk DONNA FIALA, Chairwoman Approved as to form and legality: Heidi Ashton-Cicko ; .11 ' Managing Assistant County Attorney Attachments: Exhibit A—CPUD Document [16-CPS-01581] 155 Creekside Commerce Park CPUD 2 of 2 PUDA-PL20160001865—10/13/16 Packet Pg.89 S� CREEKSIDE COMMERCE PARK A PLANNED UNIT DEVELOPMENT 1 a .N Y O T i PREPARED FOR 0 BARRON COLLIER PARTNERSHIP OL E 11 Packet Pg " �ARd CREEKSIDE COMMERCE PARK A PLANNED UNIT DEVELOPMENT 106± Acres Located in Section 27 Township 48 South, Range 25 East Collier County, Florida PREPARED FOR: BARRON COLLIER PARTNERSHIP 2640 Golden Gate Parkway,Naples,FL 34105 PREPARED BY: a d -a WILSON,MILLER,BARTON&PEEK,INC. Y 3200 Bailey Lane,Suite 200,Naples,Florida 34105 ai U YOUNG,VAN ASSENDERP&VARNADOE,P.A. 801 Laurel Oak Drive,Suite 300,Naples,Florida 34101 N AMENDED DECEMBER 2005 BY: Q. GRADY MINOR AND ASSOCIATES,P.A. 3800 Via Del Rey,Bonita Spring,Florida 34134 ROETZEL AND ANDRESS,L.P.A. 850 Park Shore Drive,3`d Floor,Naples, Florida 34103 AMENDED MAY 2012 BY: 9. c Q. GRADY MINOR AND ASSOCIATES, P.A. E 3800 Via Del Rey,Bonita Spring,Florida 34134 COLEMAN,YOVANOVICH AND KOESTER,P.A. Northern Trust Bank Building 4001 Tamiami Trail North,Suite 300,Naples,FL 34103 AMENDED AUGUST 2015 and JULY 2016 BY: Q. GRADY MINOR AND ASSOCIATES, P.A. 3800 Via Del Rey,Bonita Spring,Florida 34134 COLEMAN,YOVANOVICH AND KOESTER,P.A. Northern Trust Bank Building 4001 Tamiami Trail North, Suite 300,Naples,FL 34103 Words struck-through are deleted; words underlined are added. 2016 CPUD Amendment October 5, 2016 :Packet Pg 911 -------- -- ----- 9,Ad TABLE OF CONTENTS PAGE STATEMENT OF COMPLIANCE AND SHORT TITLE ii SECTION I LEGAL DESCRIPTION,PROPERTY OWNERSHIP,& 1-1 GENERAL DESCRIPTION SECTION II COMMERCE PARK DEVELOPMENT 2-1 2.1 Purpose 2.2 General Description Of The Park and Proposed Land Uses 2.3 Compliance With County Ordinances 2.4 Community Development District 2.5 Land Uses 2.6 Lake Siting a 2.7 Fill Storage -aa 2.8 Use Of Right-Of-Way Y 2.9 Sales Office and Construction Office 2.10 Changes and Amendments To PUD Document Or PUD Master Plan i� 2.11 Preliminary Subdivision Plat Phasing N 2.12 Open Space and Native Vegetation Retention Requirements 2.13 Surface Water Management 2.14 Environmental 2.15 Utilities 2.16 Transportation 2.17 Common Area Maintenance 2.18 Design Guidelines and Standards 2.19 Landscape Buffers,Berms,Fences and Walls 2.20 Signage 2.21 General Permitted Uses O r SECTION III INDUSTRIAL/COMMERCE DISTRICT 3-1 e; SECTION E SECTION IV BUSINESS DISTRICT 4-1 SECTION V PRESERVE AREA 5-1 EXHIBIT A AERIAL PHOTOGRAPH,LOCATION MAP (WMB&P File No. RZ-255A) EXHIBIT B CREEKSIDE COMMERCE PARK MASTER PLAN EXHIBIT B-1 CROSS SECTIONS(ENLARGED) EXHIBIT C CONCEPTUAL BUILDING RENDERING Words st-Fuele-thf.eugh are deleted; words underlined are added. 2016 CPUD Amendment i October 5, 2016 Packet Pg 92 STATEMENT OF COMPLIANCE The purpose of this section is to express the intent of the Barron Collier Partnership, hereinafter referred to as Barron Collier or the Developer, to create a Planned Unit Development (PUD) on 106± acres of land located in Section 27, Township 48 South, Range 25 East, Collier County, Florida. The name of this Planned Unit Development shall be Creekside Commerce Park. The development of Creekside Commerce Park will be in substantial compliance with the planning goals and objectives of Collier County as set forth in the Growth Management Plan. The development will be consistent with the policies and land development regulations adopted thereunder of the Growth Management Plan Future Land Use Element and other applicable regulations for the following reasons: 1. The subject property is within the Urban Mixed Use District as identified on the Future Land Use Map which allows certain industrial and commercial uses. The Urban designation also allows support medical facilities, offices, clinics, treatment, research and rehabilitative centers and pharmacies provided they are located within 1/4 mile of the property boundary . of an existing or approved hospital or medical center. The Creekside Commerce Park PUD is located within '/4 mile of the North Collier Hospital. The 2016 petition request is to add 166,000 square feet to the I/C District and 32,000 square feet to the B District. All additional square footage approved in the October 2016 Ordinance amendment will be medical related uses, and will be on Tracts that are within or partially within '/4 mile of the c North Collier Hospital property. 2. The existing Industrial zoning is considered consistent with the Future Land Use Element Zo-"" (FLUE)as provided for by Policy 5.9 and 5.11 of the FLUE. o 3. The FLUE Urban-Industrial District allows for expansion of the industrial land use provided °; the rezone is in the form of a PUD, the site is adjacent to existing land designated or zoned co industrial the land use is compatible with adjacent land uses and the necessary infrastructure is provided or in place. Creekside Commerce Park has expanded the industrial land use 0 accordingly. E 4. The FLUE Urban-Industrial District requires the uses along the boundaries of the project to be transitional. Creekside Commerce Park has included transitional uses accordingly. 5. Creekside Commerce Park is compatible with and complementary to existing and future surrounding land uses as required in Policy 5.4 of the FLUE. 6. Improvements are planned to be in substantial compliance with applicable land development regulations as set forth in Objective 3 of the FLUE. 7. The development of Creekside Commerce Park will result in an efficient and economical extension of community facilities and services as required in Policies 3.1.H and L of the FLUE. Words ek- eugh are deleted; words underlined are added. 2016 CPUD Amendment ii October 5, 2016 Packet-Pg,93, 9Ad 8. Creekside Commerce Park is a master planned, deed-restricted commerce park and is planned to encourage ingenuity, innovation and imagination as set forth in the Collier County Land Development Code(LDC), Planned Unit Development District. 9. This master planned park will incorporate elements from the existing Industrial, Business Park and Industrial PUD sections of the LDC. a O. a> a) d L U N 0 N (Si • M O V C Ca C a 0 C a) E ca Words s4ruele-thr-eugh are deleted; words underlined are added. 2016 CPUD Amendment iii October 5, 2016 Packet Pv94' SHORT TITLE This ordinance shall be known and cited as the "CREEKSIDE COMMERCE PARK PLANNED UNIT DEVELOPMENT ORDINANCE". a 0 N U N N Z;7.1 M r O T d V R L 0 W d S V a Words sii-Itek-through are deleted; words underlined are added. 2016 CPUD Amendment iv October 5, 2016 Packet Pg.95 9.Ad SECTION I LEGAL DESCRIPTION, PROPERTY OWNERSHIP,AND GENERAL DESCRIPTION 1.1 PURPOSE The purpose of this section is to set forth the legal description and ownership of Creekside Commerce Park, and to describe the existing condition of the property proposed to be developed. 1.2 LEGAL DESCRIPTION All that part of Section 27,Township 48 South,Range 25 East, Collier County,Florida being more particularly described as follows; COMMENCING at the northwest corner of said Section 27; thence along the north line of said Section 27 South 89°45'21"East 1869.61 feet; aa.. thence leaving said line South 00°14'39"West 125.00 feet to a point on the south right of way line of Immokalee Road(S.R. 846)and the POINT OF BEGINNING of the parcel herein described; thence along said right of way line in the following Six(6) described courses; 1) South 89°45'21"East 485.99 feet; 2) South 00°14'39"West 10.00 feet; 3) South 89°45'21"East 150.19 feet; N 4) South 89°48'33"East 716.81 feet; M 5)North 05°34'33"West 10.05 feet; 6) South 89°48'33" East 486.21 feet to a point on the west right of way line of Goodlette Road as recorded in Plat Book 3,page 58,Public Records of Collier County, Florida; 01) thence along said line South 05°33'48" East 1767.02 feet; thence leaving said line South 89°20'53"West 51.18 feet; thence North 23°55'53"West 13.07 feet; thence northwesterly, 30.71 feet along the arc of a circular curve concave to the northeast, having a radius of 80.00 feet, through a central angle of 21°59'52"and being subtended by a chord which bears North 12°55'57"West 30.53 feet; thence North 05°00'53"West 31.56 feet; w thence North 36°19'20"West 32.02 feet; a thence North 56°04'35"West 35.11 feet; thence North 80°39'15"West 32.53 feet; thence North 88°39'12"West 97.78 feet; thence North 86°04'40"West 45.79 feet; thence North 89°49'48" West 132.77 feet; thence North 69°40'10"West 37.23 feet; thence South 89°20'53"West 142.47 feet; thence South 84°59'26" West 24.66 feet; thence South 74°56'50"West 121.32 feet; thence South 79°49'59"West 45.93 feet; thence westerly and northwesterly,45.51 feet along the arc of a circular curve concave to the northeast, having a radius of 66.00 feet,through a central angle of 39°30'16" and Words struck oug]t are deleted; words underlined are added. 2016 CPUD Amendment 1-1 October 5, 2016 Packet,Pg.96 being subtended by a chord which bears North 80°24'53"West 44.61 feet to a point of compound curvature; thence northwesterly, 52.92 feet along the arc of a circular curve concave to the southwest, having a radius of 150.00 feet, through a central angle of 20°12'57"and being subtended by a chord which bears North 70°46'13"West 52.65 feet; thence North 80°52'42"West 36.59 feet; thence westerly and southwesterly, 46.18 feet along the arc of a circular curve concave to the southeast,having a radius of 80.00 feet,through a central angle of 33°04'14" and being subtended by a chord which bears South 82°35'11"West 45.54 feet to a point of compound curvature; thence southwesterly and westerly, 38.16 feet along the arc of a circular curve concave to the northwest, having a radius of 60.00 feet,through a central angle of 36°26'19" and being subtended by a chord which bears South 84°16'14"West 37.52 feet to a point of compound curvature; thence westerly and northwesterly, 68.85 feet along the arc of a circular curve concave to the southwest,having a radius of 305.00 feet, through a central angle of 12°55'59"and a. being subtended by a chord which bears North 83°58'36"West 68.70 feet; thence South 89°33'25" West 18.36 feet; thence South 89°39'19"West 71.63 feet; thence North 89°34'56"West 36.03 feet; • thence South 86°06'41"West 42.94 feet; c thence South 83°44'16"West 26.23 feet; thence South 51°01'13"West 27.49 feet; thence South 33°25'50"West 19.95 feet; �^ thence South 15°40'05"West 20.54 feet; o thence South 10°54'39"West 34.64 feet; thence South 89°20'14" West 101.06 feet; thence North 10°46'06" East 101.42 feet; c thence North 89°20'53" East 65.45 feet; thence North 00°39'07" West 100.64 feet; 0` thence South 89°20'53"West 503.78 feet; thence North 00°39'07"West 27.71 feet; E thence North 72°58'55"West 131.30 feet; a thence North 02°08'56" West 1473.29 feet to a point on the south right of way line of said Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; Containing 69.48 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°49'40" East. All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; Commencing at the northeast corner of said Section 27; Wordszr-ot are deleted; words underlined are added. 2016 CPUD Amendment 1-2 October 5, 2016 Packet Pg=97 thence along the east line of said Section 27, South 01°09'43"East 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; thence continue along said east line South 01°09'43"East 1189.62 feet; thence leaving said line South 89°48'50"West 677.35 feet; thence South 05°35'39" East 886.02 feet; thence South 89°48'50"West 400.00 feet to a point on the easterly right of way line of Goodlette Frank Road as Recorded in Plat Book 13,page 58,Public records of Collier County, Florida; thence along said line North 05°35'39"West 2088.10 feet to a point of the south right of way line of said Immokalee Road (S.R. 846); thence along said line South 89°49'40" East 1168.55 feet; thence continue along said line South 89°12'58"East 1.85 feet to the POINT OF BEGINNING of the parcel herein described; Containing 38.9 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°46'26" East. N LESS N A PORTION OF TRACTS "R" AND "LI" CREEKSIDE COMMERCE PARK WEST-UNIT N ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC tO RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: w BEGIN AT THE NORTHWESTERLYMOST CORNER OF TRACT"R" (CREEKSIDE WAY) CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 c AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE RUN SOUTH 89°45'00" EAST,ALONG THE SOUTH RIGHT-OF-WAY 0 OF IMMOKALEE ROAD FOR A DISTANCE OF 249.45 FEET; THENCE RUN SOUTH 00°25'51" WEST FOR A DISTANCE OF 107.22 FEET; THENCE RUN SOUTH 60°02'56" E EAST FOR A DISTANCE OF 117.20 FEET; THENCE RUN SOUTH 82°32'14" EAST FOR A DISTANCE OF 119.17 FEET TO A POINT ON THE EAST LINE OF TRACT "LI" OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE, ALSO BEING THE WES LINE OF LOT 3 OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE; THENCE RUN SOUTH 00°07'39" EAST, ALONG SAID EAST LINE FOR A DISTANCE OF 111.93 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY OF SAID TRACT "R"; THENCE RUN NORTH 89°58'01" WEST, ALONG SAID NORTH RIGHT-OF-WAY FOR A DISTANCE OF 456.64 FEET TO A POINT ON THE WEST RIGHT-OF-WAY OF SAID TRACT "R"; THENCE RUN NORTH 02°19'57" WEST, ALONG SAID WEST RIGHT-OF-WAY FOR A DISTANCE OF 294.20 FEET TO THE POINT OF BEGINNING; CONTAINING 2.32 ACRES,MORE OR LESS. Words 1f-throughare deleted; words underlined are added. 2016 CPUD Amendment 1-3 October 5, 2016 Packet Pg.98 9Ad '. 1.3 PROPERTY OWNERSHIP The subject property is currently under the equitable ownership or control of Barron Collier Partnership, or its assigns, whose address is 2640 Golden Gate Parkway, Naples, FL 34105. 1.4 GENERAL DESCRIPTION OF PROPERTY A. The project site is located in Section 27, Township 48 South, Range 25 East, and is generally bordered on the west by Agriculturally zoned and developed property; on the north, across Immokalee Road by office and medical (North Collier Hospital) PUD zoned and developed property; on the east by Medical Office Park currently under development, County Park and County Wastewater Treatment Facility; and on the south by PUD and County Wastewater Treatment Facility. The location of the site is shown on Exhibit A Aerial Photograph, Location Map. a B. The zoning classification of the subject property at the time of PUD application is I (Industrial) and A(Agricultural). a C. Elevations within the site are approximately 7.5 to 9 feet-NGVD. Per FEMA Firm Map Panels No. 1200670193D, dated June 3, 1986, the Creekside Commerce Park property is located within Zones "AE-11" of the FEMA flood insurance rate. •r.„ - . . • _. n M 0 D. The soil types on the site generally include Riviera limestone substratum, Copeland fine sand, Pineda fine sand, Immokalee fine sand, Myakka fine sand, Basinger fine sand, Riveria fine sand, Ft. Drum and Malabar fine sand, and Satellite fine sand. Soil Conservation Service mapping of soil types is shown on Exhibit D. o E. Prior to development, vegetation on the site primarily consists of active croplands and small amounts of pine flatwoods. An isolated wetland system is located along the south side of Immokalee Road west of Goodlette-Frank Road. This wetland consists primarily of Brazilian pepper that surrounds a small willow area. The wetland on the east side of Goodlette-Frank Road consists primarily of cabbage palms. A portion of the historic water course within this wetland has been channelized. Brazilian pepper has infested the northern part of this wetland. F. The project site is located within the Pine Ridge Canal and West Branch Cocohatchee River sub-basins, as depicted within the Collier County Drainage Atlas (July, 1995). The Conceptual Stormwater Mane _ - - . shown on Exhibit H. Words struck through are deleted;words underlined are added. 2016 CPUD Amendment 1-4 October 5, 2016 Packet Pg`99 1.5 DEVELOPMENT OF REGIONAL IMPACT Creekside Commerce Park does not meet the minimum thresholds for a Development of Regional Impact(DRI),pursuant to Chapter 380.06, Florida Statutes, 4-99-72016, in that it is at or below 80% of all numerical thresholds in the guidelines and standards set forth ! therein. d N a) d I- V N N N M 0 a) V C Rf 0 r C d w Words struck through are deleted; words underlined are added. 2016 CPUD Amendment 1-5 October 5, 2016 Packet:Pg 100`.° 44/A4.1', SECTION II PROJECT DEVELOPMENT 2.1 PURPOSE The purpose of this Section is to generally describe the plan of development for Creekside Commerce Park (park), and to identify relationships to applicable County ordinances,policies, and procedures. 2.2 GENERAL DESCRIPTION OF THE PARK AND PROPOSED LAND USES A. Creekside Commerce Park will consist of predominately industrial, warehouse, wholesale, financial institutions, business and office uses, with limited amounts of a retail uses. Creekside Commerce Park shall establish project-wide guidelines and standards to ensure a high and consistent level of quality for proposed features a and facilities. -°'a N B. The Master Plan is illustrated graphically on Exhibit B (WMB&P, Inc. File No. RZ 225B). A Land Use Summary indicating approximate land use acreages is shown on the Master plan. The location, size, and configuration of individual tracts shall be determined at the time of Preliminary Subdivision Nat approval with minor adjustments at the time of Final Plat approval, in accordance with Section 3.2.7.2. of the Collier County Land Development Code (LDC). "^ M 2.3 COMPLIANCE WITH COUNTY ORDINANCES a) A. Regulations for development of Creekside Commerce Park shall be in accordance c with the contents of this PUD Ordinance, and to the extent they are not , inconsistent with this PUD Ordinance, applicable sections of the LDC and Collier 0 County Growth Management Plan which are in effect at the time of issuance of any development order. Where this PUD Ordinance does not provide E developmental standards, then the provisions of the specific section of the LDC that is otherwise applicable shall apply to which said regulations relate. B. Unless otherwise defined herein, or as necessarily implied by context, the definitions of all terms shall be the same as the definitions set forth in the LDC in effect at the time of development order application. C. Development permitted by the approval of this PUD will be subject to the Adequate Public Facilities Ordinance, Division 3.15 of the LDC. D. All conditions imposed herein or as represented on the Creekside Commerce Park Master Plan are part of the regulations which govern the manner in which the land may be developed. Words she-through are deleted; words underlined are added. 2016 CPUD Amendment 2-1 October 5, 2016 Packet Pg. 101. 9 A.d E. The Site Development Plans Division of the LDC (Article 3, Division 3.3) shall apply to Creekside Commerce Park, except where an exemption is set forth herein or otherwise granted pursuant to LDC Section 3.3.4. F. The Developer shall submit to the County an annual PUD monitoring report in accordance with LDC Section 2.7.3.6. 2.4 COMMUNITY DEVELOPMENT DISTRICT A. The Developer may elect to establish a Community Development District (CDD) pursuant to Chapter 190, Florida Statutes, 1997, to provide and maintain infrastructure and community facilities needed to serve the park. A CDD would constitute a timely, efficient, effective, responsive and economic way to ensure the provision of facilities and infrastructure for the proposed development. Such infrastructure as may be constructed, managed and financed by the CDD shall be 0 subject to, and shall not be inconsistent with, the Collier County Growth Management Plan and all applicable ordinances dealing with planning and permitting of Creekside Commerce Park. B. The land area is amenable to infrastructure provision by a district that has the powers set forth in the charter of a Community Development District under Section 190.006 through 190.041, Florida Statutes. Such a district is a legitimate alternative available both to the County and to the landowner for the timely and sustained provision of quality infrastructure under the terms and conditions of County development approval. m 2.5 LAND USES f. A. The location of land uses are shown on the PUD Master Plan, Exhibit B. Changes 0 and variations in building tracts, location and acreage of these uses shall be permitted at preliminary subdivision plat approval, preliminary site development t plan approval and final site development plan approval to accommodate utilities, topography, vegetation, and other site and market conditions, subject to the provisions of Section 2.7.3.5. of the Collier County LDC. The specific location and size of individual tracts and the assignment of square footage or units shall be determined at the time of site development plan approval. B. Roads and other infrastructure may be either public, private or a combination of public and private, depending on location, design and purpose. The request for a road to be public shall be made by the Developer at the time of final subdivision plat approval. The Developer or its assignees shall be responsible for maintaining the roads, streets, drainage, common areas, water and sewer improvements where such systems are not dedicated to the County. Standards for roads shall be in compliance with the applicable provisions of the County Code regulating i-. subdivisions, unless otherwise approved during subdivision approval. The Words struek-ti' gh are deleted; words underlined are added. 2016 CPUD Amendment 2-2 October 5, 2016 Packet.Pg. 102:`, 9A�dr Developer reserves the right to request substitutions to Code design standards in accordance with Section 3.2.7.2. of the LDC. 2.6 LAKE SITING A. As depicted on the PUD Master Plan, lakes have been preliminary sited. The goal of this Master Plan is to achieve an overall aesthetic character for the park, to permit optimum use of the land, and to increase the efficiency of the water management network. Fill material from lakes is planned to be utilized within the park; however, excess fill material may be utilized off-site. The volume of material to be removed shall be limited to ten percent of the calculated excavation volume to a maximum of 20,000 cubic yards. If the applicant wishes to take more off-site, a commercial excavation permit will be required. Final lake area determination shall be in accordance with the South Florida Water Management District stormwater criteria and Section 3.5.7. of the LDC. a 1. Setbacks: Excavations shall be located so that the control elevation shall adhere to the following minimum setback requirements, subject to approval of County staff at time of final construction plan approval: a) Twenty feet (20') from right-of-way of internal roads. The roads will be designed to (AASHTO) road standards and shall (.1 incorporate such factors as road alignment, travel speed, bank slope, road cross sections, and need for barriers. b) Forty feet (40') from Immokalee Road or Goodlette-Frank Road rights-of-way. Perimeter property lines will have a setback of twenty feet (20'). The roads will be designed to (AASHTO) road standards and shall incorporate such factors as road alignment, travel speed, bank slope, road cross sections and need for barriers. ` 2.7 FILL STORAGE E A. Fill storage is generally permitted as a principal use throughout the Creekside Commerce Park PUD. Fill material generated from properties owned or leased by the Developer may be transported and stockpiled within areas which have been disturbed. Prior to stockpiling in these locations, the Developer shall notify the Community Development and Environmental Services Administrator per Section 3.2.8.3.6. of the LDC. The following standards shall apply: 1. Stockpile maximum height: Thirty-five feet(35') 2. Fill storage areas in excess of five feet (5') in height shall be separated from developed areas by fencing, excavated water bodies or other physical barriers if the side slope of the stockpile is steeper than 4 to 1 (i.e. 3 to 1). Words amuck through are deleted; words underlined are added. 2016 CPUD Amendment 2-3 October 5, 2016 Packet Pg. 103 a) Soil erosion control shall be provided in accordance with LDC Division 3.7. 2.8 USE OF RIGHTS-OF-WAY Utilization of lands within all park rights-of-way for landscaping, decorative entrance ways, and signage shall be allowed subject to review and administrative approval by the Developer and the Community Development and Environmental Services Administrator for engineering and safety considerations during the development review process. 2.9 SALES OFFICE AND CONSTRUCTION OFFICE Sales offices, construction offices, and other uses and structures related to the promotion and sale of real estate such as,but not limited to,pavilions,parking areas, and signs, shall a be permitted principal uses throughout Creekside Commerce Park. These uses may be either wet or dry facilities. These uses shall be subject to the requirements of Section CD 2.6.33.4., Section 3.2.6.3.6. and Division 3.3 of the LDC, with the exception that the temporary use permit shall be valid through the life of the project with no extension of the temporary use required. These uses may use septic tanks or holding tanks for waste disposal subject to permitting under F.A.C. 10D-6 and may use potable water or •- N irrigation wells. N 2.10 CHANGES AND AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN 0 A. Changes and amendments may be made to this PUD Ordinance or PUD Master Plan as provided in Section 2.7.3.5. of the LDC. Minor changes and refinements c as described herein may be made by the Developer in connection with any type of development or permit application required by the LDC. 0 B. The Community Development and Environmental Services Administrator shall be a authorized to approve minor changes and refinements to the Creekside Commerce = Park Master Plan upon written request of the Developer or his assignee. 0 C. The following limitations shall apply to such requests: 1) The minor change or refinement shall be consistent with the Collier County Growth Management Plan and the Creekside Commerce Park PUD document. 2) The minor change or refinement shall not constitute a substantial change pursuant to Section 2.7.3.5.1. of the LDC. 3) The minor change or refinement shall be compatible with external adjacent land uses and shall not create detrimental impacts to abutting land Words struck-t c-reugh are deleted; words underlined are added. 2016 CPUD Amendment 2-4 October 5, 2016 Packet Pg. 104 uses, water management facilities, and conservation areas within or external to the PUD. D. The following shall be deemed minor changes or refinements: 1) Reconfiguration of lakes, ponds, canals, or other water management facilities where such changes are consistent with the criteria of the South Florida Water Management District and Collier County. 2) Internal realignment of rights-of-ways. 3) Reconfiguration of parcels per Section 5.5 of this PUD. E. Minor changes and refinements as described above shall be reviewed by appropriate Collier County staff to ensure that said changes and refinements are z otherwise in compliance with all applicable County Ordinances and regulations a prior to the Community Development and Environmental Services Administrator's consideration for approval. F. Approval by the Community Development and Environmental Services Administrator of a minor change or refinement may occur independently from and prior to any application for Subdivision or Site Development Plan approval, however such approval shall not constitute an authorization for development or V^ implementation of the minor change or refinement without first obtaining all other necessary County permits and approvals. 2.11 PRELIMINARY SUBDIVISION PLAT PHASING a) Submission, review, and approval of Preliminary Subdivision Plats for the park may be accomplished in phases to correspond with the planned development of the property. 0 2.12 OPEN SPACE AND NATIVE VEGETATION RETENTION REQUIREMENTSccs The PUD will fully comply with all sections of the LDC and meet the requirements of the Growth Management Plan relating to open space and retention of native vegetation. 2.13 SURFACE WATER MANAGEMENT In accordance with the Rules of the South Florida Water Management District (SFWMD), Chapters 40E-4 and 4-E-40, this project shall be designed for a storm event of 3-day duration and 25-year return frequency. The lake originally approved as Lake L- 1, Creekside Unit I Plat, shall continue to be operated and maintained in accordance with the approved plat and approved South Florida Water Management District Permit. Words k-through are deleted; words underlined are added. 2016 CPUD Amendment 2-5 October 5, 2016 Packet Pg. 1M 2.14 ENVIRONMENTAL Vegetation shall be retained in accordance with the. criteria established in the Conservation and Coastal Management Element of the GMP and Section 3.05.00 of the LDC, except as provided for in Deviation for off-site native vegetation preservation in Section 4.5.3 of this PUD Ordinance. 2.15 UTILITIES All necessary easements, dedications, or other instruments shall be granted to insure the continued operation and maintenance of all service utilities in compliance with applicable regulations in effect at the time approvals are requested. n. of 2.16 TRANSPORTATION A. The Developer shall provide appropriate left and/or right turn lanes on Immokalee Road and Goodlette-Frank Road at the main park entrances. Such turn lanes shall •• be in place prior to the issuance of any Certificates of Occupancy for a use that o utilizes the perspective/associated entrance. B. There shall be a full access intersection at the park's southern entrance on Goodlette Frank Road. When justified by traffic warrants, this intersection shall be signalized,notwithstanding its proximity to Immokalee Road. a) C. Future access points to Immokalee and Goodlette-Frank Roads are those shown on the Creekside Commerce Park Master Plan. 0 D. Arterial level street lighting shall be provided by the Developer at the park's main entrance in conjunction with the development of this entrance. _ E. Road impact fees shall be paid in accordance with the provisions of Ordinance 92-22, as amended. F. The Developer shall provide the appropriate easements or reserve right of way so that the southerly access road west of Goodlette Frank Road may be interconnected to the properties to the west of Creekside Commerce Park. G. The Developer shall provide a fair share contribution toward the capital cost of traffic signals at any project access when deemed warranted by Collier County. The signal shall be owned, operated and maintained by Collier County. H. The Developer agrees to complete construction of the segment of internal roadway that connects Goodlette-Frank Road to the IIC parcel (herein called Words sof-through are deleted; words underlined are added. 2016 CPUD Amendment 2-6 October 5, 2016 PacketPg. 106 tfr "southern parcel") that is west of Goodlette Road and abuts Pelican Marsh prior to the first of the following to occur: 1) The issuance of a certificate of occupancy for the"southern parcel"; 2) The issuance of a certificate of occupancy on the second business parcel to be developed west of the Pine Ridge Drainage Easement; 3) Within 3 years of approval of this PUD; or 4) Within 9 months of obtaining "grant" money or other funds for construction of such infrastructure from an outside source. I. The I/C parcels west of the Pine Ridge Drainage Easement and immediately north of the south road shall connect for service and employee access at the time that the south road is extended to a point that they may connect. a. J. The Developer agrees to provide the County with an update of the Transportation Impact Statement (TIS) at the time of submittal of a Preliminary Subdivision Plat or Site Development Plan. N K. The Goodlette-Frank Road southernmost access to the I/C parcel east of N Goodlette-Frank Road shall be limited to a right-in/right-out access. N L. The maximum trip generation allowed by the proposed uses both primary and o ancillary may not exceed 4-7-542,045 (external to the PUD, per TIS dated 09/16/2016) PM Peak Hour, two-way trips. °; 2.17 COMMON AREA MAINTENANCE f. 0 Most common area maintenance will be provided by the CDD or by a Property Owner's Association (POA). The CDD or the POA, as applicable, shall be responsible for the E operation, maintenance, and management of the surface water and stormwater 0 management systems and reserves serving Creekside Commerce Park, in accordance with any applicable permits from the South Florida Water Management District. 2.18 DESIGN GUIDELINES AND STANDARDS A. The Collier County Planned Unit Development District is intended to encourage ingenuity, innovation and imagination in the planning, design and development or redevelopment of relatively large tracts of land under unified ownership as set forth in the LDC, Section 2.2.20. B. Creekside Commerce Park is planned as a functionally interrelated business park under unified control. The Developer will establish community-wide guidelines Words struck rough are deleted; words underlined are added. 2016 CPUD Amendment 2-7 October 5, 2016 Packet Pg107 and standards to ensure a high level of quality for both the common areas and the individual parcel developments. C. These guidelines will serve as a control for individual parcel development, and be referred to as The Declaration of Covenants, Conditions and Restrictions for Creekside Commerce Park. The level of quality defined in this document is directed towards the creation of an attractive business environment, and these standards are the basis for evaluation of projects submitted for review to the Property Association's Architectural and Landscaping Committee, referred to as the ALC. The standards in this document will include criteria for site planning, architectural design, lighting, landscaping, and graphics and signage. D. The specific design guidelines will act as supplemental standards to the requirements of this Planned Unit Development Ordinance, and other County a j codes,but in no way supersede them. a 1. Common Areas Y i The master design of the park's entries and signage, streetscapes, and open space areas will form a harmonious framework that visually links the entire park together. This unified appearance will enhance the image of the entire c community. Internal roadways will provide efficient vehicular circulation with streetscapes that create pleasant neighborhood environments. Streetscape plans N will be designed to establish a hierarchy of landscape improvements appropriate M in scale and character with the function of the street and adjacent land uses. Along these streetscapes a pedestrian walkway system will be established to link each project with the overall community. co 2. Individual Projects =a 0 A. Site Planning: Each individual parcel project will provide a visually appealing, articulated, identifiable path of entry for pedestrians and vehicles from the street to the site and from the site to the buildings themselves. The orientation of a building or structure upon a site will not only reflect the project's functional need, but will also be responsive to the individual parcel's characteristics and be sensitive to adjacent land uses and the surrounding community. B. Architectural standards: The objective of the architectural standards will be to promote the creation of an attractive, value-apparent business environment. Design elements throughout a project must be consistent with the nature of the chosen style and building materials selected. Project design should endeavor to adhere to the classical principles of design and avoid cliches, overly complex or garish motifs, while seeking to invoke a"timeless"quality. Words struck hrough are deleted; words underlined are added. 2016 CPUD Amendment 2-8 October 5, 2016 Packet Pg. 108 9q.d ! i 11 C. Lighting: The guidelines for lighting will establish a continuity of design for all lighting in the park which is consistent with the overall visual impression of the park. D. Landscaping: The purpose of landscape design guidelines within individual projects is to guide development toward harmonious and visually pleasing landscape that is cohesive with the overall master landscape plan. The Creekside landscape concept will have a naturalistic theme. Similar to the overall project's plant palette, individual sites will be dominated with plants that are native, xeric, or naturalized within Southwest Florida. Landscape designs will create a coherent theme which emphasizes plant material as a primary unifying element. 1. Landscape elements along public R.O.W.s will be complimentary to streetscape landscaping. Parcel entries will be designed to harmonize with adjacent streetscape landscaping, and clearly accentuate, the parcel entry. w 2. Individual parking lots will be screened from the roadways as much as possible, without obscuring views of the building c entrances. In addition, plant materials used around main entrances of buildings will visually cue visitors to—their location. M 0E. Graphics/signage: The guidelines serve to provide continuity of design for all signage in the park which is consistent with the overall visual impression of the park. Parcel signage serves the identification needs of the individual tenants and user. 0 2.19 LANDSCAPE BUFFERS,BERMS, FENCES AND WALLS c a, E Landscape buffers, berms, fences and walls are generally permitted as a principal use throughout Creekside Commerce Park. Required buffer treatments shall terminate at entrances to accommodate entrance treatments and at lakes to accommodate views into the park. The following standards shall apply: A. Landscape buffers contiguous to Immokalee Road R.O.W. will be installed at the time of subdivision improvement per construction phase and will have the following characteristics: 1) Minimum width of 20'-0",measured from the R.Q.W. 2) Adjacent to Business District type uses within the Business District, trees will be native, xeric, or naturalized canopy trees, spaced at 25' on center (O.C.), planted at an initial height of 13'-14' overall (O.A.) with a 6' spread. In Words 641-m4-through are deleted; words underlined are added. 2016 CPUD Amendment 2-9 October 5, 2016 Packet Pg.'109- ,9Ad u` n ' addition, a continuous 24" high shrub hedge shall be provided within the 20' buffer. B. Landscape buffers contiguous to Goodlette-Frank Road R.O.W. will be installed at the time of subdivision improvement per development phase and will have the following characteristics: 1) Minimum width of 20'-0", measured from the R.O.W. 2) Adjacent to Business District type uses within the Business and Industrial/Commerce (I/C) Districts, trees will be native, xeric, or naturalized canopy trees, spaced at 25' O.C.,planted at an initial height of 12' O.A., with a 6' spread. At the time of individual lot improvements, hedges will be placed at parking lot edges to satisfy the requirements of LDC Section 2.4.7.4. Q 3) Adjacent to industrial type uses within the Industrial/Commerce District, trees m will be native, xeric or naturalized canopy trees, spaced at 25' O.C., planted at :_ an initial height of 12' O.A,with a 6' spread. Trees will be placed on a berm, 3 feet high and supplemented with a 5 foot high hedge consisting of but not limited to the following plant material: coco plum, viburnam, Ficus. The •• intent will be to obtain 80% opacity within one year of planting for travelers on Goodlette-Frank Road. �-. C. Landscape buffers surrounding the perimeter of the park will be installed at the to 0,1 time of subdivision improvement per construction phase. The buffers are c referenced on Exhibit B, and proceed in a clockwise direction from the northeast corner of the project as follows: c 1) The landscape buffer along the eastern most property boundary, north of the preserve area, as depicted on Exhibit B, shall consist of an Alternative "A" 0 type buffer. Any preservation areas within this buffer may be credited toward buffering requirements. E 2) The preserve area along the balance of the eastern most property boundary will serve as the buffer between uses. 3) The Developer will provide a five feet(5') wide Alternative "A" type buffer with trees planted fifty feet (50') on center between the business use and the preserve/lake area, as depicted on Exhibit B. 4) The Developer will provide a five feet (5') wide Alternative "A" type landscape buffer with trees planted fifty feet (50') on center along the eastern property boundary contiguous to the Collier County Sewage Treatment Plant. 5) The landscape buffer along the southern most property boundary, east of �., Goodlette-Frank Road, shall be a five feet (5') wide Alternative "A" type Words struc1c-threugh are deleted; words underlined are added. 2016 CPUD Amendment 2-I0 October 5, 2016 Packet Pg. 110 7 fir- buffer with trees planted fifty feet (50') on center. An opaque hedge six feet (6')high will be planted to supplement the existing oak tree buffer planted by the County at the Collier County Sewage Treatment Plant. 6) The existing landscape berm/buffer from Goodlette Frank Road to the west side of the Pine Ridge Drainage Easement will be supplemented as follows: a type "A" buffer along the proposed lake; and the remaining area westward of the lake will be supplemented to consist of 50 sabal palms, 8'-14' O.A. and 4 Ficus nitida 12'-13' O.A. and 6'-8' wide; locations to be coordinated with the adjacent property owner. 7) The Developer will provide a ninety percent (90%) opaque landscape buffer and berm between the I/C District and the Pelican Marsh PUD from the west side of the Pine Ridge Drainage Easement to the existing berm to the west, that approximates the existing Pelican Marsh berm/buffer. This buffer will be installed concurrent with any I/C construction west of the Pine Ridge a Drainage Easement. The buffer shall meet ninety percent (90%) opacity within one (1) year of planting. 8) The Developer will supplement with additional trees the buffer along the remaining portion of the southern property line westward to achieve a ninety o percent (90%) opaque buffer. This buffer will be installed concurrent with any I/C construction west of the Pine Ridge Drainage Easement. N 9) The landscape buffer between the I/C District and the adjacent Agricultural o District along the southern portion of the western property line will be an Alternative"A"type buffer. a) 10)The landscape buffer between the R.O.W. and the adjacent Agricultural District to the west will be an Alternative"A" type buffer and be incorporated 0 into the R.O.W. E D. Maximum fence or wall height internal to the PUD: Twelve feet(12'). E. Landscape buffers, berms, fences and walls will be constructed along the perimeter of the Creekside Commerce Park PUD boundary concurrent with subdivision and site development construction phase, except where noted in this document. F. Sidewalks, water management systems, drainage structures, and utilities may be allowed in landscape buffers pursuant to review and approval of the Development Services Administrator. G. Landscape berms located within the Creekside Commerce Park PUD boundary and contiguous to a property line and/or right-of-way line may be constructed Words std-through are deleted; words underlined are added. 2016 CPUD Amendment 2-11 October 5, 2016 Packet Pg.=11.1 '. such that the toe of slope is located on the property line and/or encroaches into the right-of-way line when approved by the applicable owner or agency. 2.20 SIGNAGE A. GENERAL 1) Pursuant to Section 2.5.5.2.3.7. of the LDC, the following conditions provide for the required comprehensive sign plan for the Creekside Commerce Park 2) Each platted parcel shall be considered a separate parcel of land. 3) Signs and decorative landscaped entrance features within a County dedicated right-of-way, shall require a right-of way permit subject to the review and approval of the County. a. 4) All signs shall be located so as not to cause sight line obstructions. Y d B. PARK ENTRY SIGNS 1) Major park entry signs shall be located as depicted on Exhibit B. Each sign o will not exceed 160 square feet in size on any side and signs will be no longer than 25 feet in length and 8 feet in height. 2) Minor park entry signs shall be located as depicted Exhibit B. Each minor o monument sign will not exceed 100 square feet in size on any side. Minor monument signs will be no larger than 20 feet in length and 8 feet in height. C. INTERNAL SIGNS 0 1) Directional or identification signs are allowed within the business park. Such signs may be used to identify the location or direction of approved uses such as sales centers, information centers, etc. Individual signs may be a maximum of 4 square feet per side in size, or signs maintaining a common architectural theme may be combined to form a menu board with a maximum size of 25 square feet per side, and a maximum height of 8 feet. No building permit is required unless such signs are combined to form a menu board. 2) Grand Opening signs: The Developer or parcel owner may display an on-site grand opening sign not exceeding 32 square feet on a side, and not exceeding 64 square feet total. Banner signs shall be anchored and may be displayed on- site for a period not exceeding 14 days within the first three months that the Developer/occupant is open for business. D. USER SIGNS Words struck through are deleted; words underlined are added. 2016 CPUD Amendment 2-12 October 5, 2016 Packet Pg. 112 1) Wall, mansard, canopy or awning signs: One wall, mansard, canopy or awning sign may be permitted for each single-occupancy facility, or for each establishment in a multiple-occupancy facility. Corner units within multiple- occupancy facilities, or multi-frontage single-occupancy facilities shall be allowed two signs, but such signs shall not be combined for the purpose of placing the combined area on one wall. However, the combined area of those signs shall not exceed the maximum allowable display area for signs by this ordinance. a. The maximum allowable display area for signs may not be more than 15 percent of the total square footage of the visual facade of the building to which the sign will be attached and may not, in any case, exceed 200 square feet in area for any sign. 2) Monument and Pole signs: One (1) monument or pole sign is permitted for each lot or parcel for each external and internal road frontage(s). a a. Internal road frontage setbacks: A minimum of fifteen feet (15') from the edge of pavement. Signs may encroach within the right-of-way subject to maintaining safe site distance triangles as per Section 2.4.4.16. of the LDC and when approved by the Community Development and Environmental a Services Administrator and applicable utility. b. External road frontage setbacks: Pole signs shall be setback from any external right-of-way in accordance with the applicable section of the c LDC. Monument signs may be permitted closer to the right-of-way subject to maintaining safe site distance triangles as per Section 2.4.4.16. of the LDC and when approved by the Community Development and Environmental Services Administrator and applicable utility. 0 c. Spot or floodlights may be permitted provided said light shines only on the c signs or landscaping and is shielded from motorists and adjacent residents. E 0 d. Should the U.S. Postal Service purchase or lease land within Creekside Commerce Park, in addition to the user signs as permitted herein, they will be allowed one sign between Immokalee Road and the proposed lake adjacent to the west entry. E. TRAFFIC SIGNS Traffic signs such as street name signs, stop signs, speed limit signs, etc. may be designed to reflect a common architectural theme, in accordance with Section 3.2.8.3.19. of the LDC. 2. 21 GENERAL PERMITTED USES Words s-truelc-throutgh are deleted; words underlined are added. 2016 CPUD Amendment 2-13 October 5, 2016 Packet Pg. 113 A. Certain uses shall be considered general permitted uses throughout the Creekside Commerce Park PUD except in the Preserve Area. General permitted uses are those uses which generally serve the Developer and tenants of Creekside Commerce Park and are typically part of the common infrastructure. B. General Permitted Uses: 1. Essential services as set forth under LDC, Section 2.6.9.1. 2. Water management facilities and related structures. 3. Temporary sewage treatment facilities. 4. Lakes including lakes with bulkheads or other architectural or structural bank treatments. a. 5. Guardhouses, gatehouses, and access control structures. 6. Temporary construction, sales, and administrative offices for the Developer and Developer's authorized contractors and consultants, •• including necessary access ways,parking areas and related uses. N 7. Landscape features including,but not limited to, landscape buffers, berms, N fences and walls subject to the standards set forth in Section 2.11 of this co PUD. 8. Fill storage subject to the standards set forth in Section 2.7 of this PUD. Site filling and grading as set forth in Section 2.7 of this PUD. 9. Any other use which is comparable in nature with the foregoing uses and 0 which the Community Development and Environmental Services d Administrator determines to be compatible. E 10. Sidewalks may occur within County required buffers if approved by the Community Development and Environmental Services Administrator. 11. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein are to be in accordance with the LDC provision in effect at the time of Site Development Plan Approval. 12. Creekside Commerce Park shall be permitted to develop with a maximum health services, medical clinics, financial institutions, fitness centers, 3.3. C.2. hereof. Words struck thr-ough are deleted; words underlined are added. 2016 CPUD Amendment 2-14 October 5, 2016 Pac ket:Pg. 114 9t - �xd 2. 22 MISCELLANEOUS A. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. B. All other applicable state or federal permits must be obtained before commencement of the development. a m a Fr; a) a) L U N N N T M T O T V L w d V .F+ Q Words stFuelc-througlt are deleted; words underlined are added. 2016 CPUD Amendment 2-15 October 5,2016 Packet Pg.,1'15, 9 C1 SECTION III INDUSTRIAL/COMMERCE DISTRICT 3.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for areas within Creekside Commerce Park designated on the Master Plan as "I/C". 3.2 GENERAL DESCRIPTION Areas designated as "I/C"on the PUD Master Plan are intended to provide a maximum of 550716,000 square feet of gross floor area of industrial/commerce uses on 4-1-649.90± net acres. Intermediate care (SIC Code 8052), parking garages, and group housing and hotel/motel uses (SIC Code 7011) are in addition to the IC gross square footage figures. 11:. . . • - . .. . , . gr _ , r . and intermediate care facilities (SIC Code 8052) shall not exceed .6. (Refer to Section 3.5. Deviations); however, the overall FAR for the PUD for IC and B District areas will v not exceed .35. N •et CNINotwithstanding the foregoing, the United States Postal Service parcel may use any available square footage in the I/C District (excluding the 166,000 square feet added by the October 2016 amendment) and the Business District up to a FAR of.35 on the United States Postal Service Parcel until all available square footages are used up in the PUD. o 3.3 PERMITTED USES AND STRUCTURES FE No building or structure, or part thereof, shall be erected, altered or used,or land used, in whole or part, for other than the following: 0 u c d A. The permitted principal uses and structures will generally consist of light manufacturing, wholesale, warehouse,processing and packaging, laboratories and clinics, research, design and product development, business services and corporate offices and headquarters. 1. Aircraft Parts and Auxiliary Equipment (Group 3728) 2. Apparel and Other Finished Products (Groups 2311-2399) 3. Building Contractors (Groups 1521-1542), except for general contractors for mobile home repair on site, modular housing and premanufactured housing assembled on site, dry cleaning plant construction,paper pulp mill construction,and truck and automobile assembly plant construction. Words struelc-through are deleted; words underlined are added. 2016 CPUD Amendment 3-1 October 5, 2016 :Packet Pg. 116k, �9�d 4. Business Services (Groups 7311-7313, 7319, 7322, 7323, 7331-7338, 7352, 7359-7389 except for industrial truck rental and leasing;plants, live: rental and leasing; toilets, portable: rental and leasing; employment agencies, except theatrical and motion picture; labor contractors (employment agencies) model registries; labor pools; manpower pools; modeling service; dogs, rental of: for protective service; automobile recovery service; automobile repossession service; bartering services for businesses; bondspersons; bottle exchanges; check validation service; contractors disbursement control; filling pressure containers (aerosol) with hair spray, insecticides, etc.; fire extinguishers, service of gas systems, contract conversion from manufactured to natural gas; metal slitting and shearing on a contract or fee basis produce weighing service, not connected with transportation; scrap steel cutting on a contract or fee basis; solvents recovery service on a contract or fee basis; tobacco sheeting service on a contract or fee basis) c 0 5. Child Day Care Services (Group 8351) v 6. Communications (Groups 4812-4899 not including major communications C towers related to cellular phone service, radio broadcasting, television broadcasting, radar or telephone service) o 7. Computer and Office Equipment(Groups 3571-3579) 8. Construction; Special Trade Contractors (Groups 1711-1799 except for boiler erection and installation contractors; drainage system installations, cesspool and septic tank contractors; fuel oil burner installation and servicing contractors; gasoline hookup contractors; sewer hookups and connection for buildings contractors; epoxy application contractors; 2- fireproofing buildings contractors; gasoline pump installation contractors; 0 lead burning contractors; and mobile home site setup and tie down c contractors) E 9. Depository and Non-Depository Institutions (Groups 6011-6163) 10. Drugs and Medicines (Groups 2833-2836, except for adrenal derivatives: bulk, uncompounded; barbituric acid and derivatives: bulk, uncompounded; cocaine and derivatives; codeine and derivatives; gland derivatives: bulk, uncompounded; mercury chlorides, U.S.P; mercury compounds, medicinal: organic and inorganic; morphine and derivatives; opium derivatives) 11. Educational Services (Groups 8249-8299 except construction equipment operation schools; truck driving schools; automobile driving instruction; survival schools; vocational counseling) Words str-uelf-thra t are deleted; words underlined are added. 2016 CPUD Amendment 3-2 October 5, 2016 Packet Pg. 117 12. Electronics and Other Electrical Equipment Manufacturing (Groups 3612, 3613, 3624, 3625, 3631, 3641-3676, 3678, 3679, 3694, 3695, 3699, except for airport lighting transformers, autotransformers, electric (power transformers) distribution transformers, electric; electric furnace transformers; lighting transformers, street and airport; transformers, reactor; atom smashers (particle accelerators; electron beam metal cutting, forming, and welding machines; electron linear accelerators; electrostatic particle accelerators)) 13. Engineering, Accounting, Research, Management and Related Services (Groups 8711-8748 except chemical laboratories, commercial research; automobile proving and testing grounds; metallurgical testing laboratories; pollution testing, except automotive emissions testing; radiation dosimetry laboratories; seed testing laboratories; veterinary testing laboratories) Q , I 14. Fabricated Metal Products (Groups 3411-3432, 3442, 3444, 3446, 3452, a. 3469, 3492, 3495, 3496,production of metal is prohibited) 15. Furniture and Fixtures Manufacturing(Groups 2511-2599) 16. Government Offices/Buildings (Groups 9111-9199, 9221, 9222, 9224- c 9229, 9311, 9451, 9511-9532, 9611, 9631-9661) 17. Hotels / Motels (Group 7011), not to exceed a maximum of 180 rooms for the entire PUD. Only 1 Hotel/Motel is permitted within the PUD and it c must be located east of Goodlette-Frank Road and subject to specific development standards and setbacks in Section 3.4. to 18. Industrial and Commercial Machinery (Groups 3524, 3546, 3553-3556, =a 3559, 3562, 3564-3566, 3581-3599 except for bronzing and dusting 0 machines for printing trades; foundry type for printing; presses, printing - d slugs printers'; ammunition and explosives loading machinery; brick E making machines; cement making machinery; chemical kilns; control rod drive mechanisms for use on nuclear reactors; foundry machinery and equipment; frame straighteners, automotive (garage equipment); fur sewing machines; ginning machines, cotton; metal finishing equipment for plating, except rolling mill lines; metal pickling equipment, except rolling mill lines) 19. Leather and Leather Products (Groups 3131-3199) 20. Measuring, Analyzing, and Controlling Instruments; Photographic, Medical and Optical Goods: Watches and Clocks Manufacturing (Groups 3812-3843, 3845-3873) 21. Membership Organizations (Groups 8611-8631) Words • • - • are deleted; words underlined are added. 2016 CPUD Amendment 3-3 October 5, 2016 Packet Pg. 118 22. Miscellaneous Manufacturing Industries (Groups 3911-3999 except for ''� dressing of furs: bleaching, blending, curring, scraping, and tanning; feathers: curling, dyeing, and renovating - for the trade; fur stripping; furs dressed: bleached, curried, scraped, tanned, and dyed; pelts: scraping, curring, tanning, bleaching and dyeing; plumes, feather; tear gas devices and equipment;veils made of hair) 23. Motion Picture Production(Groups 7812-7819) 24. Motor Freight Transportation(Groups 4214, 4215) 25. Packing and Crating(Group 4783) 26. Paper and Allied Products (Groups 2652-2657, 2673-2679) 27. Personal Services (Groups 7213, 7216, 7219, 7221) 28. Physical Fitness Facilities(Group 7991) 29. Plastic Materials and Synthetics (Groups 2833,2834) a 30. Printing, Publishing and Allied Industries (Groups 2711-2791) 31. Professional Offices: including but not limited to, Travel Agencies (Group 4724); Insurance Agencies (Group 6411); Insurance Carriers (Groups 6311-6399); Real Estate (Groups 6512, 6514, 6517, 6519, 6531, (4 6541, 6552,) 32. Rubber and Miscellaneous Plastic Products (Groups 3021, 3085, 3086, co- 3088, 3089) o 33. Transportation Equipment (Group 3732, except for boats, fiberglass: building and repairing; boats: motorboats, sailboats, rowboats, and canoes - building and repairing; houseboats, building and repairing; motorboats, inboard and outboard: building and repairing) 0 34. United States Postal Service(Group 4311) E s 35. Warehousing and Storage (Group 4225, 4226, 5014 except oil and gas storage, petroleum and chemical bulk stations and automobile dead storage) only one (1) self-storage use allowed to be located adjacent to the Collier County Sewage Treatment Plant. 36. Wholesale Trade-Durable Goods (Groups 5021-5031, 5043-5049, 5063- 5074, 5078, 5091, 5092, 5094-5099 except for fencing, wood-wholesale; lumber: rough, dressed, and finished-wholesale; batteries, except automotive-wholesale; storage batteries, industrial-wholesale; unit substations-wholesale; boilers, power: industrial-wholesale; boilers, steam and hot water heating-wholesale; burners, fuel oil and distillate oil- wholesale; oil burners-wholesale) Words k- hrough are deleted; words underlined are added. 2016 CPUD Amendment 3-4 October 5, 2016 Packet Pg.119 Ati. 37. Wholesale Trade-Nondurable Goods (Groups 5111-5143, 5145, 5147- 5149, 5192, 5199 except for cats-wholesale; charcoal-wholesale; dogs- wholesale; fish, tropical-wholesale; furs, dressed-wholesale; greases, animal and vegetable-wholesale; ice, manufactured or natural-wholesale, leather and cut stock-wholesale; linseed oil-wholesale; oils, except cooking: animal and vegetable-wholesale; oilseed cake and meal- wholesale; rubber, crude-wholesale; sawdust-wholesale; vegetable cake and meal-wholesale; wigs-wholesale;worms-wholesale) 38. Any other use or service which is comparable in nature with the foregoing uses and is otherwise clearly consistent with the intent and purpose statement of the District and which the Community Development and Environmental Services Administrator determines to be compatible in this District. a B. Restricted Principal Uses d a The following medical related uses must be located within a 1/4 mile radius of the hospital property boundary. 1. Group housing for the elderly limited to Assisted living facilities, c independent living units, skilled nursing units and continuing care retirement communities. A maximum of 400 aggregate beds shall be permitted for the uses listed in Sections 3.3.B.1, 3.3.B.2, 4.3.B.1 and co 4.3.B.3. These uses are limited to parcels located east of Goodlette-Frank Road. 2. Health Services, medical clinics and offices (Groups 8011-8049, 8052), a maximum of 400 aggregate beds shall be permitted for the uses listed in Sections 3.3.B.1, 3.3.B.2, 4.3.B.1 and 4.3.B.3. SIC Code 8052 land uses p` are limited to parcels located east of Goodlette-Frank Road. a) 3. Medical Laboratories and research and Rehabilitative Centers (Groups 8071-8092, 8099) 4. Any other use or service which is comparable in nature with the foregoing uses and is otherwise clearly consistent with the intent and purpose statement of the District and which the Community Development and Environmental Services Administrator determines to be compatible in this District. C. Permitted Accessory Uses and Structures: 1. Uses and structures that are accessory and incidental to uses permitted in this district. Words are deleted; words underlined are added. 2016 CPUD Amendment 3-5 October 5, 2016 Packet Pg.120 2. Retail and wholesale sales and/or display areas as accessory to the principal use, not to exceed an area greater than forty percent (40%) of the gross floor area of the permitted principal use. D. Operational Requirements for Group Housing Group housing uses described in Section 3.2.B.1 shall provide the following services and/or be subject to the following operational standards: 1. The facility shall be for residents 55 years of age and older. 2. There shall be on-site dining for the residents. 3. Group transportation services shall be provided for residents for the ¢ purposes of grocery and other types of shopping. Individual transportation services may be provided for the residents' individualized a. needs including but not limited to medical office visits. .70 N 4. There shall be an on-site manager/activities coordinator to assist residents with their individual needs. The manager/coordinator shall also be responsible for arranging trips to off-site events as well as planning o for lectures, movies, music and other entertainment for the residents at the on-site clubhouse. 5. A wellness center shall be provided on-site. Exercise and other fitness programs shall be provided for the residents. d 6. Each unit shall be equipped to notify emergency service providers in the event of medical or other emergency. 0 7. Each unit shall be designed to accommodate residents with physical impairments (handicaps) as required by the applicable building codes E and federal law and regulation. co 3.4 DEVELOPMENT STANDARDS A. Minimum Lot Area: 20,000 S.F. B. Minimum Lot Width: 100 FT. C. Minimum Yard Requirements: 1. Front Yard, adjacent to Imrnokalee Road or Goodlette-Frank Road: Fifty feet (50'). For parcels located east of Goodlette-Frank Road, see additional setback requirements in Section 3.4.C.7.a. Words sk-threugh are deleted; words underlined are added. 2016 CPUD Amendment 3-6 October 5, 2016 Packet{Pg 121 2. Front Yard, Internal: Thirty feet(30') 3. Side Yard: Ten feet(10') Five feet(5') to internal property line along Pine Ridge canal drainage easement and FP&L easement 4. Waterfront: Zero feet (0') to bulkhead or rip-rap at top of bank, otherwise twenty feet(20') 5. Rear Yard:Twenty-five feet(25') 6. Minimum Building Setback from Perimeter Boundary of PUD: Fifty feet (50') a 'I 7. Minimum Building Setback from Existing Goodlette-Frank Road Right ci - of-Way East of Goodlette-Frank Road: °- d a) Goodlette-Frank Road: Minimum of fifty feet (50'), except as provided as follows: N � i) For group housing for elderly and intermediate care use: (a) If the zoned height of any structure exceeds 50 feet, the minimum setback is 75 feet plus for any portion of a building exceeding fifty feet in zoned height an c increased setback at a 1:2 ratio (i.e., for one vertical foot of height, setback is increased by two horizontal feet) for that portion of the building over c 50 feet of height. 0 ii) For hotel/motel use: E (a) Minimum setback of 75 feet regardless of height plus for any portion of a building exceeding fifty feet in zoned height an increased setback at a 1:2 ratio (i.e., for one vertical foot of height, setback is increased by two horizontal feet) for that portion of the building over 50 feet of height. D. Maximum Height (Zoned): For parcels west of Goodlette-Frank Road: €1-vefifty feet (35'50'), including silos, storage tanks, elevator towers, satellite dishes, antennas, etc. Facilities located on Tract 5 on the Master Plan shall have a maximum zoned height of one-hundred four (104') feet and a maximum actual height of one-hundred twenty two (122') feet, For parcels east of Goodlette- Frank Road: the Hotel, group housing for the elderly, and the intermediate care facility shall have a zoned height seventy-five feet (75'), actual height eight-five Words dough are deleted; words underlined are added. 2016 CPUD Amendment 3-7 October 5, 2016 Packet Pg. 122 feet (85'). All other uses permitted east of Goodlette-Frank Road pursuant to Section III shall have a zoned height of fifty feet (50') and an actual height of sixty feet(60'). E. Outside storage or display shall be permitted and shall be screened from all internal and external public roadways with a fence or landscaping equivalent or combination thereof. Said fence, wall or landscaped screen shall be opaque in design. All manufacturing operations and equipment, including accessory process equipment such as compressors and air handlers shall be contained in an enclosed structure. F. All i-al-1/C buildings . . " . - ..- - - . • - park shall have the appearance of a concrete material, such as, but not limited to, • , . . • • _ •. - , . .• . • - - , • •- ,. • • -•• • •_ - -•- - • - ' = ..shall meet the requirements of a a) Section 5.05.08 of the LDC, except for buildings located on Tract 5 on the Master Plan, which shall be subject to the deviation process in Section 5.05.08 of the LDC (see Section 3.5.2, Development Deviations, of this PUD Ordinance). The building located on Tract 5 shall be similar in architectural style to the conceptual building rendering in Exhibit C. o N G. Business District type uses located within the I/C District along Goodlette-Frank Road will meet the Collier County Architectural Guidelines in Division 2.8. of the LDC. 0 H. Industrial type uses abutting Goodlette-Frank Road shall meet the requirements of Section 2.19.B.3 hereof, alternatively, said uses shall have the option of utilizing the landscaped buffer applicable to business uses fronting Goodlette-Frank Road, provided the portion of the building facing Goodlette-Frank Road meets the 0 following Architectural Guideline Sections of the LDC, therefore satisfying the d intent of the building design section of the Architectural Guidelines in the opinion of the Community Development and Environmental Services Administrator: 1. Section 2.8.3.5.1., Purpose and Intent 2. Section 2.8.3.5.4.,Facade Standard 3. Section 2.8.3.5.6., Project Standards 4. Section 2.8.3.5.7., Detail Features except for 2.8.3.5.7.2. 5. Section 2.8.3.5.12. Loading Areas: Buildings west of the Pine Ridge canal and adjacent to the Pelican Marsh boundary shall orient loading docks to the north, east or west. Words sic-through are deleted; words underlined are added. 2016 CPUD Amendment 3-8 October 5, 2016 Packet Pg.123 af' J. Noise: Uses within the I/C District shall not exceed 65 dBA between the hours of 7 a.m. and 10 p.m. Monday through Saturday, and 60 dBA after 10 p.m. to 6:59 a.m. and all of Sundays, as measured at the property boundary of the land use from which the sound emanates. K. Odor: No business shall cause or allow the emission of odorous air from any single source such as to result in odors which are detectable outside the parcel boundaries. Best practical treatment, maintenance, and control currently available shall be utilized in order to maintain the lowest possible emission of odorous air. L. Lighting: Lighting shall be located so that no light is aimed directly toward a property designated residential if lighting is located within 200 feet of residential property. Light fixtures within parking areas shall not exceed 25 feet in height. M. Emissions: All sources of air emissions shall comply with rules set forth by the Environmental Protection Agency(Code of Federal Regulations,Title 40) and the Florida Department of Environmental Regulation (Florida Administrative Code, Chapter 17-2). No person shall operate a regulated source of air emissionsCD without a valid operation permit issued by the Department of Environmental Regulation. N 3.5 DEVELOPMENT DEVIATIONS 1. Deviation from LDC Section 5.05.04 D.1 which establishes a .45 floor area ratio (FAR) for group housing uses, to permit an FAR of .6 for group housing uses, c including the intermediate care facilities. a, 2. Deviation from LDC Section 5.05.08, Deviations and alternate compliance, which authorizes the County Manager or designee to administratively approve deviations from compliance with Section 5.05.08 of the LDC for specific types of 0 buildings, to allow general office and medical office that can be constructed on CD Tract 5 of the Master Plan to be eligible for this deviation process. 3.6 LANDSCAPE BUFFER RESTRICTIONS a The use of bald cypress trees to meet the landscape buffer requirements in section 2.19.B.2. (and B.3)are prohibited Words 5P-1,16k-through are deleted; words underlined are added. 2016 CPUD Amendment 3-9 October 5, 2016 Packet Pg. 124 SECTION IV BUSINESS DISTRICT 4.1 PURPOSE The purpose of this section is to identify permitted uses and development standards for areas within Creekside Commerce Park designated on the Master Plan as "B". 4.2 GENERAL DESCRIPTION Areas designated as "B" on the PUD Master Plan are intended to provide a maximum of 260292,000 square feet of floor area, including approximately 200242,000 square feet of office uses and 6050,000 square feet of retail uses on 19.124.88±net acres. Intermediate care facilities (SIC Code 8052), parking garages, and group housing and hotel/motel uses (SIC Code 7011) are in addition to the B District gross square footage figures. The a overall floor arcs ratio (FAR) for the B desi-gnated areas-may exceed .35.Individual 1.5, Deviations); however, the overall FAR for the PUD for IC and B District areas will Csi not exceed .35. N 4.3 PERMITTED USES AND STRUCTURES No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or part, for other than the following: w A. Permitted Principal Uses and Structures: 1. Apparel and Accessory Stores (Groups 5611-5699) 2. Breweries (Group 2082) 3. Building Contractors (Groups 1521-1542), except for general contractors .11 for mobile home repair on site, modular housing and premanufactured housing assembled on site,dry cleaning plant construction,paper pulp mill construction, and truck and automobile assembly plant construction. 4. Business Services (Groups 7311-7313, 7319, 7322, 7323, 7331-7338, 7352, 7359-7389 except for industrial truck rental and leasing; plants, live: rental and leasing; toilets, portable: rental and leasing; employment agencies, except theatrical and motion picture; labor contractors (employment agencies) model registries; labor pools; manpower pools; modeling service; dogs, rental of: for protective service; automobile recovery service; automobile repossession service; bartering services for businesses; bondspersons; bottle exchanges; check validation service; Words struck through are deleted; words underlined are added. Amended PUD 2016(revs CCPC).docx 4-1 October 5, 2016 Packet`Pg A125' f44 9AL, contractors disbursement control; filling pressure containers (aerosol)with hair spray, insecticides, etc.; fire extinguishers, service of gas systems, contract conversion from manufactured to natural gas; metal slitting and shearing on a contract or fee basis produce weighing service, not connected with transportation; scrap steel cutting on a contract or fee basis; solvents recovery service on a contract or fee basis; tobacco sheeting service on a contract or fee basis) 5. Child Day Care Services (Group 8351) 6. Convenience Store, food market (Group 5411) only two (2) allowed within the PUD and Gasoline Filling Station (Group 5541) only one (1) allowed within the PUD. 7. Communications (Groups 4812-4899), not including major o communication towers related to cellular phone service, radio a broadcasting, television broadcasting,radar or telephone service. 8. Dance and Martial Arts Studios (Groups 7911 and 7999, including only gymnastics and martial arts instruction) 9. Depository and Non-Depository Institutions (Groups 6011-6163) including automatic teller machines N 10. Drugs and Medicines (Groups 2833-2836 except for adrenal derivatives: bulk, uncompounded; barbituric acid and derivatives: bulk, uncompounded; cocaine and derivatives; codeine and derivatives; gland derivatives: bulk, uncompounded; mercury chlorides, U.S.P; mercury compounds, medicinal: organic and inorganic; morphine and derivatives; opium derivatives) 11. Eating Places (Group 5812) not including stand alone drive-thru restaurants. E 12. Educational Services (Groups 8249-8299 except construction equipment operation schools; truck driving schools; automobile driving instruction; survival schools; vocational counseling) 13. Engineering, Accounting, Research, Management and Related Services (Groups 8711-8748 except chemical laboratories, commercial research; automobile proving and testing grounds; metallurgical testing laboratories; pollution testing, except automotive emissions testing; radiation dosimetry laboratories; seed testing laboratories;veterinary testing laboratories) 14. Government Offices/Buildings (Groups 9111-9199, 9221, 9222, 9224- 9229,9311, 9451, 9511-9532,9611,9631-9661) Words struck are deleted; words underlined are added. Amended PUD 2016(rev5 CCPC).docx 4-2 October 5, 2016 Packet Pg. 126 15. Hardware Stores (Group 5251) 16. Home Furniture,Furnishings and Equipment Stores (Groups 5712-5736) 17. Hotels/Motels (Group 7011); not to exceed a maximum of 180 rooms for the entire PUD. Only 1 hotel/motel is permitted within the PUD and it must be located east of Goodlette-Frank Road and subject to additional building development standards and setbacks identified in Section 4.4.Miscellaneous Food Stores (Group 5499) 18. Miscellaneous General Merchandise Stores (Group 5399) 19. Miscellaneous Retail (Groups 5912-5949 and 5992-5999, excluding used merchandise stores, fireworks, gravestones, tombstones and monuments, ice dealers, sales barns, and swimming pools; retail) a. 20. Paint/Glass and Wallpaper(Group 5231) .CSN 21. Personal Services (Groups 7215, excluding self-service or coin laundries, 7221-7251, 7291 and 7299, including only clothing rental, costume rental, tanning salons and hair services) N ‘tr 22. Professional Offices: Travel Agencies (Group 4724); Insurance Agencies (Group 6411); Insurance Carriers (Groups 6311-6399); Real Estate F(1:3^ (Groups 6512-6515, 6517, 6519, 6531, 6541, 6552, 6553); Holding and Other Investment Offices (Groups 6712-6799); Attorneys (Group 8111) 23. Physical Fitness Facilities (Group 7991) 03 24. Retail Bakeries(Group 5461) 0 25. Security and Commodity Brokers (Groups 6211-6289) c 26. Any other use or service which is comparable in nature with the foregoing uses and is otherwise clearly consistent with the intent and purpose statement of the District and which the Community Development and Environmental Services Administrator determines to be compatible in this District. B. Restricted Principal Uses The following medical related uses must be located within 1/4 mile radius of the hospital property boundary. 1. Group housing for the elderly limited to assisted living facilities, independent living units, skilled nursing units and continuing care retirement communities. A maximum of 400 aggregate beds shall be Words l-dough are deleted; words underlined are added. Amended PUD 2016(rev5 CCPC).docx 4-3 October 5, 2016 Packet Pg. 127 .••••••‘, permitted for the uses listed in Sections 3.3.B.1, 3.3.B.2, 4.3.B.1 and 4.3.B.3. These uses are limited to parcels located east of Goodlette-Frank Road. 2. Drug Stores and Proprietary Stores (Group 5912) only one (1) drug store allowed. 3. Health Services, Medical Clinics and Offices (Groups 8011-8049, 8052), a maximum of 400 aggregate beds shall be permitted for the uses listed in Sections 3.3.B.1, 3.3.B.2, 4.3.B.1 and 4.3.B.3. SIC Code 8052 land uses are limited to parcels located east of Goodlette-Frank Road. 4. Medical Laboratories and research and Rehabilitative Centers (Groups 8071-8099) Q 5. Any other use or service which is comparable in nature with the foregoing uses and is otherwise clearly consistent with the intent and purpose statement of the District and which the Community Development and Y Environmental Services Administrator determines to be compatible in this District. C. Permitted Accessory Uses and Structures I. Accessory uses and structures customarily associated with principal uses permitted in this district. 2. Retail and wholesale sales and/or display areas as accessory to the principal use, not to exceed an area greater than forty percent (40%) of the gross floor area of the permitted principal use. D. Operational Requirements for Group Housing 0 Group housing uses described in Section 4.2.B.1 shall provide the following services and/or be subject to the following operational standards: 1. The facility shall be for residents 55 years of age and older. 2. There shall be on-site dining for the residents. 3. Group transportation services shall be provided for residents for the purposes of grocery and other types of shopping. Individual transportation services may be provided for the residents' individualized needs including but not Iimited to medical office visits. 4. There shall be an on-site manager/activities coordinator to assist residents with their individual needs. The manager/coordinator shall also be responsible for arranging trips to off-site events as well as planning Words ugh are deleted; words underlined are added. Amended PUD 2016(revs CCPC).docx 4-4 October 5, 2016 Packet Pg.128 .>; for lectures, movies, music and other entertainment for the residents at the on-site clubhouse. 5. A wellness center shall be provided on-site. Exercise and other fitness programs shall be provided for the residents. 6. Each unit shall be equipped to notify emergency service providers in the event of medical or other emergency. 7. Each unit shall be designed to accommodate residents with physical impairments (handicaps) as required by the applicable building codes and federal law and regulation. 4.4 DEVELOPMENT STANDARDS A. Minimum Lot Area: 20,000 S.F. a B. Minimum Lot Width: 100 FT. C. Minimum Yard Requirements: d' 1. Front Yard, Immokalee and Goodlette-Frank Roads: Fifty feet(50') N 2. Front Yard, Internal Roads: Thirty feet (30') °^ 3. Side Yard: Ten feet(10') Five feet (5') to internal property line along the Pine Ridge canal drainage °; easement and FP&L easement 4. Waterfront: Zero feet(0') to bulkhead or rip-rap at top of bank, otherwise o twenty feet (20') E 5. Rear Yard: Twenty-five feet(25') r 6. Minimum Building Setback from Perimeter Boundary of PUD for Q Properties West of Goodlette-Frank Road: a) Fifty feet(50')for buildings up to thirty five feet(35') in height. b) Three additional feet(3') for every one foot of building height over thirty five feet(35') adjoining residential districts. 7. For Properties East of Goodlette-Frank Road: Minimum Building Setback from Perimeter Boundary of PUD and from Public Roadways: Words smock-through are deleted; words underlined are added. Amended PUD 2016(rev5 CCPC).docx 4-5 October 5, 2016 Packet,Pg. 129 'aike a) Immokalee Road: Minimum of fifty feet (50')plus for any portion of a building exceeding a zoned height of fifty feet (50'), that portion of the building shall have its building setback increased at a 1:3 ratio (i.e. one (1') vertical foot of height for every three (3') horizontal feet); or For any portion of a hotel that may be constructed on the B designated tract at the southeast corner of Goodlette-Frank Road and Immokalee Road, a minimum three hundred fifty foot (350') building setback from Immokalee Road. b) Goodlette-Frank Road: Minimum of fifty feet (50') and for any portion of a building exceeding a zoned height of fifty feet (50'), that portion of the building shall have the setback increased at a 1:2 ratio (i.e. one (1') vertical foot of height for every two (2') horizontal feet); or a a) For any portion of a hotel on the B designated tract on the southeast corner of Immokalee Road and Goodlette-Frank Road, the minimum setback from Goodlette-Frank Road shall be seventy-five (75')regardless of height. c D. Maximum Height (Zoned): For parcels west of Goodlette-Frank Road, three stories over parking to a maximum of fifty feet(50') except that no structure shall r be greater than thirty-five feet (35'), on property west of the Pine Ridge Drainage Easement. am cs For Properties East of Goodlette-Frank Road: L a) The group housing for the elderly and intermediate care facilities 0 constructed on the B designated tract located at the southeast quadrant of 6 the Goodlette-Frank Road and Immokalee Road intersection shall have a zoned height of sixty feet (60') and an actual height of seventy feet (70'), except that a hotel building or structure associated with this use may not Q exceed a zoned height of seventy five feet (75') and an actual height of eighty five (85'). All other uses on Tract 9 on the Master Plan shall be permitted to have a zoned height of seventy five feet (75') and an actual height of eighty five (85') b) The group housing for the elderly and intermediate care facilities constructed on the easternmost B designated tract adjacent to Immokalee Road, as shown on the Master Plan, shall have a zoned height of sixty feet (60')and an actual height of seventy feet(70'). c) All other uses permitted pursuant to Section IV shall be limited to a maximum zoned height of fifty (50') and an actual height of sixty(60'). Words str-uelf-through are deleted; words underlined are added. Amended PUD 2016(rev5 CCPC).docx 4-6 October 5, 2016 y Packet Pg130 • �, „tix r4 E. Commercial design guidelines for facilities in the Business District shall be subject to the provisions of Division 2.8. Architectural and Site Design Standards and Site Design Standards for commercial buildings and projects. F. Outside storage or display shall be permitted and shall be screened from all internal and external public roadways with a fence at least seven feet in height above ground level, or landscaping equivalent or combination thereof. Said fence, wall or landscaped screen shall be opaque in design. 4.5 DEVELOPMENT DEVIATIONS 1. Deviation from LDC Section 5.05.04 D.1 which establishes a .45 floor area ratio (FAR) for group housing uses, to permit an FAR of .6 for group housing uses, a including the intermediate care facility. o a 2. Deviation from LDC Section 5.06.04.F.3 Directory signs, which authorizes one (1) directory sign to be located at the project entrance, to permit installation of the directory sign on Immokalee Road east of Goodlette-Frank Road, not at the project entry, but rather at a location between the project entry and Goodlette- CNA Frank Road. N 3. Deviation from LDC Section 3.05.07.11.1.f.i(a) and iii(b), Preservation Standards, a property owner may request that all or a portion of the Collier County on-site r native vegetation preservation retention requirement be satisfied offsite for properties zoned commercial where the on-site preserve requirement is less than 2 acres in size to allow offsite preservation where the on-site preserve requirement is more than 2 acres and where the off-site preserve proposed is less than 2 acres, c to permit an off-site preserve area of 1.35± acres. The preserve area impacted by the expansion of the `B' District is located in the area east of Goodlette-Frank 0 Road. The off-site preservation area may be privately maintained in lieu of being 4 conveyed to Conservation Collier. 4.6 LANDSCAPE BUFFER RESTRICTIONS a The use of bald cypress trees to meet the landscape buffer requirements in section 2.19.A.2 Land B.21 are prohibited. Words k-through are deleted; words underlined are added. Amended PUD 2016(rev5 CCPC).docx 4-7 October 5, 2016 Packet Pg, 131`; -'749;A;df SECTION V PRESERVE AREA 5.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for the area within Creekside Commerce Park, designated on the Master Plan, as Preserve Area. 5.2 GENERAL DESCRIPTION a. Areas designated as Preserve Area on the Master Plan are designed to accommodate natural systems existing or created as preserves and limited water management uses and functions. U 5.3 PERMITTED USES AND STRUCTURES N No building or structure, or part thereof, shall be erected, altered or used, or land or water N used, in whole or in part, for other than the following: A. Permitted Uses and Structures d 1. Boardwalks and nature trails (excluding asphalt paved trails). E 2. Water management structures. o 3. Any other preserve and related open space activity or use which is comparable in nature with the foregoing uses, permitted in accordance with the LDC and which the Board of Zoning Appeals (BZA) or Hearing co Examiner determines to be compatible in the Preserve Area. 5.4 PRESERVE DISTRICT PRESERVATION EASEMENT A non-exclusive preservation easement or tract is required by LDC Section 3.2.8.4.7.3. for preservation lands included in the Preserve Area. The Developer, its successor or assign shall be responsible for the control and maintenance of lands within the Preserve Area. Exact location/boundary of the Preserve Area will be determined during the development permitting process with the South Florida Water Management District, Army Corps of Engineers, and Collier County. Words stfrtcl-throughare deleted; words underlined are added. 2016 CPUD Amendment 5-1 October 5, 2016 packet Pg 132 t'; r317'44444 5.5 PRESERVE AREA ADJUSTMENTS The proposed native vegetation retention areas, depicted on the Creekside Commerce Park Master Plan, are intended for meeting the native vegetation requirements of the Collier County Growth Management Plan and the Collier County LDC. Adjustments may be made to the location of the preservations areas at the time of preliminary plat or site development_plan approval. If adjustments are needed, per the Collier County LDC the Developer will have the option to increase the preservation in another area, enhance and preserve another area, or provide increased native landscape per the Collier County LDC. The proposed preservation areas, including 2,91.37 acres of wetlands and 1.11.28 acres of uplands, depicted on the Creekside Commerce Park master plan, are areas where the native vegetation requirements may be met on-site as set forth in the Collier County CL LDC. An area 0.68±acres in size shall be created as on-site native preservation, adjacent to the existing "PU" preserve located west of Goodlette-Frank Road. The developer or successors shall provide for a minimum of 1.35 acres of native vegetation preservation d offsite. The off-site preservation area shall be identified at the time of Development v Order approval, which proposes impacts to the existing preserve area(s). N IF a) c) ea Words • are deleted; words underlined are added. 2016 CPUD Amendment 5-2 October 5, 2016 Packet Pg. 133, r y awv�w0.1 - au as. c MIK WORN 13.11 9�OV 0160 43SIA321 •a a ItfI1d37H�7 :x..x..x .,+• �,�W x,o W,a xs,otllx awes>wt xo>ae Oft 1011 IMMO 111Vd1 a97U Mo 311%%370 ••.••,••�"'""•" aWlWip J'J rrsa.a r — —..:: 1:14,6001171:11M 1210011 f tl Z U V <4.1 W K /.\ w O +1 -HQQQ�Q� {Q�� co a , Q - ` q u` Q1 o0 u rnr- „coI� C 3 ,a e p E g <Y r°¢ 01 Nr - W El Z aN.Y m 0 II II 11 II II U Ig a pWb r $ } R` :W VG u e( xi E; o 43 cc n,Q W 1:0 ' -7 g E cc 9, u-5,1^ ai p d '��1L C,, tl 7 }� >� Q 1p 7'= w WOO 1 1{ 01 F. .;d , , ,', SvC Le , i'15 �� d� NI_ li-1 11 I CC t ' t Vm fl tJ•i;t' ,; Q0 :O tow L N LTi Z b Q g 0 t � ;� t o DI' = =01a .5a 00 o I. ffi,40. Ea it o !._cal , Zi s R Q 1 1 I I I 2 !. �g u 0� CREEKSIDEBWDe=oQti •�co J i I Fc a — �J IV d M Cf C'J _ 1` )' U Illh fl < CQ 1 rr. Y. )/ V g �� (�_. U� u u & 0 V 1 I- , 1 Ao it g • t.l,;; IIIP 9 Ailagi., Y . - : , < � 7 gi. 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I E I y ird ZZ "4 Et SA PY6' EXHIBIT BI CROSS SECTIONS (ENLARGED) INTERNAL PARCEL PARKEIO STREET UONT HEDGE CANOPY TREE —CANOPY TREE PARCEL EIITRANGE MOMEEEIT ENEWALIC NEWS PARCEL PARKINGI 100,12. 17 r SW- fir O TYPICAL STREET CROSS SECTION N.Y.. a> :0_ as INTERNAL PARCEL PANTING ciuz MEET LOOM WOW CANOPY TREE CANOPY TREE NAY' PARCEL ENTRANCE MOMRE:NT EpRWALKmem • INTEINIAL P RKI N PARCEL „^�1 t9 tr +r w +r +21WAX s• y Set- v L 107 O 4 TYPICAL STRUT CROSS MOTION NTS t v *ETERNAL PARCEL PARKING STREET LIGHT NEOGE CANOPY TREE CANOPY TREE PARCEL.ENTRANCE MONUMENT INOEWAUC HEDGE INTERNAL PARCEL PARKING 01 A A winoi WWI/J 7 ft• t2' � S' i • t+ r,:.w r SIOE- lour 64 O TYPICAL STREET CROS SECTION ILT.lt Packet Pg..135r, 9e.G '6d$a?I 2d g Ems-+ Gq W s r + ., , t 3 it 13)o a. I sti - ' \ S114,t ei**1:1 * II.", v suo o It ....4t114 tvCD Q C ** v `'.74 . 4, ' ,,' •,:-,..,,..„,‘:-,,,., . • Pb46< d w.r• ORDINANCE NO. 16-0 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2006-50, THE CREEKSIDE COMMERCE PARK COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD), AS AMENDED, BY REDUCING THE ALLOWABLE SQUARE FOOTAGE IN THE INDUSTRIAL COMMERCIAL DISTRICT BY 70,000 SQUARE FEET FOR A TOTAL OF 550,000 SQUARE FEET OF GROSS FLOOR AREA OF INDUSTRIAL/COMMERCE USES; BY AMENDING THE BUSINESS DISTRICT TO ADD PERMITTED USES FROM THE INDUSTRIAL AND THE GENERAL COMMERCIAL C-4 ZONING DISTRICTS; BY AMENDING THE BUSINESS DISTRICT TO INCREASE THE ALLOWABLE SQUARE FOOTAGE OF FLOOR AREA FROM 150,000 SQUARE FEET TO 200,000 SQUARE FEET OF OFFICE USES AND FROM 40,000 TO 60,000 SQUARE FEET OF RETAIL USES; BY AMENDING THE BUSINESS DISTRICT TO ALLOW GROUP HOUSING EAST OF GOODLETTE FRANK ROAD AT THE SOUTHEAST QUADRANT OF GOODLETTE N FRANK ROAD TO INCREASE THE ZONED HEIGHT TO 75 FEET AND ACTUAL HEIGHT TO 85 FEET; BY AMENDING THE BUSINESS DISTRICT TO ALLOW A HOTEL AT THE SOUTHEAST N CORNER OF GOODLETTE FRANK ROAD AND IMMOKALEE ,.. ROAD TO REDUCE THE BUILDING SETBACK FROM `= IMMOKALEE ROAD TO 350 FEET; AND BY ADDING A SIGN o DEVIATION REGARDING THE LOCATION OF DIRECTORY SIGNAGE; AND REVISING THE MASTER PLAN TO DEPICT THE -� SIGN DEVIATION FOR THE CPUD PROPERTY LOCATED IN 0 SECTION 27, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 106 ACRES; AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS, on October 24, 2006, the Board of County Commissioners approved Ordinance Number 2006-50, the Creekside Commerce Park Commercial Planned Unit Development(the"PUD"); and WHEREAS, on March 12, 2013, the Board of County Commissioners approved Ordinance Number 2013-23,which amended the PUD; and WHEREAS, Richard D. Yovanovich, Esquire of Coleman, Yovanovich& Koester, P.A., and D. Wayne Arnold of Q. Grady Minor & Associates representing Creekside West, Inc. and Creekside East, Inc.,petitioned the Board of County Commissioners to amend the CPUD. [14-CPS-01397/1238915/11168 Creekside Commerce Park CPUD 1 of 2 PL20140001311—3/8/16 Packet Pg 1371. ,...., NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA,that: SECTION ONE: Amendment to the CPUD Document of Ordinance No. 2006-50, as amended The CPUD Document attached as Exhibit"A"to Ordinance No. 2006-50, as amended, is hereby amended to read as follows: See Exhibit"A", attached hereto and incorporated herein by reference. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State. a' 0 a PASSED AND DULY ADOPTED by super-majority vote of the Board of County a. Commissioners of Collier County,Florida,this Rot day of Marc k ,2016. Y a E.' L U ATTEST: '`'', A^ , BOARD OF COUNTY COMMISSIONERS eq DWIGHT,E�,�OCK =CERK COL IER COUNTY, FLORIDA Csi o lei..., in .Tia. B . .� By: 1 `� �.�r � �r DONNA FIALA,Chairwoman Attest as ti a1} a' ¢ ,r /�'' o R signature°obit, .• . 2 pprove t i"fb t+.iid 1-tality: d iLd j Cit , �� a Heidi Ashton-Cicko 3 Managing Assistant County Attorney Attachments: Exhibit A—CPUD Document This ordinance filed with the Sectary of S ate's Office the day of ,,A f i4. , 21tAio and acknowledgement.21_that fili rec ived this ,14day of a =r 4 r/ gy" r lfiP' Ai4 �1 . . '9 [14-CPS-01397/1238915/1]168 Creekside Commerce Park CPUD 2 of 2 PL20140001311—3/8/16 3 Packet Pg. 138 } Ae CREEKSIDE COMMERCE PARK A PLANNED UNIT DEVELOPMENT a. (7) co C.) N !cr.- PREPARED FOR BARRON COLLIER PARTNERSHIP 0 z Exhibit A Packet Pg 139 9 A.e CREEKSIDE COMMERCE PARK A PLANNED UNIT DEVELOPMENT 106±Acres Located in Section 27 Township 48 South,Range 25 East Collier County,Florida PREPARED FOR: BARRON COLLIER PARTNERSHIP 2640 Golden Gate Parkway,Naples,FL 34105 PREPARED BY: WILSON,MILLER,BARTON&PEEK,INC. a 3200 Bailey Lane,Suite 200,Naples,Florida 34105 N YOUNG,VAN ASSENDERP&VARNADOE,P.A. 801 Laurel Oak Drive,Suite 300,Naples,Florida 34101 AMENDED DECEMBER 2005 BY: Q.GRADY MINOR AND ASSOCIATES,P.A. c 3800 Via Del Rey,Bonita Spring,Florida 34134 ROETZEL AND ANDRESS,L.P.A. 850 Park Shore Drive,3`I Floor,LNaples,Florida 34103 O c I d AMENDED MAY 2012 BY: E Q.GRADY MINOR AND ASSOCIATES,P.A. Qct1 3800 Via Del Rey,Bonita Spring,Florida 34134 COLEMAN,YOVANOVICH AND KOESTER,P.A. Northern Trust Bank Building 4001 Tamiami Trail North,Suite 300,Naples,FL 34103 AMENDED AUGUST 2015 BY: 0.GRADY MINOR AND ASSOCIATES,P.A. 3800 Via Del Rey,Bonita Spring.Florida 34134 COLEMAN.YOVANOVICH AND KOESTER,P.A. Northern Trust Bank Building 4001 Tamiami Trail North,Suite 300,Naples,FL 34103 Words . - are deleted;words underlined are added. 2014 CPUD Amendment March 8, 2016 Packet Pg. 140 .�.*' rx � TABLE OF CONTENTS PAGE STATEMENT OF COMPLIANCE AND SHORT TITLE ii SECTION I LEGAL DESCRIPTION,PROPERTY OWNERSHIP,& 1-1 GENERAL DESCRIPTION SECTION II COMMERCE PARK DEVELOPMENT 2-1 2.1 Purpose 2.2 General Description Of The Park and Proposed Land Uses 2.3 Compliance With County Ordinances 2.4 Community Development District 2.5 Land Uses 2.6 Lake Siting 2.7 Fill Storage 2.8 Use Of Right-Of-Way 0 2.9 Sales Office and Construction Office 2.10 Changes and Amendments To PUD Document Or PUD Master Plan Y 2.11 Preliminary Subdivision Plat Phasing L 2.12 Open Space and Native Vegetation Retention Requirements 2.13 Surface Water Management 2.14 Environmental N 2.15 Utilities 2.16 Transportation 2.17 Common Area Maintenance 2.18 Design Guidelines and Standards 2.19 Landscape Buffers,Berms,Fences and Walls 2.20 Signage 2.21 General Permitted Uses SECTION III INDUSTRIAL/COMMERCE DISTRICT 3-I SECTION IV BUSINESS DISTRICT 4-1 SECTION V PRESERVE AREA 5-1 EXHIBIT A AERIAL PHOTOGRAPH,LOCATION MAP (WMB&P File No. RZ-255A) EXHIBIT B CREEKSIDE COMMERCE PARK MASTER PLAN (WMB&P File No. RZ 255B) EXHIBIT B-I CROSS SECTIONS(ENLARGED) Words struek-through are deleted;words underlined are added. 2014 CPUD Amendment i March 8, 2016 -Packef Pg, 141, : 9.A.e STATEMENT OF COMPLIANCE The purpose of this section is to express the intent of the Barron Collier Partnership, hereinafter referred to as Barron Collier or the Developer, to create a Planned Unit Development (PUD) on 106± acres of land located in Section 27,Township 48 South, Range 25 East, Collier County, Florida. The name of this Planned Unit Development shall be Creekside Commerce Park. The development of Creekside Commerce Park will be in substantial compliance with the planning goals and objectives of Collier County as set forth in the Growth Management Plan. The development will be consistent with the policies and land development regulations adopted thereunder of the Growth Management Plan Future Land Use Element and other applicable regulations for the following reasons: 1. The subject property is within the Urban Mixed Use District as identified on the Future Land Use Map which allows certain industrial and commercial uses. The Urban designation also allows support medical facilities, offices, clinics, treatment, research and rehabilitative centers and pharmacies provided they are located within 1/4 mile of the property boundary of an existing or approved hospital or medical center. a. 2. The existing Industrial zoning is considered consistent with the Future Land Use Element (FLUE)as provided for by Policy 5.9 and 5.11 of the FLUE. 'N 3. The FLUE Urban-Industrial District allows for expansion of the industrial land use provided ca the rezone is in the form of a PUD, the site is adjacent to existing land designated or zoned industrial the land use is compatible with adjacent land uses and the necessary infrastructure is provided or in place. Creekside Commerce Park has expanded the industrial land use accordingly. ca 4. The FLUE Urban-Industrial District requires the uses along the boundaries of the project to be transitional. Creekside Commerce Park has included transitional uses accordingly. 0 5. Creekside Commerce Park is compatible with and complementary to existing and future surrounding land uses as required in Policy 5.4 of the FLUE. 6. Improvements are planned to be in substantial compliance with applicable land development regulations as set forth in.Objective 3 of the FLUE. 7. The development of Creekside Commerce Park will result in an efficient and economical extension of community facilities and services as required in Policies 3.1.H and L of the FLUE. 8. Creekside Commerce Park is a master planned, deed-restricted commerce park and is planned to encourage ingenuity, innovation and imagination as set forth in the Collier County Land Development Code(LDC),Planned Unit Development District. 9. This master planned park will incorporate elements from the existing Industrial, Business Park and Industrial PUD sections of the LDC. Words 4ruelc-ihrough are deleted;words underlined are added. 2014 CPUD Amendment ii March 8,2016 Packet Pg. 142 ,) 9.A.e SHORT TITLE This ordinance shall be known and cited as the "CREEKSIDE COMMERCE PARK PLANNED UNIT DEVELOPMENT ORDINANCE". a a> y C, U ct "Th U, O O L 0 4- C E V Words stpfteJk-through are deleted; words underlined are added. 2014 CP UD Amendment iii March 8,2016 Packet Pg 143 r1 • LISAUr, .v • d=', :.a: "x a• _.. A. ' T'—�'a;:..,-• 4,gifi.% ..: r. `'` `�... -..:zt• * " ,' mrd-,:. • 9.A.e SECTION I LEGAL DESCRIPTION,PROPERTY OWNERSHIP,AND GENERAL DESCRIPTION L1 PURPOSE The purpose of this section is to set forth the legal description and ownership of Creekside Commerce Park, and to describe the existing condition of the property proposed to be developed. 1.2 LEGAL DESCRIPTION All that part of Section 27,Township 48 South,Range 25 East,Collier County, Florida being more particularly described as follows; COMMENCING at the northwest corner of said Section 27; thence along the north line of said Section 27 South 89°45'21" East 1869.61 feet; a thence leaving said line South 00°14'39"West 125.00 feet to a point on the south right of way line of Immokalee Road(S.R. 846)and the POINT OF BEGINNING of the parcel a, herein described; thence along said right of way line in the following Six(6)described courses; 1) South 89°45'21" East 485.99 feet; v 2) South 00°14'39"West 10.00 feet; C;; 3) South 89°45'21"East 150.19 feet; 4) South 89°48'33"East 716.81 feet; 5)North 05°34'33" West 10.05 feet; 6) South 89°48'33"East 486.21 feet to a point on the west right of way line of Goodlette Road as recorded in Plat Book 3,page 58,Public Records of Collier County, Florida; -d thence along said line South 05°33'48"East 1767.02 feet; o thence leaving said line South 89°20'53" West 51.18 feet; thence North 23°55'53" West 13.07 feet; a) thence northwesterly, 30.71 feet along the arc of a circular curve concave to the c northeast,having a radius of 80.00 feet,through a central angle of 21°59'52"and being subtended by a chord which bears North 12°55'57"West 30.53 feet; thence North 05°00'53" West 31.56 feet; thence North 36°19'20" West 32.02 feet; thence North 56°04'35"West 35.11 feet; thence North 80°39'15" West 32.53 feet; thence North 88°39'12" West 97.78 feet; thence North 86°04'40"West 45.79 feet; thence North 89°49'48"West 132.77 feet; thence North 69°40'10" West 37.23 feet; thence South 89°20'53" West 142.47 feet; thence South 84°59'26" West 24.66 feet; thence South 74°56'50" West 121.32 feet; thence South 79°49'59" West 45.93 feet; thence westerly and northwesterly,45.51 feet along the arc of a circular curve concave to the northeast,having a radius of 66.00 feet,through a central angle of 39030'16" and Words struck through are deleted; words underlined are added. 2014 CPUD Amendment 1-1 March 8, 2016 Packet Pg. 144 «E 9.AA e° being subtended by a chord which bears North 80°24'53" West 44.61 feet to a point of compound curvature; thence northwesterly, 52.92 feet along the arc of a circular curve concave to the southwest,having a radius of 150.00 feet,through a central angle of 20'12'57"and being subtended by a chord which bears North 70°46'13"West 52.65 feet; thence North 80°52'42" West 36.59 feet; thence westerly and southwesterly,46.18 feet along the arc of a circular curve concave to the southeast,having a radius of 80.00 feet,through a central angle of 33°04'14"and being subtended by a chord which bears South 82°35'11" West 45.54 feet to a point of compound curvature; thence southwesterly and westerly, 38.16 feet along the arc of a circular curve concave to the northwest,having a radius of 60.00 feet,through a central angle of 36°26'19"and being subtended by a chord which bears South 84°16'14" West 37.52 feet to a point of compound curvature; thence westerly and northwesterly, 68.85 feet along the arc of a circular curve concave to the southwest,having a radius of 305.00 feet,through a central angle of 12°55'59" and being subtended by a chord which bears North 83°58'36"West 68.70 feet; o. thence South 89°33'25" West 18.36 feet; a) thence South 89°39'19"West 71.63 feet; thence North 89°34'56"West 36.03 feet; thence South 86°06'41" West 42.94 feet; thence South 83°44'16" West 26.23 feet; N thence South 51°01'13"West 27.49 feet; or.\ thence South 33°25'50" West 19.95 feet; thence South 15°40'05" West 20.54 feet; thence South 10°54'39" West 34.64 feet; thence South 89°20'14" West 101.06 feet; -� thence North 10°46'06"East 101.42 feet; o thence North 89°20'53"East 65.45 feet; c thence North 00°39'07" West 100.64 feet; E thence South 89°20'53" West 503.78 feet; 5 thence North 00°39'07" West 27.71 feet; Q thence North 72°58'55" West 131.30 feet; thence North 02°08'56" West 1473.29 feet to a point on the south right of way line of said Immokalee Road(S.R. 846) and the POINT OF BEGINNING of the parcel herein described; Containing 69.48 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°49'40"East. All that part of Section 27,Township 48 South,Range 25 East, Collier County, Florida being more particularly described as follows; Commencing at the northeast corner of said Section 27; Words struck-thro ugli are deleted;words underlined are added. 2014. CPUD Amendment 1-2 March 8, 2016 Packet Pg.145 9.A.e thence along the east line of said Section 27, South 01°09'43"East 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846)and the POINT OF BEGINNING of the parcel herein described; thence continue along said east line South 01°09'43"East 1189.62 feet; thence leaving said line South 89°48'50" West 677.35 feet; thence South 05°35'39"East 886.02 feet; thence South 89°48'50" West 400.00 feet to a point on the easterly right of way line of Goodlette Frank Road as Recorded in Plat Book 13,page 58,Public records of Collier County, Florida; thence along said line North 05°35'39" West 2088.10 feet to a point of the south right of way line of said Immokalee Road (S.R. 846); thence along said line South 89°49'40"East 1168.55 feet; thence continue along said line South 89°12'58"East 1.85 feet to the POINT OF BEGINNING of the parcel herein described; Containing 38.9 acres more or less; Subject to easements and restrictions of record. a Bearings are assumed and based on the north line of said Section 27 being South -tea 89°46'26"East. u, a) LESS A PORTION OF TRACTS "R" AND "LI" CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC N RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY c DESCRIBED AS FOLLOWS: cs BEGIN AT THE NORTHWESTERLYMOST CORNER OF TRACT"R"(CREEKSIDE WAY) CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 0 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA;THENCE RUN SOUTH 89°45'00" EAST, ALONG THE SOUTH RIGHT-OF-WAY OF IMMOKALEE ROAD FOR A DISTANCE OF 249.45 FEET; THENCE RUN SOUTH 00°25'51" WEST FOR A DISTANCE OF 107.22 FEET; THENCE RUN SOUTH 60°02'56" EAST FOR A DISTANCE OF 117.20 FEET; THENCE RUN SOUTH 82°32'14" EAST FOR A DISTANCE OF 119.17 FEET TO A POINT ON THE EAST LINE OF TRACT"L1" OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE, ALSO BEING THE WES LINE OF LOT 3 OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE; THENCE RUN SOUTH 00°07'39" EAST, ALONG SAID EAST LINE FOR A DISTANCE OF 111.93 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY OF SAID TRACT "R"; THENCE RUN NORTH 89°58'01" WEST, ALONG SAID NORTH RIGHT-OF-WAY FOR A DISTANCE OF 456.64 FEET TO A POINT ON THE WEST RIGHT-OF-WAY OF SAID TRACT "R"; THENCE RUN NORTH 02°19'5T WEST, ALONG SAID WEST RIGHT-OF-WAY FOR A DISTANCE OF 294.20 FEET TO THE POINT OF BEGINNING; CONTAINING 2.32 ACRES,MORE OR LESS. Words dough are deleted;words underlined are added. 2014 CPUD Amendment 1-3 March 8, 2016 Packet Pg. 146 9.N.e. 13 PROPERTY OWNERSHIP The subject property is currently under the equitable ownership or control of Barron Collier Partnership, or its assigns, whose address is 2640 Golden Gate Parkway, Naples, FL 34105. 1.4 GENERAL DESCRIPTION OF PROPERTY A. The project site is located in Section 27, Township 48 South,Range 25 East, and is generally bordered on the west by Agriculturally zoned and developed property; on the north, across Immokalee Road by office and medical (North Collier Hospital) PUD zoned and developed property; on the east by Medical Office Park currently under development,County Park and County Wastewater Treatment Facility;and on the south by PUD and County Wastewater Treatment Facility. The location of the site is shown on Exhibit A Aerial Photograph,Location Map. B. The zoning classification of the subject property at the time of PUD application is I a (Industrial)and A(Agricultural). C. Elevations within the site are approximately 7.5 to 9 feet-NGVD. Per FEMA Firm Map Panels No. 1200670193D, dated June 3, 1986, the Creekside Commerce Park v property is located within Zones "AE-11" of the FEMA flood insurance rate. N Topographic mapping is shown on Exhibit G. cm- N D. The soil types on the site generally include Riviera limestone substratum, Copeland fine sand, Pineda fine sand, Immokalee fine sand, Myakka fine sand, Basinger fine sand, Riveria fine sand, Ft. Drum and Malabar fine sand, and Satellite fine sand. -a Soil Conservation Service mapping of soil types is shown on Exhibit D. o E. Prior to development, vegetation on the site primarily consists of active croplands E and small amounts of pine flatwoods. An isolated wetland system is located along the south side of Immokalee Road west of Goodlette-Frank Road. This wetland consists primarily of Brazilian pepper that surrounds a small willow area. The ac wetland on the east side of Goodlette-Frank Road consists primarily of cabbage palms. A portion of the historic water course within this wetland has been channelized. Brazilian pepper has infested the northern part of this wetland. A detailed vegetation mapping is shown on Exhibit C. F. The project site is located within the Pine Ridge Canal and West Branch Cocohatchee River sub-basins,as depicted within the Collier County Drainage Atlas (July, 1995). The Conceptual Stormwater Management Master Plan is shown on Exhibit H. Words tick-through are deleted;words underlined are added. 2014 CP UD Amendment 1-4 March 8, 2016 Packet Pg. 147 9.A.e 1,5 DEVELOPMENT OF REGIONAL IMPACT Creekside Commerce Park does not meet the minimum thresholds for a Development of Regional Impact(DRI),pursuant to Chapter 380.06,Florida Statutes, 1997, in that it is at or below 80%of all numerical thresholds in the guidelines and standards set forth therein. 0 m d d L U N N to O tp 0 d E V i•+ Words eekrough are deleted;words underlined are added. 2014 CPUD Amendment 1-5 March 8, 2016 Packet`Pg.'148 9Ae SECTION II PROJECT DEVELOPMENT 2.1 PURPOSE The purpose of this Section is to generally describe the plan of development for Creekside Commerce Park (park), and to identify relationships to applicable County ordinances,policies, and procedures. 2.2 GENERAL DESCRIPTION OF THE PARK AND PROPOSED LAND USES A. Creekside Commerce Park will consist of predominately industrial, warehouse, wholesale, financial institutions, business and office uses, with limited amounts of retail uses. Creekside Commerce Park shall establish project-wide guidelines and standards to ensure a high and consistent level of quality for proposed features and facilities. o. B. The Master Plan is illustrated graphically on Exhibit B (WMB&P,Inc.File No. RZ- 225B). A Land Use Summary indicating approximate land use acreages is shown on the plan. The location, size, and configuration of individual tracts shall be v determined at the time of Preliminary Subdivision Plat approval with minor adjustments at the time of Final Plat approval, in accordance with Section 3.2.7.2.of N the Collier County Land Development Code(LDC). LAI2.3 COMPLIANCE WITH COUNTY ORDINANCES r A. Regulations for development of Creekside Commerce Park shall be in accordance o with the contents of this PUD Ordinance, and to the extent they are not inconsistent with this PUD Ordinance, applicable sections of the LDC and Collier County Growth Management Plan which are in effect at the time of issuance of any development order. Where this PUD Ordinance does not provide developmental standards, then the provisions of the specific section of the LDC that is otherwise applicable shall apply to which said regulations relate. B. Unless otherwise defined herein,or as necessarily implied by context,the definitions of all terms shall be the same as the definitions set forth in the LDC in effect at the time of development order application. C. Development permitted by the approval of this PUD will be subject to the Adequate Public Facilities Ordinance,Division 3.15 of the LDC. D. All conditions imposed herein or as represented on the Creekside Commerce Park Master Plan are part of the regulations which govern the manner in which the land may be developed. Words uel t are deleted; words underlined are added. '"1 d 2014 CYLID Amendment 2-1 March 8, 2016 Packet Pg. 149 >F 9"Ae ; /tea E. The Site Development Plans Division of the LDC (Article 3, Division 3.3) shall apply to Creekside Commerce Park,except where an exemption is set forth herein or otherwise granted pursuant to LDC Section 3.3.4. F. The Developer shall submit to the County an annual PUD monitoring report in accordance with LDC Section 2.7.3.6. 2.4 COMMUNITY DEVELOPMENT DISTRICT A. The Developer may elect to establish a Community Development District (CDD) pursuant to Chapter 190, Florida Statutes, 1997, to provide and maintain infrastructure and community facilities needed to serve the park. A CDD would constitute a timely, efficient, effective, responsive and economic way to ensure the provision of facilities and infrastructure for the proposed development. Such infrastructure as may be constructed, managed and financed by the CDD shall be Zr. subject to, and shall not be inconsistent with, the Collier County Growth Management Plan and all applicable ordinances dealing with planning and permitting of Creekside Commerce Park. N B. The land area is amenable to infrastructure provision by a district that has the powers set forth in the charter of a Community Development District under Section 190.006 .--. through 190.041, Florida Statutes. Such a district is a legitimate alternative available c both to the County and to the landowner for the timely and sustained provision of quality infrastructure under the terms and conditions of County development approval. t° 2.5 LAND USES 0 I- A. The location of land uses are shown on the PUD Master Plan, Exhibit B. Changes and variations in building tracts, location and acreage of these uses shall be permitted at preliminary subdivision plat approval, preliminary site development plan approval and final site development plan approval to accommodate utilities, topography, vegetation, and other site and market conditions, subject to the provisions of Section 2.7.3.5. of the Collier County LDC. The specific location and size of individual tracts and the assignment of square footage or units shall be determined at the time of site development plan approval. B. Roads and other infrastructure may be either public, private or a combination of public and private, depending on location, design and purpose. The request for a road to be public shall be made by the Developer at the time of final subdivision plat approval. The Developer or its assignees shall be responsible for maintaining the roads, streets, drainage, common areas, water and sewer improvements where such systems are not dedicated to the County. Standards for roads shall be in compliance with the applicable provisions of the County Code regulating subdivisions, unless otherwise approved during subdivision approval. The Developer reserves the right Words souk-through are deleted; words underlined are added. 2014 CPDD Amendment 2-2 March 8,2016 Vit') Packet Pg. 150 f t:A e to request substitutions to Code design standards in accordance with Section 3.2.7.2. of the LDC. 2.6 LAKE SITING A. As depicted on the PUD Master Plan, lakes have been preliminary sited. The goal of this Master Plan is to achieve and overall aesthetic character for the park, to permit optimum use of the land, and to increase the efficiency of the water management network. Fill material from lakes is planned to be utilized within the park; however, excess fill material may be utilized off-site. The volume of material to be removed shall be limited to ten percent of the calculated excavation volume to a maximum of 20,000 cubic yards. If the applicant wishes to take more off-site, a commercial excavation permit will be required. Final lake area determination shall be in accordance with the South Florida Water Management District stormwater criteria and Section 3.5.7. of the LDC. 1. Setbacks: Excavations shall be located so that the control elevation shall a adhere to the following minimum setback requirements, subject to approval of County staff at time of final construction plan approval: •0 a) Twenty feet (20') from right-of-way of internal roads. The roads will be designed to (AASHTO) road standards and shall incorporate such factors as road alignment, travel speed, bank slope, road cross sections, and need for barriers. U, 0 b) Forty feet (40') from Immokalee Road or Goodlette-Frank Road rights-of-way. Perimeter property lines will have a setback of twenty feet (20'). The roads will be designed to (AASHTO) road O standards and shall incorporate such factors as road alignment, travel speed,bank slope, road cross sections and need for barriers. 2.7 FILL STORAGE A. Fill storage is generally permitted as a principal use throughout the Creekside Commerce Park PUD. Fill material generated from properties owned or leased by the Developer may be transported and stockpiled within areas which have been disturbed. Prior to stockpiling in these locations, the Developer shall notify the Community Development and Environmental Services Administrator per Section 3.2.8.3.6.of the LDC. The following standards shall apply: 1. Stockpile maximum height: Thirty-five feet(35') 2. Fill storage areas in excess of five feet(5') in height shall be separated from developed areas by fencing, excavated water bodies or other physical barriers if the side slope of the stockpile is steeper than 4 to 1 (i.e.3 to 1). Words str-uelk-throughare deleted;words underlined are added. 2014 CPUD Amendment 2-3 March 8, 2016 Packet,Pg151 ;) WERIMENIV 9AG! a) Soil erosion control shall be provided in accordance with LDC Division 3.7. 2.8 USE OF RIGHTS-OF-WAY Utilization of lands within all park rights-of-way for landscaping, decorative entrance ways, and signage shall be allowed subject to review and administrative approval by the Developer and the Community Development and Environmental Services Administrator for engineering and safety considerations during the development review process. 2.9 SALES O141410E AND CONSTRUCTION OFFICE Sales offices, construction offices, and other uses and structures related to the promotion and sale of real estate such as, but not limited to,pavilions,parking areas,and signs, shall be permitted principal uses throughout Creekside Commerce Park. These uses may be either wet or dry facilities. These uses shall be subject to the requirements of Section 2.6.33.4., Section 3.2.6.3.6. and Division 3.3 of the LDC, with the exception that the a temporary use permit shall be valid through the life of the project with no extension of m the temporary use required. These uses may use septic tanks or holding tanks for waste disposal subject to permitting under F.A.C. IOD-6 and may use potable water or irrigation wells. �-� 2.10 CHANGES AND AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN N A. Changes and amendments may be made to this PUD Ordinance or PUD Master Plan c as provided in Section 2.7.3.5. of the LDC. Minor changes and refinements as described herein may be made by the Developer in connection with any type of development or permit application required by the LDC. o B. The Community Development and Environmental Services Administrator shall be authorized to approve minor changes and refinements to the Creekside Commerce -c Park Master Plan upon written request of the Developer or his assignee. a C. The following limitations shall apply to such requests: 1) The minor change or refinement shall be consistent with the Collier County Growth Management Plan and the Creekside Commerce Park PUD document. 2) The minor change or refinement shall not constitute a substantial change pursuant to Section 2.7.3.5.1.of the LDC. 3) The minor change or refinement shall be compatible with external adjacent land uses and shall not create detrimental impacts to abutting land uses, water management facilities,and conservation areas within or external to the PUD. Words struck strwelf-through are deleted;words underlined are added. 2014 CPUD Amendment 2-4 March 8,2016 Packet Pg 152 r 9.A.e D. The following shall be deemed minor changes or refinements: 1) Reconfiguration of lakes,ponds,canals,or other water management facilities where such changes are consistent with the criteria of the South Florida Water Management District and Collier County. 2) Internal realignment of rights-of-ways. 3) Reconfiguration of parcels per Section 5.5 of this PUD. E. Minor changes and refinements as described above shall be reviewed by appropriate Collier County staff to ensure that said changes and refinements are otherwise in compliance with all applicable County Ordinances and regulations prior to the Community Development and Environmental Services Administrator's consideration for approval. F. Approval by the Community Development and Environmental Services cu Administrator of a minor change or refinement may occur independently from and Y prior to any application for Subdivision or Site Development Plan approval, a however such approval shall not constitute an authorization for development or implementation of the minor change or refinement without first obtaining all other c„ necessary County permits and approvals. 2.11 PRELIMINARY SUBDIVISION PLAT PHASING o Submission, review, and approval of Preliminary Subdivision Plats for the park may be -a accomplished in phases to correspond with the planned development of the property. 0 2.12 OPEN SPACE AND NATIVE VEGETATION RETENTION REQUIREMENTS The PUD will fully comply with all sections of the LDC and meet the requirements of the Growth Management Plan relating to open space and retention of native vegetation. 2.13 SURFACE WATER MANAGEMENT In accordance with the Rules of the South Florida Water Management District (SFWMD), Chapters 40E-4 and 4-E-40, this project shall be designed for a storm event of 3-day duration and 25-year return frequency. The lake originally approved as Lake L- 1, Creekside Unit I Plat, shall continue to be operated and maintained in accordance with the approved plat and approved South Florida Water Management District Permit. Words struck-through are deleted; words underlined are added. 2014 CPDD Amendment 2-5 March 8,2016 Packet Pg. 153 9.A.e 2.14 ENVIRONMENTAL Environmental permitting shall be in accordance with the State of Florida Environmental Resource Permitting (ERP) Rules, and shall further be subject to review and approval by Collier County Planning Services Department Environmental Review Staff. 2.15 UTILITIES All necessary easements, dedications, or other instruments shall be granted to insure the continued operation and maintenance of all service utilities in compliance with applicable regulations in effect at the time approvals are requested. 2.16 TRANSPORTATION A. The Developer shall provide appropriate left and/or right turn lanes on Immokalee Road and Goodlette-Frank Road at the main park entrances. Such turn lanes shall be in place prior to the issuance of any Certificates of Occupancy for a use that a. utilizes the perspective/associated entrance. tv •N B. There shall be a full access intersection at the park's southern entrance on Goodlette Frank Road. When justified by traffic warrants, this intersection shall c.) be signalized,notwithstanding its proximity to Immokalee Road. <y ^,. N C. Future access points to Immokalee and Goodlette-Frank Roads are those shown on the Creekside Commerce Park Master Plan. o ca D. Arterial level street lighting shall be provided by the Developer at the park's main -� entrance in conjunction with the development of this entrance. 0 E. Road impact fees shall be paid in accordance with the provisions of Ordinance 92-22, as amended. F. The Developer shall provide the appropriate easements or reserve right of way so that the southerly access road west of Goodlette Frank Road may be interconnected to the properties to the west of Creekside Commerce Park. G. The Developer shall provide a fair share contribution toward the capital cost of traffic signals at any project access when deemed warranted by Collier County. The signal shall be owned, operated and maintained by Collier County. H. The Developer agrees to complete construction of the segment of internal roadway that connects Goodlette-Frank Road to the I/C parcel (herein called "southern parcel") that is west of Goodlette Road and abuts Pelican Marsh prior to the first of the following to occur: 1) The issuance of a certificate of occupancy for the "southern parcel"; Words ) ugh are deleted; words underlined are added. 2014 CPUD Amendment 2-6 March 8, 2016 Packet Pg. 154 �� . ,d'�J ,., '- _ , t 5 ( M1,.S.. .atS 'vS4'4 «a"ydaLk^?flk '*s..ue: }i.e.ma t✓rm't.:tiz*e ..6. u+.x�snruw.av-nsr szw. 9.A.e 2) The issuance of a certificate of occupancy on the second business parcel to be developed west of the Pine Ridge Drainage Easement; 3) Within 3 years of approval of this PUD; or 4) Within 9 months of obtaining "grant" money or other funds for construction of such infrastructure from an outside source. I. The I/C parcels west of the Pine Ridge Drainage Easement and immediately north of the south road shall connect for service and employee access at the time that the south road is extended to a point that they may connect. J. The Developer agrees to provide the County with an update of the Transportation Impact Statement(TIS) at the time of submittal of a Preliminary Subdivision Plat or Site Development Plan. a. K. The Goodlette-Frank Road southernmost access to the I/C parcel east of Goodlette-Frank Road shall be limited to a right-in/right-out access. L. The maximum trip generation allowed by the proposed uses both primary and ancillary may not exceed 1754 PM Peak Hour,two-way trips. •' N tF Of 2.17 COMMON AREA MAINTENANCE U, Most common area maintenance will be provided by the CDD or by a Property Owner's coo Association (POA). The CDD or the POA, as applicable, shall be responsible for the -a operation, maintenance, and management of the surface water and stormwater O management systems and reserves serving Creekside Commerce Park, in accordance with any applicable permits from the South Florida Water Management District. 2.18 DESIGN GUIDELINES AND STANDARDS A. The Collier County Planned Unit Development District is intended to encourage ingenuity, innovation and imagination in the planning, design and development or redevelopment of relatively large tracts of land under unified ownership as set forth in the LDC, Section 2.2.20. B. Creekside Commerce Park is planned as a functionally interrelated business park under unified control. The Developer will establish community-wide guidelines and standards to ensure a high level of quality for both the common areas and the individual parcel developments. C. These guidelines will serve as a control for individual parcel development, and be referred to as The Declaration of Covenants, Conditions and Restrictions for Creekside Commerce Park. The level of quality defined in this document is Words • . are deleted; words underlined are added. 2014 CPUDAmendment 2-7 March 8, 2016 Packet Pg. 155 9.A e directed towards the creation of an attractive business environment, and these standards are the basis for evaluation of projects submitted for review to the Property Association's Architectural and Landscaping Committee, referred to as the ALC. The standards in this document will include criteria for site planning, architectural design, lighting, landscaping, and graphics and signage. D. The specific design guidelines will act as supplemental standards to the requirements of this Planned Unit Development Ordinance, and other County codes, but in no way supersede them. 1. Common Areas The master design of the park's entries and signage, streetscapes, and open space areas will form a harmonious framework that visually links the entire park together. This unified appearance will enhance the image of the entire community. Internal roadways will provide efficient vehicular circulation with streetscapes that create pleasant neighborhood environments. Streetscape plans a will be designed to establish a hierarchy of landscape improvements appropriate C in scale and character with the function of the street and adjacent land uses. Along these streetscapes a pedestrian walkway system will be established to link each project with the overall community. �-� 2. Individual Projects 0 • � i A. Site Planning: Each individual parcel project will provide a visually appealing, articulated, identifiable path of entry for pedestrians and vehicles from the street to the site and from the site to the buildings -� themselves. The orientation of a building or structure upon a site O will not only reflect the project's functional need, but will also be c responsive to the individual parcel's characteristics and be sensitive to adjacent land uses and the surrounding community. B. Architectural standards: The objective of the architectural standards will be to promote the creation of an attractive, value-apparent business environment. Design elements throughout a project must be consistent with the nature of the chosen style and building materials selected. Project design should endeavor to adhere to the classical principles of design and avoid clichés, overly complex or garish motifs,while seeking to invoke a"timeless"quality. C. Lighting: The guidelines for lighting will establish a continuity of design for all lighting in the park which is consistent with the overall visual impression of the park. D. Landscaping: The purpose of landscape design guidelines within individual projects is to guide development toward harmonious and � 1 Words'ti ckthrough are deleted;words underlined are added. 2014 CPUD Amendment 2-8 March 8, 2016 �A mom. Packet Pg.156 11 9.Ae visually pleasing landscape that is cohesive with the overall master landscape plan. The Creekside landscape concept will have a naturalistic theme. Similar to the overall project's plant palette, individual sites will be dominated with plants that are native, xeric, or naturalized within Southwest Florida. Landscape designs will create a coherent theme which emphasizes plant material as a primary unifying element. 1. Landscape elements along public R.O.W.s will be complimentary to streetscape landscaping. Parcel entries will be designed to harmonize with adjacent streetscape landscaping,and clearly accentuate,the parcel entry. 2. Individual parking lots will be screened from the roadways as much as possible, without obscuring views of the building entrances. In addition, plant materials used around main entrances of buildings will visually cue visitors to—their location. w E. Graphics/signage: The guidelines serve to provide continuity of design for all signage in the park which is consistent with the overall visual impression of the park. Parcel signage serves the N identification needs of the individual tenants and user. N`M 2.19 LANDSCAPE BUFFERS,BERMS,FENCES AND WALLS o ca Landscape buffers, berms, fences and walls are generally permitted as a principal use throughout Creekside Commerce Park. Required buffer treatments shall terminate at 0 entrances to accommodate entrance treatments and at lakes to accommodate views into the park. The following standards shall apply: E A. Landscape buffers contiguous to Immokalee Road R.O.W. will be installed at the co time of subdivision improvement per construction phase and will have the following characteristics: 1) Minimum width of 20'-0", measured from the R.O.W. 2) Adjacent to Business District type uses within the Business District, trees will be native, xeric, or naturalized canopy trees, spaced at 25' on center (O.C.), planted at an initial height of 13'-14' overall (O.A.) with a 6' spread. In addition, a continuous 24" high shrub hedge shall be provided within the 20' buffer. B. Landscape buffers contiguous to Goodlette-Frank Road R.O.W. will be installed at the time of subdivision improvement per development phase and will have the following characteristics: Words struckthrough are deleted;words underlined are added. 2014. CPUD Amendment 2-9 March 8, 2016 Packet Pg. 157 +k - 9.A.e 1) Minimum width of 20'-0",measured from the R.O.W. 2) Adjacent to Business District type uses within the Business and Industrial/Commerce (I/C) Districts, trees will be native, xeric, or naturalized canopy trees, spaced at 25' O.C., planted at an initial height of 12' O.A., with a 6' spread. At the time of individual lot improvements,hedges will be placed at parking lot edges to satisfy the requirements of LDC Section 2.4.7.4. 3) Adjacent to industrial type uses within the Industrial/Commerce District, trees will be native,xeric or naturalized canopy trees, spaced at 25' O.C., planted at an initial height of 12' O.A,with a 6' spread. Trees will be placed on a berm, 3 feet high and supplemented with a 5 foot high hedge consisting of but not limited to the following plant material: coco plum, viburnam, Ficus. The intent will be to obtain 80% opacity within one year of planting for travelers on Goodlette-Frank Road. a C. Landscape buffers surrounding the perimeter of the park will be installed at the time of subdivision improvement per construction phase. The buffers are Y referenced on Exhibit B, and proceed in a clockwise direction from the northeast corner of the project as follows: c.) .-� 1) The landscape buffer along the eastern most property boundary, north of the preserve area, as depicted on Exhibit B, shall consist of an Alternative "A" type buffer. Any preservation areas within this buffer may be credited toward buffering requirements. 2) The preserve area along the balance of the eastern most property boundary 0 will serve as the buffer between uses. a4 E 3) The Developer will provide a five feet (5') wide Alternative "A" type buffer with trees planted fifty feet (50') on center between the business use and the preserve/lake area, as depicted on Exhibit B. 4) The Developer will provide a five feet (5') wide Alternative "A" type landscape buffer with trees planted fifty feet (50') on center along the eastern property boundary contiguous to the Collier County Sewage Treatment Plant. 5) The landscape buffer along the southern most property boundary, east of Goodlette-Frank Road, shall be a five feet (5') wide Alternative "A" type buffer with trees planted fifty feet (50') on center. An opaque hedge six feet (6') high will be planted to supplement the existing oak tree buffer planted by the County at the Collier County Sewage Treatment Plant. 6) The existing landscape berm/buffer from Goodlette Frank Road to the west side of the Pine Ridge Drainage Easement will be supplemented as follows: a Words Ohre are deleted; words underlined are added. 2019 CPDD Amendment 2-10 March 8, 2016 Packet Pg. 158. 9.A.e r'y type "A" buffer along the proposed lake; and the remaining area westward of the lake will be supplemented to consist of 50 sabal palms, 8'44' O.A. and 4 Ficus nitida 12'-13' O.A. and 6'-8' wide; locations to be coordinated with the adjacent property owner. 7) The Developer will provide a ninety percent (90%) opaque landscape buffer and berm between the I/C District and the Pelican Marsh PUD from the west side of the Pine Ridge Drainage Easement to the existing berm to the west, that approximates the existing Pelican Marsh berm/buffer. This buffer will be installed concurrent with any UC construction west of the Pine Ridge Drainage Easement. The buffer shall meet ninety percent (90%) opacity within one(1)year of planting. 8) The Developer will supplement with additional trees the buffer along the remaining portion of the southern property line westward to achieve a ninety percent (90%) opaque buffer. This buffer will be installed concurrent with any I/C construction west of the Pine Ridge Drainage Easement. a 9) The landscape buffer between the I/C District and the adjacent Agricultural District along the southern portion of the western property line will be an m Alternative"A"type buffer. 10)The landscape buffer between the R.O.W. and the adjacent Agricultural District to the west will be an Alternative "A"type buffer and be incorporated =''M into the R.O.W. D. Maximum fence or wall height internal to the PUD: Twelve feet(12'). -a O E. Landscape buffers, berms, fences and walls will be constructed along the perimeter of the Creekside Commerce Park PUD boundary concurrent with subdivision and site development construction phase,except where noted in this document. co F. Sidewalks, water management systems, drainage structures, and utilities may be allowed in landscape buffers pursuant to review and approval of the Development Services Administrator. G. Landscape berms located within the Creekside Commerce Park PUD boundary and contiguous to a property line and/or right-of-way line may be constructed such that the toe of slope is located on the property line and/or encroaches into the right-of- way line when approved by the applicable owner or agency. 2.20 SIGNAGE A. GENERAL Words geek through are deleted;words underlined are added. 2014 CPUD Amendment 2-11 March 8,2016 Packet Pg. 159 i 1 9.Ae 1) Pursuant to Section 2.5.5.2.3.7. of the LDC, the following conditions provide for the required comprehensive sign plan for the Creekside Commerce Park 2) Each platted parcel shall be considered a separate parcel of land. 3) Signs and decorative landscaped entrance features within a County dedicated right-of-way, shall require a right-of way permit subject to the review and approval of the County. 4) All signs shall be located so as not to cause sight line obstructions. B. PARK ENTRY SIGNS 1) Major park entry signs shall be located as depicted on Exhibit B. Each sign will not exceed 160 square feet in size on any side and signs will be no longer than 25 feet in length and 8 feet in height. a 2) Minor park entry signs shall be located as depicted Exhibit B. Each minor monument sign will not exceed 100 square feet in size on any side. Minor (, monument signs will be no larger than 20 feet in length and 6-8 feet in height. w U C. INTERNAL SIGNS C;; o 1) Directional or identification signs are allowed within the business park. Such signs may be used to identify the location or direction of approved uses such o as sales centers, information centers,etc. Individual signs may be a maximum of 4 square feet per side in size, or signs maintaining a common architectural -a theme may be combined to form a menu board with a maximum size of 25 0 square feet per side, and a maximum height of 8 feet. No building permit is required unless such signs are combined to form a menu board. 2) Grand Opening signs: The Developer or parcel owner may display an on-site a grand opening sign not exceeding 32 square feet on a side, and not exceeding 64 square feet total. Banner signs shall be anchored and may be displayed on- site for a period not exceeding 14 days within the first three months that the Developer/occupant is open for business. D. USER SIGNS I) Wall, mansard, canopy or awning signs: One wall, mansard, canopy or awning sign may be permitted for each single-occupancy facility, or for each establishment in a multiple-occupancy facility. Corner units within multiple- occupancy facilities, or multi-frontage single-occupancy facilities shall be allowed two signs, but such signs shall not be combined for the purpose of placing the combined area on one wall. However,the combined area of those Words struck-through are deleted;words underlined are added. 2014 CPUD Amendment 2-12 March 8, 2016 Packet`Pg.!,160 z,1 9:A e signs shall not exceed the maximum allowable display area for signs by this ordinance. a. The maximum allowable display area for signs may not be more than 15 percent of the total square footage of the visual facade of the building to which the sign will be attached and may not, in any case, exceed 200 square feet in area for any sign. 2) Monument and Pole signs: One (1) monument or pole sign is permitted for each lot or parcel for each external and internal road frontage(s). a. Maximum allowable sign area: 60 square feet per side. if two sided b. Maximum allowable height: 15 feet for pole signs, 8 feet for monument signs. e,a.Internal road frontage setbacks: A minimum of fifteen feet (15') from the a edge of pavement. Signs may encroach within the right-of-way subject to maintaining safe site distance triangles as per Section 2.4.4.16. of the LDC �, and when approved by the Community Development and Environmental Services Administrator and applicable utility. v N 4b.External road frontage setbacks: Pole signs shall be setback from any c'''1 external right-of-way in accordance with the applicable section of the LDC. Monument signs may be permitted closer to the right-of-way subject to maintaining safe site distance triangles as per Section 2.4.4.16. of the LDC and when approved by the Community Development and -a Environmental Services Administrator and applicable utility. 0 r e:c.Spot or floodlights may be permitted provided said light shines only on the signs or landscaping and is shielded from motorists and adjacent residents. co f-d.Should the U.S. Postal Service purchase or lease land within Creekside Commerce Park, in addition to the user signs as permitted herein,they will be allowed one sign between Immokalee Road and the proposed lake adjacent to the west entry. E. TRAFFIC SIGNS Traffic signs such as street name signs, stop signs, speed limit signs, etc. may be designed to reflect a common architectural theme, in accordance with Section 3.2.8.3.19. of the LDC. 2.21 GENERAL PERMITTED USES Words trek-through are deleted; words underlined are added. 20/4 CP UD Amendment 2-13 March 8,2016 Packet Pg. 161 9,A.e, A. Certain uses shall be considered general permitted uses throughout the Creekside Commerce Park PUD except in the Preserve Area. General permitted uses are those uses which generally serve the Developer and tenants of Creekside Commerce Park and are typically part of the common infrastructure. B. General Permitted Uses: 1. Essential services as set forth under LDC, Section 2.6.9.1. 2. Water management facilities and related structures. 3. Temporary sewage treatment facilities. 4. Lakes including lakes with bulkheads or other architectural or structural bank treatments. 5. Guardhouses,gatehouses,and access control structures. a a) 6. Temporary construction, sales, and administrative offices for the Developer and Developer's authorized contractors and consultants, including necessary access ways,parking areas and related uses. 7. Landscape features including, but not limited to, landscape buffers, berms, fences and walls subject to the standards set forth in Section 2.11 of this PUD. 8. Fill storage subject to the standards set forth in Section 2.7 of this PUD. Site filling and grading as set forth in Section 2.7 of this PUD. 0 9. Any other use which is comparable in nature with the foregoing uses and which the Community Development and Environmental Services Administrator determines to be compatible. 10. Sidewalks may occur within County required buffers if approved by the Community Development and Environmental Services Administrator. 11. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein are to be in accordance with the LDC provision in effect at the time of Site Development Plan Approval. 12. Creekside Commerce Park shall be permitted to develop with a maximum of 40 percent commercial uses. Commercial uses are defined as offices, health services, medical clinics, financial institutions, fitness centers, childcare centers, restaurants and retail sales in accordance with Section 3.3. C.2. hereof. Words struck-t ereugh are deleted; words underlined are added. 2014 CPUD Amendment 2-14 March 8, 2016 Packet Pg. 162 NEINIREM :Ike 2.22 MISCELLANEOUS A. Issuance of a develoj,mentpermit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. B. All other applicable state or federal permits must be obtained before commencement of the development. D U) Y a) d L U N^ .. 1 N CO 0 4- C 0 E v lQ d•+ Words s4Fuele-thpaugh are deleted;words underlined are added. 2014 CPUD Amendment 2-l 5 March 8, 2016 Packet Pg. 163 9.A.e SECTION III INDUSTRIAL/COMMERCE DISTRICT 3.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for areas within Creekside Commerce Park designated on the Master Plan as "I/C". 3.2 GENERAL DESCRIPTION Areas designated as"I/C" on the PUD Master Plan are intended to provide a maximum of 62-0550,000 square feet of gross floor area of industrial/commerce uses on 41.6± net acres. Intermediate care (SIC Code 8052), group housing and hotel/motel uses (SIC Code 7011) are in addition to the IC gross square footage figures. The overall floor area ratio (FAR)for the IC designated areas 64%44-Het-may exceed .35_;however. ilndividual parcels a may be developed at a higher FAR and the FAR for hotel/motel, group housing and o=. intermediate care facilities (SIC Code 8052) shall not exceed .6. (Refer to Section 3.5, °'a Deviations); however, the overall FAR for the PUD for IC and B District areas will not �, exceed .35. L V Notwithstanding the foregoing. the United States Postal Service parcel may use any •• available square footage in the I/C District and the Business District up to a FAR of.35 c on the United States Postal Service Parcel until all available square footages are used up in the PUD. 3.3 PERMITTED USES AND STRUCTURES O No building or structure, or part thereof, shall be erected, altered or used,or land used, in whole or part, for other than the following: A. The permitted principal uses and structures will generally consist of light manufacturing, wholesale, warehouse, processing and packaging, laboratories and clinics, research, design and product development, business services and corporate offices and headquarters. 1. Aircraft Parts and Auxiliary Equipment(Group 3728) 2. Apparel and Other Finished Products(Groups 2311-2399) 3. Building Contractors (Groups 1521-1542),except for general contractors for mobile home repair on site, modular housing and premanufactured housing assembled on site, dry cleaning plant construction, paper pulp mill construction,and truck and automobile assembly plant construction. Words are deleted; words underlined are added. 2014 CPUD Amendment 3-1 March 8, 2016 I Packet Pg. 164 9.A.e 4. Business Services (Groups 7311-7313, 7319, 7322, 7323, 7331-7338, 7352, 7359-7389 except for industrial truck rental and leasing; plants, live: rental and leasing; toilets, portable: rental and leasing; employment agencies, except theatrical and motion picture; labor contractors (employment agencies) model registries; labor pools; manpower pools; modeling service; dogs, rental of: for protective service; automobile recovery service; automobile repossession service; bartering services for businesses; bondspersons; bottle exchanges; check validation service; contractors disbursement control; filling pressure containers (aerosol) with hair spray, insecticides, etc.; fire extinguishers, service of gas systems, contract conversion from manufactured to natural gas; metal slitting and shearing on a contract or fee basis produce weighing service, not connected with transportation; scrap steel cutting on a contract or fee basis; solvents recovery service on a contract or fee basis; tobacco sheeting service on a contract or fee basis) 5. Child Day Care Services(Group 8351) a. m 6. Communications (Groups 4812-4899 not including major communications N towers related to cellular phone service, radio broadcasting, television a broadcasting, radar or telephone service) N 7. Computer and Office Equipment(Groups 3571-3579) 8. Construction; Special Trade Contractors (Groups 1711-1799 except for boiler erection and installation contractors; drainage system installations, cesspool and septic tank contractors;fuel oil burner installation and servicing contractors; gasoline hookup contractors; sewer hookups and connection for O buildings contractors; epoxy application contractors; fireproofing buildings contractors; gasoline pump installation contractors; lead burning contractors; and mobile home site setup and tie down contractors) 9. Depository and Non-Depository Institutions(Groups 6011-6163) 10. Drugs and Medicines (Groups 2833-2836, except for adrenal derivatives: bulk, uncompounded; barbituric acid and derivatives: bulk, uncompounded; cocaine and derivatives; codeine and derivatives; gland derivatives: bulk, uncompounded; mercury chlorides, U.S.P; mercury compounds, medicinal: organic and inorganic;morphine and derivatives;opium derivatives) 11. Educational Services (Groups 8249-8299 except construction equipment operation schools; truck driving schools; automobile driving instruction; survival schools;vocational counseling) 12. Electronics and Other Electrical Equipment Manufacturing (Groups 3612, 3613, 3624, 3625, 3631, 3641-3676, 3678, 3679, 3694, 3695, 3699, except Words struck thr are deleted;words underlined are added. 2014 CPDD Amendment 3-2 March 8, 2016 Packet Pg 165 9:A e for airport lighting transformers, autotransformers, electric (power transformers) distribution transformers, electric; electric furnace transformers; lighting transformers, street and airport; transformers, reactor; atom smashers (particle accelerators; electron beam metal cutting, forming, and welding machines; electron linear accelerators; electrostatic particle accelerators)) 13. Engineering, Accounting, Research, Management and Related Services (Groups 8711-8748 except chemical laboratories, commercial research; automobile proving and testing grounds; metallurgical testing laboratories; pollution testing, except automotive emissions testing; radiation dosimetry laboratories;seed testing laboratories;veterinary testing laboratories) 14. Fabricated Metal Products (Groups 3411-3432, 3442, 3444, 3446, 3452, 3469,3492,3495,3496,production of metal is prohibited) a I 15. Furniture and Fixtures Manufacturing(Groups 2511-2599) 16. Government Offices/Buildings (Groups 9111-9199, 9221, 9222, 9224-9229, N 9311,9451,9511-9532,9611,9631-9661) L 17. Hotels / Motels (Group 7011), not to exceed a maximum of 180 rooms for the entire PUD. Only 1 Hotel/Motel is permitted within the PUD and it must c be located east of Goodlette-Frank Road and subject to specific development standards and setbacks in Section 3.4. 18. Industrial and Commercial Machinery (Groups 3524, 3546, 3553-3556, 3559, 3562, 3564-3566, 3581-3599 except for bronzing and dusting O machines for printing trades; foundry type for printing; presses, printing - slugs printers'; ammunition and explosives loading machinery; brick making machines; cement making machinery; chemical kilns; control rod drive mechanisms for use on nuclear reactors; foundry machinery and equipment; frame straighteners, automotive (garage equipment); fur sewing machines; ginning machines, cotton; metal finishing equipment for plating, except rolling mill lines;metal pickling equipment,except rolling mill lines) 19. Leather and Leather Products(Groups 3131-3199) 20. Measuring, Analyzing, and Controlling Instruments; Photographic, Medical and Optical Goods: Watches and Clocks Manufacturing(Groups 3812-3843, 3845-3873) 21. Membership Organizations(Groups 8611-8631) 22. Miscellaneous Manufacturing Industries (Groups 3911-3999 except for dressing of furs: bleaching, blending, curring, scraping, and tanning; Wards struck-through are deleted;wards underlined are added. 2014 CPUD Amendment 3-3 March 8,2016 Packet Pg. 166 fr, feathers: curling, dyeing, and renovating - for the trade; fur stripping; furs dressed: bleached, curried, scraped, tanned, and dyed; pelts: scraping, curring,tanning,bleaching and dyeing;plumes, feather;tear gas devices and equipment;veils made of hair) 23. Motion Picture Production(Groups 7812-7819) 24. Motor Freight Transportation(Groups 4214,4215) 25. Packing and Crating(Group 4783) 26. Paper and Allied Products(Groups 2652-2657,2673-2679) 27. Personal Services(Groups 7213,7216,7219,7221) 28. Physical Fitness Facilities(Group 7991) 29. Plastic Materials and Synthetics(Groups 2833,2834) 30. Printing,Publishing and Allied Industries(Groups 2711-2791) 31. Professional Offices: including but not limited to, Travel Agencies (Group 4724); Insurance Agencies (Group 6411); Insurance Carriers (Groups 6311- 6399);Real Estate(Groups 6512,6514,6517,6519,6531,6541,6552,) a CD 32. Rubber and Miscellaneous Plastic Products(Groups 3021,3085,3086, 3088, 3089) 33. Transportation Equipment (Group 3732, except for boats, fiberglass: N^ building and repairing; boats: motorboats, sailboats, rowboats, and canoes - c building and repairing; houseboats, building and repairing; motorboats, inboard and outboard:building and repairing) -a 0 34. United States Postal Service(Group 4311) c as 35. Warehousing and Storage (Group 4225, 4226, 5014 except oil and gas storage, petroleum and chemical bulk stations and automobile dead storage) only one (1) self-storage use allowed to be located adjacent to the Collier County Sewage Treatment Plant. 36. Wholesale Trade-Durable Goods (Groups 5021-5031, 5043-5049, 5063- 5074, 5078, 5091, 5092, 5094-5099 except for fencing, wood-wholesale; lumber: rough, dressed, and finished-wholesale; batteries, except automotive-wholesale; storage batteries, industrial-wholesale; unit substations-wholesale; boilers, power: industrial-wholesale; boilers, steam and hot water heating-wholesale; burners, fuel oil and distillate oil- wholesale;oil burners-wholesale) 37. Wholesale Trade-Nondurable Goods (Groups 5111-5143, 5145, 5147-5149, 5192, 5199 except for cats-wholesale; charcoal-wholesale; dogs-wholesale; fish, tropical-wholesale; furs, dressed-wholesale; greases, animal and Words struelf-thpough are deleted;words underlined are added. 2014 CP UD Amendment 3-4 March 8,2016 4,1 Packet Pg. 167 '` 9.A.e vegetable-wholesale; ice,manufactured or natural-wholesale, leather and cut stock-wholesale; linseed oil-wholesale; oils, except cooking: animal and vegetable-wholesale; oilseed cake and meal-wholesale; rubber, crude- wholesale; sawdust-wholesale; vegetable cake and meal-wholesale; wigs- wholesale;worms-wholesale) 38. Any other use or service which is comparable in nature with the foregoing uses and is otherwise clearly consistent with the intent and purpose statement of the District and which the Community Development and Environmental Services Administrator determines to be compatible in this District. B. Restricted Principal Uses The following medical related uses must be located within a 1/4 mile radius of the hospital property boundary. 1. Group housing for the elderly limited to Assisted living facilities, a independent living units, skilled nursing units and continuing care retirement communities. A maximum of 400 aggregate beds shall be permitted for the 0 uses listed in Sections 3.3.B.1, 3.3.B.2, 4.3.B.1 and 4.3.B.3. These uses are limited to parcels located east of Goodlette-Frank Road. 2. Health Services, medical clinics and offices (Groups 8011-8049, 8052), a c maximum of 400 aggregate beds shall be permitted for the uses listed in a Sections 3.3.B.1, 3.3.B.2,4.3.B.1 and 4.3.B.3. SIC Code 8052 land uses are c limited to parcels located east of Goodlette-Frank Road. c 3. Medical Laboratories and research and Rehabilitative Centers(Groups 8071- 0 8092, 8099) 4. Any other use or service which is comparable in nature with the foregoing uses and is otherwise clearly consistent with the intent and purpose statement of the District and which the Community Development and Environmental Services Administrator determines to be compatible in this District. C. Permitted Accessory Uses and Structures: 1. Uses and structures that are accessory and incidental to uses permitted in this district. 2. Retail and wholesale sales and/or display areas as accessory to the principal use, not to exceed an area greater than forty percent(40%)of the gross floor area of the permitted principal use. D. Operational Requirements for Group Housing Words sl ough are deleted;words underlined are added. 2014 CPDD Amendment 3-5 March 8, 2016 Packet Pg.168 , 9•Ae,x. r-� Group housing uses described in Section 3.2.B.1 shall provide the following services and/or be subject to the following operational standards: 1. The facility shall be for residents 55 years of age and older. 2. There shall be on-site dining for the residents. 3. Group transportation services shall be provided for residents for the purposes of grocery and other types of shopping. Individual transportation services may be provided for the residents' individualized needs including but not limited to medical office visits. 4. There shall be an on-site manager/activities coordinator to assist residents with their individual needs. The manager/coordinator shall also be responsible for arranging trips to off-site events as well as planning for lectures, movies, music and other entertainment for the residents at the on-site clubhouse. a as 5. A wellness center shall be provided on-site. Exercise and other fitness N programs shall be provided for the residents. 6. Each unit shall be equipped to notify emergency service providers in the event of medical or other emergency. c^ N 7. Each unit shall be designed to accommodate residents with physical impairments (handicaps) as required by the applicable building codes and federal law and regulation. 0 3.4 DEVELOPMENT STANDARDS A. Minimum Lot Area: 20,000 S.F. co B. Minimum Lot Width: 100 FT. C. Minimum Yard.Requirements: 1. Front Yard, adjacent to Immokalee Road or Goodlette-Frank Road: Fifty feet (50'). For parcels located east of Goodlette-Frank Road, see additional setback requirements in Section 3.4.C.7.a. 2. Front Yard,Internal: Thirty feet(30') 3. Side Yard: Ten feet(10') Five feet(5')to internal property line along Pine Ridge canal drainage easement and FP&L easement Words sck-Bough are deleted; words underlined are added. 2014 CP UD Amendment 3-6 March 8, 2016 Packet.Pg 169 ) 9.A.e 4. Waterfront: Zero feet (0') to bulkhead or rip-rap at top of bank, otherwise twenty feet(20') 5. Rear Yard: Twenty-five feet(25') 6. Minimum Building Setback from Perimeter Boundary of PUD: Fifty feet (50') 7. Minimum Building Setback from Existing Goodlette-Frank Road Right-of- Way East of Goodlette-Frank Road: a) Goodlette-Frank Road: Minimum of fifty feet (50'), except as provided as follows: i) For group housing for elderly and intermediate care use: (a) If the zoned height of any structure exceeds 50 feet, a the minimum setback is 75 feet plus for any portion of a building exceeding fifty feet in zoned height an Y increased setback at a 1:2 ratio (i.e., for one vertical foot of height, setback is increased by two horizontal feet) for that portion of the building over N 50 feet of height. N ii) For hotel/motel use: co (a) Minimum setback of 75 feet regardless of height plus for any portion of a building exceeding fifty 0 feet in zoned height an increased setback at a 1:2 ratio (i.e., for one vertical foot of height, setback is increased by two horizontal feet) for that portion of the building over 50 feet of height. Q D. Maximum Height (Zoned): For parcels west of Goodlette-Frank Road: thirty-five feet (35'), including silos, storage tanks, elevator towers, satellite dishes, antennas, etc. For parcels east of Goodlette-Frank Road: the Hotel, group housing for the elderly,and the intermediate care facility shall have a zoned height seventy-five feet (75'), actual height eight-five feet(85'). All other uses permitted east of Goodlette- Frank Road pursuant to Section III shall have a zoned height of fifty feet (50') and an actual height of sixty feet(60'). E. Outside storage or display shall be permitted and shall be screened from all internal and external public roadways with a fence or landscaping equivalent or combination thereof. Said fence, wall or landscaped screen shall be opaque in design. All manufacturing operations and equipment, including accessory process equipment such as compressors and air handlers shall be contained in an enclosed structure. Words struck stFuele-through are deleted;words underlined are added. 2014 CPUD Amendment 3-7 March 8, 2016 Packet Pg. 170 / 9.A.e F. All industrial building sides visible from roadways internal or external to the park shall have the appearance of a concrete material, such as, but not limited to, block, brick, tilt up concrete panels, stucco on lathe systems, etc. Corrugated steel sides visible from said roadways are prohibited; as well as exposed metal siding on any building west of Goodlette Frank Road. G. Business District type uses located within the I/C District along Goodlette-Frank Road will meet the Collier County Architectural Guidelines in Division 2.8. of the LDC. H. Industrial type uses abutting Goodlette-Frank Road shall meet the requirements of Section 2.19.B.3 hereof, alternatively, said uses shall have the option of utilizing the landscaped buffer applicable to business uses fronting Goodlette-Frank Road, provided the portion of the building facing Goodlette-Frank Road meets the following Architectural Guideline Sections of the LDC, therefore satisfying the intent of the building design section of the Architectural Guidelines in the opinion of a the Community Development and Environmental Services Administrator: U, 1. Section 2.8.3.5.1.,Purpose and Intent 2. Section 2.8.3.5.4.,Facade Standard N 3. Section 2.8.3.5.6.,Project Standards 4. Section 2.8.3.5.7.,Detail Features except for 2.8.3.5.7.2. 5. Section 2.8.3.5.12. 0 Loading Areas: Buildings west of the Pine Ridge canal and adjacent to the Pelican Marsh boundary shall orient loading docks to the north, east or west. J. Noise: Uses within the I/C District shall not exceed 65 dBA between the hours of 7 a.m. and 10 p.m. Monday through Saturday, and 60 dBA after 10 p.m. to 6:59 a.m. and all of Sundays, as measured at the property boundary of the land use from which the sound emanates. K. Odor: No business shall cause or allow the emission of odorous air from any single source such as to result in odors which are detectable outside the parcel boundaries. Best practical treatment, maintenance, and control currently available shall be utilized in order to maintain the lowest possible emission of odorous air. L. Lighting: Lighting shall be located so that no light is aimed directly toward a property designated residential if lighting is located within 200 feet of residential property. Light fixtures within parking areas shall not exceed 25 feet in height. Words struck strue-k-throwli are deleted;words underlined are added. 2014 CPUD Amendment 3-8 March 8,2016 r^P Packet Pg 171 9.A.e M. Emissions: All sources of air emissions shall comply with rules set forth by the Environmental Protection Agency(Code of Federal.Regulations,Title 40) and the Florida Department of Environmental Regulation (Florida Administrative Code, Chapter 17-2). No person shall operate a regulated source of air emissions without a valid operation permit issued by the Department of Environmental Regulation. 3.5 DEVELOPMENT DEVIATIONS I. Deviation from LDC Section 5.05.04 D.1 which establishes a .45 floor area ratio (FAR) for group housing uses, to permit an FAR of .6 for group housing uses, including the intermediate care facilities. 3.6 LANDSCAPE BUFFER RESTRICTIONS The use of bald cypress trees to meet the landscape buffer requirements in section 2.19.B.2. and B.3 are prohibited G. m N a) as U N N L O tD 0 a, E C f6 a.+ Q Words struck through are deleted; words underlined are added. 2014 CPUD Amendment 3-9 March 8, 2016 Packet Pg. 172 -1 ,W-... 74,2 .LT' ::., mmr,,._._.d,.,.TY' ', > '-: ..�,.,,n. _,4..., a '.�- ..a ..•.... tee.; ars.; T�d.�.�,,.. ,.,_ ,x a,a_.::r_v,_.�, ....s�._L.AAAAAA'AAL '. L 9.A.e SECTION IV BUSINESS DISTRICT 4.1 PURPOSE The purpose of this section is to identify permitted uses and development standards for areas within Creekside Commerce Park designated on the Master Plan as "B". 4.2 GENERAL DESCRIPTION Areas designated as "B" on the PUD Master Plan are intended to provide a maximum of 190260,000 square feet of floor area, including approximately 440200,000 square feet of office uses and 4060,000 square feet of retail uses on 19.1±net acres. Intermediate care facilities (SIC Code 8052), group housing and hotel/motel uses (SIC Code 7011) are in addition to the B District gross square footage figures. The overall floor area ratio (FAR) for the B designated areas shalt may exceed .35:; however, ilndividual parcels may be a developed at a higher FAR and the FAR for hotel/motel, group housing and intermediate care facilities (SIC Code 8052) shall not exceed .6. (Refer to Section 4.5, Deviations); however,the overall FAR for the PUD for IC and B District areas will not exceed .35. U 4.3 PERMITTED USES AND STRUCTURES es! No building or structure, or part thereof, shall be erected, altered or used, or land used, in o�1 whole or part, for other than the following: A. Permitted Principal Uses and Structures: 0 1. Apparel and Accessory Stores (Groups 5611-5699) cuE 2. Breweries (Group 2082) c z 4-3. Building Contractors (Groups 1521-1542), except for general contractors for mobile home repair on site, modular housing and premanufactured housing assembled on site, dry cleaning plant construction, paper pulp mill construction,and truck and automobile assembly plant construction. 2.1, Business Services (Groups 7311-7313, 7319, 7322, 7323, 7331-7338, 7352, 7359-7389 except for industrial truck rental and leasing; plants, live: rental and leasing; toilets, portable: rental and leasing; employment agencies, except theatrical and motion picture; labor contractors (employment agencies) model registries; labor pools; manpower pools; modeling service; dogs, rental of: for protective service; automobile recovery service; automobile repossession service; bartering services for businesses; bondspersons; bottle exchanges; check validation service; contractors disbursement control; filling pressure containers (aerosol) with hair spray, Words , are deleted;words underlined are added. 2014 CPUD Amendment 4-1 March 8, 2016 Packet Pg. 173 insecticides, etc.; fire extinguishers, service of gas systems, contract conversion from manufactured to natural gas; metal slitting and shearing on a contract or fee basis produce weighing service, not connected with transportation; scrap steel cutting on a contract or fee basis; solvents recovery service on a contract or fee basis; tobacco sheeting service on a contract or fee basis) 4 5. Child.Day Care Services(Group 8351) 4:6. Convenience Store, food market (Group 5411) only two (2) allowed within the PUD and Gasoline Filling Station (Group 5541) only one (1) allowed within the PUD. 7. Communications (Groups 4812-4899), not including major communication towers related to cellular phone service, radio broadcasting, television broadcasting,radar or telephone service. 8. Dance and Martial Arts Studios (Groups 7911 and 7999, including only a gymnastics and martial arts instruction) j 9 e -1-1-16. Home Furniture,Furnishings and Equipment Stores(Groups 5712-5736) 17. Hotels / Motels (Group 7011); not to exceed a maximum of 180 rooms for the entire PUD. Only 1 hotel/motel is permitted within the PUD and it must be located east of Goodlette-Frank Road and subject to additional building development standards and setbacks identified in Section 4.4. 18. Miscellaneous Food Stores(Group 5499) 19. Miscellaneous General Merchandise Stores (Group 5399) 20. Miscellaneous Retail (Groups 5912-5949 and 5992-5999, excluding used merchandise stores, fireworks, gravestones, tombstones and monuments, ice dealers, sales barns, and swimming pools; retail) 21. Paint/Glass and Wallpaper(Group 5231) 0 4-122. Personal Services (Groups 7215. excluding self-service or coin laundries, a 7221-7251, 7291 and 7299, including only clothing rental, costume rental, .II tanning salons and hair services) Y as 4-3-23. Professional Offices: Travel Agencies (Group 4724); Insurance Agencies v (Group 6411); Insurance Carriers (Groups 6311-6399); Real Estate (Groups N 6512-6515, 6517, 6519, 6531, 6541, 6552, 6553); Holding and Other N^ Investment Offices(Groups 6712-6799);Attorneys(Group 8111) 0 24. Physical Fitness Facilities(Group 7991) ea 25. Retail Bakeries(Group 5461) O 11.26. Security and Commodity Brokers(Groups 6211-6289) w 4-5-:27. Any other use or service which is comparable in nature with the foregoing uses and is otherwise clearly consistent with the intent and purpose statement of the District and which the Community Development and Environmental Services Administrator determines to be compatible in this District. B. Restricted Principal Uses The following medical related uses must be located within 1/4 mile radius of the hospital property boundary. 1. Group housing for the elderly limited to assisted living facilities, independent living units, skilled nursing units and continuing care retirement communities. A maximum of 400 aggregate beds shall be permitted for the uses listed in Sections 3.3.B.1, 3.3.B.2, 4.3.B.1 and 4.3.13.3. These uses are limited to parcels located east of Goodlette-Frank Road. Words stdthrough are deleted;words underlined are added. 2014 CPDD Amendment 4-3 March 8, 2016 Packet.Pg.`175 Ann 9.Ae 2. Drug Stores and Proprietary Stores (Group 5912) only one (1) drug store allowed. 3. Health Services, Medical Clinics and Offices (Groups 8011-8049, 8052), a maximum of 400 aggregate beds shall be permitted for the uses listed in Sections 3.3.B.1, 3.3.B.2,4.3.B.1 and 4.3.B.3. SIC Code 8052 land uses are limited to parcels located east of Goodlette-Frank Road. 4. Medical Laboratories and research and Rehabilitative Centers(Groups 8071- 8099) 5. Any other use or service which is comparable in nature with the foregoing uses and is otherwise clearly consistent with the intent and purpose statement of the District and which the Community Development and Environmental Services Administrator determines to be compatible in this District. C. Permitted Accessory Uses and Structures a 1. Accessory uses and structures customarily associated with principal uses permitted in this district. as 2. Retail and wholesale sales and/or display areas as accessory to the principal use, not to exceed an area greater than forty percent(40%) of the gross floor (;; area of the permitted principal use. c tr) D. Operational Requirements for Group Housing Group housing uses described in Section 4.2.B.1 shall provide the following services and/or be subject to the following operational standards: O 1. The facility shall be for residents 55 years of age and older. m 2. There shall be on-site dining for the residents. 3. Group transportation services shall be provided for residents for the purposes of grocery and other types of shopping. Individual transportation services may be provided for the residents' individualized needs including but not limited to medical office visits. 4. There shall be an on-site manager/activities coordinator to assist residents with their individual needs. The manager/coordinator shall also be responsible for arranging trips to off-site events as well as planning for lectures, movies, music and other entertainment for the residents at the on-site clubhouse. 5. A wellness center shall be provided on-site. Exercise and other fitness programs shall be provided for the residents. Words struckhrough are deleted;words underlined are added. 2014 SPUD Amendment 4-4 March 8, 2016 Packet Pg. 176 9Ae 6. Each unit shall be equipped to notify emergency service providers in the event of medical or other emergency. 7. Each unit shall be designed to accommodate residents with physical impairments (handicaps) as required by the applicable building codes and federal law and regulation. 4.4 DEVELOPMENT STANDARDS A. Minimum Lot Area: 20,000 S.F. B. Minimum Lot Width: 100 FT. C. Minimum Yard Requirements: 1. Front Yard, Immokalee and Goodlette-Frank Roads: Fifty feet(50') c. 2. Front Yard,Internal Roads: Thirty feet(30') 73N 3. Side Yard: Ten feet(10') cp Five feet (5') to internal property line along the Pine Ridge canal drainage easement and FP&L easement 4. Waterfront: Zero feet (0') to bulkhead or rip-rap at top of bank, otherwise `/". twenty feet(20') 5. Rear Yard:Twenty-five feet(25') -o 0 6. Minimum Building Setback from Perimeter Boundary of PUD for Properties West of Goodlette-Frank Road: E a) Fifty feet(50')for buildings up to thirty five feet(35')in height. et b) Three additional feet (3') for every one foot of building height over thirty five feet(35')adjoining residential districts. 7. For Properties East of Goodlette-Frank Road: Minimum Building Setback from Perimeter Boundary of PUD and from Public Roadways: a) Immokalee Road: Minimum of fifty feet(50')plus for any portion of a building exceeding a zoned height of fifty feet(50'),that portion of the building shall have its building setback increased at a 1:3 ratio (i.e. one (1') vertical foot of height for every three (3') horizontal feet);or Words. three#are deleted;words underlined are added. 2014 CPUD Amendment 4-5 March 8, 2016 Packet Pg. 177 9;A e For any portion of a hotel that may be constructed on the B designated tract at the southeast corner of Goodlette-Frank Road and Immokalee Road, a minimum five three hundred fifty foot (500'350')building setback from Immokalee Road. b) Goodlette-Frank Road: Minimum of fifty feet (50') and for any portion of a building exceeding a zoned height of fifty feet(50'),that portion of the building shall have the setback increased at a 1:2 ratio (i.e. one (1') vertical foot of height for every two (2') horizontal feet);or For any portion of a hotel on the B designated tract on the southeast corner of Immokalee Road and Goodlette-Frank Road,the minimum setback from Goodlette-Frank Road shall be seventy-five (75') regardless of height. Q I D. Maximum Height(Zoned): For parcels west of Goodlette-Frank Road,three stories a over parking to a maximum of fifty feet (50') except that no structure shall be greater than thirty-five feet (35'), on property west of the Pine Ridge Drainage Y Easement. L For Properties East of Goodlette-Frank Road: a) The group housing for the elderly and intermediate care facilities constructed on the B designated tract located at the southeast quadrant of the Goodlette- c Frank Road and Immokalee Road intersection shall have a zoned height of sixty feet(60') and an actual height of seventy feet (70'), except that a hotel building or structure associated with this use may not exceed a zoned height p of fifty-seventy five feet (582-75') and an actual height of sixty eighty five (60'85'). E b) The group housing for the elderly and intermediate care facilities constructed a on the easternmost B designated tract adjacent to Immokalee Road,as shown on the Master Plan, shall have a zoned height of sixty feet(60')and an actual height of seventy feet(70'). c) All other uses permitted pursuant to Section IV shall be limited to a maximum zoned height of fifty(50')and an actual height of sixty(60'). E. Commercial design guidelines for facilities in the Business District shall be subject to the provisions of Division 2.8. Architectural and Site Design Standards and Site Design Standards for commercial buildings and projects. F. Outside storage or display shall be permitted and shall be screened from all internal and external public roadways with a fence at least seven feet in height above ground II Words struck ough are deleted;words underlined are added. 2014 CPUD Amendment 4-6 March 8,2016 ',Packet Pg.178 9Ae_' level, or landscaping equivalent or combination thereof. Said fence, wall or landscaped screen shall be opaque in design. 4.5 DEVELOPMENT DEVIATIONS 1. Deviation from LDC Section 5.05.04 D.1 which establishes a .45 floor area ratio (FAR) for group housing uses, to permit an FAR of .6 for group housing uses, including the intermediate care facility. 2. Deviation from LDC Section 5.06.04.F.3 Directory signs, which authorizes one (1)directory sign to be located at the project entrance, to permit installation of the directory sign on Immokalee Road east of Goodlette-Frank Road, not at the project entry, but rather at a location between the project entry and Goodlette- Frank Road. 4.6 LANDSCAPE BUFFER RESTRICTIONS The use of bald cypress trees to meet the landscape buffer requirements in section 2.19.A.2 and B.2 are prohibited. G1 N N' it) L O 41 t co Words s4ruelf-thfough are deleted; words underlined are added. 2014 CPUD Amendment 4-7 March 8, 2016 Packet Pg. 179 ' dan' .^.ffiea. rr, 3r .; '..:. , �' ..- r.` r"�-spas :.,_:., z?aw..',:a' mea ,.;;>i:.;r •.:... .,,_..o; ...,=s r:ran,-rc...- - ,c,,,,.e: .,.s- .=,.n;;:: .n: 9.A.e SECTION V PRESERVE AREA 5.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for the area within Creekside Commerce Park, designated on the Master Plan, as Preserve Area. 5.2 GENERAL DESCRIPTION Areas designated as Preserve Area on the Master Plan are designed to accommodate natural systems existing or created as preserves and limited water management uses and a. m functions. :e 5.3 PERMITTED USES AND STRUCTURES V I No building or structure, or part thereof, shall be erected, altered or used, or land or water used, in whole or in part, for other than the following: N A. Permitted Principal-Uses and Structures 1. Boardwalks and nature trails(excluding asphalt paved trails). 0 2. Water management facilitiesstructures. 3. Any other preserve and related open space activity or use which is comparable in nature with the foregoing uses, permitted in accordance with the LDC and which the Board of Zoning Appeals (BZA) or Hearing Examiner Development Services Director determines to be compatible in the Preserve Area. 5.4 PRESERVE DISTRICT PRESERVATION EASEMENT A non-exclusive preservation easement or tract is required by LDC Section 3.2.8.4.7.3. for preservation lands included in the Preserve Area. The Developer, its successor or assign shall be responsible for the control and maintenance of lands within the Preserve Area. Exact location/boundary of the Preserve Area will be determined during the development permitting process with the South Florida Water Management District, Army Corps of Engineers, and Collier County. Words Vic-through are deleted; words underlined are added. 2014 CPUD Amendment 5-1 March 8, 2016 Packet Pg. 180 9.A..e 5.5 PRESERVE AREA ADJUSTMENTS The proposed native vegetation retention areas, depicted on the Creekside Commerce Park Master Plan, are intended for meeting the native vegetation requirements of the Collier County Growth Management Plan and the Collier County LDC. Adjustments may be made to the location of the preservations areas at the time of preliminary plat or site development_plan approval. If adjustments are needed, per the Collier County LDC the Developer will have the option to increase the preservation in another area, enhance and preserve another area, or provide increased native landscape per the Collier County LDC. The proposed preservation areas, including 2.9 acres of wetlands and 4.1 acres of uplands, depicted on the Creekside Commerce Park master plan, are areas where the native vegetation requirements may be met as set forth in the Collier County LDC. a. m 0 w d a) L U N O,/", O tG 0 • E ld Words sti.itelc-threesh are deleted;words underlined are added. 2014 CPUD Amendment 5-2 March 8, 2016 Packet Pg 181 9.A.e I p°a �find a3fsrw r+nuuar+o3 """ • amwv o 9LOVSL•MO O3SIA32 B UOINX3 "" .10mIN(I,U3,) {_.- - XY. afWJ NMI 3JNNNNO3 ifra 3N7 '.•,-•••••••. �_'.'__".. ,-- 1010%0201001105 =UR ,....'"%, _� I ; 8 f 5 n I U U V U U id d d d 10 , og �4 :ao € s 8 .� „1 IhHiiflh �x� 1,7:4v• 1115d181" s « �. z of 1 9I 14:11 1 .gi ,-uW.a go W�,11 5X �Q Y q `v ,i t 8 1,3!312, s �. � J< GI C 9 W ti. 1 741 pF 3ak$k�yy$. 'O' ci 311 m 11E 11 _ m a EEE fe$ ' 1 II <a zWE CWviii =Id $ J ill J to S 0 i aF � � W y .fig 3 I0 (__OREEKSiDE BLVD E= 1 = m J z o n 11 oilat 1 b' :, p W j woi. 1......i ¢i 1514 z . a r~.E Ll �,-..' Com; 1 r {8� ac �� u IIt E a. We G z I rw Y y�tr c_ dit. '.' I. < c rll - f f N tl1 N �. -"�'� QN-7iwitii t113`1�6Z)`J _ - -. .-.... 413 U 1 !I I N d. i jj W W, am i -"" I ,�R y z c- J 1111 'y1 'a u 1i. 1 l;y IIg II g 0 Q . < 10 s O I s I E < 17::3°1---_. -.--= ---- — _ W Z2 CGREE DE STREE 4 Id p-_ - -- -._.-. U{{3Y198Y3'Wdd' —...- t ``_- O i -- _ 1 ;�i3 .1 ! ! I iI v I1 - - IFQ '^ co'' r. cc I I ! ly CREEKSIDE a •1 _ ■k - 1 w S1 w ,-1_ , /.... 1 Il 4 I 1 ' ,,,, m I 1 L' ill I iI w 1 Q I , -, --- i� — i . w i � a e lith .1 1 II tt , '1 7:-.. &NRs '\ \ & is tea ' .\ Y \ at H ,1 aa• ,, , _ �� 4._ ` I-) 1,,`\ 14- � ' . �� .0✓ 2 O �ARTHREX BOULEVARD �- # a s w7-77 1 & t. Y UO ,."ii q S'ys'� --,,..,. n Packet Pg. 182 9A.e EXHIBIT B1 CROSS SECTIONS (ENLARGED) INTERNAL PARE PASSING STRUT UGHT HEDGE CANOPY TREE CANOPY TREE PARCEL ENTRANCE sioammorr WIDEWALE NT>ERNAL PARCEL aANNsta A W mom 4 Moot 4.4 fx a PDT- Ott d,. 0 TYPICAL STREET SECTION IIIA O. a) NTTEtNAt.PARCH.PARKMSSONNY LION" to NEWS! ) d CANOPY TIDO CANOPY THEE EL7" PARCENTRANCE *A'N MWiT SIDEWALK C.) f t831E1E N ARMtT IIt' L PARCEL PINS In tD tr sr �c�oet r, y 610e444 � 14,44 't 4) r.c E 0 TYPICAL STREET CROSS TION ILT.>j INTERNAL PARCEL PAWN WIRSET LEANT LEDGE CANOPY TREE CANOPY TREE PARCEL.ENTRANCE IECTRELISIT SIDEWALK KENN INTERNAL PARCEL PARKING `' 6• 4 f? 14' 12'rt in 0 TYPICAL S'TREET CROSS -TION kVA Packet Pg. 183 I 9 ►e „......, '1.-': .4ryti,1 �.n• It"' FLORIDA DEPARTMENT of STATE f RICK SCOTT KEN DETZNER Governor Secretary of State March 28,2016 Honorable Dwight E.Brock c Clerk of the Circuit Court m Collier County m Post Office Box 413044 :a Naples, Florida 34101-3044 N L Attention:Martha Vergara,BMR Deputy Clerk .. �. o 04 I Dear Mr.Brock: in Pursuant to the provisions of Section 125.66,Florida Statutes,this will acknowledge receipt of your 9 electronic copy of Collier County Ordinance No. 16-05,which was filed in this office on March 28, 2016. L 0 Sincerely, d E Q Ernest L.Reddick Program Administrator ELRJ1b I 1 i R.A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250 Telephone: (850) 245-6270 • Facsimile: (850)488-9879 www.dos.state.fl.us Packet Pg.;184 (vand apIs)ja0J3 : ZtvOZ) uoi;e3ol-a;is :;uaWg3efld �,- , t' oat -�1��',®® ®v it' ri1,3114 , . a . S®�Iwo?' m �` ® ®®B®®®®®® F F (��y0 Bran=aw&®®® p EIniinIS a ®„,,.-"—:""1==to°44., ®-® olF ,c'I��� '.`•�\ '' ''&' u) "; u) 8 Favp �g iii- �r1. mommimaiimme. ®Ie®, y o co �� a cn I 1 I I Illifk / ° '' , d 6 E ® ►- cz ' a -.- .-- — -- --A-1- - " 11114ik /Cagilz/.7AINLw4141111 cc') 11111111 -1111 Otri, .._/Itt‘ *l_ , F, . i1co vgftlik wO 4 _ 111 t; /0 I 'i..7; Oil i 1 I 1 1118 I, C 1 : `stilt4-3Wdoor- SO1aa. ii, . '51 ®� �, o 4 co fi \II® ® 40 co D %II aft ® ®tt in ,. C3 Tr �= ai,t aiti® e ®�444 co CO iill iswskto , : !Ng i'lli' r V, A 4 A c. c. 0 Taw ..._ ....._ I C\1 ”) —J cii ca IL N o E V V \. . N di:1 ONIllfld 1LlOd2JIV _ o 70ILI i_ 1 0 Q Cl.) 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C CO cr) 1r N4- ._ - o o O 11 coCZ OEL OHO N 12111uie1we1 J coQ i , /c i C� Zia 1114Japuen 1 i 1 � i � a) 00 0 Growth Management Department Zoning Division Memorandum To: Ray Bellows, Manager, Zoning Services Section From: Mike Bosi, AICP, Director, Planning &Zoning Division Date: September 22, 2016 Subject: Future Land Use Element(FLUE) Consistency Review a d PETITION NUMBER: PUDA-PL20160001865 REV3 PETITION NAME: Creekside Commerce Park PUD N REQUEST: An amendment to the Creekside Commerce Park PUD to: 1) in the N Industrial/Commerce District portion of the PUD, increase the total building floor area by 166,00 square feet(from 550,000 to 716,000) and expand the acreage from 41.6 to 49.90 net acres; 2) �-. in the Business District portion of the PUD, increase the total building floor area by 34,000 square o feet (from 260,000 to 292,000), and within that total, increase the office uses from 200,000 to 244,000 square feet and decrease the retail uses from 60,000 to 50,000 square feet and increase the acreage from 19.1 to 24.88 net acres; 3) by amending the Industrial.Commercial District to allow parcels west of Goodlette-Frank Road to increase zoned height from 35 feet to 50 feet, as ,, the coordinator of the County's Capital Improvement Plans except for Tract 5 on the Master Plan which c shall have a zoned height of 185 feet and actual height of 205 feet; 4) provide allowance for a y portion of the required preserve to be located off site, while reducing the preserve required on- site by 1.35 acres; 5)add a deviation to allow the construction on tract 5 on the Master Plan to be eligible for the County's alternative architectural standards; 6) revise the Master Plan to redesignate property along Immokalee Road from the Business District to the Industrial w Commercial District; 7) revise the Business District to allow parcel 9 on the Master Plan east of Goodlette Frank Road to increase the zoned height to 75 feet and actual height to 85 feet; 8) by a increasing the overall floor area ratio(FAR)from .35 to .45. LOCATION: The subject PUD, consisting of ±106 acres, is located at the southwest and southeast corners of Immokalee Road (C.R. 846) and Goodlette-Frank Road (C.R. 851), in Section 27, Township 48 South, and Range 25 East. The majority of the Creekside Commerce PUD is within 1/4 mile of the North Collier Hospital. COMPREHENSIVE PLANNING COMMENTS: The subject property is designated Urban (Urban- Mixed Use District, Urban Residential Subdistrict) on the Future Land Use Map (FLUM) of the Growth Management Plan (GMP). The existing PUD, which allows a variety of medical related, commercial and industrial uses, was approved in 1997 by Ordinance No. 97-51; FLUE consistency for that approval is contained in the Statement of Compliance (most of the site was previously zoned I, Industrial). The PUD was amended in 2006 by Ordinance No. 06-50 to subtract±3.11 acres at the northwest corner of the PUD so that it could be incorporated into the Packet'Pg. 186; 4 Age N e existing Naples Daily News Business Park PUD. The PUD was amended in 2013 to add ..1 hotel/motel to the list of principal uses permitted within the Industrial/Commerce District and the Business District of the PUD; and add assisted living facilities (ALF); independent living units; skilled nursing units; continuing care retirement communities; and intermediate care facilities, to the list of restricted principal uses permitted within the Industrial/Commerce District and the Business District of the PUD. Additionally, the amendment increased the maximum floor area ratio(FAR)from .35 to .6 for the proposed new uses; eliminated the maximum FAR restriction to individual parcels; added operational requirements for the proposed group housing uses; and, increased the maximum building height to those parcels of the PUD located east of Goodlette- Frank Road. No changes were made to the overall approved intensity (building square feet). These amendments were deemed consistent with the FLUE based upon certain policies under Objective 5, via the provision allowing medical offices and other similar uses within 1/4 mile of a major medical facility such as North Collier Hospital, and via the Urban designation allowance for group housing uses. The PUD was amended on March 22, 2016 by Ordinance #16-05. The Ordinance authorized reducing the allowable square footage in the Industrial Commercial District by 70,000 square feet for a total of 550,000 square feet of gross floor area of industrial/commerce uses; by amending the Business District to add permitted uses from the Industrial and the General Commercial C-4 zoning districts; by amending the Business District to increase the allowable Fri square footage of floor area from 150,000 square feet to 200,000 square feet of office uses and from 40,000 to 60,000 square feet of retail uses; by amending the business district to allow group housing east of Goodlette Frank Road at the southeast quadrant of Goodlette Frank Road to increase the zoned height to 75 feet and actual height to 85 feet; by amending the business district to allow a hotel at the southeast corner of Goodlette Frank Road and Immokalee Road to reduce N the building setback from Immokalee Road to 350 feet; and by adding a sign deviation regarding the location of directory signage; and revising the master plan to depict the sign deviation for the CPUD property. These amendments were deemed consistent with the FLUE based upon Policy �� 5.1. m The proposed use additions are allowed by the existing Future Land Use Designation Description - Section I.- Urban Designation 11., which states "Support medical facilities — such as physicians' offices, medical clinics, medical treatment centers, medical research centers and medical rehabilitative centers, and pharmacies — provided the dominant use is N medical related and the site is located within % mile of existing or approved hospitals or medical centers which offer primary and urgent care treatment for all types of injuries and traumas, such as, but not limited to, North Collier Hospital. The distance shall be measured from the nearest point of the tract that the hospital is located on or approved for, to the project boundaries of the a support medical facilities. Approval of such support medical facilities may be granted concurrent with the approval of new hospitals or medical centers which offer primary and urgent care treatment for all types of injuries and traumas. Stipulations to ensure that the construction of the support medical facilities is concurrent with hospitals or medical centers shall be determined at the time of zoning approval. Support medical facilities are not allowed under this provision if the hospital or medical center is a short-term leased facility due to the potential for relocation." The new square footage proposed within the PUD amendment are restricted to Health Services, medical clinics and offices (Groups 8011-8049, 8052); Medical Laboratories and research and Rehabilitative Centers(Groups 8071-8092, 8099);and Surgical and Medical Instruments(Groups 3841-42). To ensure the new square footage is restricted to these uses, a provision has been added to the PUD within the Statement of Compliance, section 2, which restricts all square footage beyond 810,000 sq. ft. to be restricted to Support medical facilities—such as physicians' offices, medical clinics, medical treatment centers, medical research centers and medical rehabilitative centers,surgical and medical Instruments development and pharmacies. Therefore the additional square footage requested within this PUD amendment shall all be authorized by 2 'Packet Pg187 44, .9A the above FLUE Urban Designation of support medical facilities within '/o mile of an existing hospital. FLUE Policy 5.4 requires new land uses to be compatible with the surrounding area. Comprehensive Planning leaves this determination to the Zoning Services Section's staff as part of the total review of the petition. Regarding FLUE Policies 7.1-7.4, pertaining to access, interconnections, open space, and walkable communities, no changes are proposed to PUD access, interconnection or sidewalk provisions, and the PUD must comply with open space requirements of the LDC. Based upon the above analysis, Comprehensive Planning staff finds the proposed PUD amendment consistent with the FLUE. PETITION ON CITYVIEW a a) cc: Ray Bellows,Zoning Manager,Zoning Services Section Michael Bosi,AICP, Director,Zoning Division V CD/FLUE File O tC r i PUDA-PL2016-0001865 Creekside Commerce Park REV3 c� mpb/9-22-16 as fY C � I y C 0 U C E � I z 3 Packet Pg. 188 i Nana mma zrozl(z..laoMrananorlaan..u.aeno.....4•.wwvr it S ,., aaI....d1 — gym,_., wAli Mild a3Jsvw lrrua3JH0.7 ,,;.`717:1., " '"<'""';A .` m " 1 :v,7., a� :" ,.; ream 940220/60 03SIA32J 01W.1111011 NW aaao El 118IHX3 .4.. "� JOuU P,J9 4""'° — ,m fw'rno ` AVIV 9,7NAFXO1 Wag= ••�.. - •° it=mow — 2111401. 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Subject: Growth Management Plan (GMP), Economic Element(EE) Consistency Review te.'aCD_ Y I PETITION NUMBER: PUDA-PL20140001311 REV1 v N PETITION NAME: Creekside Commerce Park PUD REQUEST: An amendment to the Creekside Commerce Park PUD to: 1) in the Industrial/Commerce District portion of the PUD, increase the total building floor area by 166,00 square feet(from 550,000 to 716,000) and expand the acreage from 41.6 to 49.90 net acres; 2) o� in the Business District portion of the PUD, increase the total building floor area by 34,000 square feet (from 260,000 to 294,000), and within that total, increase the office uses from 200,000 to 244,000 square feet and decrease the retail uses from 60,000 to 50,000 square feet and increase the acreage from 19.1 to 24.88 net acres; 3) provide allowance for a portion of the required preserve to be located off site, while reducing the preserve required on-site by 1.14 acres; 4) add a deviation to allow the construction on tract 5 on the Master Plan to be eligible for the County's alternative architectural standards; 5) revise the Master Plan to redesignate property along Immokalee Road from the Business District to the Industrial Commercial District; 6) Revise the Business District to allow parcel 9 on the Master Plan east of Goodlette Frank 0 Road to increase the zoned height to 75 feet and actual height to 85 feet; by increasing the c overall floor area ratio (FAR)from .35 to .45. LOCATION: The subject PUD, consisting of ±106 acres, is located at the southwest and southeast corners of Immokalee Road (C.R. 846) and Goodlette-Frank Road (C.R. 851), in Section 27, Township 48 South, and Range 25 East. COMPREHENSIVE PLANNING COMMENTS: Collier County's Growth Management Plan contains an Economic Element, which sets forth policies and guidelines for consideration of economic matters in relation to overall planning and growth management. The single Goal of the Element is, "Collier County will achieve and maintain a diversified and stable economy by providing a positive business climate that assures maximum employment opportunities while maintaining a high quality of life." Policy 1.2 of the Economic Element establishes that Collier County will, "support the EXHIBIT D Packet Pg. 190 r' opportunity for development and establishment of hospitals, nursing homes and additional medical related research and manufacturing facilities in order to promote a continuum of care to enhance the quality of life throughout the County." Objective 3 of the Economic Element indicates that Collier County will, "support programs which are designed to promote and encourage the recruitment of new industry as well as the expansion and retention of existing industries in order to diversify the County's economic base." The proposed project with additional 200,000 square footage of dedicated medical and medical research related square footage for the expansion of the existing Arthex facility at Creekside Commerce Park will further the Goal of the Economic Element of the GMP and promote a specific policy and Objective contained within the Element. G Based upon the above analysis, Comprehensive Planning staff finds the proposed PUD a. amendment consistent with the EE. N PETITION ON CITYVIEW V cc: Ray Bellows,Zoning Manager,Zoning Services Section N Michael Bosi,AICP, Director,Zoning Division CD/FLUE File co ce O EXHIBIT D Packet Pg 191 Co e-r County SUPPLEMENTAL STAFF MEMO TO: COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS FROM: TRANSPORTATION PLANNING AND STORMWATER MANAGEMENT GROWTH MANAGEMENT, CAPITAL PROJECT PLANNING HEARING DATE: SEPTEMBER 15, 2016, CONTINUED TO OCTOBER 4, 2016 a d SUBJECT: CREEKSIDE COMMERCE PARK, PLANNED UNIT DEVELOPMENT AMENDMENT, PUDA-PL20160001865 d L U N O At the Collier County Planning Commission (CCPC) hearing on September 4, 2016, petition PUDA- PL20160001865,Creekside Commerce Park,PUD Amendment was continued to a special hearing for October 4, 2016. As noted in the staff report provided to this board,this request has been reviewed and determined by staff to be consistent with the Collier County Growth Management Plan(GMP). Staff determined based on the -_a information provided by the agent that there is capacity on the adjacent roadway segments to accommodate the `c additional traffic proposed. Additionally staff is providing this revised staff memo to clarify the proposed Developer Agreement talking points(DA). N II Staff is recommending that the following operational items be addressed in a Developer Agreement(DA): I. The Developer agrees to design,permit and construct intersection improvements at Immokalee Road and Arthrex Boulevard/Colliers Reserve Drive,which will include northbound dual left 03 turn lanes. All construction plans shall be pre-approved by the County, which approval shall y not be reasonably withheld. The proposed improvements will be completed by developer prior to the issuance of a Certificate of Occupancy for the proposed Arthrex Headquarters building redevelopment on Tract 5 of the Master Plan. Q. a II. The Developer agrees to provide alternative mitigation for their operational impacts as allowed vi in the Collier County Traffic Impact Statement (TIS) Procedures and Guidelines, Resolution No. 2006-299, for intersections that are deemed to be operating at below level-of-service standards at time of approval of the next Site Development Plan,SDPA or Plat for the proposed c Arthrex Headquarters building redevelopment on Tract 5 of the Master Plan. All equal mitigation for operational impacts,as described in Resolution No.2006-299,will be valued and compared to the value of alternative mitigation. If the amount of the alternative mitigation is less than the value of equal mitigation, the Developer shall pay to the County the difference which will be utilized for operational improvements within the impact fee district. Said payment by Developer shall be made within 60 days of a written request. In addition, If the BCC approves the vacation of a portion of Creekside Boulevard, developer shall repay to County the sum of$700,000 (hereinafter"Repayment") which equals the value of the impact fee credit previously received by the property owner for Creekside Boulevard. At Developer's �-• option, developer may (1) make a cash payment in the amount of the Repayment to County Page 1 of 4 PUDA-PL20160001865,Creekside Commerce Park,PUDA September 8,2016(last revised: 9-9-16',9-12-16',9-26-16',9-27-16') Packet Pg: 192, within 60 days of approval of the vacation petition by the BCC, (2) Pay to County the Repayment as a portion of the local match for the Economic Incentive grant prior to the deadline for payment of the local match, or(3) construct the Alternative Mitigation below within 30 days of approval of the vacation petition by the BCC,the Developer shall notify the County in writing of the selected option for Repayment. Any portion of the construction costs of the Alternative Mitigation,in excess of the impact fees to be repaid, shall be applied towards any operational impacts of the redevelopment of Tract 5 or any other Tract within the PUD developed by the Developer. For purposes of this Agreement,the alternative mitigation shall be as follows: The design, permitting, and construction of improvements to Goodlette-Frank Road a between the intersections of Creekside Boulevard and Immokalee Road to a 4-lane :a divided section with a transition back to the 2-lane undivided section south of Creekside Y Boulevard. The Owner shall design the improvements in accordance with Collier County standards, and shall provide Collier County with 30/60/90/100% construction c:3 plans for review and comment, and employ a FDOT certified CEI for the duration of the road project. All construction plans shall be pre-approved by the County, which c approval shall not be unreasonably withheld. The aforementioned improvements to Goodlette Frank Road shall be completed within one year of the issuance of the v certificate of occupancy for the proposed Arthrex Headquarters building redevelopment on Tract 5 of the Master Plan. y Additionally water management staff recommends the following water management items to be included in the same DA due to the proposed weir relocation: N O • The County shall remove the existing Pine Ridge Weir, structure ID PRC-00-S0110, and relocate or replace it at a location immediately south of the existing-Creekside Boulevard within the existing Collier County drainage easement. The final location for the reconstructed weir shall be agreed upon by Collier 04- County and the Developer based on an analysis of alternative locations obtained by County and Ta Developer and discussion by County and Developer with the relevant permitting agencies. Collier County shall not relinquish or abandon the existing limits of the existing drainage easement or reduce the capacity of the existing stormwater management system. The Developer shall provide unobstructed a access to County to and within the drainage easement. Subject to review of the plan and approval from in the County, the Developer may install landscaping within the portion of the drainage easement that is 25 feet south of Creekside Boulevard. Landscaping within the easement will be located to not obstruct E t flow or maintenance access of the canal or stormwater management facilities. • The Developer and Collier County shall be responsible for the design,permitting, and construction of the relocated Pine Ridge Weir.The Developer and County shall provide all technical support requested by the other party through the permitting phase. If Developer plans to request modifications to the canal,the cost shall be at Developer's expense and developer shall provide any construction plans for such modifications within days of the approval of this Agreement. The design, permitting, and construction schedule of the Pine Ridge Weir relocation shall be agreed upon by Collier County and the Developer,and shall be based upon a construction start date of early February 2017. If the construction start date is delayed due to permitting delays or otherwise,the County shall have the option to delay the Page 2 of 4 PUDA-PL20160001865,Creekside Commerce Park,PUDA September 8,2016(last revised:9-9-16',9-12-16',9-26-16',9-27-16') Packet Pg 193,. 9fA� start of construction to a subsequent dry season. The Developer will be responsible for the preparation of the applications and supporting materials for permits required from the South Florida Water Management District and US Army Corps of Engineers for the weir relocation. The County will be responsible for the design of the weir structure including the geotechnical design, operable weir components,weir structure design,and weir hydraulic design. • The Developer shall pay to Collier County all costs related to the redesign,permitting,and rebidding of the Pine Ridge Weir south of Creekside Boulevard including, but not limited to, analysis of alternate locations for the weir,project management and inspections. Developer shall pay said costs to County within 30 days of receipt of a written request for payment. Collier County shall pay for the costs associated with construction observation, material testing, and other costs during construction that a would have been incurred by Collier County at the previously proposed weir location that are not a specific to the change in weir location. m • In the event that the cost to construct the weir at the revised location is in excess of the lowest responsive Y bid received by Collier County in Bid No. 16-6587 and approved by the BCC on March 22,2016,Item 16A24,the Developer shall reimburse to Collier County the excess cost upon construction completion c) certification. If,prior to the completion of the replacement weir at the revised location,Collier County incurs costs associated with emergency operation or repairs of the existing Pine Ridge Weir, the Developer shall reimburse to Collier County the cost of the emergency operation or repair and all associated costs, including any property damages or claims. In the event that third-party property damages are alleged and relief by third parties is requested,the County and Developer will jointly vet claims to determine the eligibility for reimbursement. Developer shall pay to County said costs within Y 60 days of receipt of a written request for payment. • Due to the delay in the commencement of construction of the replacement Pine Ridge Weir, the ct a Developer shall pay to County $XXXXXX representing all costs incurred by the County's selected contractor under Bid No. 16-6587 pursuant to the Contract dated April 11,2016 between Collier County and Kelly Brothers Inc. Payment shall be made by Developer within 60 days of receipt of a written 2 request for payment. If any portion of the costs incurred by the contractor under Bid No. 16-6587 are ;g for materials or equipment that are utilized by the County on the reconstructed weir at the location south y of Creekside Boulevard,the cost of the materials or equipment shall be credited to the Developer against the payment for costs in excess of the original bid or, in the event that the bid for the revised weir location is less than Bid No. 16-6587, the cost of the materials or equipment utilized on the relocated weir shall be reimbursed to the developer. • The Developer shall continue to provide adequate stormwater management facilities to accommodate c existing off-site flows from the West Branch Cocohatchee River and the Pine Ridge Canal to continue to flow into and through the Creekside Commerce Park CPUD and ultimately outfall into the Cocohatchee River. cr Transportation Planning: Additionally Transportation Planning staff is providing the following revised table that includes the 2016 AUIR traffic count data in addition to the previously provided 2015 AUIR traffic count data. Please note that the 2016 Page 3 of 4 PUDA-PL20160001865,Creekside Commerce Park,PUDA September 8,2016(last revised:9-9-16',9-12-16',9-26-16',9-27-16') Packet Pg. 194 9A1 . AUIR has not yet been adopted by the BCC however it is presented here for consideration by the Planning ^ Commission. Creekside CPUD staff report Adjacent Roadway Links 2016 AUIR The proposed PUD Amendment on the subject property was reviewed based on the then applicable 2015 AUIR Inventory Report. The TIS submitted in the application indicates that the proposed development will generate approximately 2,353 PM peak hour trips,with 384 PM peak hour net new trips on the adjacent roadway links, as follows: (with 2016 AUIR update not yet adopted by the BCC). Roadway Link 2015 2016 Current Peak Hour 2015 2016 p AUIR AUIR Peak Direction Remaining Remaining m Existing Existing Service Volume/Peak Capacity Capacity m LOS LOS Direction .a N Y Immokalee Tamiami Trail to C C 3,100/West 1,082 1,084 d Road(CR Goodlette-Frank 6 846) Road(6 lane divided) c Csi Immokalee Goodlette-Frank D D 3,100/East 702 504 Road(CR to Airport Road a 846) (6 lane divided) G CD Immokalee Airport Road to D D 3,100/West 216 286 :13 Road(CR Livingston Road w 846) (6 lane divided) L VP. Goodlette- Immokalee Road D D 1,000/North 136 82 a Frank Road to Vanderbilt N Beach Road(2 o lane undivided) °' 2 Airport Road Immokalee Road C C 2,200/North 997 927 R to Vanderbilt vn Beach Road(4 lane divided) m Tamiami Wiggins Pass D D 3,100/North 534 485 E Trail North Road to Q. Q. (US 41) Immokalee Road = (6 lane divided) co c Tamiami Immokalee Road C C 3,100/North 1,021 801 d Trail North to Vanderbilt .c (US 41) Beach Road(6 caca,, lane divided) q r� Page 4 of 4 PUDA-PL20160001865,Creekside Commerce Park,PUDA September 8,2016(last revised: 9-9-16',9-12-16',9-26-16',9-27-16') Packet Pg 195 9A„,„ Environmental Supplement For Collier County Zoning Application CREEKSIDE a y N L0) V 0 N 0 N REVISED r' C., SEPTEMBER 2016 = d a 0. U) z w a) w m Li V � I d E Prepared by: rt TURRELL,HALL&ASSOCIATES,INC 3584 EXCHANGE AVENUE NAPLES,FL 34104 Packet Pg. 196 Creekside Environmental Supplement Revised September 7,2016 1.0 INTRODUCTION The Creekside project site is located in north eastern Collier County, in the south east corner of the intersection of Goodlette-Frank Road and Immokalee Road (CR 846), approximately 3/4 of a mile east of US 41. The project boundary is located within Section 27,Township 48 South,Range 25 East, Collier County, Florida. The project is bordered on the south by the North Collier Reclamation Facility and Pelican Marsh PUD, on the west by the Naples Daily News facility, on the north by Immokalee Road and the North Collier Health Park,and the east by additional medical services facilities. Access to the project is via Goodlette-Frank Road along the western boundary of the property. A general location map is provided in the included exhibits. a The proposed project is part of an existing commercial development that is bisected by Goodlette- Frank Road. The project has been developed predominantly on the west side of Goodlette-Frank o. Road with the majority of this side developed or cleared for future development. Businesses currently present on the site west of Goodlette-Frank Road(Creekside Commerce Park West Units CD One and Two) include: A gas station/convenience store, a bank, a U.S. Post Office, Arthrex Corporation, Creekside Medical Center, as well as a few other businesses. The vacant properties west of Goodlette-Frank Road have been cleared for future construction and three of the parcels c have been constructed with medical and assisted living facilities. Also present are existing preserves, a drainage canal, and assorted stormwater management features. The southeast portion of the project site is an existing self-storage facility. N ti 0 The current PUD site is approximately 106 acres. It was 108 acres originally but was reduced in the past when approximately 2 acres was taken out of this CPUD and placed into the adjacent CD CPUD to the west. The majority of the site has been developed according to prior development E approvals. Based on ground truthing and aerial interpretation of the site,approximately 7.42 acres Q currently meet the County definition of native habitat. The County GIS data layer indicates that 7.53 acres of native habitat are present according to the platting of the property. The minimum native habitat requirements would have been based on the native habitats present at the time of the w original development approvals. Historical aerials were examined in order to determine the native -°'a habitat components that were present prior to the development. The majority of the eastern portion of the site was composed of agricultural fields and the old Regency Packing house. (See enclosed a native vegetation map). The western portion of the site was forested and composed of c3 predominately native habitats. Based on a review of 1995 aerials of the site it was estimated that there were 40.93 acres of native habitats present prior to the original PUD approval. The Collier County Land Development Code requires preservation of at least 15%of this which would equate to 6.14 acres. However, a February 2008 Environmental Impact Statement (EIS) produced by Johnson Engineering stated that a minimum preserve requirement of 7.00 acres had been outlined in the prior CPUD approvals. County Staff have stated therefore that 7.00 acres will remain the minimum preserve requirement. The current proposal will impact approximately 2.44 acres of the existing 7.42 acres of native habitat (or 2.7.53 acres of the Platted preserves) to allow for the expansion or reconfiguration of two of the commercial parcels and reconfiguration of the stormwater management system. It will also create 0.68 acres of additional upland preserve as a result of the site reconfigurations. Should the project modification be approved, the remaining preserve area within the PUD boundary will Pagel of 17 Packet Pg. 197 Creekside Environmental Supplement Revised September 7,2016 be 5.65 acres based on the existing vegetation or 5.76 acres based on the County GIS data. The applicant is proposing to provide a minimum of 1.35 acres of required preserve through an off-site source. The information contained in this report is focused primarily on the modification to the native habitat proposed on the east side of Goodlette-Frank Road and the created native preserve area proposed on the western parcel. This document provides information concerning the proposed project site as it relates to natural resources and environmental issues. It is submitted to Collier County in support of a zoning request made by the applicant. 0 a> y d U N O N C O N O cn a1 a) Q , 3 N z W d a Y I 2 L U +. c d � I Q � Page 2 of 17 Packet Pg.198 k9tAfsn Creekside Environmental Supplement Revised September 7,2016 2. EXISTING CONDITIONS (Pre-Development) 2.1 VEGETATION ASSOCIATIONS The existing habitat types (based on FLUCFCS codes) are shown in Table 1 below and on the enclosed FLUCFCS Map. These FLUCFCS breakdown Tables are split between the lands east and west of Goodlette-Frank Road but the descriptions and vegetative composition which follows the tables is appropriate for both sides of the property. Of the total 106.37 acres contained within the Creekside East and West property boundaries, 84% classify as uplands (91.01 ac.), 2.8% classify as wetlands (2.95 ac.), and 11.7% are considered Other Surface Waters (12.41 ac.). The majority of the property has been constructed and a. CD developed. The current proposal would modify a few of the parcel boundaries to allow for construction of buildings that are a part of this current review. Table 1- FLUCFCS Codes&Acreages Creekside West o Wetland Habitat FLUCCS Code Acreage N F- 0 Willow and Elderberry 618 0.65 d Drainage and Stormwater Features 510/534 6.81 d E N Upland Habitat FLUCCS Code Acreage a. z Commercial and Services 140 10.87 Light Industrial 155 14.67 Educational 171 5.98 Governmental 175 8.73 Open Urban Land 190 5.97 Mixed Upland Forest 420 1.71 Roads 814 7.67 m Electrical Power Lines 832 3.56 c 66.62 Page 3 of 17 Pncket Pg.199 " sm%IF Creekside Environmental Supplement Revised September 7,2016 Table 2- FLUCFCS Codes &Acreages Creekside East Wetland Habitat FLUCCS Code Acreage Mixed Wetland Forest 630 2.30 Drainage and Stormwater Features 510/534 5.60 Upland Habitat FLUCCS Code Acreage Commercial and Services 140 14.35 Medical and Health Facilities 174 7.19 0 Open Urban Land 190 2.30 a. a> Urban Land in Transition 193 1.78 ;a N Pine Flatwood 411 1.59 d Mixed Oak/Pine 414 1.06 v Disturbed Land(Spoil) 743 0.17 cv Roads 814 2.41 d' 0 N <o 39.73 N r- 9 °'o A list of plant species observed within each vegetated habitat type is found below. c a) E FLUCFCS CODE 190 and 193 Urban Land a) o. o. Common Name Scientific Name Stratum Abundance 0 Bahia grass Paspalum notatum G C w False buttonweed Spermacoce verticillata G 0 -°'a Frog fruit Phyla nodiflora G C Y Mexican clover Richardia grandiflora G R d a) U .o a FLUCFCS CODE 411 Pine Flatwoods E u Common Name Scientific Name Stratum Abundance = Slash Pine Pinus elliottii C D a Dahoon Holly Ilex cassine C R Live Oak Quercus virginiana C 0 Sabal Palm Sabal palmetto C C Wax Myrtle Myrica cerifera M C Saw Palmetto Serenoa repens G D Grape Vine Vitis rotundifolia V C Page 4 of 17 Packet Pg.200 Am Creekside Environmental Supplement Revised September 7,2016 FLUCFCS CODE 420 Mixed Upland Common Name Scientific Name Stratum Abundance Live Oak Quercus virginiana C 0 Sabal Palm Sabal palmetto C C Slash Pine Pinus elliottii C R Woman's Tongue Albizia lebbeck C C Wax Myrtle Myrica cerifera M 0 Brazilian Pepper Schinus terebinthifolius M 0 Saltbush Baccharis halimifolia M C Q Castor bean Ricinus communis M 0 Broomsedge Andropogon, spp. G C a Beggar's Tick Bidens alba G C a Bahia grass Paspalum notatum G C a False buttonweed Spermacoce verticillata G 0 d Grape Vine Vitis rotundifolia V C v N O N_ FLUCFCS CODE 510 and 534 Canal and Pond to O N Common Name Scientific Name Stratum Abundance c Primrose willow Ludwigia peruviana M R c Carolina willow Salix caroliniana M R c�' Torpedo grass Panicum repens G C E Pennywort Hydrocotyle umbellata G 0 a Arrowhead Sagittaria lancifolia G 0 a. Spikerush Eleocharis cellulosa G 0 0 z w w 73 FLUCFCS CODE 618 Willow and Elderberry Y d I' L Common Name Scientific Name Stratum Abundance c.) Carolina willow Salix caroliniana M D c Pond Apple Annona glabra M C E Brazilian pepper Schinus terebinthifolius M R Buttonbush Cephalanthus occidentalis M 0 a Leather fern Acrostichum danaeifolium G 0 Swamp fern Blechnum serrulatum G C FLUCFCS CODE 630 Wetland mixed forest Common Name Scientific Name Stratum Abundance Cypress Taxodium distichum C C Cabbage palm Sabal palmetto M/C 0 ,.--.\ Page 5 of 17 Packet Pg. 201 9. �rt�t Creekside Environmental Supplement Revised September 7,2016 Red maple Acer rubrum C 0 Laurel oak Quercus laurifolia C 0 Carolina willow Salix caroliniana M 0 Pond Apple Annona glabra M C Brazilian pepper Schinus terebinthifolius M R Buttonbush Cephalanthus occidentalis M 0 Myrsine Rapanea punctata M R Swamp lily Crinum americanum G C Leather fern Acrostichum danaeifolium G 0 Swamp fern Blechnum serrulatum G C C=Canopy M=Midstory G=Groundcover V=Vine E=Epiphyte *-Protected species a. 2.2 WETLANDS & OTHER SURFACE WATERS y Qualified Turrell, Hall & Associates, Inc. environmental staff inspected the project lands for the purpose of delineating wetlands and other surface waters. The wetland delineation methodologies csi and criteria set forth by the state(in Chapter 62-340,FAC,Delineation of the Landward Extent of N Wetlands and Surface Waters) and the US Army Corps of Engineers (in the 1987 Corps of Engineers Wetlands Delineation Manual)were followed in determining whether an area classified o as a wetland or other surface water and in delineating the limits (boundaries) of potential h jurisdictional wetlands and other surface waters. 2.2.1 Wetland Seasonal High Water Table&Hydroperiod The hydrologic regime on these properties is extremely altered from historical levels and a patterns by surrounding urban uses. Water from adjacent properties (storage facility and y waste water treatment plant)runs onto the eastern site and flows through the wetland into the drainage canal along the eastern boundary. From there it flows north under Immokalee Road w and into the Cocohatchee River. The isolated wetland area is in relatively good shape with y respect to exotic vegetation but is isolated by commercial development to the point where minimal wildlife utilization occurs. 4.. With the site lying between development and major roadways,this wetland habitat does not maintain the normal hydrology that was historically present due to manipulation of surficial 5 flows from the surrounding developments. 2.2.2 Jurisdictional Status of Wetlands& Other Surface Waters The Creekside wetland lines were established during the original permitting of the property and are assumed to be jurisdictional with the Federal permitting agencies per their delineation guidelines. The South Florida Water Management District identified the eastern wetland area as impacted during the previous permitting efforts and did not require any conservation easement to be placed on it. They treated the area as a part of the surface water management system for the property. Page 6 of 17 Packet Pg.202, 4,604,1A0:04 Creekside Environmental Supplement Revised September 7,2016 The other surface waters on the site include the ponds and the ditch and swale system that currently transport water through the center of the western property and along the eastern boundary of the east property north under Immokalee Road. This system will be modified under the current proposal with a portion of the ponds being filled in and new areas constructed or expanded within the project boundaries. Likewise,the ditch and swale system on the eastern side will be modified to accommodate the revised parcel boundary. 2.3 LISTED PLANT &ANIMAL SPECIES A survey for listed animal and plant species has been conducted on the project lands by Turrell, Hall & Associates biologists. This threatened and endangered species survey and its results are discussed in the attached Listed Species Summary Report. The Listed Species summary describes the approximate locations where listed animal species were observed on and near the project lands during the course of the referenced survey. The majority of listed animal species observed were a either flying over the project lands or observed on adjacent lands. During the survey events white ibis (Eudocimus albus) and several hawks flew over the site, while snowy egret (Egretta thula) and white ibis were seen adjacent to this property. A tri-colored heron (Egretta tricolor) was observed foraging along the lake bank. None of the listed species observed, reside on or nest on o the project lands. a CD Due to isolation and degradation of foraging habitat,it is apparent that this site offers only minimal N value to local wildlife. The two major roadways on the north and west boundaries of the site as well as the development in all directions have isolated this property and made travel to it by c terrestrial wildlife both difficult and dangerous. a) 2.4 HISTORICAL/ARCHAEOLOGICAL RESOURCES a The Florida Master Site File(MSF) is a database of the known historic and archaeological sites in the state of Florida. The MSF office was contacted during the initial permitting of the site and indicated that no recorded archaeological sites exist on the subject property or in close proximity. .N If a suspected archaeological or historical artifact is discovered during the course of site development activities (construction, clearing, etc.),the development activities at the specific site v will be immediately halted and the appropriate agency notified. Development will be suspended d for a sufficient length of time to enable the County or a designated consultant to assess the find E and determine the proper course of action. 2.5 SOILS Based on the National Resource Conservation Service (NRCS) "Soil Survey of Collier County Area, Florida" (NRCS, 1998)there are five (5) different soil types (soil map units) present on the project lands. The attached exhibit provides a soils map for the project area as derived from the NRCS mapping. The following sub-sections provide a brief description of each soil map unit identified on the project lands. Information is provided about the soil's landscape position (i.e. it's typical location in the landscape on a county-wide basis), the soil's profile (i.e. textural composition and thickness or depth range of the layers or horizons commonly present in the soil), Page 7 of 17 Packet Pg 203 Z9.Atri Creekside Environmental Supplement Revised September 7,2016 and the soil's drainage and hydrologic characteristics. The soils occurring on project lands are as follows: (7) Immokalee Fine Sand (non-hydric) Landscape position—Flatwoods. Soil profile— Surface layer to a depth of about 6 inches consists of black fine sand. Subsurface layer to depth of about 35 inches consist of light gray fine sand. Subsoil layers below this to a depth of 58 inches consist of fine sand. Below these layers the subsoil is pale brown fine sand to a depth of about 80 inches. Drainage/Hydrologic characteristics—Poorly drained.Permeability is moderate.The seasonal high water table (apparent) is within a depth of 6 to 18 inches for 1 to 6 months and can recede to a a. depth of more than 40 inches during extended dry periods. Hydrologic group is B/D. (8) Myakka Fine Sand (non-hydric) Landscape position—Flatwoods. Soil profile—Surface layer to a depth of about 7 inches consists of dark grey fine sand. Subsurface layer to depth of about 27 inches consist of light gray to light brown fine sand. Subsoil layers below this to a depth of 48 inches consist of black fine sand. Below these layers the subsoil is yellowish brown fine sand to a depth of about 80 inches. ti 0 Drainage/Hydrologic characteristics—Poorly drained.Permeability is moderate.The seasonal high water table (apparent) is within a depth of 6 to 18 inches for 1 to 6 months and can recede to a depth of more than 40 inches during extended dry periods. Hydrologic group is B/D. E Ts. (17) Basinger Fine Sand(hydric) a. Landscape position—Sloughs and poorly defined drainageways. Soil profile— Surface layer to a depth of about 3 inches consists of dark grayish brown fine sand. °'a Subsurface layer to depth of about 25 inches consist of light gray fine sand. Subsurface layers below this to a depth of 44 inches consist of brown fine sand. Limestone bedrock begins at a depth of about 80 inches. iv Drainage/Hydrologic characteristics — Poorly drained. Permeability is rapid. The seasonal high water table (apparent) is within a depth of 12 inches for 3 to 6 months and can recede to a depth of more than 40 inches during extended dry periods. Hydrologic group is B/D. (20) Ft. Drum and Malabar High Fine Sands (non-hydric) Landscape position—Ridges along sloughs. Soil profile — The surface layer is typically a very dark grayish brown fine sand about 5 inches thick. The subsurface is fine sand to a depth of about 20 inches.The subsoil is light brownish gray fine sand to a depth of about 80 inches. Limestone bedrock is at a depth of around 30 inches. Drainage/Hydrologic characteristics—Poorly drained. Permeability is rapid for Ft. Drum to slow , -., for Malabar.Under natural conditions,the seasonal high water table(apparent)is set at a depth of Page 8 of 17 Packet Pg.204 to m Creekside Environmental Supplement Revised September 7,2016 6 to 18 inches for 1 to 6 months during most years. During the other months, the water table is below a depth of 18 inches, and it recedes to a depth of more than 40 inches during extended dry periods. Hydrologic group is C. (39) Satellite Fine Sand(non-hydric) Landscape position—Low coastal ridges. Soil profile — Surface layer to a depth of about 3 inches consists of gray fine sand. Subsurface layers below this to a depth of 80 inches consist of light gray to white fine sand. Limestone bedrock begins at a depth of about 55 inches. Q Drainage/Hydrologic characteristics—Well drained.Permeability is very rapid. The seasonal high a water table (apparent) is within a depth of 24 to 42 inches for 1 to 6 months and can recede to a 0 depth of more than 42 inches during the rest of the year. Hydrologic group is C. CD tD ti o) E a) 0. N Z W ao 721U) to ro L U c E s ea z Q Page 9 of 17 Packet Pg.205 m Creekside Environmental Supplement Revised September 7,2016 3. PROPOSED CONDITIONS (Post-Development) 3.1 PROPOSED PROJECT The proposed project is to modify some of the individual parcel boundaries to allow for modified buildings and uses. The proposed modifications will also impact existing native habitat as outlined in this report. The enclosed exhibits illustrate the development and preserve areas that currently exist and that proposed changes that would result following this amendment. A commercial and/or industrial development will be required to preserve 15% of the native vegetation that was present at the time of the original approvals. County staff have indicated that this equates to 7.00 acres based on past CPUD approval. a. CD The proposed project will impact approximately 2.44 acres of the existing native habitat on the site. The proposed impacts include 1.60 acres of wetlands and 0.84 acre of uplands. The preserve a) area has been degraded by isolation and hydrological impacts. The project will also be creating 0.68 acre of additional native habitat on the western property adjacent to other existing native c upland habitat. The enclosed exhibits illustrate the areas that will be impacted and created by proposed development changes. 0 N The proposed project modifications will result in the loss of existing on-site native habitat. Should the project modification be approved,the remaining native preserve area within the PUD boundary c will be 5.65 acres according to the current aerial interpretation. Based on the County GIS data taken from the plats, the on-site preserve acreage will be 5.76 acres, not including the drainage E canal. The applicant has committed to providing a minimum of 1.35 acres of native preserve �. through an off-site source. H z w 3.2 PROJECT IMPACTS TO WETLANDS N 3.2.1 Direct,Permanent Impacts U Changes proposed to the project will result in some wetland impacts. However,the wetlands that will be impacted have already been deemed impacted by the SFWMD during the original r permitting efforts on the project site. The condition and status of the wetlands made it difficult to preserve them in a viable natural condition once the development was permitted so the SFWMD included this area in the original impact calculations. Because of this, there will be no wetland mitigation proposed for the State as part of the project modification. The US Army Corps of Engineers has determined that the wetland area is still jurisdictional and so will require mitigation for the impacts to federally jurisdictional areas. The mitigation will be provided via purchase of wetland credits from an approved wetland mitigation bank. The project will result in direct, permanent impacts to a total of 1.6 acres of wetland area. As used herein, the term "direct impacts" refers to actions that will result in the complete elimination of jurisdictional areas (i.e. excavation and fill). Page 10 of 17 Packet Pg.206 9A.rr, Creekside Environmental Supplement Revised September 7,2016 3.2.2 Temporary Impacts No temporary impacts are expected with this development. Prior to construction commencement all remaining preserve areas will be enclosed with siltation-prevention devices,which will remain in place until the adjacent construction is completed. 3.2.3 Secondary Impacts to Wetlands &Water Resources The previous permitting of the project's development features already accounted for and mitigated for the direct impact to all on-site wetlands so no secondary impacts will occur. a Adjacent properties are already developed so no secondary impacts to off-site wetlands is 73 expected either. a L Table 3-Preserves, Impacts and Secondary Im acts Wetland Habitat FLUCCS Total Acreage Direct Secondary Preserve o Code (County Plat) Impacts Impacts Willow and Elderberry 618 0.65 (0.81) 0.00 0.00 0.65 (0.81) .° 0 Mixed Wetland Forest 630 2.30(2.30) 1.60 0.00 0.70(0.70) N Totals 2.95(3.11) 1.60 0.00 1.35(1.51) 9 c r" a Upland Habitat FLUCCS Total Acreage Impacts Created Preserves m Code e a Mixed Upland 420 1.71 (1.68) 0.00 0.68 2.39(2.36) a. Community N Oak Pine Community 414 1.13 (1.22) 0.75 (0.85) 0.00 0.37(0.37) z w Pine Flatwood 411 1.63 (1.52) 0.09 0.00 1.54(1.52) m Totals 4.40(4.42) 0.84(0.94) 0.68 4.30 (4.25) Y d 2 L U 3.3 PROJECT IMPACTS TO LISTED SPECIES a E A survey for listed animal and plant species was conducted on the project lands by Turrell,Hall& I Associates biologists. This listed species survey and its results are discussed in the attached Listed Q Species summary. The listed animals associated with these project lands as observed directly or indirectly by Turrell, Hall & Associates included the white ibis, and snowy egret. Currently the closest documented active eagle's nest is approximately 2.5 mile northwest of the project lands. A tri-colored heron was observed foraging along the lake banks. White ibis and snowy egrets were observed flying over the Creekside East property. White ibis and snowy egret were observed on the open mowed lands to the east of the project site. Page 11 of 17 Packet Pg.207 �i :r9`A m Creekside Environmental Supplement Revised September 7,2016 3.4 PROJECT IMPACTS TO ARCHAEOLOGICAL/HISTORICAL RESOURCES As outlined in Section 2.4 of this report, it does not appear that development of the Creekside property will impact any historic properties listed, or eligible for listing, in the National Register of Historic Places or otherwise of historical, architectural, or archaeological value. If a suspected archaeological or historical artifact is discovered during the course of site development activities (construction, clearing, etc.), the development activities at the specific site will be immediately halted and the appropriate agency notified. Development will be suspended for a sufficient length of time to enable the County or a designated consultant to assess the find and determine the proper course of action. a C) N C) C) U N ef' 0 N 0 N ti 9 09 O C C) E C) Q 0. N Z w C) N C) C) U C d E .0 ca Page 12 of 17 Packet Pg=208 49.A to Creekside Environmental Supplement Revised September 7,2016 4.0 PRESERVE MANAGEMENT PROGRAM The Creekside preserve areas have an existing approved management plan. The proposed preserves will continue to be managed as outlined in the approved plan. Preserve areas will be maintained to suppress infestation by exotic/invasive and nuisance plant species. Maintenance/management actions will be conducted as required to meet the success criteria as outlined in the plan. The Preserve Management Plan outlines the maintenance activities proposed within the preserve areas associated with the project. It also outlines any monitoring efforts that may be done to track and document the success of the maintenance efforts. 0 Follow-up exotic and nuisance plant control will include directed herbicide applications and/or a. physical removal methods throughout all portions of the preserve area. Exotic/nuisance plant control is likely to occur on at least an annual basis. Such maintenance events may be conducted more frequently if field observations indicate the need. At the end of this period,the frequency of activities necessary to adequately control nuisance and exotic plants will be re-assessed and a program developed for future maintenance. At a minimum there will be at least one exotic/nuisance plant control event per year of monitoring. co Initial plantings will be installed within the upland creation area on the west property. The plantings will include species of similar type and quantities as currently present within this habitat o area and may include live oak, sabal palm, slash pine, wax myrtle, saw palmetto, broomsedge, wire grass, and other species as necessary. Supplemental plantings will be installed as necessary when and where survivorship, density, and/or percent cover goals are not achieved. The need for such re-plantings will typically be assessed on an annual basis. Management/maintenance Ti activities may include removal of dead,dying,or diseased plants(both planted and existing plants) �- as deemed necessary.Any work necessary to accommodate the stormwater drainage aspects of the area will also be undertaken to insure no adverse hydrological impacts occur to upstream properties. a y A qualified biologist or similar environmental professional will inspect the preserve area at least once a year for the duration of the monitoring program. The necessary maintenance activities will be determined by the biologist during these inspections.The maintenance will be conducted during the course of the year following issuance of the biologist's recommendations. .a The preserve area will be maintained in perpetuity such that the total vegetative cover accounted for by nuisance plants constitutes no more than 5% of total plant cover. All exotic plants will be removed from the preserves as part of the maintenance events. 4.1 PROTECTION OF PRESERVES VIA CONSERVATION EASEMENTS The modified preserve areas will be placed under appropriate conservation easements with the County and will be delineated with signage along the perimeter to identify them as preserve areas. Page 13 of 17 Packet Pg 209 Q tii= I Creekside Environmental Supplement Revised September 7,2016 4.2 PRESERVE ENHANCEMENT VIA MAINTENANCE & ERADICATION OF EXOTIC &NUISANCE PLANT SPECIES The preserve area will be maintained in perpetuity to ensure that the areas are free from exotic/invasive plant species immediately following maintenance events. Exotic invasive plant species will include Category I and Category II species identified in the current "Invasive Plant List"published by the Florida Exotic Pest Plan Council (FLEPPC) as well as Class I and Class II Prohibited Aquatic Plants listed in Chapter 62C-52.011, Florida Administrative Code. Nuisance plant species will include native plant species deemed detrimental due to their potential adverse competition with desirable native species. Visual inspections for exotic, non-native and nuisance plant invasion will be conducted annually, a CD at a minimum, and all exotic, non-native and nuisance vegetation found within the preserve areas will be flagged, mapped and reported for treatment. Felled material will be removed from the preserve areas where possible or killed in place where removal would cause extreme damage to the surrounding native areas. Any stumps remaining after the exotic, non-native and nuisance v removal will be treated with a U.S. EPA approved herbicide and visible tracer dye to prevent regeneration from the roots. These maintenance activities will be performed in perpetuity as needed. co 0 N O �—. 4.3 PRESERVE DELINEATION c CD Preserves will be clearly delineated with appropriate signage both during and after construction activities. Protective barricades will be used to cordon off construction areas and keep construction Q. equipment out of preserve areas. A double row of silt fence will be used along preserve areas to separate them from the construction activities. The silt fence will remain in place until the perimeter berm is installed around the area of work. Appropriate signage will be placed along the perimeter of the preserves at 100 to 150 foot spacing. N d 4.4 PRESERVE MANAGEMENT SPECIFICATIONS v The preserve area will require exotic and nuisance plant eradication activities as previously noted. The following paragraphs provide additional information and specifications regarding these a activities. 4.4.1 Exotic&Nuisance Vegetation Eradication As previously noted, eradication methods will be employed throughout the preserve area. They may include physical removal of exotics and/or directed herbicide applications as dictated by the mitigation feature type and specific conditions and species encountered. Initial exotic and nuisance plant eradication efforts will involve a combination of methods including directed herbicide applications and cutting down exotics with subsequent application of herbicides to the stumps. Non-mechanized exotic and nuisance plant Page 14 of 17 Packet Pg.210 Creekside Environmental Supplement Revised September 7,2016 eradication methods will be employed wherever practical in order to preserve the greatest amount of existing native vegetation still present within the preserve areas. Methods include the use of hand implements such as chainsaws and machetes to cut down exotic vegetation with follow-up applications of herbicides as well as directed herbicide applications alone. Areas of exotic eradication handled in this manner will be allowed to recruit naturally for a year before determining if any replanting is necessary. Following initial eradication, subsequent maintenance events will commonly employ non- mechanized exotic and nuisance plant eradication methods. These methods may include directed herbicide applications and/or physical removal of exotics. 4.4.2 Success Criteria D a. The success criterion of this preserve is 80%total coverage of desirable and appropriate plant species in each habitat. If supplemental plantings are required after time zero activities are completed, then there will also be a requirement for 80% survivorship of all plantings. L U 4.4.3 Monitoring& Reporting The Creekside preserve areas will be maintained and monitored on an annual basis, with co more frequent maintenance events undertaken if vegetation is not trending towards the success criteria. Monitoring will be conducted within 30 days of a maintenance event, but not prior to 10 days immediately following herbicide application. c Any faunal observations, direct or indirect will also be noted and reported during each site visit. a. Since the preserve area has been deemed impacted by the regulatory agencies,no monitoring or reporting will be required by them. Monitoring summaries will be produced and kept by the property owner for review by the County upon request. d •F+ .F+ .F+ Page 15 of 17 Packet Pg. 211, 9A;m Creekside Environmental Supplement Revised September 7,2016 5.0 PRESERVE MONITORING PROGRAM The permittee will not submit monitoring reports to the SFWMD or USACE as the preserve area has already been deemed impacted by these agencies. Monitoring summaries will be produced if required by the County which will include the following information: 1. Brief description of maintenance and/or management work performed since the previous monitoring report along with discussion of any other significant occurrences. 2. Brief description of anticipated maintenance/management work to be conducted over the next year. 3. A summary of rainfall data collected during the year preceding the monitoring report based a j on rainfall data recorded at an onsite station. 4. Photographs documenting conditions in the preserve area at the time of monitoring. Photos a will be taken at four permanent photo stations within the on-site Preserve. At least two photos will be taken at each station with the view of each photo always oriented in the same general direction from one year to the next. d 5. Other general observations made in various portions of the preserve area. These observations will address potential problem zones, general condition of native vegetation including planted species, wildlife utilization as observed during monitoring, and other a pertinent factors. 6. A summary assessment of all data and observations along with recommendations as to N actions necessary to help meet management/maintenance goals. 7. A summary of all observed wildlife sightings and evidence of wildlife utilization. c 6' CDa a. y L V i.+ as it Page 16 of 17 Packet Pg. 212 9Am { Creekside Environmental Supplement Revised September 7,2016 6.0 WETLAND MITIGATION PROGRAM The original Creekside East project permitting accounted for impacts to the wetland area so no additional wetland mitigation will be required by the State regulatory agency. The Federal agency (US Army Corps of Engineers) will require purchase of mitigation credits from an approved mitigation bank to offset the proposed wetland impacts. a y d N U N O N CO 0 N ti O 07 O' 1 G1 d O. 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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. Instead, contact this office by telephone or in writing. :a N Y i d ly d' N o E 0 CC E w c m E s PackefP.g.°232 1'\ September 12, 2016 Via Email: georgia.hiller@colliergov.net or Regular US Mail Georgia Hiller,Esq. a District 2 Commissioner North Collier Government Center 2335 Orange Blossom Drive Naples,Florida 34109 Re: PL20160001865/Creekside CPUD Proposed Amendment o Dear Commissioner Hiller: c I am a property owner in Pelican Marsh, a member of the Foundation of Pelican Marsh, Inc., and strongly oppose the proposed amendment to the Creekside CPUD. I was both surprised and alarmed when I learned that a project of this magnitude is being streamlined in an unprecedented manner. I had little to no notice of the neighborhood information meeting on August 30, 2016 and had little to no opportunity to participate in the neighborhood information meeting. o I recognize and applaud the growth and success of Arthrex, and further support the benefits that • have flowed to Collier County attributable to Arthrex. I do not, however, support any amendment to the Creekside CPUD that would permit a building height greater than is currently constructed within the Creekside CPUD. I purchased my home in Pelican Marsh, in part, due to the beauty and character that has defined the Pelican Marsh area and that beauty and charm are largely shaped by longstanding height restrictions. I do not want to live in an area defined by towering commercial office space. Additionally, the proposed influx in traffic will Ta undoubtedly decrease the level of traffic service in an area that already appears to be at o maximum capacity. I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge c you to take any steps necessary to preserve our property rights, property values, and quality of E life in District 2. Please vote "NO" and oppose ANY increase in building height in the Creekside CPUD and include this correspondence in the record. a Respectfully submitted, George and Jacqueline Golabek 2110 Arielle Drive,#108 Naples,FL 24109 Packet Pg 233 ,; r - i q September 12, 2016 Jodie Mackintosh 1040 Grand Isle Drive Naples, FL 34108 Re: PL20160001865/Creekside CPUD Proposed Amendment o. Dear Mr. Klatzkow: I am a property owner in Pelican Marsh, a member of the Foundation of Pelican Marsh, d Inc., and strongly oppose the proposed amendment to the Creekside CPUD. I was both surprised and alarmed when I learned that a project of this magnitude is being streamlined in an unprecedented manner. I had little to no notice of the neighborhood c information meeting on August 30,2016 and had little to no opportunity to participate in the neighborhood information meeting. I recognize and applaud the growth and success of Arthrex, and further support the benefits that have flowed to Collier County attributable to Arthrex. I do not,however, support any amendment to the Creekside CPUD that would permit a building height greater than is currently constructed within the Creekside CPUD. I purchased a my home in Pelican Marsh, in part, due to the beauty and character that has defined the o Pelican Marsh area and that beauty and charm are largely shaped by longstanding height restrictions. I do not want to live in an area defined by towering commercial office space. Additionally,the proposed influx in traffic will undoubtedly decrease the level of traffic service in an area that already appears to be at maximum capacity. 06 I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge you to take any steps necessary to preserve our property rights,property values, and quality of life in District 2. Please vote"NO" and oppose ANY increase in building J height in the Creekside CPUD and include this correspondence in the record. a Respectfully submitted, Jodie Mackintosh Packet Pg.t234,, :;71, From: BeliowsRay To: Puig)udv Subject: FW:ARTHREX EXPANSION IN NORTH NAPLES Date: Friday,September 16,2016 5:47:38 PM Attachments: image001.ong oledata.mso FYI ,Racy Raymond V. Bellows, Zoning Manager Zoning Division a Zoning Services Section Growth Management Department—Planning & Regulation Telephone: 239.252.2463; Fax: 239.252.6350 From: Gary Gorran [mailto:gmgorran@comcast.net] c) Sent: Friday, September 09, 2016 12:29 PM N To: StrainMark; HomiakKaren; EbertDiane; stanchrzanowski@clliergov.net; eastmath@collierschools.com; FialaDonna; HenningTom; TaylorPenny; NanceTim; HillerGeorgia; BosiMichael; BellowsRay Cc: Gary Gorran Subject: FW: ARTHREX EXPANSION IN NORTH NAPLES o U 0 Collier County Commissioners and Planning board members O I am writing to you today to express my concern regarding the proposed new building to be built by Arthrex in Creekside Center. I live in the Pelican Marsh community. •� E w Let me first preface my remarks by saying that I and my neighbors are not opposed to Arthrex, as a o6 company.They are indeed a good Corporate citizen, the Company and their employees are an asset 111 to the community, and their work product is clean not impacting the environment.They are indeed m J a good neighbor and any City would be as proud as we are to have them in our Community. c 0 In my prior life before retirement, I worked for a Fortune 50 company and was involved in the a building of their Corporate Headquarters which consisted of a 13 story tower plus seven three story adjacent office buildings.We did build a world class building with a world renown architect. I was part of the team that acquired the blighted properties, moved the residential tenants out to new surroundings, closed existing businesses and buildings that were vacant and relocated a number of businesses to new homes and sites we provided to them.This effort was well appreciated by the City Fathers and residents, as it cleaned up a blighted area and the building of a tower was not a problem as there were other multi story buildings already in the City at the time. Now thirty plus years later there are even more high rise buildings. But this was a City that was in need of change and revitalization and we were the start of the process. North Naples is not in need of revitalization and Creekside Center surely is not blighted. Arthrex would like to take down one of their existing buildings and replace it with a building from Packet Pg 235,, 185 feet high to a maximum of 205 feet high.The size greatly exceeds the other buildings in the area by more than double.The Naples news building I believe is 75 plus feet to accommodate their presses and machinery and across the street the NCH North Naples hospital maybe 75-85 feet. It would be nice for Arthrex to have a Worldwide Headquarters building for all their employees, customers and visitors to see, but a Tower of this size does not belong in North Naples to stand out on the horizon and establish a precedent for other future high rise developments. Not only would the building be an "eyesore"to those driving in the area,the added traffic impacts on the currently existing roads from the additional employees would be a disaster,especially with our good neighbors in Colliers Reserve who will definitely experience the impact of cars coming and going to Creekside, across the street from their exit on to Immokalee Road East. There is a possible Hotel a proposed for the east side of Goodlette as part of this CPUD amendment, and who knows what the °1,-a_ ultimate height and size of that project will be. L 0 It was always my understanding that when PUDS are established, it was my belief that this was to be the rules to be followed during development. If all a developer needs to do is come in for a change, c who knows what the final outcome is for any property being developed will be.Somewhere along the line the Land Development code needs to be followed. My neighbors in the Estates of Bay Colony and its Golf Club will also be impacted by the change in view as they look out their windows from their multi million dollars homes.Although the building may not be that close, its height and presence surely will be seen and felt by these residents as the tower looms on the horizon. 0 My other concern is the very fast track approach this process is taking.Yes I understand that it ° VJ appears to be driven by the State grants and the timing of when a project is approved, but surely some due process is necessary to slow this down, get the design etc all ironed out before it goes forward. Maybe someone needs to speak to the Governor and Enterprise Florida to get a time *6 extension on the grants that Arthrex will receive.There are procedures and processes to be followed and they should be adhered to. 1 One of the issues being asked for by the applicant is that the building design rules be waived as Arthrex continues to find a suitable design, placement etc for the building. Most projects are approved with all this already done and finalized.To provide a waiver, and "trust me" on the design .d should not be permitted in this situation. Let's slow down and "do it right the first time" for the benefit of the Community and residents. Redesign the building, make it lower and with many more low rise buildings, spend some more time and effort. It may cost the applicant a little more money but it will be a much better benefit to the neighbors and Creekside complex, and the college campus atmosphere will still be achieved. Even with an expansion,Arthrex can still remain a Good Neighbor to the surrounding neighborhoods. Thank you for listening to me and hopefully thinking positively about my thoughts. Packet Pg:236 GARY M. GORRAN GMGORRANPCOMCAST.NET 239-513-9496 We are what we repeatedly do..Excellence then is not an act but a habit....Aristotle Better a little which is well done,then a great deal imperfectly...Plato When you talk,you are only repeating what you already know. But if you listen, you may learn something new... Dalai Lama Ct. 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 w request,do not send electronic mail to this entity.Instead;contact this office by telephone or in writing. N C) d L U N O N .O Ct C O C O O 06 y L �Q7 Y Q7 J C O r Q id a) i► Packet Pg 237' From: BellowsRav To: Fuig3udv Subject: FW:Creekside Commerce Park CPUD Revision Date: Friday,September 16,2016 5:47:14 PM Attachments: image001.onq oledata.mso FYI Racy Raymond V. Bellows, Zoning Manager Zoning Division a Zoning Services Section -wa Growth Management Department—Planning & Regulation Telephone:239.252.2463; Fax: 239.252.6350 m U From: Estates at Bay Colony [mailto:estatesatbaycolony@bcca-inc.com] Sent: Friday, September 09, 2016 1:07 PM N To: StrainMark; HomiakKaren; EbertDiane; ChrzanowskiStan; BellowsRay Subject: Creekside Commerce Park CPUD Revision Dear Planning Commission Members: c V One of our residents, Mrs. Donna Jones attempted to send the following e-mail to you but it was returned to her. I am including it below. Thank you. O Denise Maccarini, Property Manager o The Estates at Bay Colony `� 'co 10495 Goodlette Rd. North E Naples, FL 34109 L i Dear Planning Commission Member: We want to express our strong and serious concern about the negative impact that approval of the unprecedented and drastic planned unit development revisions would have on our golf club, golf course and residences.The revisions would permit the construction of a 205-foot tall building, more a i than twice the height and even closer to our property than anything else in the area.This would not be compatible with local surroundings and would suggest "spot zoning" on a site that currently has £ buildings a fraction of that size. In addition,the request has been "fast tracked" and processed during a time when very few residents or members are in Naples. Closing down Creekside Blvd.would have major traffic implications. Environmental concerns are also a major issue—with an unreasonable amount of time allotted to full disclosure and discussion of such major changes. We urge you to reject the application in its entirety. Thank you. Donna Jones Packet Pg.238, N�9A q The Estates of Bay Colony 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.Instead.contact this office by telephone or in writing. 0 O. w y a) a) U N O N G) C E O V C O w V o!S O J C O a C l~ Packet Pg 239y From: )3ellowsRav To: PuigJudv Subject: FW:Creekside CPUD Proposed Amendment Date: Thursday,September 15,2016 5:55:37 PM Attachments: image001.onq oledata.mso Hi Judy, Another letter for the Creekside CCPC packet. Thanks a Rag Er) Raymond V. Bellows, Zoning Manager Zoning Division-Zoning Services Section Growth Management Department-Planning & Regulation Telephone:239.252.2463; Fax: 239.252.6350 From: BosiMichael Sent:Thursday, September 15, 2016 10:05 AM To: BellowsRay Subject: FW: Creekside CPUD Proposed Amendment 0 o From: KlatzkowJeff 0 Sent: Thursday, September 15, 2016 9:32 AM o To: BosiMichael y Subject: FW: Creekside CPUD Proposed Amendment oo w From: Peter Bowen [plbowen@me.com] Sent:Thursday, September 15, 2016 9:23 AM To: KlatzkowJeff c Cc: rprittlaralaw.com Subject: Creekside CPUD Proposed Amendment a September 15, 2016 E Via Email a Jeff Klatzkow County Attorney's Office North Collier Government Center 2335 Orange Blossom Drive Naples, Florida 34109 Packet Pg.240. Re: PL20160001865 / Creekside CPUD Proposed Amendment r-. Dear Mr. Klatzkow: We are residents of Florida, property owners in Pelican Marsh, a members of the Foundation of Pelican Marsh, Inc., and we strongly oppose the proposed amendment to the Creekside CPUD. We were both surprised and alarmed when we learned that a project of this magnitude is being streamlined in an unprecedented manner. We had little to no notice of the neighborhood information meeting on August 30, 2016 and had little to no opportunity to participate in the neighborhood information meeting. L V We recognize and applaud the growth and success of Arthrex, and further support the benefits that have flowed to Collier County attributable to Arthrex. We do not, however, support any amendment to the Creekside C CPUD that would permit a building height greater than is currently constructed within the Creekside CPUD. We purchased my home in Pelican Marsh, in part, due to the beauty and character that has defined the o Pelican Marsh area and that beauty and charm are largely shaped by longstanding height restrictions. We do not want to live in an area defined o by towering commercial office space. Additionally, the proposed influx in y traffic will undoubtedly decrease the level of traffic service in an area that already appears to be at maximum capacity. Qf We join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge you to take any steps necessary to preserve our Ti property rights, property values, and quality of life in District 2. Please oppose ANY increase in building height in the Creekside CPUD and include this correspondence in the record. E Respectfully submitted, Karen & Peter Bowen 1013 Spanish Moss Trail Naples, FL 34108 cc: Robert Pritt, Esq. t!Packet Pg.241 From: BellowsRav To: Puig)udv Subject: FW:PL20160001865/Creekside CPUD Proposed Amendment Date: Friday,September 16,2016 5:46:28 PM Attachments: imaoe001.onq oledata.mso FYI ,day Raymond V. Bellows, Zoning Manager Zoning Division 0- Zoning Services Section Growth Management Department-Planning & Regulation Telephone:239.252.2463; Fax: 239.252.6350 m From: Richard BOTTHOF [mailto:richardbotthofangmail.com] � �� � � � Sent: Monday, September 12, 2016 2:45 PM To: HillerGeorgia; DonnaFiala@cooliergov.net; HenningTom; TaylorPenny; NanceTim; StrainMark; HomiakKaren; EbertDiane; ChrzanowskiStan m Cc: KlatzkowJeff; rpritt@ralaw.com Subject: Re: PL20160001865/Creekside CPUD Proposed Amendment Dear Commissioners , et al: I am a property owner in Pelican Marsh,a member of the Foundation of Pelican Marsh, Inc., and strongly oppose the proposed amendment to the Creekside CPUD. I was both surprised and alarmed when I learned that a project of this magnitude is being streamlined in an unprecedented manner. I had little to no notice of the neighborhood information meeting on August 30,2016 and had little to no opportunity to participate in the neighborhood w information meeting. L it I recognize and applaud the growth and success of Arthrex, and further support the benefits that have flowed to Collier County attributable to Arthrex. I do not,however, support any Ta amendment to the Creekside CPUD that would permit a building height greater than is o currently constructed within the Creekside CPUD. I purchased my home in Pelican Marsh, in part, due to the beauty and character that has defined the Pelican Marsh area and that beauty Q and charm are largely shaped by longstanding height restrictions. I do not want to live in an area defined by towering commercial office space. Additionally,the proposed influx in traffic will undoubtedly decrease the level of traffic service in an area that already appears to be at maximum capacity. ass I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge you to take any steps necessary to preserve our property rights,property values, and quality of life in District 2. Please vote"NO"and oppose ANY increase in building height in the Creekside CPUD and include this correspondence in the record. Respectfully submitted, Richard A. Botthof 9121 Troon Lakes Dr. Packet Pg 242 Naples, F1.34109 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.Instead,contact this office by telephone or in writing. G a m .y a) a) L O a) .G E 0 V 0 U 0 O os .1+ O :girt Packet Pg 243 September 12, 2016 Via Email: georaia.hiller@coliieraov.net or Regular US Mail Georgia Hiller,Esq. o. District 2 Commissioner North Collier Government Center 2335 Orange Blossom Drive m Naples,Florida 34109 U Re: PL20160001865/Creekside CPUD Proposed Amendment Dear Commissioner Hiller: -a I am a property owner in Pelican Marsh,a member of the Foundation of Pelican.Marsh,Inc,, and strongly oppose the proposed amendment to the Creekside CPUD. I was both surprised and alarmed when I learned that a project of this magnitude is being streamlined in an unprecedented manner. I had little to no notice of the neighborhood information meeting on August 30, 2016 and had little to no opportunity to participate in the neighborhood information meeting. 0 I recognize and applaud the growth and success of Arthrex, and further support the benefits that have flnwpd to f nllier (-minty attrihi,tahlp to ArthrPY T rin not hnwpvnSlyly cnnnrt v y amendment to the Creekside CPUD that would permit a building height greater than is currently constructed within the Creekside CPUD. I purchased my home in Pelican Marsh, in part, due to the beauty and character that has defined the Pelican Marsh area and that beauty n and charm are largely shaped by longstanding height restrictions. I do not want to live in an area defined by towering commercial office space. Additionally, the proposed influx in traffic will y r rr r r level of rr � + . _ be decrease le level Luff&L service' in au atea' that aheady appetus to be at maximum capacity. o r =is I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge you to take any steps necessary to preserve our property rights, property values, and quality of life in District 2. Please vote "NO" and oppose ANY increase in building height in the Creekside CPUJ) and include this correspondence m the record. Respectfully submitted, Packet Pg.244: R 5 Cly l September 12,2016 Via Email: zeoraia.hiller racolliergov.net or Regular US Mail Georgia Hiller,Esq. District 2 Commissioner o North Collier Government Center a. 2335 Orange Blossom Drive Naples,Florida 34109 d d Re: PL20160001865/Creekside CPUD Proposed Amendment c.5 Dear Commissioner Hiller: N I am a property owner in Pelican Marsh,a member of the Foundation of Pelican Marsh,Inc.,and strongly oppose the proposed amendment to the Creekside CPUD. I was both surprised and 7 alarmed when I learned that a project of this magnitude is being streamlined in an unprecedented manner. I had little to no notice of the neighborhood information meeting on August 30, 2016 and had little to no opportunity to participate in the neighborhood information meeting. d I recognize and applaud the growth and success of Arthrex, and further support the benefits that have flowed to Colfier County attributable to Arthrex. I do not, however, support any amendment to the Creekside CPUD that would permit a building height greater than is v, currently constructed within the Creekside CPUD. I purchased my home in Pelican Marsh, in part, due to the beauty and character that has defined the Pelican Marsh area and that beauty w and charm are largely shaped by longstanding height restrictions. I do not want to live in an area ots defined by towering commercial office space. Additionally, the proposed influx in traffic will In undoubtedly decrease the level of traffic service in an area that already appears to be at maximum capacity. I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge you to take any steps necessary to preserve our property rights, property values,and quality of tea life in District 2. Please vote "NO" and oppose ANY increase in building height in the `z Creekside CPUD and include this correspondence in the record. E Respectfully submitted, 111 CI336RiT5IA)ALKCood - 1�1 'LES, F ie, A 910 - Packed"Pg.245 k'92A AFv September 12,2016 Via Email: georgia.hiller( colliergov.net or Regular US Mail Georgia Hiller,Esq. District 2 Commissioner a. North Collier Government Center 2335 Orange Blossom Drive Naples,Florida 34109 N Re: PL20160001865/Creekside CPUD Proposed Amendment Dear Commissioner Hiller: c � :a I am a property owner in Pelican Marsh,a member of the Foundation of Pelican Marsh,Inc.,and strongly oppose the proposed amendment to the Creekside CPUD. I was both surprised and alarmed when I learned that a project of this magnitude is being streamlined in an unprecedented o manner. I had little to no notice of the neighborhood information meeting on August 30, 2016 and had little to no opportunity to participate in the neighborhood information meeting. I recognize and applaud the growth and success of Arthrex, and further support the benefits that N have flowed to Collier County attributable to Arthrex. I do not, however, support any amendment to the Creekside CPUD that would permit a building height greater than is w currently constructed within the Creekside CPUD. I purchased my home in Pelican Marsh, e in part, due to the beauty and character that has defined the Pelican Marsh area and that beauty and charm are largely shaped by longstanding height restrictions. I do not want to live in an area J defined by towering commercial office space. Additionally, the proposed influx in traffic will undoubtedly decrease the level of traffic service in an area that already appears to be at o maximum capacity. I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge you to take any steps necessary to preserve our property rights, property values, and quality of life in District 2. Please vote "NO" and oppose ANY increase in building height in the Creekside CPUD and include this correspondence in the record. Respectfully submitted, / rd Nom. MP II,'i „0„. Packet Pg 246? September 12, 2016 Via Email: georgia.hiller@colliergov.net or Regular US Mail Georgia Hiller,Esq. District 2 Commissioner North Collier Government Center 2335 Orange Blossom Drive Naples, Florida 34109 Re: PL20160001865 /Creekside CPUD Proposed Amendment a Dear Commissioner Hiller: I am a property owner in Pelican Marsh, a member of the Foundation of Pelican Marsh, d Inc., and strongly oppose the proposed amendment to the Creekside CPUD. I was both N surprised and alarmed when I learned that a project of this magnitude is being d streamlined in an unprecedented manner. I had little to no notice of the neighborhood information meeting on August 30, 2016 and had little to no opportunity to participate in the neighborhood information meeting. I recognize and applaud the growth and success of Arthrex, and further support the benefits that have flowed to Collier County attributable to Arthrex. I do not, however, support any amendment to the Creekside c CPUD that would permit a building height greater than is currently constructed within the Q Creekside CPUD. I purchased my home in Pelican Marsh, in part, due to the beauty and character that has defined the Pelican Marsh area and that beauty and charm are largely shaped by longstanding height restrictions. I do not want to live in an area defined by towering commercial office space. Additionally,the proposed influx in traffic will undoubtedly decrease the level of traffic service in an area that already appears to be at maximum capacity. N I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge you to take any steps necessary to preserve our property rights,property values, and quality of life in District 2. Please vote"NO"and oppose ANY increase in building height in the Creekside CPUD and include this correspondence in the record. 06 Respectfully submitted, Judy and Norman Rogers ru ca Packet Pg 247' September 12, 2016 Via Email: georgia.hiller(wcolliergov.net or Regular US Mail Georgia Hiller, Esq. District 2 Commissioner North Collier Government Center _Ne 2335 Orange Blossom Drive C a) Naples, Florida 34109 (6.5 Re: PL20160001865/Creekside CPUD Proposed Amendment Dear Commissioner Hiller: I am a property owner in Pelican Marsh, a member of the Foundation of Pelican Marsh, Inc., and strongly oppose the proposed amendment to the Creekside CPUD. I was both surprised and alarmed when I learned that a project of this magnitude is being streamlined in an unprecedented manner. I had little to no notice of the neighborhood information meeting on August 30, 2016 and had little to no opportunity to participate in the neighborhood information meeting. 0 I recognize and applaud the growth and success of Arthrex, and further support the benefits that have flowed to Collier County attributable to Arthrex. I do not, however, support any amendment to the Creekside CPUD that would permit a building height greater than is currently constructed within the Creekside CPUD. I purchased my home in Pelican Marsh, 06 in part, due to the beauty and character that has defined the Pelican Marsh area and that beauty and charm are largely shaped by longstanding height restrictions. I do not want to live in an area z defined by towering commercial office space. Additionally, the proposed influx in traffic will undoubtedly decrease the level of traffic service in an area that already appears to be at a maximum capacity. I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge you to take any steps necessary to preserve our property rights, property values, and quality of life in District 2. Please vote "NO" and oppose ANY increase in building height in the Creekside CPUD and include this correspondence in the record. Respectfully submitted, Stikso;to /iN5 Lts eLvd• S4 a.si FL 341/o, Packet Pg.248 From:louanne Jackson<i t ankand Ioauan ne a! oa,ea > -� Date: September 21,2016 at 5:26:09 PM EDT To: FialaDonna<t)onnuH•i iaa`a eni1ie ' .net>,HenningTom<T1 onri leirt arae rr i TaylorPenny<Penn I alor a co3 [i °r n t>,NanceTim< roNapce c{>iti ; u A et> KlatzkowJeff La ikov, aa,cot iierew..net>,Esq. <r -ra t it r ar ay,.corn>, StrainMark < s rk`sit rat a El.fl < n wnet> HomiakKaren<K re i Ic>rniak ci col)ler<eo, net>,EbertDiane <s)iitnei I att t#coin eranx net>.ChrzanowskiStan<S.un *ht(unov, i a colltet-4_'o1 coTsai hiitcraIis:a r net" <L,eor$a . i1Ic a eailt ra uy.Ile'> Subject: Letter to object to Creekside CPUD Amendment Reply-To: louannne jackson<frandandi whine , ,i rn.car > a. September 21,2016 N Georgia Hiller,Esq. m District 2 Commissioner North Collier Government Center 2335 Orange Blossom Drive csi Naples, Florida 34109 N Re:PL20160001865 t Creekside CPUD Proposed Amendment Dear Commissioner Hiller: I am a property owner in Pelican Marsh,a member of the Foundation of Pelican Marsh,Inc.,and strongly oppose the 3 proposed amendment to the Creekside CPUD. I was both surprised and alarmed when I learned that a project of this a magnitude is being streamlined in an unprecedented manner.I had little to no notice of the neighborhood information o meeting on August 30,2016 and had little to no opportunity to participate in the neighborhood information meeting. I recognize and applaud the growth and success of Arthrex,and further support the benefits that have flowed to 0 Collier County attributable to Arthrex.I do not,however,support any amendment to the Creekside CPUD that would o permit a building height greater than is currently constructed within the Creekside CPUD.I purchased my home in rn Pelican Marsh,in part,due to the beauty and character that has defined the Pelican Marsh area and that beauty and •� charm are largely shaped by longstanding height restrictions. I do not want to live in an area defined by towering E commercial office space.Additionally,the proposed influx in traffic will undoubtedly decrease the level of traffic uj service in an area that already appears to be at maximum capacity. I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge you to take any steps a; necessary to preserve our property rights,property values,and quality of life in District 2.Please vote'NO"and m oppose ANY increase in building height in the Creekside CPUD and include this correspondence in the record. Ta Respectfully submitted, o Frank and Louanne Jackson 1909 Timarron Way Naples, FL 34109 wc a) E Packet Pg 249.. September 12, 2016 Via Email: georgia.hilleracolliergov.net or Regular US Mail c: Georgia Hiller, Esq. District 2 Commissioner North Collier Government Center (7) SC 2335 Orange Blossom Drive a) Naples, Florida 34109 (.1 •zr Re: PL20160001865/Creekside CPUD Proposed Amendment CN1 Dear Commissioner Hiller: I am a property owner in Pelican Marsh,a member of the Foundation of Pelican Marsh, Inc., and strongly oppose the proposed amendment to the Creekside CPUD. I was both surprised and alarmed when I learned that a project of this magnitude is being streamlined in an unprecedented manner. I had little to no notice of the neighborhood information meeting on August 30, 2016 .17; and had little to no opportunity to participate in the neighborhood information meeting. 0 I recognize and applaud the growth and success of Arthrex, and further support the benefits that (g) have flowed to Collier County attributable to Arthrex. I do not, however, support any amendment to the Creekside CPUD that would permit a building height greater than is currently constructed within the Creekside CPUD. I purchased my home in Pelican Marsh. oa in part, due to the beauty and character that has defined the Pelican Marsh area and that beauty and charm are largely shaped by longstanding height restrictions. I do not want to live in an area defined by towering commercial office space. Additionally, the proposed influx in traffic will undoubtedly decrease the level of traffic service in an area that already appears to be at maximum capacity. -0 I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge 4:t you to take any steps necessary to preserve our property rights, property values, and quality of life in District 2. Please vote "NO" and oppose ANY increase in building height in the Creekside CPUD and include this correspondence in the record. Respectfully submitted, George and Jacqueline Golabek 2110 Arielle Drive,#108 Naples, FL 24109 ;r:Packet Pg.250 September 22. 2D1G Via EmaUVqeorgis.hiUer@cnUie, ovnet Georgia Hiller. Esq. District 2 Commissioner North Collier Government Center 2335 Orange Blossom Drive Naples, Florida 34109 Re: PL2016p0018a5/CremhmimmCPQ0Proposed Amendment o_ Dear Commissioner Hitter: am a property owner in Pelican Marsh,a member of the Foundation of Pelican Marsh. Inc, and strongly oppose the proposed amendment to the Creekside CPUD I was both surprised and alarmed when I learned that a project of this magnitude is being expedited in an unprecedented manner Little csi to no notice of the neighborhood information meeting was given on August 30,2016 and therefore I res had no opportunity to participate in the neighborhood information meeting 0 I appreciate and applaud the growth and success of Arthrex,and further support the benefits that have flowed to Collier County attributable to the company. I do not, however, support any amendment to the Creekside CPUD that would permit a building height greater than is currently constructed within the Cmekoicie CPUD. I recently purchased my home in the Bay Laurel Estates section of Pelican Marsh, �ingemtva�. due,nthe beauty and chana�e,that has de�nedthe Pelican Marsh area and that beauty 0 and charm are largely shaped bylongstanding height,eothndona |donot want tnlive mana�a definedtowering the cn undoubtedly decrease the level of traffic service in an area that already appears to be at maximum capacity. ao I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge you to take all steps necessary to preserve our property rights property values, and quality of life in District 2 thisCPUDP|eaoevotn-NO'andoppnsaANYin�eosembui|dinQh�ghtintheCnonhaideandino|ude - �� � conespondonoeinthe record, and ' Ta Sincerely, ~ ' � � ~=� Mark F. Schwa 8643B|ueF�g�a 41:1 Naples, FL 34109 ~�~� 2115 Arielle Drive,#2604 Naples,FL 34109 September 23.2016 Georgia Hiller. Esq. District 2 Commissioner North Collier Government Center 2335 Orange Blossom Drive Naples, Florida 34109 Re: PL20160001865/Creekside CPUD Proposed Amendment Dear - Dear Commissioner Hiller: :0 (7) We are property owners in Pelican Marsh.a member of the Foundation of Pelican Marsh. c.) Inc..and strongly oppose the proposed amendment to the Creekside CPUD. We were both C•1 surprised and alarmed when we learned that a project of this magnitude is being streamlined in 0 an unprecedented manner. We had little to no notice of the neighborhood information meeting on August 30,2016 and had no opportunity to participate in it. Although we recognize the community benefits derived from the growth and success of Arthrex.we do not support any amendment to the Creekside CPUD that would permit a building height greater than is currently constructed within the Creekside CPUD. We purchased our home in Pelican Marsh.in pait due to the beauty and character that has defined the Pelican Marsh area and that beauty and charm are largely shaped by longstanding height restrictions. We do not CDU •--. Want to live in an area defined by towering commercial office space.Additionally,the proposed .o 0 closure of Creekside Boulevard would eliminate an alternative route for those seeking to avoid "5 the traffic congestion on Immokalee Road-an area that already appears to be at maximum co capacity. We join in the objections voiced by our neighbors in Bay Colony and Colliers Reserve and urge you to take any steps necessary to preserve our property rights,property values,and quality of life in District 2.Please vote"NO"and oppose ANY increase in building height in the Creekside CPUD and include this correspondence in the record. Respectfully submitted, 4 c,) Thomas S.R.Topping Linda Topping ce Packet Pg.252 _ _ From: Hal Cohen [maitto:topspeen@aol.com] Sent: Wednesday, September 21, 2016 8:00 PM To: BellowsRay Subject: Anthrax Proposal I was an attendee at yesterday's meeting. As a resident in The Estates at Bay Colony I came with prepared remarks. When the continuance was granted to at first October 3rd I decided I would wait until then....then the shift to the 4th...unfortunately I will be away on that date. Below are the remarks I was hoping to make before you and your fellow commissioners. %Tze My name is Hal Cohen and I have lived in The Estates at Bay Colony for the past 18 years. Much has changed on the face of the landscape over that period with many new residential,commercial developments,shopping malls,office complexes as well as new medical facilities. With very few exceptions the new buildings blended well •• with their surroundings.Nowhere in Naples was there construction that I can recall cs, •g• which drastically changed the character of the skyline. All of the governmental agencies and commissions did a wonderful job in keeping Naples the town we all sought and enjoyed when we chose to move here. We are all here this morning because of the proposal by Arthrex to dramatically alter everything we have grown to love and expect regarding future developments. There is no precedent for what they are proposing. A 205 foot tall building in my back yard...never in my wildest dreams would I have ever thought this a possibility!!! Surely, with the property available to Arthex,they could build smaller buildings which conform to the current code. Naples is mainly a retirement community as well as a destination resort. It is 0 to these constituencies,not business interests,that deserve to have the quality votes '46 cast in their favor. E ots Others have or will address the matter of how poorly prepared Arthrex was for their .21 informational meeting last month...having no real knowledge of what the building would look like, only that they wanted it to be 205 feet tall and gave a pathetic response to the communities concern regarding increased traffic and many more items. My biggest fear is that if Arthrex is granted their wishes,this will be only the first of many more unsightly tall buildings that will soon dot the Naples landscape,forever changing what Naples is really all about. What is to prevent Arthrex from asking for more zoning exemptions in the Creekside area? Or some other entity asking for what Arthrex was awarded. I'm very wary of the camel getting his nose under the tent this monstrosity cannot be the first of many. Let's do the sensible thing here. co z Thanks for your time and consideration. 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E 0 --, .0 0 ISJ - = - o . -= .f.' 8 '; = .2 "2 0 2 ja"' 0 t) 73 0. = ...6 - © •- 4) 0. to li 0 c ,.„. .... 0 .4 titi 0 ›.‘ 661 0 0 0 =.... 64 0 s E .110 :-; 4..; 0 e ra-. e..4 t 0. "Ci t...: "0 P.... 0 5 tic-) 0 v.; .-.3 U tr .- 7., -a E a +-• - 6 4-1C ..75' 5)•,- ...ca. g 0„ g E a. -r? 0 .- .5 .fflo ,= - .5 -,.,,,5 2. ill CO u.u)i-•t.)v) 0 ani. Z el z ct. c-.) - 1% 7.4 E g - ...a az 0 ...2 a -a a 2 I.L. ..... ›..,:- (...) ad September 12,2016 Via Email:georgia.hiller@colliergov.net or Regular US Mail Z 0 Georgia Hiller,Esq. a District 2 Commissioner North Collier Government Center 'y 2335 Orange Blossom Drive d Naples,Florida 34109 v N Re: PL20160001865/Creekside CPDD Proposed Amendment 0 N Dear Commissioner Hiller: d c I am a property owner in Pelican Marsh,a member of the Foundation of Pelican Marsh,Inc.,and E strongly oppose the proposed amendment to the Creekside CPUD. I was both surprised and 0 alarmed when I learned that a project of this magnitude is being streamlined in an unprecedented c manner. I had little to no notice of the neighborhood information meeting on August 30, 2016 7. and had little to no opportunity to participate in the neighborhood information meeting. .42,- 0 I recognize and applaud the growth and success of Arthrex, and further support the benefits that N have flowed to Collier County attributable to Arthrex. I do not, however, support any ..- amendment .-amendment to the Creekside CPUD that would permit a building height greater than is E currently constructed within the Creekside CPUD. I purchased my home in Pelican Marsh, w in part, due to the beauty and character that has defined the Pelican Marsh area and that beauty N and charm are largely shaped by longstanding height restrictions. I do not want to live in an area 2 defined by towering commercial office space. Additionally, the proposed influx in traffic will °i undoubtedly decrease the level of traffic service in an area that already appears to be at c maximum capacity. 0 13 V I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge Q you to take any steps necessary to preserve our property rights, property values, and quality of c life in District 2. Please vote "NO" and oppose ANY increase in building height in the E Creekside CPDD and include this correspondence in the record. a w a Respectfully submitted, f A4 n �d lb "e-/ Packet,Pg 257 - - Nand aP!sMee-13 : ZPOZ) (Peulqw03) uogoarqo Jo suet.u-3 tg &ism, leuomppli:wet.t. .penv g .14), -..., p4„.; ,..: -5E2ET) t:: a ,5 ...° •E- a ,0e1 +7., r40 > 0 0 0 0i ti 0 C., 0 1.0 - g.) e,..) tz • •-• 0 '444 4. .5 tut') C .0 ."."... 0 > •,. 4.4 t 44•4 .2 .73 CD 0 0 P.- ij 0 = CU y Z t4 0 g = tt Fi""0 O C .C4Z g CL1 ° E "= ° el 40 U. 0 ta) ,C) t.) 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Q .... ... = Z cCS c4 ..45 .... 0 ...,,,, c4.1 E 0 0 o clat us 0 4.; u . o Ez = v) -ri 0 0 0 •• 6 ' o. 0 = E 4.; —. la ct 4. 1 4) 0 c -42 c.) ,.6 2 = .4 .g 8 Z3 L., 0 0 0 CO U.(0 i—CO C < O.: < ;- - ill September 12, 2016 Via Email: georgia.hiller@,colliergov.net or Regular US Mail Georgia Hiller,Esq. District 2 Commissioner a) North Collier Government Center (7) 2335 Orange Blossom Drive Naples, Florida 34109 C•1 Re: PL20160001865/Creekside CPUD Proposed Amendment •zt CNI Dear Commissioner Hiller: -13" I am a property owner in Pelican Marsh, a member of the Foundation of Pelican Marsh, Inc., and strongly oppose the proposed amendment to the Creekside CPUD. I was both surprised and alarmed when I learned that a project of this magnitude is being streamlined in an unprecedented manner. I had little to no notice of the neighborhood information meeting on August 30, 2016 and had little to no opportunity to participate in the neighborhood information meeting. .d` 0 I recognize and applaud the growth and success of Arthrex, and further support the benefits that "6 have flowed to Collier County attributable to Arthrex. I do not, however, support any amendment to the Creekside CPUD that would permit a building height greater than is currently constructed within the Creekside CPUD. I purchased my home in Pelican Marsh, ots in part, due to the beauty and character that has defined the Pelican Marsh area and that beauty and charm are largely shaped by longstanding height restrictions. I do not want to live in an area defined by towering commercial office space. Additionally, the proposed influx in traffic will undoubtedly decrease the level of traffic service in an area that already appears to be at maximum capacity. -a -a join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge you to take any steps necessary to preserve our property rights, property values, and quality of life in District 2. Please vote "NO" and oppose ANY increase in building height in the Creekside CPUD and include this correspondence in the record. -0 Respectfully submitted, .54.tt P. 5L.JIJ i V15 Les chst+e‘,...le 8tv,t. Nf4pLt , FL 31/01 Packet Pg.271 „ ,,,,-..,,,,,,, 9A.--.q;1 ".....4, 1 September 12, 2016 Via Email: georgia.tillerikcolliergov.net or Regular US Mail ci Georgia Hiller, Esq. m District 2 Commissioner w North Collier Government Center :a 7) 2335 Orange Blossom Drive Naples, Florida 34109 a) 6 C•1 Re: YL.101610R111565/Creekside (mut)Proposed Amendment .a. ci c., Dear Commissioner Hiller: a) C I am a property owner in Pelican Marsh.a member of the Foundation of Pelican Marsh,Inc..and II strongly oppose the proposed amendment to the Creekside CPUll. I was both surprised and o o alarmed when I learned that a project of this magnitude is being streamlined in an unprecedented manner. I had little to no notice of the neighborhood information meeting on August 30, 2016 o ^., and had little to no opportunity to participate in the neighborhood information meeting. .15 .a) 0 I recognize and applaud the growth and success of Arthreic, and further support the benefits that "6 have flowed to Collier County attributable to Arthrex. 1 do not, hnwever, support any a) amendment to the Creckside CPUD that would permit a building height greater than is .- 03 E currently constructed within the Creekside CPUD. I purchased my home in Pelican Marsh, in part, due to the beauty and character that has defined the Pelican Marsh area and that beauty ces and charm are largely shaped by longstanding height restrictions. I do not want to live in an area ta defined by towering commercial office space. Additionally, the proposed influx in traffic will $2 11 utitluubictIly tict..tcabc It; luvci uf itailic sta vit..c iti du coca 1114 alicattly appcuts i.0 be a. maximum capacity. Ts c 0 ..e,. , I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge . 13 1 you to take any steps necessary to preserve our property rights, property values, and quality of str life in District 2. Please vow "NO” and oppose ANY increase in building height in the 4E; CD Creekside CPU') and include this correspondence in the record. E I .c 1 c.) co Respectfully submitted, v <X ,---.., Packet Pg.272'. „........„„, September 12,2016 Via Email:georgiathiller@,colliergov.net or Regular US Mail Georgia Hiller,Esq. .7x- 0 District 2 Commissioner m North Collier Government Center a_ co 2335 Orange Blossom Drive :0 Naples,Florida 34109 t7) _Ic a) Re: PL20160001865/Creekside CPUD Proposed Amendment 6 •• N Dear Commissioner Hiller: •zr 0 N I am a property owner in Pelican Marsh,a member of the Foundation of Pelican Marsh, Inc.,and :C7. strongly oppose the proposed amendment to the Creekside CPUD. I was both surprised and CD C alarmed when I learned that a project of this magnitude is being streamlined in an unprecedented :5 manner. 1 had little to no notice of the neighborhood information meeting on August 30, 2016 E o and had little to no opportunity to participate in the neighborhood information meeting. c 0 I recognize and applaud the growth and success of Arthrex,and further support the benefits that have flowed to Collier County attributable to Arthrex. I do not, however, support any amendment to the Creekside CPUD that would permit a building height greater than is .c 0 currently constructed within the Creekside CPUD. I purchased my home in Pelican Marsh, "6 in part, due to the beauty and character that has defined the Pelican Marsh area and that beauty o and charm are largely shaped by longstanding height restrictions. I do not want to live in an area 'el defined by towering commercial office space. Additionally, the proposed influx in traffic will E di undoubtedly decrease the level of traffic service in an area that already appears to be at 05 maximum capacity. in ,... ..S) I join in the objections voiced by my neighbors in Bay Colony and Colliers Reserve and urge ... 0 -J you to take any steps necessary to preserve our property rights, property values, and quality of Ta life in District 2. Please vote "NO” and oppose ANY increase in building height in the c o Creekside CPUD and include this correspondence in the record. P. ..o -es Respectfully submitted, 4 t; 1-;)/"(-'47-- g• Z///../: -----; E w ..c o __ ___, / ,,,,, :,- ........., packet Pg 273 MORRIS2891 Center Pointe Drive Unit 100 I Fort Myers, Florida 33916 F DEPEVV Phone (239)337-3993 I Toil Free (866) 337-7341 www.morris-depew.com ENGINEERS•PLANNERS•SURVEYORS LANDSCAPE ARCHITECTS Compatibility Issues:Creekside CPUD Amendment P120160001865 September 8,2016 Arthrex, Inc. has submitted a request to modify the existing Creekside CPUD approval (Collier County Ordinance 06-51, as amended by Collier County Ordinance 13-23). Creekside is a 106- acre commercial development located on the southwest quadrant of Immokalee and Goodlette Roads in northern Collier County. Based upon the applicant's submittals,the following issues d have been identified as compatibility concerns for surrounding and proximate residents. 1. The application increases the total allowable square footage of the development by a 200,000 square feet. The submitted traffic study indicates that an additional 3,970 daily 0 trips are being added to the network.This provides an additional 206 AM peak hour trips and an additional 392 PM peak hour trips. Put more directly, there will be an N additional 3.43 cars per minute at the entrances to the development during the AM N peak, and an additional 6.53 cars per minute at the entrances to the development during the PM peak. May, 2106 traffic counts on Goodlette were 19,266 average daily trips(ADT's) south of Immokalee Road; counts on Immokalee were 49,296 ADT's east of Goodlette and 22,803 ADT's west of U. S. 41; counts were 61,177 ADT's on U. S. 41, north of Immokalee, and 39,096 ADT's south of Immokalee.The addition of 3,381 daily trips to the network will be significant. Additionally,the proposed development CO- expansion is in a Transportation Concurrency Exception Area.This means that the area in which it is proposed to be located is already deficient in the network's capacity. It is o also noted that a 25% pass-by capture rate was used for the analysis, but that rate is for c shopping centers, a use that does not accurately reflect the activities proposed for this development. 2. The application removes the connection of Creekside Boulevard through the project. Coupled with the additional floor area, and the added traffic impacts,the reduction of internal circulation options will increase traffic congestion at the project's access points. Truck traffic accessing the Naples Daily News will be forced to take a more circuitous route to reach the loading areas west of the proposed new building. Additionally, the applicant refuses to provide additional sidewalks along the remaining roadways to accommodate multi-modal opportunities for internal circulation. 3. The project proposes to increase the allowable height on Tract 5 to 205' and allow the proposed structure to avoid compliance with the architectural standards found in the LDC.The applicant now represents that they will comply with standards to be enforced by Staff at the time the site development permit applications are made.This removes any consideration of the building features from consideration by the Planning Commission of the Board of County Commissioners.There is significant concern that such a large, imposing structure as that which is being proposed (i.e. at 205' in height Fort Myers { Gainesville Tallahassee Destro PacketPg;274_°' .Ar Compatibility Issues,Creekside CPDD Amendment „: September 8, 2016 Page l 2 and with an additional 166,000 SF of overall development floor area) will so overpower the current neighborhood as to change the existing aesthetic. Conditions should be provided to protect the existing development, including consideration of massing, bulk, façade articulation, and the potential for lowering the maximum height to more generally conform to the current permitted heights. Representations provided by the applicant cannot be relied upon absent conditions supplied within the approving ordinance. 4. Section 2.21.6.12 of the PUD ordinance states, "Creekside Commerce Park shall be permitted to develop with a maximum of 40 percent commercial uses. Commercial uses are defined as offices, health services, medical clinics, financial institutions,fitness centers, childcare centers, restaurants and retail sales in accordance with Section ".;t- 3.3.C.2. hereof." Section 3.2 of the proposed ordinance indicates that there is an a increase of maximum floor area from 550,000 to 805,000 square feet. Neither the site plan nor the proposed ordinance adequately demonstrate how the 40%cap on Y commercial uses will be calculated,tallied by the County, or implemented by the developer.There is no indication as to the percentage of the proposed 205' tall building v that will be considered as a use other than commercial in accordance with the definitions of the proposed ordinance. Section 4.2 of the proposed ordinance also addresses uses and floor areas in areas labelled 'B' on the Master Plan, but fails to N demonstrate how the 40% restriction is to be met. As part of the applicant's/1/2016 response, it is stated, "All additional square footage proposed will be for medical related uses consistent with the standards providing for additional medical related uses near 't�'1 the North Collier Hospital." Based upon the language of Section 2.21.6.12,these uses 21 would all appear to be part of the 40% maximum. 5. On page 3-8 of the proposed amended PUD ordinance the limit of 185'/205' is E established for Tract 5 of the MCP. Additionally, a limit of 75'/85' is established for the U I/C hotel/motel parcel. The remaining parcels west of Goodlette are being increased to c 50' in height from 35'.The balance of the I/C parcels east of Goodlette are limited to 50'/60' in height. However, as noted on page 4-6, all uses on Tract 9 are specifically called out for an increase in the height limit to 75'/85'. Clearly the overall impact of the co proposed amendments includes a significant increase in the permitted heights of the development. As noted in the application materials,the tallest building in the area is 103' (North Collier Hospital)with the next tallest being the Naples Daily News (72').The proposed structures will be among the tallest habitable buildings in Collier County. They will be located adjacent to a golf course development of single family structures, and quite visible to the surrounding communities.This building will be the only structure at this height for miles around, and will certainly be a visible landmark located in a community of significantly lesser structures. Additionally, lighting of the proposed building during nighttime hours could have significant impacts upon surrounding and proximate land uses. 6. The application is requesting a deviation for reduced on-site native vegetation preservation.This will increase the area of impervious surface within the development, decreasing the on-site preservation, according to the applicant, by 1.14 acres.The project was previously required to preserve 6.14 acres, with that figure being reduced to Packet Pg 275 . Compatibility Issues,Creekside CPUD Amendment t 9.A r ," September 8,2016 Page 13 5.0 acres by the request. However, it is noted that the developed site area of the I/C portion of the PUD has been increased from 41.6 acres to 49.9 acres, and the B portion of the PUD from 19.1 acres to 24.88 acres.Thus the net development area is being increased,yet the preservation area is being decreased.Additionally, according to Section 3.05.07B.1, the required preservation area would be 25%for projects greater than 20 acres. For the 106.08-acre site,this means that the required preservation area should be 26.52 acres.There does not appear to be any provision in the proposed ordinance that would address the location of the required open space, nor is it designated on the Master Plan. In fact,the Master Plan lists only 8.77 acres of buffers and open space. Combining that number with the 5 acres of preservation area yields only 13.77 acres of open space, a deficit of 12.75 acres. a 7. The actual construction process on a building of 205' in height will involve the placement of cranes, stockpiling of steel, concrete trucks, and a great deal of activity on d the proposed site.There is no consideration of working hours, restrictions on days of Y the week to be worked, barriers, noise control, or other elements of the construction d process that could impact compatibility. rY N N CD N N t0 0. E O U co O w O co N (O O O C C7 t t) -. r r i Q I Packet Pg.' 276 9.At October 5, 2016 ~` Subject: PUDA-PL20160001865 Creekside Commerce Park CPUD To: Collier County Board of County Commissioners Collier County Planning Commission Member Via Email From: Dalas D. Disney, AIA 1865 Veterans Park Drive, #301 Naples, Florida 34109 239-596-2872 a DalasD@DisneyArchitect.net a. CD Commissioners: Please accept this letter of support for the subject PUDA. Allow me please to express my opinion as a nearby commercial office property owner. N I attended the related Neighborhood Information Meeting (NIM) held at the Arthrex facility to N answer my questions that were primarily transportation and project design related. I attended the Collier County Planning Commission (CCPC)first meeting and yesterday the second 00 rescheduled meeting. Due to business commitments I was not able to remain at the CCPC meeting past noon. Failing to participate in the public comment I wish to be on record in support of the project PUDA proposed revision. Attending these meetings I was surrounded by other residents that were not in support of the L project and I was very surprised by the open comments and conversation related to stopping growth in our community. The high value residences to the North of Creekside have organized and seem to have adopted a no growth stance but expressed in other concerns. As a near lifelong resident of Lee and Collier Counties, in business within Collier for the past 24 years, and a member of your DSAC for 22 years, this type of no growth comment and attitude is very bothersome. If we lifelong residents had locked the gates at the Count line just a few years ago E these folks would still be back North (they say back home)where they came from and not 0 attempting to eliminate growth in our community. As I know you are each aware Collier needs the controlled growth to maintain the lifestyle we as residents love about our community. I am aware that the CCPC has voted to approve the project with some various conditions and I will as briefly as possible outline my reasons for support of the project. 1. Traffic: The project will relocate 500 current workers for Arthrex to Ave Maria and the new facility is slated to house 560 staff. The net is 60 persons. Parking is accommodated on site in a planned parking garage and the TIS indicates a 1% impact to the roads with the closure of the Creekside Bldv. I see no impact on my use and my clients in the general area nor impact to local residents. 2. Creekside Blvd closure: The rerouting is valuable to eliminate the speeding on this roadway. I am a speed violator when I use this road and I generally go with the flow of other cars. I do note in my use of Creekside Blvd. that there is most always pedestrian Packet Pg 277;{ 9 A.t traffic on the walkways. I mention this due to opposition comments that there is never any foot traffic on the sidewalks. The Arthrex Campus design is very necessary for this type of a facility. 3. Fly over: Comments were made by others adjacent to my seating that Arthrex should simply build a fly over for their staff and leave Creekside Blvd open. Imagine if you will the roadway over a pedestrian walkway and the visual block this would create. Not good and appropriate design for this location. If the pedestrians were to go up and over the roadway this would require a massive Handicapped ramp up both sides of the roadway. The idea is not appropriate to this project in any manner. 4. Goodlette Road Improvements: The current 4 to 2 lanes at the South bound Goodlette Road is a hazard and I have nearly been hit numerous time as I travel the area. The improvement at the expense of the project(not County Funding)should be seen as most beneficial. 5. Urban Sprawl: I noted comments from some speakers that we do not want to become Miami with all the density. As an Architect and project designer I hope to tell you what you already know. With the low density zoning in place in Collier County we are encouraging urban sprawl. The value of coastal land demands that the density be increased to reduce the urban sprawl and the continuation of Eastward development to y achieve low cost low density. 6. Deviation to allow 5.05.08 Alternate Architectural Design: As a member of the Architectural Design Code re-write committee I spend 2.5 years in the re-write of this LDC section recently approved. I have supported the idea that ALL projects should be c eligible for the Alternative Design process outlined in the code. It is clear in the use of this code for years that all project possibilities will not be anticipated by the code, and an alternative process to allow the review of good design is essential. I strongly support this a 0. deviation request approval. Thank you for your time in review of this letter. In the event I can assist in clarification of any item here stated I will be available for a phone conversation or email exchange. U Sincerely, ;v ie + a ltrik1PD Dalas D. Disney, AIA 'Packet Pg.278 f•` NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER AN ORDINANCE Notice is hereby given that on,Tuesday,October 25th,2016,in the Board of County Commissioners Meeting Room,Third Floor, Collier Government Center,3299 Tamiami Trail East,Naples FL., the Board of County Commissioners (BCC) will consider the enactment of a County Ordinance. The meeting will commence at 9:00 A.M.The title of the proposed Ordinance is as follows: The purpose of the hearing is to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS Q OF COLLIER COUNTY,FLORIDA AMENDING ORDINANCE NUMBER 0 2006-50, THE CREEKSIDE COMMERCE PARK COMMERCIAL n PLANNED UNIT DEVELOPMENT (CPUD), AS AMENDED, BY a. INCREASINGTHE ALLOWABLE SQUARE FOOTAGE IN THE a) INDUSTRIAL COMMERCIAL DISTRICT BY 166,000 SQUARE FEET ;a FOR A TOTAL OF 716,000 SQUARE FEET OF GROSS FLOOR AREA OF Y INDUSTRIAL/COMMERCE USES AND INCREASING THE ACREAGE y FROM 41.6 TO 49.90 NET ACRES;BY AMENDING THE BUSINESS L DISTRICT TO INCREASE THE ALLOWABLE SQUARE FOOTAGE OF 0 FLOOR AREA FROM 260,000 SQUARE FEET TO 292,000 SQUARE FEET INCLUDING FROM 200,000 SQUARE FEET TO 242,000 SQUAREcsi FEET OF OFFICE USES AND FROM 60,000 TO 50,000 SQUARE FEET 0 OF RETAIL USES; BY AMENDING THE INDUSTRIALCOMMERCE D 0 DISTRICT TO ALLOW PARCELS WEST OF GOODLETTE FRANK ROAD TO INCREASE THE ZONED HEIGHT FROM 35 FEET TO 50 FEET EXCEPT FOR TRACT 5 ON THE MASTER PLAN WHICH SHALL a C HAVE A ZONED HEIGHT OF 104 AND ACTUAL HEIGHT OF 122 `` 0 FEET;BY AMENDING THE BUSINESS DISTRICT TO ALLOW TRACT 0 E 9 ON THE MASTER PLAN EAST OF GOODLETTE FRANK ROAD TO ° c INCREASE THE ZONED HEIGHT TO 75 FEET AND ACTUAL HEIGHT o- y TO 85 FEET;BY INCREASING THE OVERALL FLOOR AREA RATIO m E FROM .35 TO .45; BY REDUCING THE PRESERVE REQUIREMENT Zs'i Q AND BY ADDING A DEVIATION TO ALLOW A PORTION OF THE t., PRESERVE TO BE OFF-SITE;BY ADDING A DEVIATION TO ALLOW c v TRACT 5 ON THE MASTER PLAN TO BE ELIGIBLE FOR THE m COUNTY'S ARCHITECTURAL DEVIATION PROCESS. THE SUBJECT Z R PROPERTY IS LOCATED SOUTH OF IMMOKALEE ROAD AND BOTH = EAST AND WEST OF GOODLETTE FRANK ROAD IN SECTION. - 'a 27, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, N 0/.../... FLORIDA, CONSISTING OF 106 ACRES; AND BY PROVIDING AN EFFECTIVE DATE.[PUDA-PL20160001865] 75 A copy of the proposed Ordinance is on file with the Clerk to the N Board and is available for inspection. All interested parties are A y invited to attend and be heard. L N C) NOTE: All persons wishing to speak on any agenda item must , register with the County manager prior to presentation of the agenda item to be addressed. Individual speakers will be c limited to 3 minutes on any item. The selection of any individual N to speak on behalf of an organization or group is encouraged. I *k If recognized by the Chairman,a spokesperson for a group or co organization may be allotted 10 minutes to speak on an item.. -O Persons wishing to have written or graphic materials included in the Board agenda packets must submit said material a minimum Q of 3 weeks prior to the respective public hearing. In any case, written materials intended to be considered by the Board shall -a be submitted to the appropriate County staff a minimum of Q seven days prior to the public hearing. Allmaterials used in presentations before the Board will become a permanent part is of the record. a> J Any person who decides to appeal any decision of the Board r will need a record of the proceedings pertaining thereto and C I therefore, may need to ensure that a verbatim record of the y proceedings is made,which record includes the testimony and E evidence upon which the appeal is based. s c.► If you are a person with a disability who needs any accommodation 2 in order to participate in this proceeding,you are entitled, at Q no cost to you,to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East,Suite 101,Naples,FL 34112- 5356, (239) 252-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY,FLORIDA DONNE FIALA,CHAIRMAN �•••\ DWIGHT E.BROCK,CLERK By: Martha Vergara,Deputy Clerk (SEAL) October 7,2016 No.1301227 Packet Pg.279 Creekside Commerce Park CPUD Petition # PL20160001865 September 2, 2016 Page 1 of 2 September 15, 2016 CCPC Backup Material Application and Supporting Documents Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com August 1, 2016 Mr. Ray Bellows Principal Planner Collier County Growth Management Division 2800 N. Horseshoe Drive Naples, FL 34104 RE: Creekside Commerce Park CPUD Amendment – PL20160001711 Dear Mr. Bellows: On behalf of our client, Arthrex, Inc., we are submitting an application for an Amendment to a PUD for the above referenced project. The proposed amendment to the Creekside Commerce Park CPUD is being requested in order to increase the allowable square footage and project FAR. The proposed increase in square footage is largely for medical industrial research and development and medical and general office, which are targeted industry groups in Collier County and that have been provided economic incentives for industry expansion and job creation. The PUD Master Plan is also proposed to be revised. The Master Plan modification will redesignate a B (Business) Tract to I/C, Industrial Commercial, and re-designate a portion of a preserve area as a B Tract. Acreages for the CPUD have also been revised to more accurately reflect the parcel sizes. A deviation has been proposed to permit the portion of the preserve to be impacted to be mitigated by the off- site preservation of native vegetation. A deviation has also been proposed to exempt a building on Tract 5 of the PUD to be exempt from architectural and site design guidelines. The PUD amendment also proposes to increase the allowable building height in the I/C and B Tracts. The applicant has requested that reviews of this PUD amendment be expedited due to the economic incentives provided by the State of Florida for job expansion at Arthrex. Our team is available as necessary to facilitate the expedited reviews and to make necessary revisions to the documents in a timely manner. We wish to hold our required neighborhood information meeting during the month of August, and we will work diligently to expeditiously provide any additional information you may need. Mr. Ray Bellows RE: Creekside Commerce Park CPUD Amendment – PL20160001711 August 1, 2016 Page 2 of 2 Please contact either Richard Yovanovich at 435-3535 or me if you have any questions. We look forward to working with you on this exciting industry expansion project. Sincerely, D. Wayne Arnold, AICP Enclosures Cc: David Bumpous David Genson Richard D. Yovanovich, Esq., GradyMinor File Arthrex, Inc. 1370 Creekside Boulevard Naples FL 34108 239.403.6804 dgenson@barroncollier.com D. Wayne Arnold, AICP / Richard D. Yovanovich Q. Grady Minor and Associates, P.A. / Coleman, Yovanovich & Koester, P.A. 3800 Via Del Rey Bonita Springs FL 34134 239.947.1144 warnold@gradyminor.com / ryovanovich@cyklawfirm.com Please see Exhibit 1 Please see Exhibit 1 CPUD CPUD Light Manufacturing, Retail, Commercial, Hotel/Motel, Assisted Living Facilities Light Manufacturing, Retail, Commercial, Hotel/Motel, Assisted Living Facilities Creekside Commerce Park CPUD 2016-05 27 48S 25E Please see Exhibit 2 Please see Exhibit 3 106 Southwest and Southeast quadrant of Immokalee Road and Goodlette Road Collier Health Center PUD and Collier Tract 22 PUD NCH Hospital, medical offices and single family residenetial I and Pelican Marsh PUD Waste water treatment plant, golf course and single family residential SW Professional Health Park and I Medical offices and Waste water treatment plant Naples Daily News BPPUD Naples Daily News facility Pelican Marsh Community Development District Mr. Gordon M. Brown, 1853 Timarron Way 34108 Pelican Marsh Owners' Association Mr. Wayne Smith,1385 Wood Duck Trail 34108 Collier's Reserve Association, Inc. 1715 Colliers Reserve Drive 34110 Creekside Commerce Park Property Owners Association, Inc. 2600 Golden Gate Parkway 34105 March 22, 2016 - Ordinance 2016-05, PUD amendment to reduce square footage in the commercial district, increase square footage in the business district and allow group housing east of Goodlette Frank Road. o o o o o o Creekside Commerce Park CPUD Exhibit 1 Disclosure of Interest Information List Identifying Owner(s) and All Parties of Corporation July 27, 2016 Page 1 of 5 b1. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Arthrex, Inc. 100% 1370 Creekside Boulevard Naples, FL 34108 Officers/Stockholders Percentage of Ownership Reinhold Schmieding, President, Director 0% John W. Schmieding, Secretary, Director 0% Kathleen D. Sparrow, Treasurer 0% Reinhold and Erika Schmieding as Trustee of 100% Various Family Trusts b2. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Creekside Commerce Park Property Owners Association, Inc. 100% A Florida Not for Profit Corporation 1370 Creekside Boulevard Naples, FL 34108 Officers/Stockholders Percentage of Ownership John Schmieding, President 0% Daniel Hall, Secretary, Treasurer 0% Kathleen D. Sparrow, Vice President 0% b3. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Creekside East Inc. 100% 2600 Golden Gate Parkway Naples, FL 34105 Officers/Stockholders Percentage of Ownership Juliet C. Sproul Family Inheritance Trust 30.0000% 1998 Barron Collier III Irrevocable Children’s Trust 30.0000% Robert Blakeslee Gable 6.2500% Michael Wells Gable 6.2500% Creekside Commerce Park CPUD Exhibit 1 Disclosure of Interest Information List Identifying Owner(s) and All Parties of Corporation July 27, 2016 Page 2 of 5 Mathilde V. Currence 7.5000% Lamar G. Villere 7.5000% Phyllis G. Alden 12.5000% b4. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Creekside West Inc. 100% 2600 Golden Gate Parkway Naples, FL 34105 Officers/Stockholders Percentage of Ownership 1998 Barron Collier III Irrevocable Children’s Trust 17.56611% R. Blakeslee Gable 15.90492% M. Wells Gable 15.90492% Juliet C. Sproul Family Inheritance Trust 14.38303% Christopher Villere 8.90424% Lamar Villere 8.90424% Mathilde V. Currence 8.90424% Phyllis G. Alden 6.34522% Jennifer S. Sullivan .94653% Juliet A. Sproul .94653% Katherine G. Sproul .94653% Juliet C. Sproul .34348% d1. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP or LIMITED LIABILITY COMPANY, list the name of the general and/or limited partners, manager and/or members: RES Florida 1255 Holdings LLC 100% 1370 Creekside Boulevard Naples, FL 34108 Officers/Manager Percentage of Ownership Krisdan Management Inc., Manager 0% 1370 Creekside Boulevard Naples, FL 34108 Reinhold Schmieding, President, Chairman 100% Erika Schmieding, Vice President 0% Zeida Orbea, Assistant Treasurer 0% Creekside Commerce Park CPUD Exhibit 1 Disclosure of Interest Information List Identifying Owner(s) and All Parties of Corporation July 27, 2016 Page 3 of 5 Daniel Hall, Assistant Treasurer 0% d2. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP or LIMITED LIABILITY COMPANY, list the name of the general and/or limited partners, manager and/or members: RES Florida 1265 Holdings LLC 100% 1370 Creekside Boulevard Naples, FL 34108 Officers/Manager Percentage of Ownership Krisdan Management Inc., Manager 0% 1370 Creekside Boulevard Naples, FL 34108 Reinhold Schmieding, President, Chairman 100% Erika Schmieding, Vice President 0% Zeida Orbea, Assistant Treasurer 0% Daniel Hall, Assistant Treasurer 0% d3. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP or LIMITED LIABILITY COMPANY, list the name of the general and/or limited partners, manager and/or members: RES Florida 1284 Holdings LLC 100% 1370 Creekside Boulevard Naples, FL 34108 Officers/Manager Percentage of Ownership Krisdan Management Inc., Manager 0% 1370 Creekside Boulevard Naples, FL 34108 Reinhold Schmieding, President, Chairman 100% Erika Schmieding, Vice President 0% Zeida Orbea, Assistant Treasurer 0% Daniel Hall, Assistant Treasurer 0% d4. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP or LIMITED LIABILITY COMPANY, list the name of the general and/or limited partners, manager and/or members: Creekside Commerce Park CPUD Exhibit 1 Disclosure of Interest Information List Identifying Owner(s) and All Parties of Corporation July 27, 2016 Page 4 of 5 RES Florida 1370 Holdings LLC 100% 1370 Creekside Boulevard Naples, FL 34108 Officers/Manager Percentage of Ownership Krisdan Management Inc., Manager 0% 1370 Creekside Boulevard Naples, FL 34108 Reinhold Schmieding, President, Chairman 100% Erika Schmieding, Vice President 0% Zeida Orbea, Assistant Treasurer 0% Daniel Hall, Assistant Treasurer 0% d5. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: 1336 Creekside Flex LLP 100% 2600 Golden Gate Parkway Naples, FL 34105 Officers/Stockholders Percentage of Ownership Creekside West Inc., Partner 50% 2600 Golden Gate Parkway Naples, FL 34105 1998 Barron Collier III Irrevocable Children’s Trust 17.56611% R. Blakeslee Gable 15.90492% M. Wells Gable 15.90492% Juliet C. Sproul Family Inheritance Trust 14.38303% Christopher Villere 8.90424% Lamar Villere 8.90424% Mathilde V. Currence 8.90424% Phyllis G. Alden 6.34522% Jennifer S. Sullivan .94653% Juliet A. Sproul .94653% Katherine G. Sproul .94653% Juliet C. Sproul .34348% RECAPA LLC., Partner 50% Creekside Commerce Park CPUD Exhibit 1 Disclosure of Interest Information List Identifying Owner(s) and All Parties of Corporation July 27, 2016 Page 5 of 5 1336 Creekside Boulevard, Suite 1 Naples, FL 34108 Thomas L. Cook, Manager 0% William B. Caldwell, Manager 0% Millard Brooks, Manager 0% Daniel Janyja, Manager 0% Lynda Waterhouse, Manager 0% d6. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: Trail Boulevard LLLP 100% 2600 Golden Gate Parkway Naples, FL 34105 Officers/Stockholders Percentage of Ownership Barron Collier Corporation 100% 2600 Golden Gate Parkway Naples, FL 34105 Barron Collier Corporation 0.1000% Juliet C. Sproul Family Inheritance Trust 24.9750% 1998 Barron Collier III Irrev Children’s Trust 37.4625% Phyllis G. Alden Irrevocable Trust 12.4875% R. Blakeslee Gable 6.2438% M. Wells Gable 6.2438% Christopher D. Villere 4.1625% Mathilde V. Currence 4.1625% Lamar G. Gable 4.1625% Exhibit 2 Creekside Commerce Park CPUD Legal Description July 18, 2016 Page 1 of 4 All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; COMMENCING at the northwest corner of said Section 27; thence along the north line of said Section 27 South 89°45’21” East 1869.61 feet; thence leaving said line South 00°14’39” West 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; thence along said right of way line in the following Six (6) described courses; 1) South 89°45’21” East 485.99 feet; 2) South 00°14’39” West 10.00 feet; 3) South 89°45’21” East 150.19 feet; 4) South 89°48’33” East 716.81 feet; 5) North 05°34’33” West 10.05 feet; 6) South 89°48’33” East 486.21 feet to a point on the west right of way line of Goodlette Road as recorded in Plat Book 3, page 58, Public Records of Collier County, Florida; thence along said line South 05°33’48” East 1767.02 feet; thence leaving said line South 89°20’53” West 51.18 feet; thence North 23°55’53” West 13.07 feet; thence northwesterly, 30.71 feet along the arc of a circular curve concave to the northeast, having a radius of 80.00 feet, through a central angle of 21°59 ’52” and being subtended by a chord which bears North 12°55’57” West 30.53 feet; thence North 05°00’53” West 31.56 feet; thence North 36°19’20” West 32.02 feet; thence North 56°04’35” West 35.11 feet; thence North 80°39’15” West 32.53 feet; thence North 88°39’12” West 97.78 feet; thence North 86°04’40” West 45.79 feet; thence North 89°49’48” West 132.77 feet; thence North 69°40’10” West 37.23 feet; thence South 89°20’53” West 142.47 feet; thence South 84°59’26” West 24.66 feet; thence South 74°56’50” West 121.32 feet; thence South 79°49’59” West 45.93 feet; thence westerly and northwesterly, 45.51 feet along the arc of a circular curve concave to the northeast, having a radius of 66.00 feet, through a central angle of 39°30’16” and being subtended by a chord which bears North 80°24’53” West 44.61 feet to a point of compound curvature; Exhibit 2 Creekside Commerce Park CPUD Legal Description July 18, 2016 Page 2 of 4 thence northwesterly, 52.92 feet along the arc of a circular curve concave to the southwest, having a radius of 150.00 feet, through a central angle of 20°12’57” and being subtended by a chord which bears North 70°46’13” West 52.65 feet; thence North 80°52’42” West 36.59 feet; thence westerly and southwesterly, 46.18 feet along the arc of a circular curve concave to the southeast, having a radius of 80.00 feet, through a central angle of 33°04’14” and being subtended by a chord which bears South 82°35’11” West 45.54 feet to a point of compound curvature; thence southwesterly and westerly, 38.16 feet along the arc of a circular curve concave to the northwest, having a radius of 6 0.00 feet, through a central angle of 36°26’19” and being subtended by a chord which bears South 84°16’14” West 37.52 feet to a point of compound curvature; thence westerly and northwesterly, 68.85 feet along the arc of a circular curve concave to the southwest, having a radius of 305.00 feet, through a central angle of 12°55’59” and being subtended by a chord which bears North 83°58’36” West 68.70 feet; thence South 89°33’25” West 18.36 feet; thence South 89°39’19” West 71.63 feet; thence North 89°34’56” West 36.03 feet; thence South 86°06’41” West 42.94 feet; thence South 83°44’16” West 26.23 feet; thence South 51°01’13” West 27.49 feet; thence South 33°25’50” West 19.95 feet; thence South 15°40’05” West 20.54 feet; thence South 10°54’39” West 34.64 feet; thence South 89°20’14” West 101.06 feet; thence North 10°46’06” East 101.42 feet; thence North 89°20’53” East 65.45 feet; thence North 00°39’07” West 100.64 feet; thence South 89°20’53” West 503.78 feet; thence North 00°39’07” West 27.71 feet; thence North 72°58’55” West 131.30 feet; thence North 02°08’56” West 1473.29 feet to a point on the south right of way line of said Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; Containing 69.48 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°49'40" East. Exhibit 2 Creekside Commerce Park CPUD Legal Description July 18, 2016 Page 3 of 4 All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; Commencing at the northeast corner of said Section 27; thence along the east line of said Section 27, South 01°09’43” East 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; thence continue along said east line South 01°09’43” East 1189.62 feet; thence leaving said line South 89°48’50” West 677.35 feet; thence South 05°35’39” East 886.02 feet; thence South 89°48’50” West 400.00 feet to a point on the easterl y right of way line of Goodlette Frank Road as Recorded in Plat Book 13, page 58, Public records of Collier County, Florida; thence along said line North 05°35’39” West 2088.10 feet to a point of the south right of way line of said Immokalee Road (S.R. 846); thence along said line South 89°49’40” East 1168.55 feet; thence continue along said line South 89°12’58” East 1.85 feet to the POINT OF BEGINNING of the parcel herein described; Containing 38.9 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°46'26" East. LESS A PORTION OF TRACTS “R” AND “L1” CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARY DESCRIBED AS FOLLOWS: BEGIN AT THE NORTHWESTERLYMOST CORNER OF TRACT “R” (CREEKSIDE WAY) CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE RUN SOUTH 89°45'00" EAST, ALONG THE SOUTH RIGHT-OF-WAY OF IMMOKALEE ROAD FOR A DISTANCE OF 249.45 FEET; THENCE RUN SOUTH 00°25'51" WEST FOR A DISTANCE OF 107.22 FEET; THENCE RUN SOUTH 60°02'56" EAST FOR A DISTANCE OF 117.20 FEET; THENCE RUN SOUTH 82°32'14" EAST FOR A DISTANCE OF 119.17 FEET TO A POINT ON THE EAST LINE OF TRACT “L1” OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE, ALSO BEING THE WES LINE OF LOT 3 OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE; THENCE RUN SOUTH 00°07'39" EAST, Exhibit 2 Creekside Commerce Park CPUD Legal Description July 18, 2016 Page 4 of 4 ALONG SAID EAST LINE FOR A DISTANCE OF 111.93 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY OF SAID TRACT “R”; THENCE RUN NORTH 89°58'01" WEST, ALONG SAID NORTH RIGHT-OF-WAY FOR A DISTANCE OF 456.64 FEET TO A POINT ON THE WEST RIGHT-OF-WAY OF SAID TRACT “R”; THENCE RUN NORTH 02°19'57" WEST, ALONG SAID WEST RIGHT-OF-WAY FOR A DISTANCE OF 294.20 FEET TO THE POINT OF BEGINNING; CONTAINING 2.32 ACRES, MORE OR LESS. Creekside Commerce Park CPUD Exhibit 3 Property I.D. Numbers July 26, 2016 Page 1 of 2 Parcel ID Owner Address 29331190741 ARTHREX INC 1250 CREEKSIDE PKWY 29331190686 RES FLORIDA 1255 HOLDINGS LLC 1255 CREEKSIDE PKWY 29350000029 RES FLORIDA 1265 HOLDINGS LLC 1265 CREEKSIDE PKWY 29350000045 RES FLORIDA 1265 HOLDINGS LLC 1275 CREEKSIDE PKWY 29331193188 RES FLORIDA 1284 HOLDING LLC 1317 CREEKSIDE BLVD 29331193201 RES FLORIDA 1284 HOLDING LLC 1290 CREEKSIDE ST 29338000025 RES FLORIDA 1284 HOLDINGS LLC 1280 CREEKSIDE ST 29338000041 RES FLORIDA 1284 HOLDINGS LLC 1284 CREEKSIDE ST 29331193081 RES FLORIDA 1370 HOLDINGS LLC 1370 CREEKSIDE BLVD 29331193104 RES FLORIDA 1370 HOLDINGS LLC 1370 CREEKSIDE BLVD 29331193120 RES FLORIDA 1370 HOLDINGS LLC 1370 CREEKSIDE BLVD 29331193146 RES FLORIDA 1370 HOLDINGS LLC 1330 CREEKSIDE BLVD 29334000029 RES FLORIDA 1370 HOLDINGS LLC 29331190628 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 29331190644 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1126 CREEKSIDE WAY 29331190660 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1126 CREEKSIDE WAY 29331193023 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1354 CREEKSIDE BLVD 29331193049 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1293 CREEKSIDE ST 29331193065 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1326 CREEKSIDE BLVD 29331190521 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1154 IMMOKALEE RD 23991198024 CREEKSIDE EAST INC 23991198040 CREEKSIDE EAST INC 29331180023 CREEKSIDE EAST INC 29331180049 CREEKSIDE EAST INC 1260 CREEKSIDE BLVD E 29331180544 CREEKSIDE EAST INC 29331180560 CREEKSIDE EAST INC 29331180586 CREEKSIDE EAST INC 29331180609 CREEKSIDE EAST INC 1514 IMMOKALEE RD 29331181103 CREEKSIDE EAST INC 29331181129 CREEKSIDE EAST INC 29331181145 CREEKSIDE EAST INC Creekside Commerce Park CPUD Exhibit 3 Property I.D. Numbers July 26, 2016 Page 2 of 2 29331181161 CREEKSIDE EAST INC 29333000046 CREEKSIDE EAST INC 29331190709 CREEKSIDE WEST INC 1235 CREEKSIDE TRL 29334000045 1336 CREEKSIDE FLEX LLP 1336 CREEKSIDE BLVD 168040106 TRAIL BOULEVARD LLLP 10572 GOODLETTE RD N 168042706 TRAIL BOULEVARD LLLP 10550 GOODLETTE-FRANK RD N Creekside Commerce Park CPUD Exhibit 4 Evaluation Criteria August 31, 2016 Page 1 of 5 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. The applicant is proposing to amend the existing Creekside Commerce Park PUD in order to increase the allowable square footage and project FAR. The proposed increase in square footage is largely for medical industrial and research and development and medical and office, which are targeted industry groups in Collier County and that have been provided economic incentive for industry expansion and job creation and will be located on Tracts 5 and 9 on the PUD Master Plan. The PUD Master Plan is also proposed to be revised. A deviation has been proposed to permit the portion of the preserve located east of Goodlette-Frank Road to be impacted to be mitigated by the off-site preservation of native vegetation. The PUD amendment also proposes to increase the allowable building height in the I/C and B Tracts. The proposed height in Tract 5 is 185 feet Zoned height and an Actual height of 205 feet. The I/C Tract where the increased height will be permitted is located over 300 feet from the Immokalee Road right-of-way, over 600 feet from Goodlette-Frank Road right-of-way, and over 500 feet from the southern boundary of the Creekside Commerce Park PUD where it abuts the Pelican Marsh DRI/PUD. The proposed building height is compatible with surrounding development. The applicant has prepared line of sight exhibits, which demonstrate that residential properties near Creekside Commerce Park will not have direct views of the proposed building, which will house the targeted medical research and development industry expansion. While the proposed building is taller than other buildings located nearby, the Naples Daily News Building (72’) and the North Collier Hospital (103’) are two adjacent examples of taller buildings that were found to be compatible with the surrounding area. Creekside currently allows for an actual building height of up to 85 feet. The increased building height proposed for Tract 5 will provide for the expansion of a targeted medical industry and its auxiliary functions and will allow for flexibility for redesign of the existing industrial complex and permit development in a more compact and business park campus-like setting. The intent is to develop a marque signature building for the targeted medical research and development and manufacturer on Tract 5 of the PUD. Creekside Commerce Park CPUD Exhibit 4 Evaluation Criteria August 31, 2016 Page 2 of 5 Chapter 380.06 Review The Creekside Commerce Park was previously evaluated under Chapter 380 Florida Statutes and determined that the project did not meet the minimum threshold to deemed a Development of Regional Impact. Chapter 380 of the Florida Statutes (F.S.) has been modified since the original Creekside Commerce Park PUD approval. Industrial Parks and Industrial Development is no longer subject to DRI review under Chapter 380.06 F.S. Section 380.06 (30), Florida Statutes exempts projects from DRI review, which are not a previously approved DRI, and which are consistent with the local Comprehensive Plan. The proposed additional square footage to be added to the Creekside PUD is entirely in support of medical related uses. The Future Land Use Element permits medical related uses within ¼ mile of a hospital (North Collier Hospital). The Creekside Commerce Park is located within a ¼ mile of the hospital and is consistent with this provision of the Comprehensive Plan. Further, the Creekside Commerce Park PUD has been previously reviewed and determined by staff and the County Commission to be consistent with the Comprehensive Plan. PUD Rezone Considerations (LDC Section 10.02.13.B) a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The Creekside Commerce Park is an established commerce park, which has been substantially developed and approved for a variety of light industrial, commercial, office, assisted living, intermediate health care and hotel uses. Infrastructure is in place to serve the existing and proposed uses. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. The applicant controls developed and undeveloped land within the Creekside Commerce Park PUD. c. Conformity of the proposed PUD with the goals, objectives and policies of the growth management plan. (This is to include identifying what Sub-district, policy or other Creekside Commerce Park CPUD Exhibit 4 Evaluation Criteria August 31, 2016 Page 3 of 5 provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.) The Creekside Commerce Park is an existing PUD, which permits industrial, business/office, research and development, and retail uses. Originally, the project was approved based on a former Future Land Use Policy, which permitted expansion of Industrial Land Uses where adjacent to existing industrial uses. This Land Use Policy has been eliminated from the Comprehensive Plan, and Creekside has been subject to a new Comprehensive Plan Policy, which limits project intensification. However, the current application proposes to add square footage to the Creekside PUD for medical research and development, auxiliary uses to medical industrial manufacturing, and medical offices. The property is within the Urban Mixed Use Future Land Use Designation. This Future Land Use designation specifically provides for development of support medical related facilities such as medical offices and medical research centers when the site is within ¼ mile of an existing or approved hospital or medical center. The Creekside Commerce Center PUD is located immediately south of the existing North Collier Hospital, and is within ¼ mile of the hospital; therefore, the proposed increase in medical related square footage is consistent with this provision in the Future Land Use Element and may be deemed consistent with the Future Land Use Element of the Comprehensive Plan. This specific policy directed at development medical related support functions overrides Policy 5.1 of the Future Land Use Element that restricts intensification of projects that were approved under former land use policies. The PUD amendment also proposes to increase building heights on one of the internal I/C Development Tracts. This increase in building height will facilitate expansion of a targeted medical related industry within the County. Expansion of this industry at Creekside Commerce Park is an efficient use of urban land and infrastructure, thereby, discouraging urban sprawl or the inefficient extension of infrastructure elsewhere in the County to facilitate the targeted industry growth. The concept of utilizing lands presently designated for urban development is consistent with Policies 5.3 through 5.5 of the Future Land Use Element. Collier County’s Growth Management Plan also contains an Economic Element, which sets forth policies and guidelines for consideration of economic matters in relation to overall planning and growth management. Policy 1.2 of the Economic Element Creekside Commerce Park CPUD Exhibit 4 Evaluation Criteria August 31, 2016 Page 4 of 5 establishes that Collier County will support the opportunity for development and establishment of medical related research and manufacturing facilities. Objective 3 of the Economic Element indicates that Collier County will support programs designed to promote and encourage the expansion and retention of existing industries in order to diversify the County’s Economic Base. The applicant has committed to industry expansion and job creation in Collier County. Policy 6.1 of the Economic Element indicates that Collier County will periodically update its land development regulations for consistency with the objective to promote the accomplishment of the goals and objectives of the Economic Element of the plan. The PUD amendment application contains an extensive analysis of traffic impacts associated with the increased square footage for medical office and medical research and manufacturing. Creekside Commerce Park is located within the Northwest Transportation Concurrency Management Area (TCMA). Established in Policy 5.6 of the Transportation Element of the Growth Management Plan, the TCMA encourages compact urban development. The policy also encourages use of Transportation Demand Management (TDM) strategies such as inclusion of bicycle and pedestrian facilities, flex work schedules, car parking, telecommuting, and subsidies for transit. Some or all of these TDM strategies are currently utilized for industries located within the Creekside Commerce Park and will be utilized for the expanded facilities within the Creekside Commerce Park. Collier and Lee Counties currently operate an interconnected transit link that utilizes Creekside Commerce Park as the transit hub for this interconnected bi-county transit route. This is one example of the TDM strategies that are in place to facilitate expansion of the target industries at this location, consistent with the Transportation Policies of the Growth Management Plan. d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The proposed uses are compatible with uses existing and permitted within the Creekside Commerce Park PUD, as well as uses that exist adjacent to the project. The lands within the Creekside Commerce Park are located internal to the PUD to be expanded for the majority of the targeted industry expansion and do not abut residentially developed lands. Arthrex owns the adjacent properties on three sides of Tract 5 and the U.S. Postal Service owns the parcel to the west of Tract 5. The proposed uses are no more intense than the land uses currently permitted in the PUD; therefore, the uses are compatible. In addition to the site design guidelines found in the LDC, the Creekside Commerce Park CPUD Exhibit 4 Evaluation Criteria August 31, 2016 Page 5 of 5 Creekside Commerce Park PUD contains specific design guidelines and standards which address architecture, lighting, landscaping and signage. e. The adequacy of usable open space areas in existence and as proposed to serve the development. The Creekside Commerce Park PUD master plan identifies open space, which meets or exceeds the LDC requirements for open space for commercial and industrial development. Additionally, the PUD contains maximum building coverage requirements which may provide additional open space on each developable tract. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The project is subject to concurrency and adequate infrastructure must be in place to support future development on the site. g. The ability of the subject property and of surrounding areas to accommodate expansion. The Creekside Commerce Park PUD is an existing PUD which is surrounded by zoned and developed land. Expansion of the PUD boundary is not anticipated. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The PUD amendment proposes additional industrial and commercial land uses. The proposed regulations are consistent with standards currently adopted in the PUD and which have been utilized in other projects, and will result in a development pattern appropriate for the Creekside Commerce Park. The proposed amendments to the PUD will facilitate expansion and job creation for the targeted industry group, which has been determined to be in the public interest by both state and local governments. Florida Collier COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 ADDRESSING CHECKLIST Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Division at 239-252-5724 or submit in person to the Addressing Section at the above address. Form must be signed by Addressing personnel prior to pre-application meeting, please allow 3 days for processing. Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section. PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type) BL (Blasting Permit) BD (Boat Dock Extension) Carnival/Circus Permit CU (Conditional Use) EXP (Excavation Permit) FP (Final Plat LLA (Lot Line Adjustment) PNC (Project Name Change) PPL (Plans & Plat Review) PSP (Preliminary Subdivision Plat) PUD Rezone RZ (Standard Rezone) SDP (Site Development Plan) SDPA (SDP Amendment) SDPI (Insubstantial Change to SDP) SIP (Site Im provement Plan) SIPI (Insubstantial Change to SIP) SNR (Street Name Change) SNC (Street Name Change – Unplatted) TDR (Transfer of Development Rights) VA (Variance) VRP (Vegetation Removal Permit) VRSFP (Vegetation Removal & Site Fill Permit) OTHER LEGAL DESCRIPT ION of subject property or properties (copy of lengthy description may be attached) FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) STREET ADDRESS or ADDRESSES (as applicable, if already assigned) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) 1 LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way PROPOSED PROJECT NAME (if applicable) SDP - or AR or PL # SURVEY (copy - needed only for unplatted properties) CURRENT PROJECT NAME (if applicable) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Please Return Approved Checklist By: Email Personally picked up Applicant Name: Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Division. FOR STAFF USE ONLY Folio Number Folio Number Folio Number Folio Number Folio Number Folio Number Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED 2 Fax Email/Fax:Phone: Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) Creekside Commerce Park CPUD Legal Description July 18, 2016 Page 1 of 3 All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; COMMENCING at the northwest corner of said Section 27; thence along the north line of said Section 27 South 89°45’21” East 1869.61 feet; thence leaving said line South 00°14’39” West 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; thence along said right of way line in the following Six (6) described courses; 1) South 89°45’21” East 485.99 feet; 2) South 00°14’39” West 10.00 feet; 3) South 89°45’21” East 150.19 feet; 4) South 89°48’33” East 716.81 feet; 5) North 05°34’33” West 10.05 feet; 6) South 89°48’33” East 486.21 feet to a point on the west right of way line of Goodlette Road as recorded in Plat Book 3, page 58, Public Records of Collier County, Florida; thence along said line South 05°33’48” East 1767.02 feet; thence leaving said line South 89°20’53” West 51.18 feet; thence North 23°55’53” West 13.07 feet; thence northwesterly, 30.71 feet along the arc of a circular curve concave to the northeast, having a radius of 80.00 feet, through a central angle of 21°59’52” and being subtended by a chord which bears North 12°55’57” West 30.53 feet; thence North 05°00’53” West 31.56 feet; thence North 36°19’20” West 32.02 feet; thence North 56°04’35” West 35.11 feet; thence North 80°39’15” West 32.53 feet; thence North 88°39’12” West 97.78 feet; thence North 86°04’40” West 45.79 feet; thence North 89°49’48” West 132.77 feet; thence North 69°40’10” West 37.23 feet; thence South 89°20’53” West 142.47 feet; thence South 84°59’26” West 24.66 feet; thence South 74°56’50” West 121.32 feet; thence South 79°49’59” West 45.93 feet; thence westerly and northwesterly, 45.51 feet along the arc of a circular curve concave to the northeast, having a radius of 66.00 feet, through a central angle of 39°30’16” and being subtended by a chord which bears North 80°24’53” West 44.61 feet to a point of compound curvature; thence northwesterly, 52.92 feet along the arc of a circular curve concave to the southwest, having a radius of 150.00 feet, through a central angle of 20°12’57” and being subtended by a chord which bears North 70°46’13” West 52.65 feet; Creekside Commerce Park CPUD Legal Description July 18, 2016 Page 2 of 3 thence North 80°52’42” West 36.59 feet; thence westerly and southwesterly, 46.18 feet along the arc of a circular curve concave to the southeast, having a radius of 80.00 feet, through a central angle of 33°04’14” and being subtended by a chord which bears South 82°35’11” West 45.54 feet to a point of compound curvature; thence southwesterly and westerly, 38.16 feet along the arc of a circular curve concave to the northwest, having a radius of 60.00 feet, through a central angle of 36°26’19” and being subtended by a chord which bears South 84°16’14” West 37.52 feet to a point of compound curvature; thence westerly and northwesterly, 68.85 feet along the arc of a circular curve concave to the southwest, having a radius of 305.00 feet, through a central angle of 12°55’59” and being subtended by a chord which bears North 83°58’36” West 68.70 feet; thence South 89°33’25” West 18.36 feet; thence South 89°39’19” West 71.63 feet; thence North 89°34’56” West 36.03 feet; thence South 86°06’41” West 42.94 feet; thence South 83°44’16” West 26.23 feet; thence South 51°01’13” West 27.49 feet; thence South 33°25’50” West 19.95 feet; thence South 15°40’05” West 20.54 feet; thence South 10°54’39” West 34.64 feet; thence South 89°20’14” West 101.06 feet; thence North 10°46’06” East 101.42 feet; thence North 89°20’53” East 65.45 feet; thence North 00°39’07” West 100.64 feet; thence South 89°20’53” West 503.78 feet; thence North 00°39’07” West 27.71 feet; thence North 72°58’55” West 131.30 feet; thence North 02°08’56” West 1473.29 feet to a point on the south right of way line of said Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; Containing 69.48 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°49'40" East. All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; Commencing at the northeast corner of said Section 27; Creekside Commerce Park CPUD Legal Description July 18, 2016 Page 3 of 3 thence along the east line of said Section 27, South 01°09’43” East 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; thence continue along said east line South 01°09’43” East 1189.62 feet; thence leaving said line South 89°48’50” West 677.35 feet; thence South 05°35’39” East 886.02 feet; thence South 89°48’50” West 400.00 feet to a point on the easterly right of way line of Goodlette Frank Road as Recorded in Plat Book 13, page 58, Public records of Collier County, Florida; thence along said line North 05°35’39” West 2088.10 feet to a point of the south right of way line of said Immokalee Road (S.R. 846); thence along said line South 89°49’40” East 1168.55 feet; thence continue along said line South 89°12’58” East 1.85 feet to the POINT OF BEGINNING of the parcel herein described; Containing 38.9 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°46'26" East. LESS A PORTION OF TRACTS “R” AND “L1” CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGIN AT THE NORTHWESTERLY MOST CORNER OF TRACT “R” (CREEKSIDE WAY) CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE RUN SOUTH 89°45'00" EAST, ALONG THE SOUTH RIGHT-OF-WAY OF IMMOKALEE ROAD FOR A DISTANCE OF 249.45 FEET; THENCE RUN SOUTH 00°25'51" WEST FOR A DISTANCE OF 107.22 FEET; THENCE RUN SOUTH 60°02'56" EAST FOR A DISTANCE OF 117.20 FEET; THENCE RUN SOUTH 82°32'14" EAST FOR A DISTANCE OF 119.17 FEET TO A POINT ON THE EAST LINE OF TRACT “L1” OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE, ALSO BEING THE WES LINE OF LOT 3 OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE; THENCE RUN SOUTH 00°07'39" EAST, ALONG SAID EAST LINE FOR A DISTANCE OF 111.93 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY OF SAID TRACT “R”; THENCE RUN NORTH 89°58'01" WEST, ALONG SAID NORTH RIGHT-OF-WAY FOR A DISTANCE OF 456.64 FEET TO A POINT ON THE WEST RIGHT-OF-WAY OF SAID TRACT “R”; THENCE RUN NORTH 02°19'57" WEST, ALONG SAID WEST RIGHT-OF-WAY FOR A DISTANCE OF 294.20 FEET TO THE POINT OF BEGINNING; CONTAINING 2.32 ACRES, MORE OR LESS. ParcelID Owner StreetNumber FullStreet 29331190521 CREEKSIDE COMMERCE PARK 1154 IMMOKALEE RD 29331190628 CREEKSIDE COMMERCE PARK 29331190644 CREEKSIDE COMMERCE PARK 1126 CREEKSIDE WAY 29331190660 CREEKSIDE COMMERCE PARK 1126 CREEKSIDE WAY 29331193023 CREEKSIDE COMMERCE PARK 1354 CREEKSIDE BLVD 29331193049 CREEKSIDE COMMERCE PARK 1293 CREEKSIDE ST 29331193065 CREEKSIDE COMMERCE PARK 1326 CREEKSIDE BLVD 23991198024 CREEKSIDE EAST INC 23991198040 CREEKSIDE EAST INC 29331180023 CREEKSIDE EAST INC 29331180049 CREEKSIDE EAST INC 1260 CREEKSIDE BLVD E 29331180544 CREEKSIDE EAST INC 29331180560 CREEKSIDE EAST INC 29331180586 CREEKSIDE EAST INC 29331180609 CREEKSIDE EAST INC 1514 IMMOKALEE RD 29331181103 CREEKSIDE EAST INC 29331181129 CREEKSIDE EAST INC 29331181145 CREEKSIDE EAST INC 29331181161 CREEKSIDE EAST INC 29333000046 CREEKSIDE EAST INC 29331190709 CREEKSIDE WEST INC 1235 CREEKSIDE TRL 29334000045 1336 CREEKSIDE FLEX LLP 1336 CREEKSIDE BLVD 168040106 TRAIL BOULEVARD LLLP 10572 GOODLETTE RD N 168042706 TRAIL BOULEVARD LLLP 10550 GOODLETTE-FRANK RD N 29331193081 ARTHREX INC 1370 CREEKSIDE BLVD 29331193104 ARTHREX INC 1370 CREEKSIDE BLVD 29331193120 ARTHREX INC 1370 CREEKSIDE BLVD 29331193146 ARTHREX INC 1330 CREEKSIDE BLVD 29334000029 ARTHREX INC 29331190741 ARTHREX INC 1250 CREEKSIDE PKWY 29333000020 BAYSHORE NAPLES MEMORY 1260 CREEKSIDE BLVD E 29331190725 RANI INVESTMENTS LLC 1171 CREEKSIDE PKWY 29331190686 RES FLORIDA 1255 HOLDINGS LLC 1255 CREEKSIDE PKWY 29350000029 RES FLORIDA 1265 HOLDINGS LLC 1265 CREEKSIDE PKWY 29350000045 RES FLORIDA 1265 HOLDINGS LLC 1275 CREEKSIDE PKWY 29331193188 RES FLORIDA 1284 HOLDING LLC 1317 CREEKSIDE BLVD 29331193201 RES FLORIDA 1284 HOLDING LLC 1290 CREEKSIDE ST 29338000025 RES FLORIDA 1284 HOLDINGS LLC 1280 CREEKSIDE ST 29338000041 RES FLORIDA 1284 HOLDINGS LLC 1284 CREEKSIDE ST 29331190848 UNITED STATES POSTAL SERVICE 1130 CREEKSIDE PKWY 29331180612 WHITE OAKS REAL ESTATE 1285 CREEKSIDE BLVD E Arthrex, Inc. 1370 Creekside Boulevard Naples FL 34108 239.403.6804 dgenson@barroncollier.com Creekside Commerce Park CPUD 27 48S 25E Please see Exhibit 2 Please see Exhibit 3 X X Please see Exhibit 5 Exhibit 2 Creekside Commerce Park CPUD Legal Description July 18, 2016 Page 1 of 4 All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; COMMENCING at the northwest corner of said Section 27; thence along the north line of said Section 27 South 89°45’21” East 1869.61 feet; thence leaving said line South 00°14’39” West 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; thence along said right of way line in the following Six (6) described courses; 1) South 89°45’21” East 485.99 feet; 2) South 00°14’39” West 10.00 feet; 3) South 89°45’21” East 150.19 feet; 4) South 89°48’33” East 716.81 feet; 5) North 05°34’33” West 10.05 feet; 6) South 89°48’33” East 486.21 feet to a point on the west right of way line of Goodlette Road as recorded in Plat Book 3, page 58, Public Records of Collier County, Florida; thence along said line South 05°33’48” East 1767.02 feet; thence leaving said line South 89°20’53” West 51.18 feet; thence North 23°55’53” West 13.07 feet; thence northwesterly, 30.71 feet along the arc of a circular curve concave to the northeast, having a radius of 80.00 feet, through a central angle of 21°59 ’52” and being subtended by a chord which bears North 12°55’57” West 30.53 feet; thence North 05°00’53” West 31.56 feet; thence North 36°19’20” West 32.02 feet; thence North 56°04’35” West 35.11 feet; thence North 80°39’15” West 32.53 feet; thence North 88°39’12” West 97.78 feet; thence North 86°04’40” West 45.79 feet; thence North 89°49’48” West 132.77 feet; thence North 69°40’10” West 37.23 feet; thence South 89°20’53” West 142.47 feet; thence South 84°59’26” West 24.66 feet; thence South 74°56’50” West 121.32 feet; thence South 79°49’59” West 45.93 feet; thence westerly and northwesterly, 45.51 feet along the arc of a circular curve concave to the northeast, having a radius of 66.00 feet, through a central angle of 39°30’16” and being subtended by a chord which bears North 80°24’53” West 44.61 feet to a point of compound curvature; Exhibit 2 Creekside Commerce Park CPUD Legal Description July 18, 2016 Page 2 of 4 thence northwesterly, 52.92 feet along the arc of a circular curve concave to the southwest, having a radius of 150.00 feet, through a central angle of 20°12’57” and being subtended by a chord which bears North 70°46’13” West 52.65 feet; thence North 80°52’42” West 36.59 feet; thence westerly and southwesterly, 46.18 feet along the arc of a circular curve concave to the southeast, having a radius of 80.00 feet, through a central angle of 33°04’14” and being subtended by a chord which bears South 82°35’11” West 45.54 feet to a point of compound curvature; thence southwesterly and westerly, 38.16 feet along the arc of a circular curve concave to the northwest, having a radius of 6 0.00 feet, through a central angle of 36°26’19” and being subtended by a chord which bears South 84°16’14” West 37.52 feet to a point of compound curvature; thence westerly and northwesterly, 68.85 feet along the arc of a circular curve concave to the southwest, having a radius of 305.00 feet, through a central angle of 12°55’59” and being subtended by a chord which bears North 83°58’36” West 68.70 feet; thence South 89°33’25” West 18.36 feet; thence South 89°39’19” West 71.63 feet; thence North 89°34’56” West 36.03 feet; thence South 86°06’41” West 42.94 feet; thence South 83°44’16” West 26.23 feet; thence South 51°01’13” West 27.49 feet; thence South 33°25’50” West 19.95 feet; thence South 15°40’05” West 20.54 feet; thence South 10°54’39” West 34.64 feet; thence South 89°20’14” West 101.06 feet; thence North 10°46’06” East 101.42 feet; thence North 89°20’53” East 65.45 feet; thence North 00°39’07” West 100.64 feet; thence South 89°20’53” West 503.78 feet; thence North 00°39’07” West 27.71 feet; thence North 72°58’55” West 131.30 feet; thence North 02°08’56” West 1473.29 feet to a point on the south right of way line of said Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; Containing 69.48 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°49'40" East. Exhibit 2 Creekside Commerce Park CPUD Legal Description July 18, 2016 Page 3 of 4 All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; Commencing at the northeast corner of said Section 27; thence along the east line of said Section 27, South 01°09’43” East 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; thence continue along said east line South 01°09’43” East 1189.62 feet; thence leaving said line South 89°48’50” West 677.35 feet; thence South 05°35’39” East 886.02 feet; thence South 89°48’50” West 400.00 feet to a point on the easterl y right of way line of Goodlette Frank Road as Recorded in Plat Book 13, page 58, Public records of Collier County, Florida; thence along said line North 05°35’39” West 2088.10 feet to a point of the south right of way line of said Immokalee Road (S.R. 846); thence along said line South 89°49’40” East 1168.55 feet; thence continue along said line South 89°12’58” East 1.85 feet to the POINT OF BEGINNING of the parcel herein described; Containing 38.9 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°46'26" East. LESS A PORTION OF TRACTS “R” AND “L1” CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARY DESCRIBED AS FOLLOWS: BEGIN AT THE NORTHWESTERLYMOST CORNER OF TRACT “R” (CREEKSIDE WAY) CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE RUN SOUTH 89°45'00" EAST, ALONG THE SOUTH RIGHT-OF-WAY OF IMMOKALEE ROAD FOR A DISTANCE OF 249.45 FEET; THENCE RUN SOUTH 00°25'51" WEST FOR A DISTANCE OF 107.22 FEET; THENCE RUN SOUTH 60°02'56" EAST FOR A DISTANCE OF 117.20 FEET; THENCE RUN SOUTH 82°32'14" EAST FOR A DISTANCE OF 119.17 FEET TO A POINT ON THE EAST LINE OF TRACT “L1” OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE, ALSO BEING THE WES LINE OF LOT 3 OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE; THENCE RUN SOUTH 00°07'39" EAST, Exhibit 2 Creekside Commerce Park CPUD Legal Description July 18, 2016 Page 4 of 4 ALONG SAID EAST LINE FOR A DISTANCE OF 111.93 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY OF SAID TRACT “R”; THENCE RUN NORTH 89°58'01" WEST, ALONG SAID NORTH RIGHT-OF-WAY FOR A DISTANCE OF 456.64 FEET TO A POINT ON THE WEST RIGHT-OF-WAY OF SAID TRACT “R”; THENCE RUN NORTH 02°19'57" WEST, ALONG SAID WEST RIGHT-OF-WAY FOR A DISTANCE OF 294.20 FEET TO THE POINT OF BEGINNING; CONTAINING 2.32 ACRES, MORE OR LESS. Creekside Commerce Park CPUD Exhibit 3 Property I.D. Numbers July 26, 2016 Page 1 of 2 Parcel ID Owner Address 29331190741 ARTHREX INC 1250 CREEKSIDE PKWY 29331190686 RES FLORIDA 1255 HOLDINGS LLC 1255 CREEKSIDE PKWY 29350000029 RES FLORIDA 1265 HOLDINGS LLC 1265 CREEKSIDE PKWY 29350000045 RES FLORIDA 1265 HOLDINGS LLC 1275 CREEKSIDE PKWY 29331193188 RES FLORIDA 1284 HOLDING LLC 1317 CREEKSIDE BLVD 29331193201 RES FLORIDA 1284 HOLDING LLC 1290 CREEKSIDE ST 29338000025 RES FLORIDA 1284 HOLDINGS LLC 1280 CREEKSIDE ST 29338000041 RES FLORIDA 1284 HOLDINGS LLC 1284 CREEKSIDE ST 29331193081 RES FLORIDA 1370 HOLDINGS LLC 1370 CREEKSIDE BLVD 29331193104 RES FLORIDA 1370 HOLDINGS LLC 1370 CREEKSIDE BLVD 29331193120 RES FLORIDA 1370 HOLDINGS LLC 1370 CREEKSIDE BLVD 29331193146 RES FLORIDA 1370 HOLDINGS LLC 1330 CREEKSIDE BLVD 29334000029 RES FLORIDA 1370 HOLDINGS LLC 29331190628 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 29331190644 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1126 CREEKSIDE WAY 29331190660 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1126 CREEKSIDE WAY 29331193023 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1354 CREEKSIDE BLVD 29331193049 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1293 CREEKSIDE ST 29331193065 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1326 CREEKSIDE BLVD 29331190521 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1154 IMMOKALEE RD 23991198024 CREEKSIDE EAST INC 23991198040 CREEKSIDE EAST INC 29331180023 CREEKSIDE EAST INC 29331180049 CREEKSIDE EAST INC 1260 CREEKSIDE BLVD E 29331180544 CREEKSIDE EAST INC 29331180560 CREEKSIDE EAST INC 29331180586 CREEKSIDE EAST INC 29331180609 CREEKSIDE EAST INC 1514 IMMOKALEE RD 29331181103 CREEKSIDE EAST INC 29331181129 CREEKSIDE EAST INC 29331181145 CREEKSIDE EAST INC Creekside Commerce Park CPUD Exhibit 3 Property I.D. Numbers July 26, 2016 Page 2 of 2 29331181161 CREEKSIDE EAST INC 29333000046 CREEKSIDE EAST INC 29331190709 CREEKSIDE WEST INC 1235 CREEKSIDE TRL 29334000045 1336 CREEKSIDE FLEX LLP 1336 CREEKSIDE BLVD 168040106 TRAIL BOULEVARD LLLP 10572 GOODLETTE RD N 168042706 TRAIL BOULEVARD LLLP 10550 GOODLETTE-FRANK RD N Creekside Commerce Park CPUD Exhibit 5 Statement of Utility Provisions August 19, 2016 Page 1 of 2 Total Population to Be Served 180 Room Hotel 400 Bed ALF and Acute Care (intermediate care) 151,130 s.f. Mini Warehouse 9,000 s.f. General Office 265,000 s.f. Medical Office 535,000 s.f. Business Park 50,000 s.f. Retail Average and Peak Daily Demands – Water 180 Room Hotel = 100gpd/room 180 x 100 = 18,000 gpd 400 Bed ALF and Acute Care (intermediate care) = 100gpd/bed 400 x 100 = 40,000 gpd 151,130 s.f. Mini Warehouse= 0.15 gpd 9,000 x 0.15 = 22,667 gpd 9,000 s.f. General Office = 0.15 gpd 9,000 x 0.15 = 1,350 gpd 265,000 s.f. Medical Office = .15 gpd 265,000 x 0.15 = 39,750 gpd 535,000 s.f. Business Park= 0.15 gpd 9,000 x 0.15 = 80,250 gpd 50,000 s.f. Retail = 0.1gpd/s.f. 0.1 x 50,000 = 5,000 gpd Total Daily Water = 289,824 gpd (207,017 x 1.4 (water over sewer factor)) Total Peak Water = 289,824 gpd x 1.5 = 434,736 gpd Average and Peak Daily Demands – Sewer 180 Room Hotel = 100gpd/room 180 x 100 = 18,000 gpd Creekside Commerce Park CPUD Exhibit 5 Statement of Utility Provisions August 19, 2016 Page 2 of 2 400 Bed ALF and Acute Care (intermediate care) = 100gpd/bed 400 x 100 = 40,000 gpd 151,130 s.f. Mini Warehouse= 0.15 gpd 9,000 x 0.15 = 22,667 gpd 9,000 s.f. General Office = 0.15 gpd 9,000 x 0.15 = 1,350 gpd 265,000 s.f. Medical Office = .15 gpd 265,000 x 0.15 = 39,750 gpd 535,000 s.f. Business Park= 0.15 gpd 9,000 x 0.15 = 80,250 gpd 50,000 s.f. Retail = 0.1gpd/s.f. 0.1 x 50,000 = 5,000 gpd Total Daily Sewer = 207,017 gpd Total Peak Sewer = 207,017 gpd x 1.5 = 310,526 gpd Environmental Supplement For Collier County Zoning Application CREEKSIDE REVISED SEPTEMBER 2016 Prepared by: TURRELL, HALL & ASSOCIATES, INC 3584 EXCHANGE AVENUE NAPLES, FL 34104 Creekside Environmental Supplement Revised September 7, 2016 Page 1 of 17 1.0 INTRODUCTION The Creekside project site is located in north eastern Collier County, in the south east corner of the intersection of Goodlette-Frank Road and Immokalee Road (CR 846), approximately ¾ of a mile east of US 41. The project boundary is located within Section 27, Township 48 South, Range 25 East, Collier County, Florida. The project is bordered on the south by the North Collier Reclamation Facility and Pelican Marsh PUD, on the west by the Naples Daily News facility, on the north by Immokalee Road and the North Collier Health Park, and the east by additional medical services facilities. Access to the project is via Goodlette-Frank Road along the western boundary of the property. A general location map is provided in the included exhibits. The proposed project is part of an existing commercial development that is bisected by Goodlette- Frank Road. The project has been developed predominantly on the west side of Goodlette-Frank Road with the majority of this side developed or cleared for future development. Businesses currently present on the site west of Goodlette-Frank Road (Creekside Commerce Park West Units One and Two) include: A gas station/convenience store, a bank, a U.S. Post Office, Arthrex Corporation, Creekside Medical Center, as well as a few other businesses. The vacant properties west of Goodlette-Frank Road have been cleared for future construction and three of the parcels have been constructed with medical and assisted living facilities. Also present are existing preserves, a drainage canal, and assorted stormwater management features. The southeast portion of the project site is an existing self-storage facility. The current PUD site is approximately 106 acres. It was 108 acres originally but was reduced in the past when approximately 2 acres was taken out of this CPUD and placed into the adjacent CPUD to the west. The majority of the site has been developed according to prior development approvals. Based on ground truthing and aerial interpretation of the site, approximately 7.42 acres currently meet the County definition of native habitat. The County GIS data layer indicates that 7.53 acres of native habitat are present according to the platting of the property. The minimum native habitat requirements would have been based on the native habitats present at the time of the original development approvals. Historical aerials were examined in order to determine the native habitat components that were present prior to the development. The majority of the eastern portion of the site was composed of agricultural fields and the old Regency Packing house. (See enclosed native vegetation map). The western portion of the site was forested and composed of predominately native habitats. Based on a review of 1995 aerials of the site it was estimated that there were 40.93 acres of native habitats present prior to the original PUD approval. The Collier County Land Development Code requires preservation of at least 15% of this which would equate to 6.14 acres. However, a February 2008 Environmental Impact Statement (EIS) produced by Johnson Engineering stated that a minimum preserve requirement of 7.00 acres had been outlined in the prior CPUD approvals. County Staff have stated therefore that 7.00 acres will remain the minimum preserve requirement. The current proposal will impact approximately 2.44 acres of the existing 7.42 acres of native habitat (or 2.7.53 acres of the Platted preserves) to allow for the expansion or reconfiguration of two of the commercial parcels and reconfiguration of the stormwater management system. It will also create 0.68 acres of additional upland preserve as a result of the site reconfigurations. Should the project modification be approved, the remaining preserve area within the PUD boundary will Creekside Environmental Supplement Revised September 7, 2016 Page 2 of 17 be 5.65 acres based on the existing vegetation or 5.76 acres based on the County GIS data. The applicant is proposing to provide a minimum of 1.35 acres of required preserve through an off-site source. The information contained in this report is focused primarily on the modification to the native habitat proposed on the east side of Goodlette-Frank Road and the created native preserve area proposed on the western parcel. This document provides information concerning the proposed project site as it relates to natural resources and environmental issues. It is submitted to Collier County in support of a zoning request made by the applicant. Creekside Environmental Supplement Revised September 7, 2016 Page 3 of 17 2. EXISTING CONDITIONS (Pre-Development) 2.1 VEGETATION ASSOCIATIONS The existing habitat types (based on FLUCFCS codes) are shown in Table 1 below and on the enclosed FLUCFCS Map. These FLUCFCS breakdown Tables are split between the lands east and west of Goodlette-Frank Road but the descriptions and vegetative composition which follows the tables is appropriate for both sides of the property. Of the total 106.37 acres contained within the Creekside East and West property boundaries, 84% classify as uplands (91.01 ac.), 2.8% classify as wetlands (2.95 ac.), and 11.7% are considered Other Surface Waters (12.41 ac.). The majority of the property has been constructed and developed. The current proposal would modify a few of the parcel boundaries to allow for construction of buildings that are a part of this current review. Table 1- FLUCFCS Codes & Acreages Creekside West Wetland Habitat FLUCCS Code Acreage Willow and Elderberry 618 0.65 Drainage and Stormwater Features 510 / 534 6.81 Upland Habitat FLUCCS Code Acreage Commercial and Services 140 10.87 Light Industrial 155 14.67 Educational 171 5.98 Governmental 175 8.73 Open Urban Land 190 5.97 Mixed Upland Forest 420 1.71 Roads 814 7.67 Electrical Power Lines 832 3.56 66.62 Creekside Environmental Supplement Revised September 7, 2016 Page 4 of 17 Table 2- FLUCFCS Codes & Acreages Creekside East Wetland Habitat FLUCCS Code Acreage Mixed Wetland Forest 630 2.30 Drainage and Stormwater Features 510 / 534 5.60 Upland Habitat FLUCCS Code Acreage Commercial and Services 140 14.35 Medical and Health Facilities 174 7.19 Open Urban Land 190 2.30 Urban Land in Transition 193 1.78 Pine Flatwood 411 1.59 Mixed Oak / Pine 414 1.06 Disturbed Land (Spoil) 743 0.17 Roads 814 2.41 39.73 A list of plant species observed within each vegetated habitat type is found below. FLUCFCS CODE 190 and 193 Urban Land Common Name Scientific Name Stratum Abundance Bahia grass Paspalum notatum G C False buttonweed Spermacoce verticillata G O Frog fruit Phyla nodiflora G C Mexican clover Richardia grandiflora G R FLUCFCS CODE 411 Pine Flatwoods Common Name Scientific Name Stratum Abundance Slash Pine Pinus elliottii C D Dahoon Holly Ilex cassine C R Live Oak Quercus virginiana C O Sabal Palm Sabal palmetto C C Wax Myrt le Myrica cerifera M C Saw Palmetto Serenoa repens G D Grape Vine Vitis rotundifolia V C Creekside Environmental Supplement Revised September 7, 2016 Page 5 of 17 FLUCFCS CODE 420 Mixed Upland Common Name Scientific Name Stratum Abundance Live Oak Quercus virginiana C O Sabal Palm Sabal palmetto C C Slash Pine Pinus elliottii C R Woman’s Tongue Albizia lebbeck C C Wax Myrtle Myrica cerifera M O Brazilian Pepper Schinus terebinthifolius M O Saltbush Baccharis halimifolia M C Castor bean Ricinus communis M O Broomsedge Andropogon, spp. G C Beggar’s Tick Bidens alba G C Bahia grass Paspalum notatum G C False buttonweed Spermacoce verticillata G O Grape Vine Vitis rotundifolia V C FLUCFCS CODE 510 and 534 Canal and Pond Common Name Scientific Name Stratum Abundance Primrose willow Ludwigia peruviana M R Carolina willow Salix caroliniana M R Torpedo grass Panicum repens G C Pennywort Hydrocotyle umbellata G O Arrowhead Sagittaria lancifolia G O Spikerush Eleocharis cellulosa G O FLUCFCS CODE 618 Willow and Elderberry Common Name Scientific Name Stratum Abundance Carolina willow Salix caroliniana M D Pond Apple Annona glabra M C Brazilian pepper Schinus terebinthifolius M R Buttonbush Cephalanthus occidentalis M O Leather fern Acrostichum danaeifolium G O Swamp fern Blechnum serrulatum G C FLUCFCS CODE 630 Wetland mixed forest Common Name Scientific Name Stratum Abundance Cypress Taxodium distichum C C Cabbage palm Sabal palmetto M/C O Creekside Environmental Supplement Revised September 7, 2016 Page 6 of 17 Red maple Acer rubrum C O Laurel oak Quercus laurifolia C O Carolina willow Salix caroliniana M O Pond Apple Annona glabra M C Brazilian pepper Schinus terebinthifolius M R Buttonbush Cephalanthus occidentalis M O Myrsine Rapanea punctata M R Swamp lily Crinum americanum G C Leather fern Acrostichum danaeifolium G O Swamp fern Blechnum serrulatum G C C = Canopy M = Midstory G = Groundcover V = Vine E = Epiphyte * - Protected species 2.2 WETLANDS & OTHER SURFACE WATERS Qualified Turrell, Hall & Associates, Inc. environmental staff inspected the project lands for the purpose of delineating wetlands and other surface waters. The wetland delineation methodologies and criteria set forth by the state (in Chapter 62-340, FAC, Delineation of the Landward Extent of Wetlands and Surface Waters) and the US Army Corps of Engineers (in the 1987 Corps of Engineers Wetlands Delineation Manual) were followed in determining whether an area classified as a wetland or other surface water and in delineating the limits (boundaries) of potential jurisdictional wetlands and other surface waters. 2.2.1 Wetland Seasonal High Water Table & Hydroperiod The hydrologic regime on these properties is extremely altered from historical levels and patterns by surrounding urban uses. Water from adjacent properties (storage facility and waste water treatment plant) runs onto the eastern site and flows through the wetland into the drainage canal along the eastern boundary. From there it flows north under Immokalee Road and into the Cocohatchee River. The isolated wetland area is in relatively good shape with respect to exotic vegetation but is isolated by commercial development to the point where minimal wildlife utilization occurs. With the site lying between development and major roadways, this wetland habitat does not maintain the normal hydrology that was historically present due to manipulation of surficial flows from the surrounding developments. 2.2.2 Jurisdictional Status of Wetlands & Other Surface Waters The Creekside wetland lines were established during the original permitting of the property and are assumed to be jurisdictional with the Federal permitting agencies per their delineation guidelines. The South Florida Water Management District identified the eastern wetland area as impacted during the previous permitting efforts and did not require any conservation easement to be placed on it. They treated the area as a part of the surface water management system for the property. Creekside Environmental Supplement Revised September 7, 2016 Page 7 of 17 The other surface waters on the site include the ponds and the ditch and swale system that currently transport water through the center of the western property and along the eastern boundary of the east property north under Immokalee Road. This system will be modified under the current proposal with a portion of the ponds being filled in and new areas constructed or expanded within the project boundaries. Likewise, the ditch and swale system on the eastern side will be modified to accommodate the revised parcel boundary. 2.3 LISTED PLANT & ANIMAL SPECIES A survey for listed animal and plant species has been conducted on the project lands by Turrell, Hall & Associates biologists. This threatened and endangered species survey and its results are discussed in the attached Listed Species Summary Report. The Listed Species summary describes the approximate locations where listed animal species were observed on and near the project lands during the course of the referenced survey. The majority of listed animal species observed were either flying over the project lands or observed on adjacent lands. During the survey events white ibis (Eudocimus albus) and several hawks flew over the site, while snowy egret (Egretta thula) and white ibis were seen adjacent to this property. A tri-colored heron (Egretta tricolor) was observed foraging along the lake bank. None of the listed species observed, reside on or nest on the project lands. Due to isolation and degradation of foraging habitat, it is apparent that this site offers only minimal value to local wildlife. The two major roadways on the north and west boundaries of the site as well as the development in all directions have isolated this property and made travel to it by terrestrial wildlife both difficult and dangerous. 2.4 HISTORICAL/ ARCHAEOLOGICAL RESOURCES The Florida Master Site File (MSF) is a database of the known historic and archaeological sites in the state of Florida. The MSF office was contacted during the initial permitting of the site and indicated that no recorded archaeological sites exist on the subject property or in close proximity. If a suspected archaeological or historical artifact is discovered during the course of site development activities (construction, clearing, etc.), the development activities at the specific site will be immediately halted and the appropriate agency notified. Development will be suspended for a sufficient length of time to enable the County or a designated consultant to assess the find and determine the proper course of action. 2.5 SOILS Based on the National Resource Conservation Service (NRCS) "Soil Survey of Collier County Area, Florida" (NRCS, 1998) there are five (5) different soil types (soil map units) present on the project lands. The attached exhibit provides a soils map for the project area as derived from the NRCS mapping. The following sub-sections provide a brief description of each soil map unit identified on the project lands. Information is provided about the soil's landscape position (i.e. it’s typical location in the landscape on a county-wide basis), the soil's profile (i.e. textural composition and thickness or depth range of the layers or horizons commonly present in the soil), Creekside Environmental Supplement Revised September 7, 2016 Page 8 of 17 and the soil's drainage and hydrologic characteristics. The soils occurring on project lands are as follows: (7) Immokalee Fine Sand (non-hydric) Landscape position – Flatwoods. Soil profile – Surface layer to a depth of about 6 inches consists of black fine sand. Subsurface layer to depth of about 35 inches consist of light gray fine sand. Subsoil layers below this to a depth of 58 inches consist of fine sand. Below these layers the subsoil is pale brown fine sand to a depth of about 80 inches. Drainage/Hydrologic characteristics – Poorly drained. Permeability is moderate. The seasonal high water table (apparent) is within a depth of 6 to 18 inches for 1 to 6 months and can recede to a depth of more than 40 inches during extended dry periods. Hydrologic group is B/D. (8) Myakka Fine Sand (non-hydric) Landscape position – Flatwoods. Soil profile – Surface layer to a depth of about 7 inches consists of dark grey fine sand. Subsurface layer to depth of about 27 inches consist of light gray to light brown fine sand. Subsoil layers below this to a depth of 48 inches consist of black fine sand. Below these layers the subsoil is yellowish brown fine sand to a depth of about 80 inches. Drainage/Hydrologic characteristics – Poorly drained. Permeability is moderate. The seasonal high water table (apparent) is within a depth of 6 to 18 inches for 1 to 6 months and can recede to a depth of more than 40 inches during extended dry periods. Hydrologic group is B/D. (17) Basinger Fine Sand (hydric) Landscape position – Sloughs and poorly defined drainageways. Soil profile – Surface layer to a depth of about 3 inches consists of dark grayish brown fine sand. Subsurface layer to depth of about 25 inches consist of light gray fine sand. Subsurface layers below this to a depth of 44 inches consist of brown fine sand. Limestone bedrock begins at a depth of about 80 inches. Drainage/Hydrologic characteristics – Poorly drained. Permeability is rapid. The seasonal high water table (apparent) is within a depth of 12 inches for 3 to 6 months and can recede to a depth of more than 40 inches during extended dry periods. Hydrologic group is B/D. (20) Ft. Drum and Malabar High Fine Sands (non-hydric) Landscape position – Ridges along sloughs. Soil profile – The surface layer is typically a very dark grayish brown fine sand about 5 inches thick. The subsurface is fine sand to a depth of about 20 inches. The subsoil is light brownish gray fine sand to a depth of about 80 inches. Limestone bedrock is at a depth of around 30 inches. Drainage/Hydrologic characteristics – Poorly drained. Permeability is rapid for Ft. Drum to slow for Malabar . Under natural conditions, the seasonal high water table (apparent) is set at a depth of Creekside Environmental Supplement Revised September 7, 2016 Page 9 of 17 6 to 18 inches for 1 to 6 months during most years. During the other months, the water table is below a depth of 18 inches, and it recedes to a depth of more than 40 inches during extended dry periods. Hydrologic group is C. (39) Satellite Fine Sand (non-hydric) Landscape position – Low coastal ridges. Soil profile – Surface layer to a depth of about 3 inches consists of gray fine sand. Subsurface layers below this to a depth of 80 inches consist of light gray to white fine sand. Limestone bedrock begins at a depth of about 55 inches. Drainage/Hydrologic characteristics – Well drained. Permeability is very rapid. The seasonal high water table (apparent) is within a depth of 24 to 42 inches for 1 to 6 months and can recede to a depth of more than 42 inches during the rest of the year. Hydrologic group is C. Creekside Environmental Supplement Revised September 7, 2016 Page 10 of 17 3. PROPOSED CONDITIONS (Post-Development) 3.1 PROPOSED PROJECT The proposed project is to modify some of the individual parcel boundaries to allow for modified buildings and uses. The proposed modifications will also impact existing native habitat as outlined in this report. The enclosed exhibits illustrate the development and preserve areas that currently exist and that proposed changes that would result following this amendment. A commercial and/or industrial development will be required to preserve 15% of the native vegetation that was present at the time of the original approvals. County staff have indicated that this equates to 7.00 acres based on past CPUD approval. The proposed project will impact approximately 2.44 acres of the existing native habitat on the site. The proposed impacts include 1.60 acres of wetlands and 0.84 acre of uplands. The preserve area has been degraded by isolation and hydrological impacts. The project will also be creating 0.68 acre of additional native habitat on the western property adjacent to other existing native upland habitat. The enclosed exhibits illustrate the areas that will be impacted and created by proposed development changes. The proposed project modifications will result in the loss of existing on-site native habitat. Should the project modification be approved, the remaining native preserve area within the PUD boundary will be 5.65 acres according to the current aerial interpretation. Based on the County GIS data taken from the plats, the on-site preserve acreage will be 5.76 acres, not including the drainage canal. The applicant has committed to providing a minimum of 1.35 acres of native preserve through an off-site source. 3.2 PROJECT IMPACTS TO WETLANDS 3.2.1 Direct, Permanent Impacts Changes proposed to the project will result in some wetland impacts. However, the wetlands that will be impacted have already been deemed impacted by the SFWMD during the original permitting efforts on the project site. The condition and status of the wetlands made it difficult to preserve them in a viable natural condition once the development was permitted so the SFWMD included this area in the original impact calculations. Because of this, there will be no wetland mitigation proposed for the State as part of the project modification. The US Army Corps of Engineers has determined that the wetland area is still jurisdictional and so will require mitigation for the impacts to federally jurisdictional areas. The mitigation will be provided via purchase of wetland credits from an approved wetland mitigation bank. The project will result in direct, permanent impacts to a total of 1.6 acres of wetland area. As used herein, the term "direct impacts" refers to actions that will result in the complete elimination of jurisdictional areas (i.e. excavation and fill). Creekside Environmental Supplement Revised September 7, 2016 Page 11 of 17 3.2.2 Temporary Impacts No temporary impacts are expected with this development. Prior to construction commencement all remaining preserve areas will be enclosed with siltation-prevention devices, which will remain in place until the adjacent construction is completed. 3.2.3 Secondary Impacts to Wetlands & Water Resources The previous permitting of the project's development features already accounted for and mitigated for the direct impact to all on-site wetlands so no secondary impacts will occur. Adjacent properties are already developed so no secondary impacts to off-site wetlands is expected either. Table 3- Preserves, Impacts and Secondary Impacts Wetland Habitat FLUCCS Code Total Acreage (County Plat) Direct Impacts Secondary Impacts Preserve Willow and Elderberry 618 0.65 (0.81) 0.00 0.00 0.65 (0.81) Mixed Wetland Forest 630 2.30 (2.30) 1.60 0.00 0.70 (0.70) Totals 2.95 (3.11) 1.60 0.00 1.35 (1.51) Upland Habitat FLUCCS Code Total Acreage Impacts Created Preserves Mixed Upland Community 420 1.71 (1.68) 0.00 0.68 2.39 (2.36) Oak Pine Community 414 1.13 (1.22) 0.75 (0.85) 0.00 0.37 (0.37) Pine Flatwood 411 1.63 (1.52) 0.09 0.00 1.54 (1.52) Totals 4.40 (4.42) 0.84 (0.94) 0.68 4.30 (4.25) 3.3 PROJECT IMPACTS TO LISTED SPECIES A survey for listed animal and plant species was conducted on the project lands by Turrell, Hall & Associates biologists. This listed species survey and its results are discussed in the attached Listed Species summary. The listed animals associated with these project lands as observed directly or indirectly by Turrell, Hall & Associates included the white ibis, and snowy egret. Currently the closest documented active eagle’s nest is approximately 2.5 mile northwest of the project lands. A tri-colored heron was observed foraging along the lake banks. White ibis and snowy egrets were observed flying over the Creekside East property. White ibis and snowy egret were observed on the open mowed lands to the east of the project site. Creekside Environmental Supplement Revised September 7, 2016 Page 12 of 17 3.4 PROJECT IMPACTS TO ARCHAEOLOGICAL/ HISTORICAL RESOURCES As outlined in Section 2.4 of this report, it does not appear that development of the Creekside property will impact any historic properties listed, or eligible for listing, in the National Register of Historic Places or otherwise of historical, architectural, or archaeological value. If a suspected archaeological or historical artifact is discovered during the course of site development activities (construction, clearing, etc.), the development activities at the specific site will be immediately halted and the appropriate agency notified. Development will be suspended for a sufficient length of time to enable the County or a designated consultant to assess the find and determine the proper course of action. Creekside Environmental Supplement Revised September 7, 2016 Page 13 of 17 4.0 PRESERVE MANAGEMENT PROGRAM The Creekside preserve areas have an existing approved management plan. The proposed preserves will continue to be managed as outlined in the approved plan. Preserve areas will be maintained to suppress infestation by exotic/invasive and nuisance plant species. Maintenance/management actions will be conducted as required to meet the success criteria as outlined in the plan. The Preserve Management Plan outlines the maintenance activities proposed within the preserve areas associated with the project. It also outlines any monitoring efforts that may be done to track and document the success of the maintenance efforts. Follow-up exotic and nuisance plant control will include directed herbicide applications and/or physical removal methods throughout all portions of the preserve area. Exotic/nuisance plant control is likely to occur on at least an annual basis. Such maintenance events may be conducted more frequently if field observations indicate the need. At the end of this period, the frequency of activities necessary to adequately control nuisance and exotic plants will be re-assessed and a program developed for future maintenance. At a minimum there will be at least one exotic/nuisance plant control event per year of monitoring. Initial plantings will be installed within the upland creation area on the west property. The plantings will include species of similar type and quantities as currently present within this habitat area and may include live oak, sabal palm, slash pine, wax myrtle, saw palmetto, broomsedge, wire grass, and other species as necessary. Supplemental plantings will be installed as necessary when and where survivorship, density, and/or percent cover goals are not achieved. The need for such re-plantings will typically be assessed on an annual basis. Management/maintenance activities may include removal of dead, dying, or diseased plants (both planted and existing plants) as deemed necessary. Any work necessary to accommodate the stormwater drainage aspects of the area will also be undertaken to insure no adverse hydrological impacts occur to upstream properties. A qualified biologist or similar environmental professional will inspect the preserve area at least once a year for the duration of the monitoring program. The necessary maintenance activities will be determined by the biologist during these inspections. The maintenance will be conducted during the course of the year following issuance of the biologist's recommendations. The preserve area will be maintained in perpetuity such that the total vegetative cover accounted for by nuisance plants constitutes no more than 5% of total plant cover. All exotic plants will be removed from the preserves as part of the maintenance events. 4.1 PROTECTION OF PRESERVES VIA CONSERVATION EASEMENTS The modified preserve areas will be placed under appropriate conservation easements with the County and will be delineated with signage along the perimeter to identify them as preserve areas. Creekside Environmental Supplement Revised September 7, 2016 Page 14 of 17 4.2 PRESERVE ENHANCEMENT VIA MAINTENANCE & ERADICATION OF EXOTIC & NUISANCE PLANT SPECIES The preserve area will be maintained in perpetuity to ensure that the areas are free from exotic/invasive plant species immediately following maintenance events. Exotic invasive plant species will include Category I and Category II species identified in the current “Invasive Plant List” published by the Florida Exotic Pest Plan Council (FLEPPC) as well as Class I and Class II Prohibited Aquatic Plants listed in Chapter 62C-52.011, Florida Administrative Code. Nuisance plant species will include native plant species deemed detrimental due to their potential adverse competition with desirable native species. Visual inspections for exotic, non-native and nuisance plant invasion will be conducted annually, at a minimum, and all exotic, non-native and nuisance vegetation found within the preserve areas will be flagged, mapped and reported for treatment. Felled material will be removed from the preserve areas where possible or killed in place where removal would cause extreme damage to the surrounding native areas. Any stumps remaining after the exotic, non-native and nuisance removal will be treated with a U.S. EPA approved herbicide and visible tracer dye to prevent regeneration from the roots. These maintenance activities will be performed in perpetuity as needed. 4.3 PRESERVE DELINEATION Preserves will be clearly delineated with appropriate signage both during and after construction activities. Protective barricades will be used to cordon off construction areas and keep construction equipment out of preserve areas. A double row of silt fence will be used along preserve areas to separate them from the construction activities. The silt fence will remain in place until the perimeter berm is installed around the area of work. Appropriate signage will be placed along the perimeter of the preserves at 100 to 150 foot spacing. 4.4 PRESERVE MANAGEMENT SPECIFICATIONS The preserve area will require exotic and nuisance plant eradication activities as previously noted. The following paragraphs provide additional information and specifications regarding these activities. 4.4.1 Exotic & Nuisance Vegetation Eradication As previously noted, eradication methods will be employed throughout the preserve area. They may include physical removal of exotics and/or directed herbicide applications as dictated by the mitigation feature type and specific conditions and species encountered. Initial exotic and nuisance plant eradication efforts will involve a combination of methods including directed herbicide applications and cutting down exotics with subsequent application of herbicides to the stumps. Non-mechanized exotic and nuisance plant Creekside Environmental Supplement Revised September 7, 2016 Page 15 of 17 eradication methods will be employed wherever practical in order to preserve the greatest amount of existing native vegetation still present within the preserve areas. Methods include the use of hand implements such as chainsaws and machetes to cut down exotic vegetation with follow-up applications of herbicides as well as directed herbicide applications alone. Areas of exotic eradication handled in this manner will be allowed to recruit naturally for a year before determining if any replanting is necessary. Following initial eradication, subsequent maintenance events will commonly employ non- mechanized exotic and nuisance plant eradication methods. These methods may include directed herbicide applications and/or physical removal of exotics. 4.4.2 Success Criteria The success criterion of this preserve is 80% total coverage of desirable and appropriate plant species in each habitat. If supplemental plantings are required after time zero activities are completed, then there will also be a requirement for 80% survivorship of all plantings. 4.4.3 Monitoring & Reporting The Creekside preserve areas will be maintained and monitored on an annual basis, with more frequent maintenance events undertaken if vegetation is not trending towards the success criteria. Monitoring will be conducted within 30 days of a maintenance event, but not prior to 10 days immediately following herbicide application. Any faunal observations, direct or indirect will also be noted and reported during each site visit. Since the preserve area has been deemed impacted by the regulatory agencies, no monitoring or reporting will be required by them. Monitoring summaries will be produced and kept by the property owner for review by the County upon request. Creekside Environmental Supplement Revised September 7, 2016 Page 16 of 17 5.0 PRESERVE MONITORING PROGRAM The permittee will not submit monitoring reports to the SFWMD or USACE as the preserve area has already been deemed impacted by these agencies. Monitoring summaries will be produced if required by the County which will include the following information: 1. Brief description of maintenance and/or management work performed since the previous monitoring report along with discussion of any other significant occurrences. 2. Brief description of anticipated maintenance/management work to be conducted over the next year. 3. A summary of rainfall data collected during the year preceding the monitoring report based on rainfall data recorded at an onsite station. 4. Photographs documenting conditions in the preserve area at the time of monitoring. Photos will be taken at four permanent photo stations within the on-site Preserve. At least two photos will be taken at each station with the view of each photo always oriented in the same general direction from one year to the next. 5. Other general observations made in various portions of the preserve area. These observations will address potential problem zones, general condition of native vegetation including planted species, wildlife utilization as observed during monitoring, and other pertinent factors. 6. A summary assessment of all data and observations along with recommendations as to actions necessary to help meet management/maintenance goals. 7. A summary of all observed wildlife sightings and evidence of wildlife utilization. Creekside Environmental Supplement Revised September 7, 2016 Page 17 of 17 6.0 WETLAND MITIGATION PROGRAM The original Creekside East project permitting accounted for impacts to the wetland area so no additional wetland mitigation will be required by the State regulatory agency. The Federal agency (US Army Corps of Engineers) will require purchase of mitigation credits from an approved mitigation bank to offset the proposed wetland impacts. STATE OF FLORIDACOUNTY AERIAL VICINITY MAPSTATE OF FLORIDACOUNTY AERIAL VICINITY MAPNOTES:<> THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SUBJECTPROPERTYSUBJECTPROPERTY<> LATITUDE:N 26° 16' 15.542"<> LONGITUDE:W 81° 47' 18.663"SITE ADDRESS:<> GOODLETTE FRANK RDNAPLES, FL 34105Turrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Suite B. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\1335-creekside east\CAD\SHEET\PERMIT-COUNTY\1335-CREEKSIDE-CNTY.dwg LOCATION 9/8/2016THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:THRMJ10-16-141335RMJ2725CREEKSIDELOCATION MAP48--------------PAGES 02,07,11,12,14----01 OF 08COLLIER COUNTYCOLLIER COUNTY)7.(1(/':+%1)7.(1(/':+%18588288641MARCOISLANDEVERGLADESCITY9329846NAPLES90908399483783784129292983983992887846951862I-758486431856850846890896NESWKEY WESTTAMPAFT.MYERSMIAMINAPLESSUBJECTPROPERTY NESW0200400800SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Suite B. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\1335-creekside east\CAD\SHEET\PERMIT-COUNTY\1335-CREEKSIDE-CNTY.dwg FLUCCS (OVERALL) (2) 9/8/2016THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:THRMJ09-27-131335RMJ2725CREEKSIDEFLUCCS MAP48----09-02-16----RMJ----UPDATED FLUCCS----02 OF 08·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYY140GOODLETTE-FRANK RDIMMOKALEE RD175155510832140420140FLUCCSCODEDESCRIPTIONAREA(AC)140COMMERCIAL AND SERVICES25.22155OTHER LIGHT INDUSTRIAL15.67171EDUCATION FACILITIES5.98174MEDICAL AND HEALTH CARE7.19175GOVERNMENTAL8.73190OPEN LAND8.27193URBAN LAND IN TRANSITION1.78411PINE FLATWOODS1.59414PINE - MESIC OAK1.06420MIXED UPLANDS1.71510STREAMS AND WATERWAYS3.88534STORMWATER MANAGEMENT LAKE8.53618WILLOW AND ELDERBERRY0.65630WETLAND FORESTED MIXED2.30743SPOIL AREAS0.17814ROADS AND HIGHWAYS10.08832ELECTRICAL POWER TRANSIMISSONLINES3.56TOTAL106.37PUDBOUNDARY140411190510832155534618534534814814814171510832534534140814814630193414193510174174140743UPLAND (ACRES):WETLAND (ACRES):PROJECT (ACRES):106.3791.012.95WETLAND (ACRES):12.41190190 NESW0200400800SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Suite B. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\1335-creekside east\CAD\SHEET\PERMIT-COUNTY\1335-CREEKSIDE-CNTY.dwg NATIVE 9/8/2016THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:THRMJ10-16-141335-2725CREEKSIDEEXISTING NATIVE HABITAT MAP48-------------------03 OF 08510411193193630534411E1193743193422411E1814422414·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."BBLS SURVEYORS AND MAPPERS, INC."02-15-07NATIVE VEGETATION (AERIAL INTERPRETATION 7.42± AC.)3.431.63 (1.52)1.710.65THE PROPERTY CURRENTLY HAS APPROXIMATELY 7.4ACRES OF NATIVE HABITAT. BASED ON PRIOR CPUDAPPROVAL COUNTY STAFF HAS DETERMINED THAT THEMINIMUM NATIVE VEGETATION REQUIREMENT IS 7.00ACRES.NATIVE VEGETATIONSITEPROPERTYPUDBOUNDARYGOODLETTE-FRANK RDIMMOKALEE RD(3.52)(1.68)(0.81)(PLAT FROM COUNTY GIS DATA 7.53± AC.) TNESW0200400800SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Suite B. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\1335-creekside east\CAD\SHEET\PERMIT-COUNTY\1335-CREEKSIDE-CNTY.dwg PROP NATIVE 9/8/2016THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:THRMJ10-16-141335RMJ2725CREEKSIDEPROPOSED NATIVE HABITAT MAP48----09-02-16----TH----REVISED PROPOSED NATIVE HABITAT----04 OF 08·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."BBLS SURVEYORS AND MAPPERS, INC."02-15-07OFFSITE REQUIREMENT (AERIAL INTERPRETATION 1.35 AC.)1.071.54 (1.52)2.390.65PROPOSED NATIVE VEGETATION (AERIAL INTERPRETATION 5.65 AC.)TOTAL7.00 AC.SITEPROPERTYPUDBOUNDARYGOODLETTE-FRANK RDIMMOKALEE RD(PLAT FROM COUNTY GIS DATA 5.76± AC.)(2.36)(0.81)(PLAT FROM COUNTY GIS DATA 1.24 AC.) TNESW0100200400SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Suite B. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\1335-creekside east\CAD\SHEET\PERMIT-COUNTY\1335-CREEKSIDE-CNTY.dwg IMPACTS 9/8/2016THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:THRMJ10-16-141335-2725CREEKSIDEWETLAND IMPACTS MAP48-------------------05 of 08PROPOSEDPONDGOODLETTE-FRANK RDIMMOKALEE RD·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYY1.60WETLAND IMPACT (AC)SITEPROPERTY TNESW0100200400SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Suite B. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\1335-creekside east\CAD\SHEET\PERMIT-COUNTY\1335-CREEKSIDE-CNTY.dwg PROP PRESERVE (OVERALL) 9/8/2016THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:THRMJ09-27-131335-2725CREEKSIDEOVERALL PROPOSED PRESERVE48-------------------06 OF 08GOODLETTE-FRANK RDIMMOKALEE RD·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYUPLAND PRESERVE (ACRES):WETLAND PRESERVE (ACRES):TOTAL PRESERVE (AERIAL INTERPRETATION 5.65 AC.)SITEPROPERTY3.60 (3.55)CREATED UPLAND PRESERVE (ACRES):0.681.54 AC(1.52 AC)0.30 AC0.72 AC0.05 AC0.68 AC1.71 AC(1.68 AC)0.65 AC(0.81 AC)(PLAT FROM COUNTY GIS DATA 5.76 AC.)1.37 (1.53) NESW0100200400SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Suite B. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\1335-creekside east\CAD\SHEET\PERMIT-COUNTY\1335-CREEKSIDE-CNTY.dwg SPECIES1 9/8/2016THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:THRMJ10-16-141335-2725CREEKSIDESPECIES MAP48-------------------07 of 08GOODLETTE-FRANK RDIMMOKALEE RDTRI COLORED HERON XTYPICAL TRANSECTXSITEPROPERTY NESW0200400800SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Suite B. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\1335-creekside east\CAD\SHEET\PERMIT-COUNTY\1335-CREEKSIDE-CNTY.dwg SOILS (2) 9/8/2016THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:THRMJ09-27-131335RMJ2725CREEKSIDESOILS MAP48----09-02-16----TH----REVISED SOILS MAP----08 OF 08·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYIMMOKALEE RDPUDBOUNDARY7201739·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE.·SOIL DATA PROVIDED BY:1998 UNITED STATES DEPT OF AGRICULTURESOIL SURVEY OF COLLIER COUNTY AREA, FL"NO SURVEY DATA AVAILABLE"MM-DD-YYYYCODEDESCRIPTIONHYDRIC7IMMOKALEE FINE SAND8MYAKKA FINE SAND17BASINGER FINE SANDYES20FT. DRUM AND MALABAR, HIGH, FINESANDS39SATELLITE FINE SAND72017817 Creekside Commerce Park CPUD Deviation Justifications September 6, 2016 Page 1 of 2 Deviation 1: Approved Ordinance 13-23 Deviation 2: Approved Ordinance 16-05 Deviation 3: Deviation #3 seeks relief from LDC Section 3.05.07.H.1.f.i(a), Preservation Standards, a property owner may request that all or a portion of the Collier County on-site native vegetation preservation retention requirement be satisfied offsite for properties zoned commercial where the on-site preserve requirement is less than 2 acres in size to allow offsite preservation where the on-site preserve requirement is more than 2 acres and where the off-site preserve proposed is less than 2 acres, to permit an off-site preserve area of 1.35± acres. The area impacted by the expansion of the ‘B’ District is located in the area east of Goodlette-Frank Road. Justification: The Creekside Commerce Park is a business park located in the highly urbanized area of Collier County. Demand for business services and light industrial space in close proximity to the Naples Community Hospital and transportation corridors including U.S. 41 and I-75. The proposed modification to the Creekside Commerce Park Master Plan impacts an approximately 2± acre area which contains native upland and wetland vegetation. The Creekside Commerce Park was previously approved and required to preserve 7± acres. The proposed Master Plan reduces the on-site preserves to 5.65± acres, which will include a small re-created upland of 0.68± acres. The applicant has reviewed the proposed change with state regulatory agencies and they have offered no initial concern with the revisions to the preserve area. The revision to the preserve area will permit the expansion of the Business Tract and provide for a sufficient size to accommodate the increased square footage sought as part of this PUD amendment. The small existing preserve area is not connected to any flowway nor does it provide habitat for listed species. The applicant can provide off-site mitigation for the 1.35± acres of native vegetation in an area where it would be connected to a larger more contiguous area of native vegetation; providing a greater benefit to the community and environment. Deviation 4: Deviation 4 seeks relief from LDC Section 5.05.08G, Deviations and alternate compliance, which authorizes the County Manager or designee to administratively approve deviations from compliance with Section 5.05.08 of the LDC for specific types of buildings, to allow general office and medical office that can be constructed on Tract 5 of the Master Plan to be eligible for this deviation process. Creekside Commerce Park CPUD Deviation Justifications September 6, 2016 Page 2 of 2 Justification: This deviation is proposed to apply to buildings and structures proposed to be constructed on Tract 5 within the PUD. This Tract is proposed to be redeveloped with a multi-story office building with supporting covered parking structure. Because of the structural and architectural features typically associated with a multi-story office building, certain architectural design requirements of Section 5.05.08 may need to be in the form of alternative design elements. Further, the LDC requires all sides of a standalone building within a PUD to be considered primary facades, and compliance on all four sides of the building to provide elements such as covered entries, porte-cochere is not practical. The applicant is proposing to construct a medical related multi-story office building and associated parking on the subject parcel, and to insure compliance to the greatest extent possible with the intent of the architectural and site design standards, the applicant proposes to address the architectural review through the deviation and alternate compliance process that has been established for other types of buildings. Creekside Commerce Park CPUD September 2, 2016 Page 1 of 1 PROPOSED EXHIBIT B – CONCEPTUAL MASTER PLAN ORDINANCE NO. 16-05 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2006-50, THE CREEKSIDE COMMERCE PARK COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD), AS AMENDED, BY REDUCING THE ALLOWABLE SQUARE FOOTAGE IN THE INDUSTRIAL COMMERCIAL DISTRICT BY 70,000 SQUARE FEET FOR A TOTAL OF 550,000 SQUARE FEET OF GROSS FLOOR AREA OF INDUSTRIAL/COMMERCE USES; BY AMENDING THE BUSINESS DISTRICT TO ADD PERMITTED USES FROM THE INDUSTRIAL AND THE GENERAL COMMERCIAL C-4 ZONING DISTRICTS; BY AMENDING THE BUSINESS DISTRICT TO INCREASE THE ALLOWABLE SQUARE FOOTAGE OF FLOOR AREA FROM 150,000 SQUARE FEET TO 200,000 SQUARE FEET OF OFFICE USES AND FROM 40,000 TO 60,000 SQUARE FEET OF RETAIL USES; BY AMENDING THE BUSINESS DISTRICT TO ALLOW GROUP HOUSING EAST OF GOODLETTE FRANK ROAD AT THE SOUTHEAST QUADRANT OF GOODLETTE FRANK ROAD TO INCREASE THE ZONED HEIGHT TO 75 FEET AND ACTUAL HEIGHT TO 85 FEET; BY AMENDING THE BUSINESS DISTRICT TO ALLOW A HOTEL AT THE SOUTHEAST CORNER OF GOODLETTE FRANK ROAD AND IMMOKALEE ROAD TO REDUCE THE BUILDING SETBACK FROM IMMOKALEE ROAD TO 350 FEET; AND BY ADDING A SIGN DEVIATION REGARDING THE LOCATION OF DIRECTORY SIGNAGE; AND REVISING THE MASTER PLAN TO DEPICT THE SIGN DEVIATION FOR THE CPUD PROPERTY LOCATED IN SECTION 27, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 106 ACRES; AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS, on October 24, 2006, the Board of County Commissioners approved Ordinance Number 2006-50, the Creekside Commerce Park Commercial Planned Unit Development (the "PUD"); and WHEREAS, on March 12, 2013, the Board of County Commissioners approved Ordinance Number 2013-23, which amended the PUD; and WHEREAS, Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A., and D. Wayne Arnold of Q. Grady Minor & Associates representing Creekside West, Inc. and Creekside East, Inc., petitioned the Board of County Commissioners to amend the CPUD. 14-CPS-01397/1238915/1]168 Creekside Commerce Park CPUD 1 of 2 PL20140001311 —3/8/16 NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: Amendment to the CPUD Document of Ordinance No. 2006-50, as amended The CPUD Document attached as Exhibit "A" to Ordinance No. 2006-50, as amended, is hereby amended to read as follows: See Exhibit"A", attached hereto and incorporated herein by reference. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this Sot day of 'flare j , 2016. ATTEST: p , BOARD- BOARD OF COUNTY COMMISSIONERS DWIGHT E. `tiOCK,tL)RK COLLIER COUNTY, FLORIDA B 4 B b? i.D Attest as to Chair tY ',dy I . 0- DONNA FIALA, Chairwoman snature ofliv:%pprove s to f®`''''tfd 1-:ality: lAkolt.k\" Heidi Ashton-Cicko Managing Assistant County Attorney Attachments: Exhibit A—CPUD Document This ordinance filed with the Sec story of ptaLell Office the dayof c(tc and acknowledgement of that fill rec ived this 2.am day of 40 Bye. '• 14-CPS-01397/1238915/1]168 Creekside Commerce Park CPUD 2 of 2 PL20140001311 —3/8/16 CREEKSIDE COMMERCE PARK A PLANNED UNIT DEVELOPMENT PREPARED FOR BARRON COLLIER PARTNERSHIP Exhibit A c CREEKSIDE COMMERCE PARK A PLANNED UNIT DEVELOPMENT 106±Acres Located in Section 27 Township 48 South,Range 25 East Collier County,Florida PREPARED FOR: BARRON COLLIER PARTNERSHIP 2640 Golden Gate Parkway1Naples,FL 34105 PREPARED BY: WILSON,MILLER,BARTON&PEEK,INC. 3200 Bailey Lane,Suite 200,Naples,Florida 34105 YOUNG,VAN ASSENDERP&VARNADOE,P.A. 801 Laurel Oak Drive,Suite 300,Naples,Florida 34101 AMENDED DECEMBER 2005 BY: Q.GRADY MINOR AND ASSOCIATES,P.A. 3800 Via Del Rey,Bonita Spring,Florida 34134 ROETZEL AND ANDRESS,L.P.A. 850 Park Shore Drive,3rd Floor,Naples,Florida 34103 AMENDED MAY 2012 BY: Q.GRADY MINOR AND ASSOCIATES,P.A. 3800 Via Del Rey,Bonita Spring,Florida 34134 COLEMAN,YOVANOVICH AND KOESTER,P.A. Northern Trust Bank Building 4001 Tamiami Trail North,Suite 300,Naples,FL 34103 AMENDED AUGUST 2015 BY: Q. GRADY MINOR AND ASSOCIATES,P.A. 3800 Via Del Rey,Bonita Spring,Florida 34134 COLEMAN,YOVANOVICH AND KOESTER,P.A. Northern Trust Bank Building 4001 Tamiami Trail North,Suite 300,Naples,FL 34103 Words are deleted; words underlined are added. 2014 CPUD Amendment March 8, 2016 GE'' TABLE OF CONTENTS PAGE STATEMENT OF COMPLIANCE AND SHORT TITLE SECTION I LEGAL DESCRIPTION,PROPERTY OWNERSHIP,& 1-1 GENERAL DESCRIPTION SECTION II COMMERCE PARK DEVELOPMENT 2-1 2.1 Purpose 2.2 General Description Of The Park and Proposed Land Uses 2.3 Compliance With County Ordinances 2.4 Community Development District 2.5 Land Uses 2.6 Lake Siting 2.7 Fill Storage 2.8 Use Of Right-Of-Way 2.9 Sales Office and Construction Office 2.10 Changes and Amendments To PUD Document Or PUD Master Plan 2.11 Preliminary Subdivision Plat Phasing 2.12 Open Space and Native Vegetation Retention Requirements 2.13 Surface Water Management 2.14 Environmental 2.15 Utilities 2.16 Transportation 2.17 Common Area Maintenance 2.18 Design Guidelines and Standards 2.19 Landscape Buffers,Berms,Fences and Walls 2.20 Signage 2.21 General Permitted Uses SECTION III INDUSTRIAL/COMMERCE DISTRICT 3-1 SECTION IV BUSINESS DISTRICT 4-1 SECTION V PRESERVE AREA 5-1 EXHIBIT A AERIAL PHOTOGRAPH,LOCATION MAP WMB&P File No. RZ-255A) EXHIBIT B CREEKSIDE COMMERCE PARK MASTER PLAN WMB&P File No. R7_ 255B) EXHIBIT B-1 CROSS SECTIONS(ENLARGED) Words struck-through are deleted; words underlined are added. 2014 CPUD Amendment i March 8, 2016 x STATEMENT OF COMPLIANCE The purpose of this section is to express the intent of the Barron Collier Partnership, hereinafter referred to as Barron Collier or the Developer, to create a Planned Unit Development (PUD) on 106± acres of land located in Section 27, Township 48 South, Range 25 East, Collier County, Florida. The name of this Planned Unit Development shall be Creekside Commerce Park. The development of Creekside Commerce Park will be in substantial compliance with the planning goals and objectives of Collier County as set forth in the Growth Management Plan. The development will be consistent with the policies and land development regulations adopted thereunder of the Growth Management Plan Future Land Use Element and other applicable regulations for the following reasons: 1. The subject property is within the Urban Mixed Use District as identified on the Future Land Use Map which allows certain industrial and commercial uses. The Urban designation also allows support medical facilities, offices, clinics, treatment, research and rehabilitative centers and pharmacies provided they are located within 1/4 mile of the property boundary of an existing or approved hospital or medical center. 2. The existing Industrial zoning is considered consistent with the Future Land Use Element FLUE)as provided for by Policy 5.9 and 5.11 of the FLUE. 3. The FLUE Urban-Industrial District allows for expansion of the industrial land use provided the rezone is in the form of a PUD, the site is adjacent to existing land designated or zoned industrial the land use is compatible with adjacent land uses and the necessary infrastructure is provided or in place. Creekside Commerce Park has expanded the industrial land use accordingly. 4. The FLUE Urban-Industrial District requires the uses along the boundaries of the project to be transitional. Creekside Commerce Park has included transitional uses accordingly. 5. Creekside Commerce Park is compatible with and complementary to existing and future surrounding land uses as required in Policy 5.4 of the FLUE. 6. Improvements are planned to be in substantial compliance with applicable land development regulations as set forth in Objective 3 of the FLUE. 7. The development of Creekside Commerce Park will result in an efficient and economical extension of community facilities and services as required in Policies 3.1.H and L of the FLUE. 8. Creekside Commerce Park is a master planned, deed-restricted commerce park and is planned to encourage ingenuity, innovation and imagination as set forth in the Collier County Land Development Code (LDC),Planned Unit Development District. 9. This master planned park will incorporate elements from the existing Industrial, Business Park and Industrial PUD sections of the LDC. Words k through are deleted; words underlined are added. 2014 CPUD Amendment ii March 8, 2016 CP SHORT TITLE This ordinance shall be known and cited as the "CREEKSIDE COMMERCE PARK PLANNED UNIT DEVELOPMENT ORDINANCE". Words 41,w-1f-through are deleted; words underlined are added. 2014 CPUD Amendment iii March 8, 2016 SECTION I LEGAL DESCRIPTION,PROPERTY OWNERSHIP,AND GENERAL DESCRIPTION 1.1 PURPOSE The purpose of this section is to set forth the legal description and ownership of Creekside Commerce Park, and to describe the existing condition of the property proposed to be developed. 1.2 LEGAL DESCRIPTION All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; COMMENCING at the northwest corner of said Section 27; thence along the north line of said Section 27 South 89°45'21" East 1869.61 feet; thence leaving said line South 00°14'39" West 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846)and the POINT OF BEGINNING of the parcel herein described; thence along said right of way line in the following Six (6)described courses; 1) South 89°45'21"East 485.99 feet; 2) South 00°14'39" West 10.00 feet; 3) South 89°45'21"East 150.19 feet; 4) South 89°48'33"East 716.81 feet; 5)North 05°34'33" West 10.05 feet; 6) South 89°48'33"East 486.21 feet to a point on the west right of way line of Goodlette Road as recorded in Plat Book 3,page 58,Public Records of Collier County, Florida; thence along said line South 05°33'48"East 1767.02 feet; thence leaving said line South 89°20'53" West 51.18 feet; thence North 23°55'53" West 13.07 feet; thence northwesterly, 30.71 feet along the arc of a circular curve concave to the northeast, having a radius of 80.00 feet,through a central angle of 21°59'52"and being subtended by a chord which bears North 12°55'57" West 30.53 feet; thence North 05°00'53" West 31.56 feet; thence North 36°19'20" West 32.02 feet; thence North 56°04'35" West 35.11 feet; thence North 80°39'15" West 32.53 feet; thence North 88°39'12" West 97.78 feet; thence North 86°04'40" West 45.79 feet; thence North 89°49'48" West 132.77 feet; thence North 69°40'10" West 37.23 feet; thence South 89°20'53" West 142.47 feet; thence South 84°59'26" West 24.66 feet; thence South 74°56'50" West 121.32 feet; thence South 79°49'59" West 45.93 feet; thence westerly and northwesterly,45.51 feet along the arc of a circular curve concave to the northeast, having a radius of 66.00 feet,through a central angle of 39°30'16"and Words str-uek-through are deleted;words underlined are added. 2014 CPUD Amendment 1-1 March 8, 2016 being subtended by a chord which bears North 80°24'53" West 44.61 feet to a point of compound curvature; thence northwesterly, 52.92 feet along the arc of a circular curve concave to the southwest, having a radius of 150.00 feet, through a central angle of 20°12'57" and being subtended by a chord which bears North 70°46'13" West 52.65 feet; thence North 80°52'42" West 36.59 feet; thence westerly and southwesterly, 46.18 feet along the arc of a circular curve concave to the southeast, having a radius of 80.00 feet, through a central angle of 33°04'14" and being subtended by a chord which bears South 82°35'11" West 45.54 feet to a point of compound curvature; thence southwesterly and westerly, 38.16 feet along the arc of a circular curve concave to the northwest, having a radius of 60.00 feet, through a central angle of 36°26'19"and being subtended by a chord which bears South 84°16'14" West 37.52 feet to a point of compound curvature; thence westerly and northwesterly, 68.85 feet along the arc of a circular curve concave to the southwest, having a radius of 305.00 feet, through a central angle of 12°55'59" and being subtended by a chord which bears North 83°58'36" West 68.70 feet; thence South 89°33'25" West 18.36 feet; thence South 89°39'19" West 71.63 feet; thence North 89°34'56" West 36.03 feet; thence South 86°06'41" West 42.94 feet; thence South 83°44'16" West 26.23 feet; thence South 51°01'13" West 27.49 feet; thence South 33°25'50" West 19.95 feet; thence South 15°40'05" West 20.54 feet; thence South 10°54'39" West 34.64 feet; thence South 89°20'14" West 101.06 feet; thence North 10°46'06" East 101.42 feet; thence North 89°20'53" East 65.45 feet; thence North 00°39'07" West 100.64 feet; thence South 89°20'53" West 503.78 feet; thence North 00°39'07" West 27.71 feet; thence North 72°58'55" West 131.30 feet; thence North 02°08'56" West 1473.29 feet to a point on the south right of way line of said Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; Containing 69.48 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°49'40" East. All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; Commencing at the northeast corner of said Section 27; Words motcl-through are deleted; words underlined are added. 2014 CPUD Amendment 1-2 March 8, 2016 GP thence along the east line of said Section 27, South 01°09'43"East 125.00 feet to a point on the south right of way line of Immokalee Road(S.R. 846)and the POINT OF BEGINNING of the parcel herein described; thence continue along said east line South 01°09'43"East 1189.62 feet; thence leaving said line South 89°48'50" West 677.35 feet; thence South 05°35'39"East 886.02 feet; thence South 89°48'50" West 400.00 feet to a point on the easterly right of way line of Goodlette Frank Road as Recorded in Plat Book 13,page 58, Public records of Collier County, Florida; thence along said line North 05°35'39"West 2088.10 feet to a point of the south right of way line of said Immokalee Road (S.R. 846); thence along said line South 89°49'40"East 1168.55 feet; thence continue along said line South 89°12'58"East 1.85 feet to the POINT OF BEGINNING of the parcel herein described; Containing 38.9 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89°46'26" East. LESS A PORTION OF TRACTS "R" AND "L1" CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGIN AT THE NORTHWESTERLYMOST CORNER OF TRACT"R" (CREEKSIDE WAY) CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE RUN SOUTH 89°45'00" EAST,ALONG THE SOUTH RIGHT-OF-WAY OF IMMOKALEE ROAD FOR A DISTANCE OF 249.45 FEET; THENCE RUN SOUTH 00°25'51" WEST FOR A DISTANCE OF 107.22 FEET; THENCE RUN SOUTH 60°02'56" EAST FOR A DISTANCE OF 117.20 FEET; THENCE RUN SOUTH 82°32'14" EAST FOR A DISTANCE OF 119.17 FEET TO A POINT ON THE EAST LINE OF TRACT "L1" OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE, ALSO BEING THE WES LINE OF LOT 3 OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE; THENCE RUN SOUTH 00°07'39" EAST, ALONG SAID EAST LINE FOR A DISTANCE OF 111.93 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY OF SAID TRACT "R"; THENCE RUN NORTH 89°58'01" WEST, ALONG SAID NORTH RIGHT-OF-WAY FOR A DISTANCE OF 456.64 FEET TO A POINT ON THE WEST RIGHT-OF-WAY OF SAID TRACT "R"; THENCE RUN NORTH 02°19'57" WEST, ALONG SAID WEST RIGHT-OF-WAY FOR A DISTANCE OF 294.20 FEET TO THE POINT OF BEGINNING; CONTAINING 2.32 ACRES,MORE OR LESS. Words amuck through are deleted; words underlined are added. 2014 CPUD Amendment 1-3 March 8, 2016 1.3 PROPERTY OWNERSHIP The subject property is currently under the equitable ownership or control of Barron Collier Partnership, or its assigns, whose address is 2640 Golden Gate Parkway, Naples, FL 34105. 1.4 GENERAL DESCRIPTION OF PROPERTY A. The project site is located in Section 27, Township 48 South, Range 25 East, and is generally bordered on the west by Agriculturally zoned and developed property; on the north, across Immokalee Road by office and medical (North Collier Hospital) PUD zoned and developed property; on the east by Medical Office Park currently under development,County Park and County Wastewater Treatment Facility; and on the south by PUD and County Wastewater Treatment Facility. The location of the site is shown on Exhibit A Aerial Photograph,Location Map. B. The zoning classification of the subject property at the time of PUD application is I Industrial)and A(Agricultural). C. Elevations within the site are approximately 7.5 to 9 feet-NGVD. Per FEMA Firm Map Panels No. 1200670193D, dated June 3, 1986, the Creekside Commerce Park property is located within Zones "AE-11" of the FEMA flood insurance rate. Topographic mapping is shown on Exhibit G. D. The soil types on the site generally include Riviera limestone substratum, Copeland fine sand, Pineda fine sand, Immokalee fine sand, Myakka fine sand, Basinger fine sand, Riveria fine sand, Ft. Drum and Malabar fine sand, and Satellite fine sand. Soil Conservation Service mapping of soil types is shown on Exhibit D. E. Prior to development, vegetation on the site primarily consists of active croplands and small amounts of pine flatwoods. An isolated wetland system is located along the south side of Immokalee Road west of Goodlette-Frank Road. This wetland consists primarily of Brazilian pepper that surrounds a small willow area. The wetland on the east side of Goodlette-Frank Road consists primarily of cabbage palms. A portion of the historic water course within this wetland has been channelized. Brazilian pepper has infested the northern part of this wetland. A detailed vegetation mapping is shown on Exhibit C. F. The project site is located within the Pine Ridge Canal and West Branch Cocohatchee River sub-basins, as depicted within the Collier County Drainage Atlas July, 1995). The Conceptual Stormwater Management Master Plan is shown on Exhibit H. Words struck-through are deleted; words underlined are added. 2014 CPUD Amendment 1-4 March 8, 2016 v)a 1.5 DEVELOPMENT OF REGIONAL IMPACT Creekside Commerce Park does not meet the minimum thresholds for a Development of Regional Impact(DRI),pursuant to Chapter 380.06, Florida Statutes, 1997, in that it is at or below 80%of all numerical thresholds in the guidelines and standards set forth therein. Words struclf-through are deleted; words underlined are added. 2014 CPUD Amendment 1-5 March 8, 2016 SECTION II PROJECT DEVELOPMENT 2.1 PURPOSE The purpose of this Section is to generally describe the plan of development for Creekside Commerce Park (park), and to identify relationships to applicable County ordinances, policies, and procedures. 2.2 GENERAL DESCRIPTION OF THE PARK AND PROPOSED LAND USES A. Creekside Commerce Park will consist of predominately industrial, warehouse, wholesale, financial institutions, business and office uses, with limited amounts of retail uses. Creekside Commerce Park shall establish project-wide guidelines and standards to ensure a high and consistent level of quality for proposed features and facilities. B. The Master Plan is illustrated graphically on Exhibit B (WMB&P, Inc. File No. RZ- 225B). A Land Use Summary indicating approximate land use acreages is shown on the plan. The location, size, and configuration of individual tracts shall be determined at the time of Preliminary Subdivision Plat approval with minor adjustments at the time of Final Plat approval, in accordance with Section 3.2.7.2. of the Collier County Land Development Code(LDC). 2.3 COMPLIANCE WITH COUNTY ORDINANCES A. Regulations for development of Creekside Commerce Park shall be in accordance with the contents of this PUD Ordinance, and to the extent they are not inconsistent with this PUD Ordinance, applicable sections of the LDC and Collier County Growth Management Plan which are in effect at the time of issuance of any development order. Where this PUD Ordinance does not provide developmental standards, then the provisions of the specific section of the LDC that is otherwise applicable shall apply to which said regulations relate. B. Unless otherwise defined herein, or as necessarily implied by context,the definitions of all terms shall be the same as the definitions set forth in the LDC in effect at the time of development order application. C. Development permitted by the approval of this PUD will be subject to the Adequate Public Facilities Ordinance,Division 3.15 of the LDC. D. All conditions imposed herein or as represented on the Creekside Commerce Park Master Plan are part of the regulations which govern the manner in which the land may be developed. Words plc-th=ough are deleted; words underlined are added. 2014 CPUD Amendment 2-1 March 8, 2016 E. The Site Development Plans Division of the LDC (Article 3, Division 3.3) shall apply to Creekside Commerce Park,except where an exemption is set forth herein or otherwise granted pursuant to LDC Section 3.3.4. F. The Developer shall submit to the County an annual PUD monitoring report in accordance with LDC Section 2.7.3.6. 2.4 COMMUNITY DEVELOPMENT DISTRICT A. The Developer may elect to establish a Community Development District (CDD) pursuant to Chapter 190, Florida Statutes, 1997, to provide and maintain infrastructure and community facilities needed to serve the park. A CDD would constitute a timely, efficient, effective, responsive and economic way to ensure the provision of facilities and infrastructure for the proposed development. Such infrastructure as may be constructed, managed and financed by the CDD shall be subject to, and shall not be inconsistent with, the Collier County Growth Management Plan and all applicable ordinances dealing with planning and permitting of Creekside Commerce Park. B. The land area is amenable to infrastructure provision by a district that has the powers set forth in the charter of a Community Development District under Section 190.006 through 190.041, Florida Statutes. Such a district is a legitimate alternative available both to the County and to the landowner for the timely and sustained provision of quality infrastructure under the terms and conditions of County development approval. 2.5 LAND USES A. The location of land uses are shown on the PUD Master Plan, Exhibit B. Changes and variations in building tracts, location and acreage of these uses shall be permitted at preliminary subdivision plat approval, preliminary site development plan approval and final site development plan approval to accommodate utilities, topography, vegetation, and other site and market conditions, subject to the provisions of Section 2.7.3.5. of the Collier County LDC. The specific location and size of individual tracts and the assignment of square footage or units shall be determined at the time of site development plan approval. B. Roads and other infrastructure may be either public, private or a combination of public and private, depending on location, design and purpose. The request for a road to be public shall be made by the Developer at the time of final subdivision plat approval. The Developer or its assignees shall be responsible for maintaining the roads, streets, drainage, common areas, water and sewer improvements where such systems are not dedicated to the County. Standards for roads shall be in compliance with the applicable provisions of the County Code regulating subdivisions, unless otherwise approved during subdivision approval. The Developer reserves the right Words struek-through are deleted; words underlined are added. 2014 CPUD Amendment 2-2 March 8, 2016 O to request substitutions to Code design standards in accordance with Section 3.2.7.2. of the LDC. 2.6 LAKE SITING A. As depicted on the PUD Master Plan, lakes have been preliminary sited. The goal of this Master Plan is to achieve and overall aesthetic character for the park, to permit optimum use of the land, and to increase the efficiency of the water management network. Fill material from lakes is planned to be utilized within the park; however, excess fill material may be utilized off-site. The volume of material to be removed shall be limited to ten percent of the calculated excavation volume to a maximum of 20,000 cubic yards. If the applicant wishes to take more off-site, a commercial excavation permit will be required. Final lake area determination shall be in accordance with the South Florida Water Management District stormwater criteria and Section 3.5.7. of the LDC. 1. Setbacks: Excavations shall be located so that the control elevation shall adhere to the following minimum setback requirements, subject to approval of County staff at time of final construction plan approval: a) Twenty feet (20') from right-of-way of internal roads. The roads will be designed to (AASHTO) road standards and shall incorporate such factors as road alignment, travel speed, bank slope, road cross sections, and need for barriers. b) Forty feet (40') from Immokalee Road or Goodlette-Frank Road rights-of-way. Perimeter property lines will have a setback of twenty feet (20'). The roads will be designed to (AASHTO) road standards and shall incorporate such factors as road alignment, travel speed, bank slope, road cross sections and need for barriers. 2.7 FILL STORAGE A. Fill storage is generally permitted as a principal use throughout the Creekside Commerce Park PUD. Fill material generated from properties owned or leased by the Developer may be transported and stockpiled within areas which have been disturbed. Prior to stockpiling in these locations, the Developer shall notify the Community Development and Environmental Services Administrator per Section 3.2.8.3.6. of the LDC. The following standards shall apply: 1. Stockpile maximum height: Thirty-five feet(35') 2. Fill storage areas in excess of five feet (5') in height shall be separated from developed areas by fencing, excavated water bodies or other physical barriers if the side slope of the stockpile is steeper than 4 to 1 (i.e. 3 to 1). Words s k t ough are deleted; words underlined are added. 2014 CPUD Amendment 2-3 March 8, 2016 a) Soil erosion control shall be provided in accordance with LDC Division 3.7. 2.8 USE OF RIGHTS-OF-WAY Utilization of lands within all park rights-of-way for landscaping, decorative entrance ways, and signage shall be allowed subject to review and administrative approval by the Developer and the Community Development and Environmental Services Administrator for engineering and safety considerations during the development review process. 2.9 SALES OFFICE AND CONSTRUCTION OFFICE Sales offices, construction offices, and other uses and structures related to the promotion and sale of real estate such as, but not limited to, pavilions, parking areas, and signs, shall be permitted principal uses throughout Creekside Commerce Park. These uses may be either wet or dry facilities. These uses shall be subject to the requirements of Section 2.6.33.4., Section 3.2.6.3.6. and Division 3.3 of the LDC, with the exception that the temporary use permit shall be valid through the life of the project with no extension of the temporary use required. These uses may use septic tanks or holding tanks for waste disposal subject to permitting under F.A.C. 10D-6 and may use potable water or irrigation wells. 2.10 CHANGES AND AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN A. Changes and amendments may be made to this PUD Ordinance or PUD Master Plan as provided in Section 2.7.3.5. of the LDC. Minor changes and refinements as described herein may be made by the Developer in connection with any type of development or permit application required by the LDC. B. The Community Development and Environmental Services Administrator shall be authorized to approve minor changes and refinements to the Creekside Commerce Park Master Plan upon written request of the Developer or his assignee. C. The following limitations shall apply to such requests: 1) The minor change or refinement shall be consistent with the Collier County Growth Management Plan and the Creekside Commerce Park PUD document. 2) The minor change or refinement shall not constitute a substantial change pursuant to Section 2.7.3.5.1. of the LDC. 3) The minor change or refinement shall be compatible with external adjacent land uses and shall not create detrimental impacts to abutting land uses, water management facilities, and conservation areas within or external to the PUD. Words struck through are deleted; words underlined are added. 2019 CPUD Amendment 2-4 March 8, 2016 11 1 D. The following shall be deemed minor changes or refinements: 1) Reconfiguration of lakes,ponds, canals,or other water management facilities where such changes are consistent with the criteria of the South Florida Water Management District and Collier County. 2) Internal realignment of rights-of-ways. 3) Reconfiguration of parcels per Section 5.5 of this PUD. E. Minor changes and refinements as described above shall be reviewed by appropriate Collier County staff to ensure that said changes and refinements are otherwise in compliance with all applicable County Ordinances and regulations prior to the Community Development and Environmental Services Administrator's consideration for approval. F. Approval by the Community Development and Environmental Services Administrator of a minor change or refinement may occur independently from and prior to any application for Subdivision or Site Development Plan approval, however such approval shall not constitute an authorization for development or implementation of the minor change or refinement without first obtaining all other necessary County permits and approvals. 2.11 PRELIMINARY SUBDIVISION PLAT PHASING Submission, review, and approval of Preliminary Subdivision Plats for the park may be accomplished in phases to correspond with the planned development of the property. 2.12 OPEN SPACE AND NATIVE VEGETATION RETENTION REQUIREMENTS The PUD will fully comply with all sections of the LDC and meet the requirements of the Growth Management Plan relating to open space and retention of native vegetation. 2.13 SURFACE WATER MANAGEMENT In accordance with the Rules of the South Florida Water Management District SFWMD), Chapters 40E-4 and 4-E-40, this project shall be designed for a storm event of 3-day duration and 25-year return frequency. The lake originally approved as Lake L- 1, Creekside Unit I Plat, shall continue to be operated and maintained in accordance with the approved plat and approved South Florida Water Management District Permit. Words le-tirough are deleted; words underlined are added. 2014 CPUD Amendment 2-5 March 8, 2016 CP Aar- 2.14 ENVIRONMENTAL Environmental permitting shall be in accordance with the State of Florida Environmental Resource Permitting (ERP) Rules, and shall further be subject to review and approval by Collier County Planning Services Department Environmental Review Staff. 2.15 UTILITIES All necessary easements, dedications, or other instruments shall be granted to insure the continued operation and maintenance of all service utilities in compliance with applicable regulations in effect at the time approvals are requested. 2.16 TRANSPORTATION A. The Developer shall provide appropriate left and/or right turn lanes on Immokalee Road and Goodlette-Frank Road at the main park entrances. Such turn lanes shall be in place prior to the issuance of any Certificates of Occupancy for a use that utilizes the perspective/associated entrance. B. There shall be a full access intersection at the park's southern entrance on Goodlette Frank Road. When justified by traffic warrants, this intersection shall be signalized, notwithstanding its proximity to Immokalee Road. C. Future access points to Immokalee and Goodlette-Frank Roads are those shown on the Creekside Commerce Park Master Plan. D. Arterial level street lighting shall be provided by the Developer at the park's main entrance in conjunction with the development of this entrance. E. Road impact fees shall be paid in accordance with the provisions of Ordinance 92-22, as amended. F. The Developer shall provide the appropriate easements or reserve right of way so that the southerly access road west of Goodlette Frank Road may be interconnected to the properties to the west of Creekside Commerce Park. G. The Developer shall provide a fair share contribution toward the capital cost of traffic signals at any project access when deemed warranted by Collier County. The signal shall be owned, operated and maintained by Collier County. H. The Developer agrees to complete construction of the segment of internal roadway that connects Goodlette-Frank Road to the I/C parcel (herein called southern parcel") that is west of Goodlette Road and abuts Pelican Marsh prior to the first of the following to occur: 1) The issuance of a certificate of occupancy for the "southern parcel"; Words k-thPough are deleted; words underlined are added. 2014 CPUD Amendment 2-6 March 8, 2016 2) The issuance of a certificate of occupancy on the second business parcel to be developed west of the Pine Ridge Drainage Easement; 3) Within 3 years of approval of this PUD; or 4) Within 9 months of obtaining "grant" money or other funds for construction of such infrastructure from an outside source. I.The I/C parcels west of the Pine Ridge Drainage Easement and immediately north of the south road shall connect for service and employee access at the time that the south road is extended to a point that they may connect. J.The Developer agrees to provide the County with an update of the Transportation Impact Statement (TIS) at the time of submittal of a Preliminary Subdivision Plat or Site Development Plan. K. The Goodlette-Frank Road southernmost access to the I/C parcel east of Goodlette-Frank Road shall be limited to a right-in/right-out access. L. The maximum trip generation allowed by the proposed uses both primary and, ancillary may not exceed 1754 PM Peak Hour, two-way trips. 2.17 COMMON AREA MAINTENANCE Most common area maintenance will be provided by the CDD or by a Property Owner's Association (POA). The CDD or the POA, as applicable, shall be responsible for the operation, maintenance, and management of the surface water and stormwater management systems and reserves serving Creekside Commerce Park, in accordance with any applicable permits from the South Florida Water Management District. 2.18 DESIGN GUIDELINES AND STANDARDS A. The Collier County Planned Unit Development District is intended to encourage ingenuity, innovation and imagination in the planning, design and development or redevelopment of relatively large tracts of land under unified ownership as set forth in the LDC, Section 2.2.20. B. Creekside Commerce Park is planned as a functionally interrelated business park under unified control. The Developer will establish community-wide guidelines and standards to ensure a high level of quality for both the common areas and the individual parcel developments. C. These guidelines will serve as a control for individual parcel development, and be referred to as The Declaration of Covenants, Conditions and Restrictions for Creekside Commerce Park. The level of quality defined in this document is Words st-Fuelf-thPetigh are deleted; words underlined are added. 2014 CPUD Amendment 2-7 March 8, 2016 directed towards the creation of an attractive business environment, and these standards are the basis for evaluation of projects submitted for review to the Property Association's Architectural and Landscaping Committee, referred to as the ALC. The standards in this document will include criteria for site planning, architectural design, lighting, landscaping, and graphics and signage. D. The specific design guidelines will act as supplemental standards to the requirements of this Planned Unit Development Ordinance, and other County codes, but in no way supersede them. 1. Common Areas The master design of the park's entries and signage, streetscapes, and open space areas will form a harmonious framework that visually links the entire park together. This unified appearance will enhance the image of the entire community. Internal roadways will provide efficient vehicular circulation with streetscapes that create pleasant neighborhood environments. Streetscape plans will be designed to establish a hierarchy of landscape improvements appropriate in scale and character with the function of the street and adjacent land uses. Along these streetscapes a pedestrian walkway system will be established to link each project with the overall community. 2. Individual Projects A. Site Planning: Each individual parcel project will provide a visually appealing, articulated, identifiable path of entry for pedestrians and vehicles from the street to the site and from the site to the buildings themselves. The orientation of a building or structure upon a site will not only reflect the project's functional need, but will also be responsive to the individual parcel's characteristics and be sensitive to adjacent land uses and the surrounding community. B. Architectural standards: The objective of the architectural standards will be to promote the creation of an attractive, value-apparent business environment. Design elements throughout a project must be consistent with the nature of the chosen style and building materials selected. Project design should endeavor to adhere to the classical principles of design and avoid clichés, overly complex or garish motifs,while seeking to invoke a"timeless"quality. C. Lighting: The guidelines for lighting will establish a continuity of design for all lighting in the park which is consistent with the overall visual impression of the park. D. Landscaping: The purpose of landscape design guidelines within individual projects is to guide development toward harmonious and Words are deleted; words underlined are added. 2014 CPUD Amendment 2-8 March 8, 2016 T visually pleasing landscape that is cohesive with the overall master landscape plan. The Creekside landscape concept will have a naturalistic theme. Similar to the overall project's plant palette, individual sites will be dominated with plants that are native, xeric, or naturalized within Southwest Florida. Landscape designs will create a coherent theme which emphasizes plant material as a primary unifying element. 1. Landscape elements along public R.O.W.s will be complimentary to streetscape landscaping. Parcel entries will be designed to harmonize with adjacent streetscape landscaping, and clearly accentuate, the parcel entry. 2. Individual parking lots will be screened from the roadways as much as possible, without obscuring views of the building entrances. In addition, plant materials used around main entrances of buildings will visually cue visitors to=their location. E. Graphics/signage: The guidelines serve to provide continuity of design for all signage in the park which is consistent with the overall visual impression of the park. Parcel signage serves the identification needs of the individual tenants and user. 2.19 LANDSCAPE BUFFERS,BERMS,FENCES AND WALLS Landscape buffers, berms, fences and walls are generally permitted as a principal use throughout Creekside Commerce Park. Required buffer treatments shall terminate at entrances to accommodate entrance treatments and at lakes to accommodate views into the park. The following standards shall apply: A. Landscape buffers contiguous to Immokalee Road R.O.W. will be installed at the time of subdivision improvement per construction phase and will have the following characteristics: 1) Minimum width of 20'-0", measured from the R.O.W. 2) Adjacent to Business District type uses within the Business District, trees will be native, xeric, or naturalized canopy trees, spaced at 25' on center (O.C.), planted at an initial height of 13'-14' overall (O.A.) with a 6' spread. In addition, a continuous 24" high shrub hedge shall be provided within the 20' buffer. B. Landscape buffers contiguous to Goodlette-Frank Road R.O.W. will be installed at the time of subdivision improvement per development phase and will have the following characteristics: Words stPuelf-through are deleted; words underlined are added. 2014 CPUD Amendment 2-9 March 8, 2016 C,C' 1) Minimum width of 20'-0", measured from the R.O.W. 2) Adjacent to Business District type uses within the Business and Industrial/Commerce (I/C) Districts, trees will be native, xeric, or naturalized canopy trees, spaced at 25' O.C., planted at an initial height of 12' O.A., with a 6' spread. At the time of individual lot improvements, hedges will be placed at parking lot edges to satisfy the requirements of LDC Section 2.4.7.4. 3) Adjacent to industrial type uses within the Industrial/Commerce District, trees will be native, xeric or naturalized canopy trees, spaced at 25' O.C., planted at an initial height of 12' O.A, with a 6' spread. Trees will be placed on a berm, 3 feet high and supplemented with a 5 foot high hedge consisting of but not limited to the following plant material: coco plum, viburnam, ficus. The intent will be to obtain 80% opacity within one year of planting for travelers on Goodlette-Frank Road. C. Landscape buffers surrounding the perimeter of the park will be installed at the time of subdivision improvement per construction phase. The buffers are referenced on Exhibit B, and proceed in a clockwise direction from the northeast corner of the project as follows: 1) The landscape buffer along the eastern most property boundary, north of the preserve area, as depicted on Exhibit B, shall consist of an Alternative "A" type buffer. Any preservation areas within this buffer may be credited toward buffering requirements. 2) The preserve area along the balance of the eastern most property boundary will serve as the buffer between uses. 3) The Developer will provide a five feet (5') wide Alternative "A" type buffer with trees planted fifty feet (50') on center between the business use and the preserve/lake area, as depicted on Exhibit B. 4) The Developer will provide a five feet (5') wide Alternative "A" type landscape buffer with trees planted fifty feet (50') on center along the eastern property boundary contiguous to the Collier County Sewage Treatment Plant. 5) The landscape buffer along the southern most property boundary, east of Goodlette-Frank Road, shall be a five feet (5') wide Alternative "A" type buffer with trees planted fifty feet (50') on center. An opaque hedge six feet 6') high will be planted to supplement the existing oak tree buffer planted by the County at the Collier County Sewage Treatment Plant. 6) The existing landscape berm/buffer from Goodlette Frank Road to the west side of the Pine Ridge Drainage Easement will be supplemented as follows: a Words struck through are deleted; words underlined are added. 2014 CPUD Amendment 2-10 March 8, 2016 450 type "A" buffer along the proposed lake; and the remaining area westward of the lake will be supplemented to consist of 50 sabal palms, 8'-14' O.A. and 4 Ficus nitida 12'-13' O.A. and 6'-8' wide; locations to be coordinated with the adjacent property owner. 7) The Developer will provide a ninety percent (90%) opaque landscape buffer and berm between the 1/C District and the Pelican Marsh PUD from the west side of the Pine Ridge Drainage Easement to the existing berm to the west, that approximates the existing Pelican Marsh berm/buffer. This buffer will be installed concurrent with any I/C construction west of the Pine Ridge Drainage Easement. The buffer shall meet ninety percent (90%) opacity within one(1) year of planting. 8) The Developer will supplement with additional trees the buffer along the remaining portion of the southern property line westward to achieve a ninety percent (90%) opaque buffer. This buffer will be installed concurrent with any I/C construction west of the Pine Ridge Drainage Easement. 9) The landscape buffer between the I/C District and the adjacent Agricultural District along the southern portion of the western property line will be an Alternative"A"type buffer. 10)The landscape buffer between the R.O.W. and the adjacent Agricultural District to the west will be an Alternative "A"type buffer and be incorporated into the R.O.W. D. Maximum fence or wall height internal to the PUD: Twelve feet(12'). E. Landscape buffers, berms, fences and walls will be constructed along the perimeter of the Creekside Commerce Park PUD boundary concurrent with subdivision and site development construction phase,except where noted in this document. F. Sidewalks, water management systems, drainage structures, and utilities may be allowed in landscape buffers pursuant to review and approval of the Development Services Administrator. G. Landscape berms located within the Creekside Commerce Park PUD boundary and contiguous to a property line and/or right-of-way line may be constructed such that the toe of slope is located on the property line and/or encroaches into the right-of- way line when approved by the applicable owner or agency. 2.20 SIGNAGE A. GENERAL Words through are deleted; words underlined are added. 2014 CPUD Amendment 2-11 March 8, 2016 Gp' 1) Pursuant to Section 2.5.5.2.3.7. of the LDC, the following conditions provide for the required comprehensive sign plan for the Creekside Commerce Park 2) Each platted parcel shall be considered a separate parcel of land. 3) Signs and decorative landscaped entrance features within a County dedicated right-of-way, shall require a right-of way permit subject to the review and approval of the County. 4) All signs shall be located so as not to cause sight line obstructions. B. PARK ENTRY SIGNS 1) Major park entry signs shall be located as depicted on Exhibit B. Each sign will not exceed 160 square feet in size on any side and signs will be no longer than 25 feet in length and 8 feet in height. 2) Minor park entry signs shall be located as depicted Exhibit B. Each minor monument sign will not exceed 100 square feet in size on any side. Minor monument signs will be no larger than 20 feet in length and 6-8 feet in height. C. INTERNAL SIGNS 1) Directional or identification signs are allowed within the business park. Such signs may be used to identify the location or direction of approved uses such as sales centers, information centers, etc. Individual signs may be a maximum of 4 square feet per side in size, or signs maintaining a common architectural theme may be combined to form a menu board with a maximum size of 25 square feet per side, and a maximum height of 8 feet. No building permit is required unless such signs are combined to form a menu board. 2) Grand Opening signs: The Developer or parcel owner may display an on-site grand opening sign not exceeding 32 square feet on a side, and not exceeding 64 square feet total. Banner signs shall be anchored and may be displayed on- site for a period not exceeding 14 days within the first three months that the Developer/occupant is open for business. D. USER SIGNS 1) Wall, mansard, canopy or awning signs: One wall, mansard, canopy or awning sign may be permitted for each single-occupancy facility, or for each establishment in a multiple-occupancy facility. Corner units within multiple- occupancy facilities, or multi-frontage single-occupancy facilities shall be allowed two signs, but such signs shall not be combined for the purpose of placing the combined area on one wall. However, the combined area of those Words struck-through are deleted; words underlined are added. 2014 CPUD Amendment 2-12 March 8, 2016 GP signs shall not exceed the maximum allowable display area for signs by this ordinance. a. The maximum allowable display area for signs may not be more than 15 percent of the total square footage of the visual facade of the building to which the sign will be attached and may not, in any case, exceed 200 square feet in area for any sign. 2) Monument and Pole signs: One (1) monument or pole sign is permitted for each lot or parcel for each external and internal road frontage(s). a. Maximum allowable sign area: 60 square feet per side, if two sided signs. Internal road frontage setbacks: A minimum of fifteen feet (15') from the edge of pavement. Signs may encroach within the right-of-way subject to maintaining safe site distance triangles as per Section 2.4.4.16. of the LDC and when approved by the Community Development and Environmental Services Administrator and applicable utility. dTb.External road frontage setbacks: Pole signs shall be setback from any external right-of-way in accordance with the applicable section of the LDC. Monument signs may be permitted closer to the right-of-way subject to maintaining safe site distance triangles as per Section 2.4.4.16. of the LDC and when approved by the Community Development and Environmental Services Administrator and applicable utility. e:c.Spot or floodlights may be permitted provided said light shines only on the signs or landscaping and is shielded from motorists and adjacent residents. d.Should the U.S. Postal Service purchase or lease land within Creekside Commerce Park, in addition to the user signs as permitted herein, they will be allowed one sign between Immokalee Road and the proposed lake adjacent to the west entry. E. TRAFFIC SIGNS Traffic signs such as street name signs, stop signs, speed limit signs, etc. may be designed to reflect a common architectural theme, in accordance with Section 3.2.8.3.19. of the LDC. 2. 21 GENERAL PERMITTED USES Words struck-through are deleted; words underlined are added. 2014 CPUD Amendment 2-13 March 8, 2016 A. Certain uses shall be considered general permitted uses throughout the Creekside Commerce Park PUD except in the Preserve Area. General permitted uses are those uses which generally serve the Developer and tenants of Creekside Commerce Park and are typically part of the common infrastructure. B. General Permitted Uses: 1. Essential services as set forth under LDC, Section 2.6.9.1. 2. Water management facilities and related structures. 3. Temporary sewage treatment facilities. 4. Lakes including lakes with bulkheads or other architectural or structural bank treatments. 5. Guardhouses, gatehouses, and access control structures. 6. Temporary construction, sales, and administrative offices for the Developer and Developer's authorized contractors and consultants, including necessary access ways,parking areas and related uses. 7. Landscape features including, but not limited to, landscape buffers, berms, fences and walls subject to the standards set forth in Section 2.11 of this PUD. 8. Fill storage subject to the standards set forth in Section 2.7 of this PUD. Site filling and grading as set forth in Section 2.7 of this PUD. 9. Any other use which is comparable in nature with the foregoing uses and which the Community Development and Environmental Services Administrator determines to be compatible. 10. Sidewalks may occur within County required buffers if approved by the Community Development and Environmental Services Administrator. 11. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein are to be in accordance with the LDC provision in effect at the time of Site Development Plan Approval. 12. Creekside Commerce Park shall be permitted to develop with a maximum of 40 percent commercial uses. Commercial uses are defined as offices, health services, medical clinics, financial institutions, fitness centers, childcare centers, restaurants and retail sales in accordance with Section 3.3. C.2. hereof. Words struckk-through are deleted; words underlined are added. 2014 CPUD Amendment 2-14 March 8, 2016 2. 22 MISCELLANEOUS A. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. B. All other applicable state or federal permits must be obtained before commencement of the development. Words struck through are deleted; words underlined are added. 2014 CPUD Amendment 2-15 March 8, 2016 SECTION III INDUSTRIAL/COMMERCE DISTRICT 3.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for areas within Creekside Commerce Park designated on the Master Plan as "I/C". 3.2 GENERAL DESCRIPTION Areas designated as "I/C"on the PUD Master Plan are intended to provide a maximum of 20550,000 square feet of gross floor area of industrial/commerce uses on 41.6± net acres. Intermediate care (SIC Code 8052), group housing and hotel/motel uses (SIC Code 7011) are in addition to the IC gross square footage figures. The overall floor area ratio FAR) for the IC designated areas shall not may exceed .35_;however, ilndividual parcels may be developed at a higher FAR and the FAR for hotel/motel, group housing and intermediate care facilities (SIC Code 8052) shall not exceed .6. (Refer to Section 3.5, Deviations); however, the overall FAR for the PUD for IC and B District areas will not exceed .35. Notwithstanding the foregoing, the United States Postal Service parcel may use any available square footage in the I/C District and the Business District up to a FAR of.35 on the United States Postal Service Parcel until all available square footages are used up in the PUD. 3.3 PERMITTED USES AND STRUCTURES No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or part, for other than the following: A. The permitted principal uses and structures will generally consist of light manufacturing, wholesale, warehouse, processing and packaging, laboratories and clinics, research, design and product development, business services and corporate offices and headquarters. 1. Aircraft Parts and Auxiliary Equipment(Group 3728) 2. Apparel and Other Finished Products(Groups 2311-2399) 3. Building Contractors (Groups 1521-1542), except for general contractors for mobile home repair on site, modular housing and premanufactured housing assembled on site, dry cleaning plant construction, paper pulp mill construction, and truck and automobile assembly plant construction. Words stFue-k-throne are deleted; words underlined are added. 2014 CPUDAmendment 3-1 March 8, 2016 CP 4. Business Services (Groups 7311-7313, 7319, 7322, 7323, 7331-7338, 7352, 7359-7389 except for industrial truck rental and leasing; plants, live: rental and leasing; toilets, portable: rental and leasing; employment agencies, except theatrical and motion picture; labor contractors (employment agencies) model registries; labor pools; manpower pools; modeling service; dogs, rental of: for protective service; automobile recovery service; automobile repossession service; bartering services for businesses; bondspersons; bottle exchanges; check validation service; contractors disbursement control; filling pressure containers (aerosol) with hair spray, insecticides, etc.; fire extinguishers, service of gas systems, contract conversion from manufactured to natural gas; metal slitting and shearing on a contract or fee basis produce weighing service, not connected with transportation; scrap steel cutting on a contract or fee basis; solvents recovery service on a contract or fee basis; tobacco sheeting service on a contract or fee basis) 5. Child Day Care Services(Group 8351) 6. Communications (Groups 4812-4899 not including major communications towers related to cellular phone service, radio broadcasting, television broadcasting, radar or telephone service) 7. Computer and Office Equipment(Groups 3571-3579) 8. Construction; Special Trade Contractors (Groups 1711-1799 except for boiler erection and installation contractors; drainage system installations, cesspool and septic tank contractors; fuel oil burner installation and servicing contractors; gasoline hookup contractors; sewer hookups and connection for buildings contractors; epoxy application contractors; fireproofing buildings contractors; gasoline pump installation contractors; lead burning contractors; and mobile home site setup and tie down contractors) 9. Depository and Non-Depository Institutions(Groups 6011-6163) 10. Drugs and Medicines (Groups 2833-2836, except for adrenal derivatives: bulk, uncompounded; barbituric acid and derivatives: bulk, uncompounded; cocaine and derivatives; codeine and derivatives; gland derivatives: bulk, uncompounded; mercury chlorides, U.S.P; mercury compounds, medicinal: organic and inorganic; morphine and derivatives; opium derivatives) 11. Educational Services (Groups 8249-8299 except construction equipment operation schools; truck driving schools; automobile driving instruction; survival schools;vocational counseling) 12. Electronics and Other Electrical Equipment Manufacturing (Groups 3612, 3613, 3624, 3625, 3631, 3641-3676, 3678, 3679, 3694, 3695, 3699, except Words struelc-through are deleted; words underlined are added. 2014 CPUD Amendment 3-2 March 8, 2016 rC' for airport lighting transformers, autotransformers, electric (power transformers) distribution transformers, electric; electric furnace transformers; lighting transformers, street and airport; transformers, reactor; atom smashers (particle accelerators; electron beam metal cutting, forming, and welding machines; electron linear accelerators; electrostatic particle accelerators)) 13. Engineering, Accounting, Research, Management and Related Services Groups 8711-8748 except chemical laboratories, commercial research; automobile proving and testing grounds; metallurgical testing laboratories; pollution testing, except automotive emissions testing; radiation dosimetry laboratories; seed testing laboratories;veterinary testing laboratories) 14. Fabricated Metal Products (Groups 3411-3432, 3442, 3444, 3446, 3452, 3469,3492, 3495,3496,production of metal is prohibited) 15. Furniture and Fixtures Manufacturing(Groups 2511-2599) 16. Government OfficesBuildings (Groups 9111-9199, 9221, 9222, 9224-9229, 9311,9451,9511-9532,9611,9631-9661) 17. Hotels / Motels (Group 7011), not to exceed a maximum of 180 rooms for the entire PUD. Only 1 Hotel/Motel is permitted within the PUD and it must be located east of Goodlette-Frank Road and subject to specific development standards and setbacks in Section 3.4. 18. Industrial and Commercial Machinery (Groups 3524, 3546, 3553-3556, 3559, 3562, 3564-3566, 3581-3599 except for bronzing and dusting machines for printing trades; foundry type for printing; presses, printing - slugs printers'; ammunition and explosives loading machinery; brick making machines; cement making machinery; chemical kilns; control rod drive mechanisms for use on nuclear reactors; foundry machinery and equipment; frame straighteners, automotive (garage equipment); fur sewing machines; ginning machines, cotton; metal finishing equipment for plating, except rolling mill lines;metal pickling equipment,except rolling mill lines) 19. Leather and Leather Products(Groups 3131-3199) 20. Measuring, Analyzing, and Controlling Instruments; Photographic, Medical and Optical Goods: Watches and Clocks Manufacturing(Groups 3812-3843, 3845-3873) 21. Membership Organizations(Groups 8611-8631) 22. Miscellaneous Manufacturing Industries (Groups 3911-3999 except for dressing of furs: bleaching, blending, curring, scraping, and tanning; Words struck through are deleted;words underlined are added. 2014 CPUD Amendment 3-3 March 8, 2016 O feathers: curling, dyeing, and renovating - for the trade; fur stripping; furs dressed: bleached, curried, scraped, tanned, and dyed; pelts: scraping, curring,tanning, bleaching and dyeing; plumes, feather;tear gas devices and equipment; veils made of hair) 23. Motion Picture Production(Groups 7812-7819) 24. Motor Freight Transportation(Groups 4214,4215) 25. Packing and Crating(Group 4783) 26. Paper and Allied Products(Groups 2652-2657, 2673-2679) 27. Personal Services(Groups 7213, 7216, 7219, 7221) 28. Physical Fitness Facilities(Group 7991) 29. Plastic Materials and Synthetics(Groups 2833,2834) 30. Printing,Publishing and Allied Industries (Groups 2711-2791) 31. Professional Offices: including but not limited to, Travel Agencies (Group 4724); Insurance Agencies (Group 6411); Insurance Carriers (Groups 6311- 6399); Real Estate (Groups 6512, 6514, 6517, 6519, 6531, 6541, 6552,) 32. Rubber and Miscellaneous Plastic Products (Groups 3021, 3085, 3086, 3088, 3089) 33. Transportation Equipment (Group 3732, except for boats, fiberglass: building and repairing; boats: motorboats, sailboats, rowboats, and canoes - building and repairing; houseboats, building and repairing; motorboats, inboard and outboard: building and repairing) 34. United States Postal Service(Group 4311) 35. Warehousing and Storage (Group 4225, 4226, 5014 except oil and gas storage, petroleum and chemical bulk stations and automobile dead storage) only one (1) self-storage use allowed to be located adjacent to the Collier County Sewage Treatment Plant. 36. Wholesale Trade-Durable Goods (Groups 5021-5031, 5043-5049, 5063- 5074, 5078, 5091, 5092, 5094-5099 except for fencing, wood-wholesale; lumber: rough, dressed, and finished-wholesale; batteries, except automotive-wholesale; storage batteries, industrial-wholesale; unit substations-wholesale; boilers, power: industrial-wholesale; boilers, steam and hot water heating-wholesale; burners, fuel oil and distillate oil- wholesale; oil burners-wholesale) 37. Wholesale Trade-Nondurable Goods (Groups 5111-5143, 5145, 5147-5149, 5192, 5199 except for cats-wholesale; charcoal-wholesale; dogs-wholesale; fish, tropical-wholesale; furs, dressed-wholesale; greases, animal and Words tc441vough are deleted; words underlined are added. 2014 CPUD Amendment 3-4 March 8, 2016 vegetable-wholesale; ice, manufactured or natural-wholesale, leather and cut stock-wholesale; linseed oil-wholesale; oils, except cooking: animal and vegetable-wholesale; oilseed cake and meal-wholesale; rubber, crude- wholesale; sawdust-wholesale; vegetable cake and meal-wholesale; wigs- wholesale;worms-wholesale) 38. Any other use or service which is comparable in nature with the foregoing uses and is otherwise clearly consistent with the intent and purpose statement of the District and which the Community Development and Environmental Services Administrator determines to be compatible in this District. B. Restricted Principal Uses The following medical related uses must be located within a 1/4 mile radius of the hospital property boundary. 1. Group housing for the elderly limited to Assisted living facilities, independent living units, skilled nursing units and continuing care retirement communities. A maximum of 400 aggregate beds shall be permitted for the uses listed in Sections 3.3.B.1, 3.3.B.2, 4.3.B.1 and 4.3.B.3. These uses are limited to parcels located east of Goodlette-Frank Road. 2. Health Services, medical clinics and offices (Groups 8011-8049, 8052), a maximum of 400 aggregate beds shall be permitted for the uses listed in Sections 3.3.B.1, 3.3.B.2, 4.3.B.1 and 4.3.B.3. SIC Code 8052 land uses are limited to parcels located east of Goodlette-Frank Road. 3. Medical Laboratories and research and Rehabilitative Centers (Groups 8071- 8092, 8099) 4. Any other use or service which is comparable in nature with the foregoing uses and is otherwise clearly consistent with the intent and purpose statement of the District and which the Community Development and Environmental Services Administrator determines to be compatible in this District. C. Permitted Accessory Uses and Structures: 1. Uses and structures that are accessory and incidental to uses permitted in this district. 2. Retail and wholesale sales and/or display areas as accessory to the principal use, not to exceed an area greater than forty percent (40%) of the gross floor area of the permitted principal use. D. Operational Requirements for Group Housing Words struelf-through are deleted; words underlined are added. 2014 CPUD Amendment 3-5 March 8, 2016 v`' Group housing uses described in Section 3.2.B.1 shall provide the following services and/or be subject to the following operational standards: 1. The facility shall be for residents 55 years of age and older. 2. There shall be on-site dining for the residents. 3. Group transportation services shall be provided for residents for the purposes of grocery and other types of shopping. Individual transportation services may be provided for the residents' individualized needs including but not limited to medical office visits. 4. There shall be an on-site manager/activities coordinator to assist residents with their individual needs. The manager/coordinator shall also be responsible for arranging trips to off-site events as well as planning for lectures, movies, music and other entertainment for the residents at the on-site clubhouse. 5. A wellness center shall be provided on-site. Exercise and other fitness programs shall be provided for the residents. 6. Each unit shall be equipped to notify emergency service providers in the event of medical or other emergency. 7. Each unit shall be designed to accommodate residents with physical impairments (handicaps) as required by the applicable building codes and federal law and regulation. 3.4 DEVELOPMENT STANDARDS A. Minimum Lot Area: 20,000 S.F. B. Minimum Lot Width: 100 FT. C. Minimum Yard Requirements: 1. Front Yard, adjacent to Immokalee Road or Goodlette-Frank Road: Fifty feet (50'). For parcels located east of Goodlette-Frank Road, see additional setback requirements in Section 3.4.C.7.a. 2. Front Yard, Internal: Thirty feet(30') 3. Side Yard: Ten feet(10') Five feet(5')to internal property line along Pine Ridge canal drainage easement and FP&L easement Words struck through are deleted; words underlined are added. 2014 CPUD Amendment 3-6 March 8, 2016 4. Waterfront: Zero feet (0') to bulkhead or rip-rap at top of bank, otherwise twenty feet(20') 5. Rear Yard: Twenty-five feet(25') 6. Minimum Building Setback from Perimeter Boundary of PUD: Fifty feet 50') 7. Minimum Building Setback from Existing Goodlette-Frank Road Right-of- Way East of Goodlette-Frank Road: a) Goodlette-Frank Road: Minimum of fifty feet (50'), except as provided as follows: i)For group housing for elderly and intermediate care use: a) If the zoned height of any structure exceeds 50 feet, the minimum setback is 75 feet plus for any portion of a building exceeding fifty feet in zoned height an increased setback at a 1:2 ratio (i.e., for one vertical foot of height, setback is increased by two horizontal feet) for that portion of the building over 50 feet of height. ii) For hotel/motel use: a) Minimum setback of 75 feet regardless of height plus for any portion of a building exceeding fifty feet in zoned height an increased setback at a 1:2 ratio (i.e., for one vertical foot of height, setback is increased by two horizontal feet) for that portion of the building over 50 feet of height. D. Maximum Height (Zoned): For parcels west of Goodlette-Frank Road: thirty-five feet (35'), including silos, storage tanks, elevator towers, satellite dishes, antennas, etc. For parcels east of Goodlette-Frank Road: the Hotel, group housing for the elderly, and the intermediate care facility shall have a zoned height seventy-five feet 75'), actual height eight-five feet (85'). All other uses permitted east of Goodlette- Frank Road pursuant to Section III shall have a zoned height of fifty feet (50') and an actual height of sixty feet(60'). E. Outside storage or display shall be permitted and shall be screened from all internal and external public roadways with a fence or landscaping equivalent or combination thereof. Said fence, wall or landscaped screen shall be opaque in design. All manufacturing operations and equipment, including accessory process equipment such as compressors and air handlers shall be contained in an enclosed structure. Words struck through are deleted; words underlined are added. 2014 CPUD Amendment 3-7 March 8, 2016 1 F. All industrial building sides visible from roadways internal or external to the park shall have the appearance of a concrete material, such as, but not limited to, block, brick, tilt up concrete panels, stucco on lathe systems, etc. Corrugated steel sides visible from said roadways are prohibited; as well as exposed metal siding on any building west of Goodlette Frank Road. G. Business District type uses located within the I/C District along Goodlette-Frank Road will meet the Collier County Architectural Guidelines in Division 2.8. of the LDC. H. Industrial type uses abutting Goodlette-Frank Road shall meet the requirements of Section 2.19.B.3 hereof, alternatively, said uses shall have the option of utilizing the landscaped buffer applicable to business uses fronting Goodlette-Frank Road, provided the portion of the building facing Goodlette-Frank Road meets the following Architectural Guideline Sections of the LDC, therefore satisfying the intent of the building design section of the Architectural Guidelines in the opinion of the Community Development and Environmental Services Administrator: 1. Section 2.8.3.5.1.,Purpose and Intent 2. Section 2.8.3.5.4.,Facade Standard 3. Section 2.8.3.5.6.,Project Standards 4. Section 2.8.3.5.7.,Detail Features except for 2.8.3.5.7.2. 5. Section 2.8.3.5.12. Loading Areas: Buildings west of the Pine Ridge canal and adjacent to the Pelican Marsh boundary shall orient loading docks to the north, east or west. J. Noise: Uses within the I/C District shall not exceed 65 dBA between the hours of 7 a.m. and 10 p.m. Monday through Saturday, and 60 dBA after 10 p.m. to 6:59 a.m. and all of Sundays, as measured at the property boundary of the land use from which the sound emanates. K. Odor: No business shall cause or allow the emission of odorous air from any single source such as to result in odors which are detectable outside the parcel boundaries. Best practical treatment, maintenance, and control currently available shall be utilized in order to maintain the lowest possible emission of odorous air. L. Lighting: Lighting shall be located so that no light is aimed directly toward a property designated residential if lighting is located within 200 feet of residential property. Light fixtures within parking areas shall not exceed 25 feet in height. Words struck through are deleted; words underlined are added. 2014 CPUD Amendment 3-8 March 8, 2016 M. Emissions: All sources of air emissions shall comply with rules set forth by the Environmental Protection Agency (Code of Federal Regulations, Title 40) and the Florida Department of Environmental Regulation (Florida Administrative Code, Chapter 17-2). No person shall operate a regulated source of air emissions without a valid operation permit issued by the Department of Environmental Regulation. 3.5 DEVELOPMENT DEVIATIONS 1. Deviation from LDC Section 5.05.04 D.1 which establishes a .45 floor area ratio FAR) for group housing uses, to permit an FAR of .6 for group housing uses, including the intermediate care facilities. 3.6 LANDSCAPE BUFFER RESTRICTIONS The use of bald cypress trees to meet the landscape buffer requirements in section 2.19.B.2. and B.3 are prohibited Words struckstruelfrthrough are deleted; words underlined are added. 2014 CPUD Amendment 3-9 March 8, 2016 r. SECTION IV BUSINESS DISTRICT 4.1 PURPOSE The purpose of this section is to identify permitted uses and development standards for areas within Creekside Commerce Park designated on the Master Plan as "B". 4.2 GENERAL DESCRIPTION Areas designated as "B" on the PUD Master Plan are intended to provide a maximum of 4-9.0260,000 square feet of floor area, including approximately 44 200,000 square feet of office uses and 4060,000 square feet of retail uses on 19.1± net acres. Intermediate care facilities (SIC Code 8052), group housing and hotel/motel uses (SIC Code 7011) are in addition to the B District gross square footage figures. The overall floor area ratio (FAR) for the B designated areas shad-+ may exceed .35_; however, ilndividual parcels may be developed at a higher FAR and the FAR for hotel/motel, group housing and intermediate care facilities (SIC Code 8052) shall not exceed .6. (Refer to Section 4.5, Deviations)i however,the overall FAR for the PUD for IC and B District areas will not exceed .35. 4.3 PERMITTED USES AND STRUCTURES No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or part, for other than the following: A. Permitted Principal Uses and Structures: I. Apparel and Accessory Stores (Groups 5611-5699) 2. Breweries (Group 2082) 1-3. Building Contractors (Groups 1521-1542), except for general contractors for mobile home repair on site, modular housing and premanufactured housing assembled on site, dry cleaning plant construction, paper pulp mill construction, and truck and automobile assembly plant construction. 2.4. Business Services (Groups 7311-7313, 7319, 7322, 7323, 7331-7338, 7352, 7359-7389 except for industrial truck rental and leasing; plants, live: rental and leasing; toilets, portable: rental and leasing; employment agencies, except theatrical and motion picture; labor contractors (employment agencies) model registries; labor pools; manpower pools; modeling service; dogs, rental of: for protective service; automobile recovery service; automobile repossession service; bartering services for businesses; bondspersons; bottle exchanges; check validation service; contractors disbursement control; filling pressure containers (aerosol) with hair spray, Words struelf-through are deleted; words underlined are added. 2014 CPUD Amendment 4-1 March 8, 2016 insecticides, etc.; fire extinguishers, service of gas systems, contract conversion from manufactured to natural gas; metal slitting and shearing on a contract or fee basis produce weighing service, not connected with transportation; scrap steel cutting on a contract or fee basis; solvents recovery service on a contract or fee basis; tobacco sheeting service on a contract or fee basis) 5. Child Day Care Services(Group 8351) 4.6. Convenience Store, food market (Group 5411) only two (2) allowed within the PUD and Gasoline Filling Station (Group 5541) only one (1) allowed within the PUD. 7. Communications (Groups 4812-4899), not including major communication towers related to cellular phone service, radio broadcasting, television broadcasting,radar or telephone service. 5:8. Dance and Martial Arts Studios (Groups 7911 and 7999, including only gymnastics and martial arts instruction) 6,9. Depository and Non-Depository Institutions (Groups 6011-6163) including automatic teller machines 71 0. Drugs and Medicines (Groups 2833-2836 except for adrenal derivatives: bulk, uncompounded; barbituric acid and derivatives: bulk, uncompounded; cocaine and derivatives; codeine and derivatives; gland derivatives: bulk, uncompounded; mercury chlorides, U.S.P; mercury compounds, medicinal: organic and inorganic; morphine and derivatives;opium derivatives) 8x:11. Eating Places (Group 5812) not including stand alone fast food d-drive- thru restaurants. 9,12. Educational Services (Groups 8249-8299 except construction equipment operation schools; truck driving schools; automobile driving instruction; survival schools;vocational counseling) 8:13. Engineering, Accounting, Research, Management and Related Services Groups 8711-8748 except chemical laboratories, commercial research; automobile proving and testing grounds; metallurgical testing laboratories; pollution testing, except automotive emissions testing; radiation dosimetry laboratories; seed testing laboratories;veterinary testing laboratories) 14. Government Offices/Buildings (Groups 9111-9199, 9221, 9222, 9224-9229, 9311,9451,9511-9532, 9611, 9631-9661) 15. Hardware Stores (Group 5251) Words struek-thpough are deleted; words underlined are added. 2014 CPUD Amendment 4-2 March 8, 2016 1-4-16. Home Furniture, Furnishings and Equipment Stores (Groups 5712-5736) 17. Hotels / Motels (Group 7011); not to exceed a maximum of 180 rooms for the entire PUD. Only 1 hotel/motel is permitted within the PUD and it must be located east of Goodlette-Frank Road and subject to additional building development standards and setbacks identified in Section 4.4. 18. Miscellaneous Food Stores (Group 5499) 19. Miscellaneous General Merchandise Stores (Group 5399) 20. Miscellaneous Retail (Groups 5912-5949 and 5992-5999, excluding used merchandise stores, fireworks, gravestones, tombstones and monuments, ice dealers, sales barns, and swimming pools; retail) 21. Paint/Glass and Wallpaper(Group 5231) 1-2,22. Personal Services (Groups 7215, excluding self-service or coin laundries, 7221-7251, 7291 and 7299, including only clothing rental, costume rental, tanning salons and hair services) 14,23. Professional Offices: Travel Agencies (Group 4724); Insurance Agencies Group 6411); Insurance Carriers (Groups 6311-6399); Real Estate (Groups 6512-6515, 6517, 6519, 6531, 6541, 6552, 6553); Holding and Other Investment Offices (Groups 6712-6799);Attorneys (Group 8111) 24. Physical Fitness Facilities(Group 7991) 25. Retail Bakeries (Group 5461) 14:26. Security and Commodity Brokers(Groups 6211-6289) 1--527. Any other use or service which is comparable in nature with the foregoing uses and is otherwise clearly consistent with the intent and purpose statement of the District and which the Community Development and Environmental Services Administrator determines to be compatible in this District. B. Restricted Principal Uses The following medical related uses must be located within 1/4 mile radius of the hospital property boundary. 1. Group housing for the elderly limited to assisted living facilities, independent living units, skilled nursing units and continuing care retirement communities. A maximum of 400 aggregate beds shall be permitted for the uses listed in Sections 3.3.B.1, 3.3.8.2, 4.3.B.1 and 4.3.B.3. These uses are limited to parcels located east of Goodlette-Frank Road. Words struck-threugh are deleted; words underlined are added. 2014 CPUD Amendment 4-3 March 8, 2016 2. Drug Stores and Proprietary Stores (Group 5912) only one (1) drug store allowed. 3. Health Services, Medical Clinics and Offices (Groups 8011-8049, 8052), a maximum of 400 aggregate beds shall be permitted for the uses listed in Sections 3.3.B.1, 3.3.B.2, 4.3.B.1 and 4.3.B.3. SIC Code 8052 land uses are limited to parcels located east of Goodlette-Frank Road. 4. Medical Laboratories and research and Rehabilitative Centers (Groups 8071- 8099) 5. Any other use or service which is comparable in nature with the foregoing uses and is otherwise clearly consistent with the intent and purpose statement of the District and which the Community Development and Environmental Services Administrator determines to be compatible in this District. C. Permitted Accessory Uses and Structures 1. Accessory uses and structures customarily associated with principal uses permitted in this district. 2. Retail and wholesale sales and/or display areas as accessory to the principal use, not to exceed an area greater than forty percent (40%) of the gross floor area of the permitted principal use. D. Operational Requirements for Group Housing Group housing uses described in Section 4.2.B.1 shall provide the following services and/or be subject to the following operational standards: 1. The facility shall be for residents 55 years of age and older. 2. There shall be on-site dining for the residents. 3. Group transportation services shall be provided for residents for the purposes of grocery and other types of shopping. Individual transportation services may be provided for the residents' individualized needs including but not limited to medical office visits. 4. There shall be an on-site manager/activities coordinator to assist residents with their individual needs. The manager/coordinator shall also be responsible for arranging trips to off-site events as well as planning for lectures, movies, music and other entertainment for the residents at the on-site clubhouse. 5. A wellness center shall be provided on-site. Exercise and other fitness programs shall be provided for the residents. Words 41tckf—through are deleted; words underlined are added. 2014 CPUD Amendment 4-4 March 8, 2016 GP 6. Each unit shall be equipped to notify emergency service providers in the event of medical or other emergency. 7. Each unit shall be designed to accommodate residents with physical impairments (handicaps) as required by the applicable building codes and federal law and regulation. 4.4 DEVELOPMENT STANDARDS A. Minimum Lot Area: 20,000 S.F. B. Minimum Lot Width: 100 FT. C. Minimum Yard Requirements: 1. Front Yard, Immokalee and Goodlette-Frank Roads: Fifty feet(50') 2. Front Yard, Internal Roads: Thirty feet(30') 3. Side Yard: Ten feet(10') Five feet (5') to internal property line along the Pine Ridge canal drainage easement and FP&L easement 4. Waterfront: Zero feet (0') to bulkhead or rip-rap at top of bank, otherwise twenty feet(20') 5. Rear Yard: Twenty-five feet(25') 6. Minimum Building Setback from Perimeter Boundary of PUD for Properties West of Goodlette-Frank Road: a) Fifty feet(50') for buildings up to thirty five feet(35') in height. b) Three additional feet (3') for every one foot of building height over thirty five feet(35')adjoining residential districts. 7. For Properties East of Goodlette-Frank Road: Minimum Building Setback from Perimeter Boundary of PUD and from Public Roadways: a) Immokalee Road: Minimum of fifty feet(50') plus for any portion of a building exceeding a zoned height of fifty feet(50'), that portion of the building shall have its building setback increased at a 1:3 ratio i.e. one (1') vertical foot of height for every three (3') horizontal feet); or Words struck through are deleted; words underlined are added. 2014 CPUD Amendment 4-5 March 8, 2016 For any portion of a hotel that may be constructed on the B designated tract at the southeast corner of Goodlette-Frank Road and Immokalee Road, a minimum five three hundred fifty foot 500'350')building setback from Immokalee Road. b) Goodlette-Frank Road: Minimum of fifty feet (50') and for any portion of a building exceeding a zoned height of fifty feet(50'), that portion of the building shall have the setback increased at a 1:2 ratio i.e. one (1') vertical foot of height for every two (2') horizontal feet); or For any portion of a hotel on the B designated tract on the southeast corner of Immokalee Road and Goodlette-Frank Road, the minimum setback from Goodlette-Frank Road shall be seventy-five (75') regardless of height. D. Maximum Height(Zoned): For parcels west of Goodlette-Frank Road, three stories over parking to a maximum of fifty feet (50') except that no structure shall be greater than thirty-five feet (35'), on property west of the Pine Ridge Drainage Easement. For Properties East of Goodlette-Frank Road: a) The group housing for the elderly and intermediate care facilities constructed on the B designated tract located at the southeast quadrant of the Goodlette- Frank Road and Immokalee Road intersection shall have a zoned height of sixty feet (60') and an actual height of seventy feet (70'), except that a hotel building or structure associated with this use may not exceed a zoned height of fi41y—seventy five feet (50'75') and an actual height of sixty eighty five 60:85'). b) The group housing for the elderly and intermediate care facilities constructed on the easternmost B designated tract adjacent to Immokalee Road,as shown on the Master Plan, shall have a zoned height of sixty feet(60') and an actual height of seventy feet(70'). c) All other uses permitted pursuant to Section IV shall be limited to a maximum zoned height of fifty(50')and an actual height of sixty(60'). E. Commercial design guidelines for facilities in the Business District shall be subject to the provisions of Division 2.8. Architectural and Site Design Standards and Site Design Standards for commercial buildings and projects. F. Outside storage or display shall be permitted and shall be screened from all internal and external public roadways with a fence at least seven feet in height above ground Words stpuelf-through are deleted; words underlined are added. 2014 CPUD Amendment 4-6 March 8, 2016 level, or landscaping equivalent or combination thereof. Said fence, wall or landscaped screen shall be opaque in design. 4.5 DEVELOPMENT DEVIATIONS 1. Deviation from LDC Section 5.05.04 D.1 which establishes a .45 floor area ratio FAR) for group housing uses, to permit an FAR of .6 for group housing uses, including the intermediate care facility. 2. Deviation from LDC Section 5.06.04.F.3 Directory signs, which authorizes one 1) directory sign to be located at the project entrance, to permit installation of the directory sign on Immokalee Road east of Goodlette-Frank Road, not at the project entry, but rather at a location between the project entry and Goodlette- Frank Road. 4.6 LANDSCAPE BUFFER RESTRICTIONS The use of bald cypress trees to meet the landscape buffer requirements in section 2.19.A.2 and B.2 are prohibited. Words struck tip are deleted; words underlined are added. 2014 CPUD Amendment 4-7 March 8, 2016 SECTION V PRESERVE AREA 5.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for the area within Creekside Commerce Park, designated on the Master Plan, as Preserve Area. 5.2 GENERAL DESCRIPTION Areas designated as Preserve Area on the Master Plan are designed to accommodate natural systems existing or created as preserves and limited water management uses and functions. 5.3 PERMITTED USES AND STRUCTURES No building or structure, or part thereof, shall be erected, altered or used, or land or water used, in whole or in part, for other than the following: A. Permitted Principal Uses and Structures 1. Boardwalks and nature trails(excluding asphalt paved trails). 2. Water management facilitiesstructures. 3. Any other preserve and related open space activity or use which is comparable in nature with the foregoing uses, permitted in accordance with the LDC and which the Board of Zoning Appeals (BZA) or Hearing Examiner Development Services Director determines to be compatible in the Preserve Area. 5.4 PRESERVE DISTRICT PRESERVATION EASEMENT A non-exclusive preservation easement or tract is required by LDC Section 3.2.8.4.7.3. for preservation lands included in the Preserve Area. The Developer, its successor or assign shall be responsible for the control and maintenance of lands within the Preserve Area. Exact location/boundary of the Preserve Area will be determined during the development permitting process with the South Florida Water Management District, Army Corps of Engineers, and Collier County. Words leugh are deleted; words underlined are added. 2014 CPUD Amendment 5-1 March 8, 2016 5.5 PRESERVE AREA ADJUSTMENTS The proposed native vegetation retention areas, depicted on the Creekside Commerce Park Master Plan, are intended for meeting the native vegetation requirements of the Collier County Growth Management Plan and the Collier County LDC. Adjustments may be made to the location of the preservations areas at the time of preliminary plat or site development_plan approval. If adjustments are needed, per the Collier County LDC the Developer will have the option to increase the preservation in another area, enhance and preserve another area, or provide increased native landscape per the Collier County LDC. The proposed preservation areas, including 2.9 acres of wetlands and 4.1 acres of uplands, depicted on the Creekside Commerce Park master plan, are areas where the native vegetation requirements may be met as set forth in the Collier County LDC. 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E @] l__' i Cu' L S S 4 s I '., gV k iew c a, O v 1<< g ` s LL o J m m' c gw LL I I a Q c o hI 4 8$ a i r . ++' R; Al M L. r oao a HNV tl 31135bbJ _ 3 sle to,d N 5 II ( J I 1P1 0 1 1 a i l j f f j5 1 Ili! o is ) $ 0 1 W Oo GREEKSIDE STREET i i 1 yx nlara wdi i a l _____------ 7" Ire 1 I 4`t . 1' — riri GRE., EKS DET R , 1 Ire r a I 2 t 1 e Y 7! a. ww I v C,— J L9 X ItI! 01, t — t 11 I LL W I 1 II Z ARTHREX BOULEVARD, I L 1 1 i; , :‹ 0- 1-...-,________ J i , il III y Uj 5 xg Y UO Qtl i M¢ Y i SWY ca ii @ a 6 EXHIBIT B1 CROSS SECTIONS (ENLARGED) INTERNAL PARCEL PARKING STREET LIGHT HEDGE CANOPY TREE CANOPY TREE PARCEL ENTRANCE NONDIAWIT SIDEWALK HEDGE INTERNAL PARCEL t PARKING IL waft Ana.ns dt' TYPICAL STREET CROSS SECTION ILYA INTERNAL PARCEL PARKING STREET LICHT SEDGE CANOPY TREE CANOPY TREE PARCEL ENTRANCE MONUMENT SIDEWALK HEDGE INTERNAL PARCEL PARKING gaga s r sr +a is* +r ;s' firr;;",,;; r, WALK TYPICAL STREET CROSS SECTION 11,T.I1 INTERNAL PARCEL PAWNS STREET LIGHT HEDGE CANOPY TREE CANOPY TREE PARCEL ENTRANCE NIONEVEITT SIDEWALK NDOE INTERNAL PARCEL PARKING a.w 4KA y 12' tv tY 6' WAX WAX 64' TYPICAL STREET CRO88 SECTION LTA l',4 lip9A\ off.fi FLORIDA DEPARTMENT Of STATE RICK SCOTT KEN DETZNER Governor Secretary of State March 28, 2016 Honorable Dwight E. Brock Clerk of the Circuit Court Collier County Post Office Box 413044 Naples, Florida 34101-3044 Attention: Martha Vergara, BMR Deputy Clerk Dear Mr. Brock: Pursuant to the provisions of Section 125.66, Florida Statutes,this will acknowledge receipt of your electronic copy of Collier County Ordinance No. 16-05, which was filed in this office on March 28, 2016. Sincerely, Ernest L. Reddick Program Administrator ELR/lb R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250 Telephone: (850) 245-6270 • Facsimile: (850) 488-9879 www.dos.state.fl.us PROOF O.K. BY: _____________________________O.K. WITH CORRECTIONS BY:___________________________ PLEASE READ CAREFULLY •SUBMIT CORRECTIONS ONLINE ADVERTISER: Q. GRADY MINOR &ASSOCIA PROOF CREATED AT : 8/10/2016 4:12 PM SALES PERSON: NDN9191 PROOF DUE: - PUBLICATION: ND-DAILY NEXT RUN DATE: 08/14/16 SIZE: 3 col X 9.25 in ND-1219367.INDD NEIGHBORHOOD INFORMATION MEETING Petition PUDA-PL20160001865, Creekside Commerce Park PUD The public is invited to attend a neighborhood meeting held by D. Wa yne Arnold, AICP, of Q. Grady Minor and Associates,P.A. and Richard D.Yo vanovich, Esq. of Coleman,Yo vanovich and Koester,P.A., representing Arthrex, Inc. on: Tu esday, August 30, 2016, 5:30 pm at Arthrex Inc., 1370 Creekside Blvd., Naples, Florida 34108 The subject property is comprised of approximately 106±acres and is located on the Southwest and Southeast quadrant of Immokalee Road and Goodlette-Frank Road in Section 27,To wnship 48 South, Range 25 East, Collier County, Florida. Arthrex, Inc. is asking the County to approve this application, which proposes to increase permissible building square footage, increase building height for portions of the property, increase the overall Floor Area Ratio for the PUD, modify development standards, add deviations from the Land Development Code and revise the Conceptual Master Plan. Business and property owners,residents and visitors are welcome to attend the presentation. The Neighborhood Information Meeting is for informational purposes only, it is not a public hearing. If you have questions or comments, they can be directed by mail, phone, fax or e-mail to: Sharon Umpenhour, Senior Planning Te chnician Q. Grady Minor and Associates,P.A., 3800 Via Del Rey, Bonita Springs, Florida 34134 Phone: 239.947.1144 Fax: 239.947.0375 sumpenhour@gradyminor.com August 14, 2016 No. 1219367 X Sharon Umpenhour Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com August 12, 2016 RE: Neighborhood Information Meeting (NIM) PUDA-PL20160001865, Creekside Commerce Park PUD Dear Sir or Madam: A formal application has been submitted to Collier County, seeking approval of a Planned Unit Development (PUD) Amendment, by Arthrex, Inc., represented by D. Wayne Arnold, AICP of Q. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esq. of Coleman, Yovanovich and Koester, P.A., for the following described property: The subject property is comprised of approximately 106± acres, located on the Southwest and Southeast quadrant of Immokalee Road and Goodlette-Frank Road in Section 27, Township 48 South, Range 25 East, Collier County, Florida. Arthrex, Inc. is asking the County to approve this application, which proposes to increase permissible building square footage, increase building height for portions of the property, increase the overall Floor Area Ratio for the PUD, modify development standards, add deviations from the Land Development Code and revise the Conceptual Master Plan. You are invited to attend a neighborhood information meeting hosted by the applicant to inform nearby property owners, neighbors and the public of the proposed PUD amendment for the subject property. The Neighborhood Information Meeting is for informational purposes only, it is not a public hearing, and will be held on Tuesday, August 30, 2016, 5:30 pm at Arthrex Inc., 1370 Creekside Blvd., Naples, Florida 34108. If you have questions or comments, they can be directed by e-mail, phone, fax or mail to: sumpenhour@gradyminor.com, phone 239-947-1144, fax 239-947-0375, Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs, Florida 34134. Sincerely, Sharon Umpenhour Senior Planning Technician Project Location Map PL20160001711 500' 7/22/2016 Page 1 of 2 RECKEY NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL LOTUNIT SECT TWP RANGE 29334000045 1336 CREEKSIDE FLEX LLP 2600 GOLDEN GATE PKWY STE 200 NAPLES, FL 34105---3227 CREEKSIDE FLEX I A COMMERCIAL LAND CONDOMINIUM UNIT 2 2 27 48 25 74445101325 1710 SW HEALTH PARKWAY LLC C/O COMPLEX PROP ADVISORS CORP PO BOX 92129 SOUTHLAKE, TX 76092---0102 SOUTHWEST PROFESSIONAL HEALTH PARK TRACT P 1 26 48 25 64280000400 1726 MEDICAL BUILDING I LLC % JAMES VACCARO 12601 HENSEL RD HUNTLEY, IL 60142---0000 NORTH NAPLES MEDICAL PARK LOT 1 LESS ORDER OF TAKING 04- 3779 DESC IN OR 3697 PG 260 1 22 48 25 64280000426 A K S SW FLORIDA LLC 743 BENTWATER CIR APT 201 NAPLES, FL 34108---6735 NORTH NAPLES MEDICAL PARK LOT 2 2 22 48 25 29334000029 ARTHREX INC 1370 CREEKSIDE BLVD NAPLES, FL 34108---1945 CREEKSIDE FLEX I A COMMERCIAL LAND CONDOMINIUM UNIT 1 1 27 48 25 69229000505 BARBOT TR, IVONNE MARTINEZ IVONNE MARTINEZ BARBOT TRUST 1375 REMINGTON CT APT 7101 NAPLES, FL 34110---0942 REMINGTON RESERVE A CONDOMINIUM UNIT 701 701 22 48 25 29333000020 BAYSHORE NAPLES MEMORY CARE LLC ATTN: SCOTT DOSTER 701 SOUTH HOWARD AVE #106-392 TAMPA, FL 33606---0000 CREEKSIDE EAST LAND CONDOMINIUM UNIT 1 1 27 48 25 69229000686 BERECZKI, CSABA F 16 SONNY ST MAPLE, ON CANADA L6A 1C1 REMINGTON RESERVE A CONDOMINIUM UNIT 902 902 22 48 25 69229000806 BONNEY K LETT REV TRUST 1340 REMINGTON WAY APT 10202 NAPLES, FL 34110---0938 REMINGTON RESERVE A CONDOMINIUM UNIT 1004 1004 22 48 25 69229000589 BOTSKO JR, JOHN 1385 REMINGTON CT APT 8101 NAPLES, FL 34110---0943 REMINGTON RESERVE A CONDOMINIUM UNIT 801 801 22 48 25 69229000563 BRONSNICK, DEANNA D 50 STERLING DR CHATHAM, NJ 07928---0000 REMINGTON RESERVE A CONDOMINIUM UNIT 704 704 22 48 25 69229000767 BRUNO BAGGIANI REV LIV TRUST 243 ASHWORTH STREET WEST PALM BEACH, FL 33405---0000 REMINGTON RESERVE A CONDOMINIUM UNIT 1002 1002 22 48 25 48501000189 C TURTLE OF NAPLES INC 5455 JAEGER RD STE A NAPLES, FL 34109---5805 GULFCOAST MEDICAL ARTS CENTER A CONDOMINIUM UNIT 3-A A 26 48 25 69229000084 CHERYL P SACHS TRUST 1315 REMINGTON WAY UNIT 1202 NAPLES, FL 34110---0000 REMINGTON RESERVE A CONDOMINIUM UNIT 104 104 22 48 25 27167400089 CHP ERIE INVESTERS LLC 560 DELAWARE AVE #300 BUFFALO, NY 14202---0000 COLLIER HEALTH PARK CONDOMINIUM A COMMERCIAL LAND CONDOMINIUM UNIT 4 4 22 48 25 168040009 COLLIER CNTY BOARD OF COUNTY COMMISSIONERS 3301 TAMIAMI TRL E BLDG F NAPLES, FL 34112---4902 27 48 25 COMM SE CNR SEC W 100.04FT, N 2637.85FT, CONT N 1315.14FT, E 100.01FT, S 1314.70FT, CONT S 2640.71FT 1 27 48 25 167720100 COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES, FL 34112---0000 26 48 25 COM AT N1/4 CNR SEC 26, S 100' & POB, S 89 DEG W 146.02', S 50', N 89 DEG E 146.5', N 50' TO POB AND COMM 26 48 25 64280000523 COLLIER HEALTH CARE INC PO BOX 413029 NAPLES, FL 34101---3029 NORTH NAPLES MEDICAL PARK LOT 7 7 22 48 25 27167550405 COLLIER HEALTH PARK OWNERS' ASSOCIATION INC 560 DELAWARE AVE #300 BUFFALO, NY 14202---0000 COLLIER HEALTH PARK TRACT D, LESS THAT PORTION VACATED ON RES # 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Counsel: Coleman, Yovanovich and Koester, P.A. Planning: Q. Grady Minor and Associates, P.A. Transportation: Trebilcock Consulting Solutions, P.A. Environmental: Turrell, Hall & Associates, Inc. PROJECT TEAM Aerial Location Map Arthrex Global Headquarters International Locations Voted Fortune Top 100 Companies to Work For Two Consecutive Years Recent Campus Expansion Medical Education Expansion and Remodel Interactive Product Exhibit Ave Maria Campus Fort Myers SWFL Economic Impact •2015 Economic Impact $ 837 million annually •2020 Estimated Impact $1.67 billion annually •2017-2018 Corporate expansion – One-time local impact of $73.4 million – Additional $1.78 million in state and local taxes Source: "Estimating the Economic and Community Impact of Arthrex, Inc." Kingfisher Analytics April 2016.” Charitable Giving NDN USPS Arthrex Making People Better -Thank you! Summary of Proposed Amendments •Increase allowable square footage in the I/C District to 716,000 square feet and in the B District to 294,000 square feet. •Increase overall project floor area ratio (FAR) from .35 to .45. •All additional square footage proposed will be for medical related land uses. •Conceptual Master Plan has been revised: o Modify internal vehicular circulation by vacating a portion of Creekside Blvd. o Replace minor project sign at Creekside Blvd. and Goodlette-Frank Rd. with major project sign. o Increase acreage of Business District Tract 9 located east of Goodlette-Frank Rd. and decrease preserve area. o Increase allowable building height for Business Tract 9 from a zoned height of 50’ and an actual height of 60’ to a zoned height of 75’ and an actual height of 85’. o Increase allowable building height on Industrial/Commercial Tract 5 to a zoned height of 185’ and actual height of 205’ o Rectify land use summary acreage table and add deviation locations. •Request two new project deviations o Allow the office building proposed to be constructed on I/C District Tract 5 to utilize the County’s alternative architectural review process if deviations are warranted for the office building. o Allow for the off-site native vegetation preservation of 1.35 acres and recreation of approximately .68 acres of on-site native vegetation. Approved Conceptual Master Plan Proposed Conceptual Master Plan 1 TRANSCRIPT OF THE NEIGHBORHOOD INFORMATION MEETING FOR CREEKSIDE COMMERCE PARK CPUD AUGUST 30, 2016 Appearances: JOHN SCHMIEDING WAYNE ARNOLD RICHARD YOVANOVICH, ESQ. DAVID BUMPOUS NORMAN TREBILCOCK 2 MR. SCHMIEDING: My name is John Schmieding. I'm senior vice president here at Arthrex, and while we can fix your knee and your shoulder, we can't fix the weather. So thank you for enduring the rain to be here and we really appreciate your attendance today. You will be seeing more of me. I'm going to see this (indiscernible) and to start, Richard Yovanovich will give some preliminary statements and then I'll come back up. Counselor? MR. YOVANOVICH: Good evening. My name is Rich Yovanovich, and I'm a local land use attorney here in Collier County and Naples, Florida. And what we're here to do tonight is to have a neighborhood information meeting regarding some proposed changes to the Creekside PUD I'll quickly go through. I think you're all familiar with the property, where we're located. The Creekside PUD is on both sides of Goodlette-Frank Road, just south of Immokalee Road. The purpose of the neighborhood information meeting is for us to tell you what we're proposing to do within the project, give you an opportunity to answer -- ask us any questions that you may have. We'll answer those questions. And to get public input. We have with us, you know, obviously, you've met John already. We have David Bumpous, who is also with Arthrex. He will be giving you some information about Arthrex and their proposed expansions here in Collier County and on this particular site. And we have Wayne Arnold from Q. Grady Minor & Associates. He will -- he will take you through some of the -- some of the more specific details of what we're proposing to do. And then we'll open it up to comments and questions from you all. But please let us finish our presentation. Hopefully, we'll answer a lot of your questions before you ask them. UNIDENTIFIED FEMALE VOICE: One at a time. MR. YOVANOVICH: What's that? UNIDENTIFIED FEMALE VOICE: Speak one at a time. MR. YOVANOVICH: Okay. When we get to the question and answer portion, we have a microphone. We'll go around and hand it to you. It's really important that, you know, we speak one at a time so everybody can be heard and we 3 don't speak over each other. But this process that we're going through is an amendment to the PUD. Some of you I know. We met with you before either at Bay Colony or at Collier's Reserve when we made some recent changes to the PUD. The process requires us to do a neighborhood information meeting, which we're doing tonight. Then we will have an actual public hearing in front of the Collier County Planning Commission. That's scheduled for September 15th. That's a public hearing at which you're -- if you received notice tonight, you'll receive notice of that meeting. Otherwise, there's already signs, I believe, up front, you know, telling you about that meeting. The Collier County Planning Commission will have a hearing and that -- that body will then make a recommendation to the Board of County Commissioners. The Board of County Commissioners will make the ultimate decision on whether to approve or not approve what we're requesting. That hearing, I believe, is set for the 28th, am I right? Or the 25th? Sorry. The 25th of October, and that will be in the Board of County Commissioners chambers. It's the same place that the Planning Commission will meet. You need to get a super majority vote of the County Commission to be approved. That means we've got to get four out of five of the county commissioners to get it approved. So we take our public outreach seriously and want to hear your feedback on how we can make what we're proposing better. We already -- we already know that our client is a good client that has every intention to do a world class project. But that's the process that we'll go through. The actual decision will be made October 25th. Planning Commission makes a recommendation and tonight really is an opportunity for you to give us some feedback on what we're proposing. With that, are we -- do I turn it back over to John? I'm going to turn it back to John. MR. SCHMIEDING: All right. I told you I'd be back. I'll just give you a few preliminary comments here. Most of you have heard our story before. Arthrex is absolutely committed to manufacturing in the United States. We make about 90 percent of our products in the United States. And specifically, about 70 percent or more here in southwest Florida, 4 where we've made that a dedicated effort for our company and we continue to do that. Part of that involves us growing where we began, and that also translates to about a billion dollars of exported products around the world, which is a significant economic impact to not only this region, but the United States. We are attempting to accelerate that and naturally build on that growth. And as you see, today we're excited to be here to announce some preliminary ideas that we have for our expansion to accommodate that and to facilitate that natural growth. You're sitting in a new room that just was pealed -- the plastic was pealed off the windows today. We are absolutely committed to good esthetics and with our planned expansion, we will continue to benefit and compliment our surroundings. So we will really strive to do things in a way that, as you see, we have done historically. But more important to, in my mind, is our commitment to our employees and their families. This expansion allows us to grow. It allows us to provide jobs for these wonderful employees, to provide high-wage jobs to allow them to have growth opportunities that are healthy in a safe and stable work environment. And that commitment is something we feel is very important to maintain economic prosperity here in this southwest region. Now, I don't have the specifics. My senior director of operations, just promoted, will give you a little more specifics, but we hope to allow you to comment. We invite your questions and we will strive to consider all of your comments as we move forward. So David Bumpous, our senior director of operations. MR. BUMPOUS: Thank you, John. Thank you. It's a pleasure to be here tonight. I have the luxury of talking about something I love. I get to talk about Arthrex. As John noted, you're very familiar with who we are. However, this is the secret to our success, our people. Those of you that know people in the community that work here, you've experienced this firsthand. You meet and greet people, you interact with them every day. We have such a huge presence and impact on the local community, and 5 we're very privileged to be able to do that. At the same time, you read about us in the newspaper. You drive by from time to time. But many of you may not be aware of the actual global presence that Arthrex has. A true leader in our industry. This is something we're very proud of. You may have read about it as well. For the last two years, we've been ranked among the top 100 companies to work for in the United States. Again, something we're incredibly proud of and we owe that to our employees and, of course, to our leader. John touched on this. He stole my thunder. But you're sitting in a brand-new facility. Over the last eight to 12 months, we've been working diligently. This was an 18,000 square foot warehouse that ten years ago was our primary distribution center here in southwest Florida. Over the growth and prosperity and things that have happened over this time, we've moved those operations, obviously. We've continued to grow and we've continued to reinvest. So the offices that you saw when you talked in to your right, those just opened last week. We've not officially christened the new cafeteria that we have here today. To give you a point of reference, the cafeteria we serve lunch to our employees in right now seats about 65. This one will seat upwards of 350, as you can see, plus a beautiful outdoor area. So, again, it goes back to who we are, what we do and how we love to reinvest in our community and our employees and certainly our facilities. And hopefully you've seen that. In addition to this expansion, we've done some expansion directly above you. This is our medical education areas, areas where we demonstrate and present many of our products to our visiting surgeons and other customers that visit from around the world. So, again, as I said, we're very proud of it. This may be something new unless you visit Ave Maria frequently. This is our operations out in Ave Maria. If you notice, this portion of the building here, that's about a four-year-old process. We built that building. It's 200,000 square feet, approximately. And it served us very well. It's a beautiful facility. World class manufacturing for medical devices. And we are, 6 right now, in the process of expanding that operation by 165,000 square feet. And I'll come back to that in a few minutes as we talk about the changes and things that we want to do here on this campus as well. In addition, you'll notice behind, we have a 55,000 square foot finishing facility, and approximately nine acres left for continued growth and development, specifically in a manufacturing arena. I touched on the fact that we're standing in the old warehouse. In fact, these beautiful windows and doors were once shipping docks. And I'm proud to say, however, that today we distribute our product out of a facility in Fort Myers. This facility is a 258,000 state of the -- 58,000 square foot state-of-the-art facility where we ship about 700,000 packages a year, on average, to more than 100 countries around the globe. It's a beautiful facility right across from where the Twins play ball. Now, I want to talk a little bit about economic impact. These are some pretty big numbers, and they're numbers we're very proud of, but a study was done a few years ago that pinpoints the economic impact that Arthrex has here in southwest Florida. And you can see the 2015 numbers, obviously, have come true. That is $837 million annually here to the local economy. The projections are that we're certainly going to exceed that by 2020 at $1.67 billion. But also is -- that's important to point out, is the project we're going to talk about in a few minutes. The project you're here to hear about tonight will have a minimum of $73.4 million of economic impact here locally in jobs and other stimulus in addition to, of course, the $1.78 million in taxes that's estimated. So, again, numbers we're very proud of. We hope the community is proud of as well. But as proud as we are of that, this is what we're really proud of as well. We get about, every single day, Arthrex is incredibly proud of the fact that we donate millions of dollars each year to local, very deserving charities around the area. More important than that, our employees donate thousands of man hours of their own time to work for these charities, to attend events and to support the local community. And, again, it's something that we're very proud of. 7 We not only are proud of it, but we encourage it and we actually pay our employees a certain number of hours each year should they want to go and volunteer. We actually will compensate them for it. So, again, we believe in going above and beyond. Now, to Mr. Yovanovich's point, my next two slides, you're going to have a great deal of interest in. They're actually some -- a site plan and actually a photograph, or a couple of photographs, if you will. Again, if you will bear with me, I'm going to show you the first one. You can go to the second and then we'll come back and begin to walk through actually what's involved in this. So orienting you to the campus, Naples Daily News, the postal service is here. Again, Arthrex is over here. You are currently right here in this corner of the facility. So we'll come and focus on some of the major changes and they will be highlighted as well by Wayne in a few moments, but I think the key is that most people are concerned about things such as height and esthetics and how things are going to look and how it's going to impact them. And a few notes I want to make on that before the next slide. We take our involvement, we take our presence in the community very seriously. It's a mandate from Mr. Schmieding. And those of you that have met him, you understand that. You know him as being that type of an individual. We have worked very closely to this point with Leo Daly and Company. They are a national and international, excuse me, firm that's been in business for over 100 years and designs some of the most beautiful facilities in the world. We're working with them currently and we've challenged them on this project to look outside the box, to design things that prevent light pollution, things that provide better reflective probabilities so that you actually get nice reflections and you don't see objects the way they would appear from a distance. There are all type of technologies that they're using in places like Dubai and so forth that are cutting edge, and we've challenged them to incorporate things of that nature that helps make this project more pleasing to the community, and yet functional for, obviously, our future growth. So moving along. The photos you see here, the top photos were compliments of our neighbors next 8 door at Bay Colony. This is an aerial photograph. I assume this was their thoughts of what we would be building. This is the same thing. This is a few from the driving range, and then from the 11th fairway. So below is what our architects have then adapted the drawings or I should say the photos to be to what would actually be viewed from a distance. I cannot emphasize this enough. While this certainly shows a building in the distance, we don't ultimately today know exactly what that's going to look like. We still have a lot of design work and a lot of things that have to be done. Those of you that have been through this process know it's a very time-consuming process. But I guess the first thing you notice when you see this is, if you were asking yourself, will I see a building in the distance, the answer is yes. To meet our requirements, to meet our needs for square footage and other things, you certainly will. With that, I'll go back to the site plan. I want to highlight a few of the key things here. Going back to our location here at the main campus, with the volume of employees we have, and our continued growth, right now, we have, any given day, we have about 1,200 employees crisscrossing back and forth between the buildings. Last year, we had a lady very seriously injured, hit by a car. And if you've driven this road, you know what type of road it is. It's -- I won't call it a freeway, but it is quite excessive speeds at times. It's our goal and our objective to continue to grow our business by adding a new office building and subsequent parking and tie it all together in a true campus-style environment, a campus that the community can be proud of, that Arthrex can be proud of, and it fits and meets the needs of our employees as they continue to grow. So, again, think college campus. Think about a medical campus you've got -- that you enjoy and is beautiful. These are the types of things that we have in our mind. These are the types of challenges that we put before us. There are some major changes with this, though. Obviously, a significant building that's needed to meet our growth. Secondly, you'll notice that Creekside Boulevard becomes rerouted. With that, Arthrex Boulevard becoming widened, more user friendly, 9 some roundabouts so that we can continue and provide good flow through the community. We have no intention of stopping flow. We have no intention of creating major headaches. In fact, most of the traffic right now goes either to the post office, to the Mobil and so forth. But at the same time, we want to make sure that there is a possible way that people can travel through the Creekside community. So, again, we're working with engineers. We're working with others to try to come up with ways that we feel would be conducive to do that, but, yet, at the same time, continue to grow and develop our project as it goes forward. Obviously, water management is a piece of that. We have to manage it. We might as well make it pretty as well as functional. That basically concludes my comments. I'm going to be turning it over now for more detailed information as it relates specifically to the PUD. MR. ARNOLD: Thank you. Thanks, David. All right, folks. My name is Wayne Arnold, and I'm a local planner with Grady Minor & Associates, and have the pleasure of working on this project with Barron Collier Companies and Arthrex. And I'm happy to be here tonight. One thing that David didn't mention but that's key to this plan from my perspective is the orientation of the building. I think that's very important to the community, that you can see that they challenged the architect to try to present the building so that the narrow sides are facing both communities to the north and south of us. So I just wanted to point that out, that that's a key feature that they're working toward. Am I going the wrong way? UNIDENTIFIED MALE VOICE: Yep. Keep going. MR. ARNOLD: Okay. I put together a summary of some of the proposed changes, and I'll go back and show you, then, on our conceptual master plans. It may look a little different than the architectural renderings that David showed you, but the nature of these conceptual zoning plans will allow us to make changes as we evolve and make minor changes throughout, but one of the things that was key and critical for Arthrex's growth and future growth for Creekside is to increase the square footage -- am I getting an echo or is it just me -- the square footage in the -- we have an industrial commercial district. 10 So we're increasing the square footage to 716,000 square feet. And in our business district, we're proposing to increase the square footage to 294,000 square feet. We're proposing to increase what the community -- Creekside community established a floor area ratio many years ago of a .35. That probably doesn't mean anything to most of you, but it means we essentially can cover 35 percent of the site. We've done some calculations. We think that number needs to go up to a .45 floor area ratio. So that's part of our proposal tonight. All the additional square footage that we're talking about tonight that's being added to the Creekside project is for medical-related uses. So that will facilitate the long-term expansion for Arthrex as well as some additional medical facilities that want to locate close to them. And, of course, the hospital that we all enjoy just across Immokalee Road. The conceptual master plan is having several changes made. One David mentioned and showed you, that the Creekside Boulevard is going to be rerouted so that the campus can be joined for the Arthrex buildings. We're going to add some additional signages at the corner of Goodlette-Frank Road and Creekside Boulevard. We're changing it from what's considered a minor project sign to a major sign. The PUD document already has standards for those, so we'll be living with those standards. Just changing the size of the sign slightly at that location. We're increasing the acreage of one of the business tracts east of Goodlette-Frank Road. And I'll talk about that and have a little bit more in just a minute and show you on an exhibit where that is. We're also proposing an increase in the building height on that tract to allow a 75-foot zoned height building and an 85-foot actual height building. And that would be an area that's east of the hospital facility that's been constructed. We're also what's considered tract 5, which is a building that Arthrex is proposing to raze the old (indiscernible) building where they have offices, and that's where the new building would grow and we've -- our PUD submittal right now asks for a zoned height of 185 feet, and then actual height, which is kind of the tippy-top height, as 11 Rich calls it, would be 205 feet. We'd have to rectify some of the acreages on our summary table because the -- the original exhibits were old and not really done in auto CAD, so we're freshening up some of those acreages to be more accurate, but then also reflecting that part of the right-of-way tract is reduced because we're relocating part of the Creekside Parkway. We are asking for two deviations for part of the project. One, the office building that David is talking about, we don't know what that building looks like yet, but we're asking for a deviation to allow us to qualify for what other commercial uses in Collier County can utilize, which is an alternate architectural review that can occur with our site plan, and the county staff can grant certain deviations from the code to allow us to build the building that Arthrex needs to build. We're also asking for a portion of our on-site native vegetation to be taken off site and we would be recreating some vegetation on site, but going off site for just over one acre, about 1.35 acres of off-site preservation. So that kind of summarizes the key changes we're proposing. This is an exhibit that's the current conceptual master plan for Creekside. And the tract where Arthrex would propose to be built is located in this vicinity. The tract that's expanding east is in this area, and this is the preserve area and lake that are going to be proposed to be impacted so we can grow that business tract. And you can see Creekside Boulevard is shown (indiscernible) through the project. This is a copy of the proposed conceptual plan. You can see we've added tract numbers through the PUD. And we did that so we could specifically identify the office tower we're talking about for Arthrex, the one that would be -- the 185 and 205-foot tall building would be tract 5 only. So it's more centered in the site. Wanted everybody to know that it's not intended to apply to other tracts within the community. You can see we've eliminated that portion of Creekside in showing that it's being rerouted. And then you can see here, this is our tract 9 business tract, and that's the one that's intended to grow and that impacts our preserve and we're 12 proposing to revegetate an area that's part of the existing lake that's about .68 acres of revegetation. And then, again, we would go off site for about 1.35 acres of off-site preservation of native vegetation. So these are the things that we've presented to staff. Some of you may have taken the time to look at our PUD document. There are going to be revisions to reflect what we're telling you tonight. We've met with staff and seen some of their questions and comments. We're prepared to address those questions and comments. We're probably going to resubmit to them, if not tomorrow, no later than Thursday of this week. And then, of course, Rich mentioned to you earlier that we're scheduled to have our Planning Commission public hearing on September 15th, followed by Board of County Commissioner hearing in October, and it's October 25th. So that's really a summary of what we're proposing to do tonight. I'm sure that you have a lot of questions that we're glad to try to answer those or if you have feedback that we can take back with us, and as we work our way through this process over the next couple of months, we can evaluate that. So thank you all. We'll use the microphone for questions. So if -- that's it. If you have a question, raise your hand, and I'll come with the mike and we can respond over there. MR. KANT: Yeah. Good evening. My name is Ed Kant. I was transportation director for the county when Creekside Boulevard was originally being placed. UNIDENTIFIED MALE VOICE: Can't hear you. UNIDENTIFIED FEMALE VOICE: Louder. UNIDENTIFIED FEMALE VOICE: We cannot hear you. MR. KANT: I'm doing the best I can right now. I guess my question has to do with the rerouted -- I believe that what you're proposing makes sense. I have no problems whatsoever with the campus or the buildings or -- I think it's very positive. But I believe that Creekside Boulevard was originally granted impact fee credits as a collector when the Collier Corporation originally set the Creekside PUD together, and my only question or concern would be that of the equity of rerouting that and possibly no longer have the 13 utility as a collector and, therefore, whether or not those impact fee credits might be recredited back to the county. MR. ARNOLD: Good question. Who would like to handle that, Rich? MR. YOVANOVICH: I'm not surprised by Ed's comments. You were probably -- did you work on that, Ed, when you were a mechanic? MR. KANT: I wrote it. MR. YOVANOVICH: You wrote it, okay. Interestingly enough, the county has already raised that issue about addressing the impact fee credits that were previously granted, and we're in discussions about how to address their comments that you just raised regarding the prior impact fee credits. MR. KANT: I just didn't want it to get through the cracks. That's all. MR. YOVANOVICH: It's not through the cracks. It was raised in their comments. MR. KANT: Thank you. MR. YOVANOVICH: You're welcome. MR. ARNOLD: Any other questions or comments back there? UNIDENTIFIED MALE VOICE: This is going to bring a lot of people, which has got a lot of good news to it, but that also means a lot more traffic. Can you talk a little bit about the traffic impact and specifically how you're going to address the parking for all the additional people that this is going to bring? MR. ARNOLD: I'll start, and then we can turn it over to Norm Trebilcock, who's our transportation consultant. The -- one of the structures that you saw on the master plan, this is where I get -- that -- where the green dot is right now, that's the actual parking structure to serve the office building that we'll be constructing on the site. So it will all be contained on the campus and addressed, obviously, meeting county code. Norm Trebilcock, who's our transportation consultant, has been doing traffic counts and we're working through, and he'll tell you this, working through those counts and what impacts we may have around on the different streets, which we'll have to address, but I'll turn it over to Norm to give you some more specifics. MR. TREBILCOCK: Good evening. My name is Norman Trebilcock. My firm, Trebilcock Consulting 14 Solutions, prepared the traffic study for the project. And Ed just mentioned -- what we did is we've looked at the new uses. We use the Institute of Transportation Engineers' trip-generation information and look at the additional trips that the project will create. And a part of what we're working with staff on is looking at the various intersections that are impacted by the project and links of roadway to look for, you know, potential improvements where necessary, where we create what we call site impacts, and those get identified and then they -- they will be addressed as the project develops down the road. But that's an important part that the county has us look at and identify and address and mitigate in many areas as well. Thank you. UNIDENTIFIED MALE VOICE: John, where do you want to go? MR. SCHMIEDING: We'll go right here. UNIDENTIFIED MALE VOICE: Okay. MR. KRAMER: Hi. I'm John Kramer (phonetic) from Collier's Reserve. We have a group that likes to bike and I think we'll preserve some biking routes in there somehow, some way. (Multiple simultaneous speakers.) MR. KRAMER: We have a group of bikers in Collier's Reserve. That's not a critical element to all this, but hopefully you'll keep some circulation going for those vehicles. But most important, on Goodlette-Frank Road, we have a bridge that's inadequate, or an overpass that's inadequate for four lanes, and Mr. Trebilcock, will we eventually have four lanes on that road with improved overpass? MR. TREBILCOCK: Yes, sir. In the county's master plan, that's looked to be improved down the road. Basically, you would have another bridge that would be set to the side of that and then the roadway would be able to be expanded. Ultimately, in the county's master plan, they're looking at that to ultimately be potentially a six-lane roadway down the road. MR. KRAMER: In the same time frame? UNIDENTIFIED MALE VOICE: No. MR. TREBILCOCK: No, no, that's -- it's really a different time frame in terms of their needs as a county, overall traffic needs. UNIDENTIFIED MALE VOICE: While you're on that 15 subject matter, right now, when you're heading south, coming off of Immokalee, okay, onto Goodlette-Frank, you have that blending in, okay. When you're going to (indiscernible) this additional traffic, are you making any modifications to push that blend-in further down the road? MR. TREBILCOCK: That's -- that's one of the things that we were looking at there, is that intersection, and that's kind of partially the question. The other question is, well, ultimately, that would need to be expanded down the road. What we do is we would time that in terms of any impacts our project creates and the county is actually specifically looking at that intersection you're talking about to look for needs and improvements for it. UNIDENTIFIED MALE VOICE: Because you got that rehab hospital across the way. That's a joy ride in itself right now. MR. TREBILCOCK: Right. UNIDENTIFIED MALE VOICE: What this project will do, though, is going to force more people, okay, to avoid Immokalee and come down Goodlette-Frank. And as far as the overpass that he's talking about, the bridge, that's not even in the ten-year plan. MR. TREBILCOCK: Right. And so what we look at is those specific inters