Agenda 06/11/2019 Item #9A (Baumgarten MPUD)06/11/2019
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
2004-41, as amended, the Collier County Land Development Code, which established the
comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by
amending the appropriate zoning atlas map or maps by changing the zoning classification of the
herein described real property from a Rural Agricultural (A) Zoning District to a Mixed Use
Planned Unit Development (MPUD) Zoning District for the project to be known as the Baumgarten
MPUD, to allow construction of a maximum of 400 multifamily and/or townhouse residential
dwelling units and up to 270,000 square feet of commercial land uses at the southeast quadrant of
Immokalee Road and Collier Boulevard, in Section 26, Township 48, Range 26, Collier County,
Florida, consisting of 55.66+/- acres; and by providing an effective date. [Baumgarten MPUD,
PL20170000768] (This is a companion to Agenda Item 11.A)
OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and
recommendations along with the recommendations of the Collier County Planning Commission (CCPC)
regarding the above referenced petition and render a decision regarding the petition; and ensure the
project is in harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS: The petitioner proposes rezoning the former 55.66 acre Pelican Nursery, from
Agriculture (A) to Mixed-Use Planned Unit Development (MPUD). The MPUD will permit a maximum
of 400 multi-family and/or townhouse residential dwelling units, and up to 270,000 square feet of
commercial land uses. See attachment: Proposed PUD Ordinance.
The Master Plan, (see attachment: Master Plan), depicts the area of proposed mixed-use (commercial
development with optional residences above the commercial development), residential, veh icular
circulation and water management areas. A minimum of 30% open space has been provided. To the east
of the subject PUD, is the residential community of Bent Creek Preserve, which is partially developed
with single-family residences along the shared eastern property line of Baumgarten MPUD. To the south
of the subject PUD, is the developed residential community of Tuscany Cove. A potential full
interconnection with Bent Creek Preserve and a potential full interconnection with Tuscany Cove are
shown on the Master Plan.
The PUD proposes mixed-use, commercial, and residential land uses. The Mixed-Use “MU” tracts allow
for commercial only land uses as well as residential dwellings located above retail or office uses and are
identified as “MU” tracts on the Master Plan. The residential only tracts are identified as “R” on the
Master Plan. The proposed PUD boundary setback for Mixed-Use “MU” tracts principal and accessory
land uses are 25 feet from Immokalee Road and Collier Boulevard, and 200 feet from the
southern/Tuscany Cove boundary. The proposed PUD boundary setback for mixed -use “MU” tracts
principal and accessory land uses from the eastern /Bent Creek boundary is 50 feet for principal land uses
and 15 feet for accessory land uses.
The proposed PUD boundary setback for Residential only “R” tracts is 105 feet for principal land uses and
amenity areas, and 15 feet for accessory structures.
The petitioner proposes a maximum zoned height of 45 feet and an actual building height of 65 feet for
retail buildings, and a maximum zoned building height of 55 feet and an actual building height of 65 feet for
office buildings located on the Mixed-Use “MU” tracts.
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The petitioner proposes a maximum zoned building height of 45 feet and an actual buildi ng height of 50
feet for townhouses, and a maximum zoned height of 55 feet and an actual building height of 65 feet for
multi-family buildings located on the Residential “R” tracts.
The proposed height for the Amenity Area is a maximum zoned height of 2 5 feet and an actual height of
35 feet.
There is a proposed 20-foot wide Type D landscape buffer along Immokalee Road and Collier Boulevard.
A 15-foot wide Type B landscape buffer is proposed along the residential developments of Tuscany Cove
and Bent Creek Preserve.
There are three proposed deviations related to street width, directory signs, and ground signs. For further
information, please see the Deviation Section located on page 17 of the Staff Report.
There is a companion Developer Agreement outlining transportation commitments. Please see Agenda
item 11A, Baumgarten Developer Agreement.
FISCAL IMPACT: The PUD Rezone 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 Rezone is approved, a portion of the land could be developed, and the new
development will result in an impact on Collier County public facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the
impacts of each new development on public facilities. These impact fees are used to fund projects
identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the
adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of
concurrency management, the developer of every local development order approved by Collier County is
required to pay a portion of the estimated Transportation Impact Fees associated with the project in
accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected
prior to issuance of a building permit include building permit review fees. Please note that impact fees
and taxes collected were not included in the criteria used by staff and the Planning Commission to
analyze this petition.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: Comprehensive Planning staff has reviewed
the proposed PUDR and has found it consistent with the Future Land Use Element (FLUE) of the GMP.
See attachment: FLUE Consistency Review.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC,
heard Petition PUDR-PL20170000768, Baumgarten MPUD on April 18, 2019, and continued the petition
to May 16, 2019, to hear additional testimony. The CCPC voted 7 -0 to forward this petition to the Board
with a recommendation of approval subject to the following conditions of approval related to:
- The May 6, 2019, PUD Document revisions shall be incorporated into the final PUD
Document;
- There shall be no outdoor dining on the easternmost MU tract located adjacent to Bent
Creek PUD;
- There shall be a 6-foot height wall on the easternmost MU tract located adjacent to Bent
Creek PUD;
- There shall be no dumpster enclosures located within 105 feet of the adjacent residential
PUD property lines;
- The notes related to stormwater outfall shall be removed from the Master Plan;
- The staff recommendations related to increasing the setback of buildings with a height
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greater than 50 feet shall be incorporated into the PUD Document;
- The hotel/motel land use shall be removed from the PUD Document;
- The commercial square footage shall be reduced from 370,000 square feet to 270,000
square feet with 20,000 square feet allocated to indoor self storage; and
- The companion DCA shall be approved concurrently with the Baumgarten land use
petition.
The requested revisions have been made. See attachment: PUD Ordinance.
Letters of objection have been received. Therefore, this petition has been placed on the Regular Agenda.
LEGAL CONSIDERATIONS: This is a rezone from a Rural Agricultural (A) Zoning District to a
Mixed Use Planned Unit Development (MPUD) Zoning District for a project which will be known as the
Baumgarten MPUD. The burden falls upon the applicant to prove that the proposed rezone is consistent
with all the criteria set forth below. The burden then shifts to the Board of County Commissioners,
should it consider denying the rezone, to determine that such denial would not be arbitrary, discriminatory
or unreasonable. This would be accomplished by finding that the proposal does not meet one or more of
the listed criteria below.
Criteria for MPUD Rezones
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 MPUD 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 MPUD regulations, or as to desirable modifications of such
regulations in the particular case, based on determination that such modifications are justified
as meeting public purposes to a degree at least equivalent to literal application of such
regulations.
9. Will the proposed change be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan?
10. Will the proposed MPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested MPUD Rezone result in the possible creation of an isolated district
unrelated to adjacent and nearby districts?
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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 conge stion 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 MPUD 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 MPUD rezone request that the
Board of County Commissioners shall deem important in the protection of the public health,
safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written
materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies,
letters from interested persons and the oral testimony presented at the BCC hearing as these items relate
to these criteria. The proposed Ordinance was prepared by the County Attorney’s Office. This item has
been approved as to form and legality, and requires an affirmative vote of four for Board approval.
(HFAC)
RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends
that the Board of County Commissioners approve the request for Petition PUDR -PL20170000768,
Baumgarten MPUD.
Prepared by: Nancy Gundlach, AICP, PLA, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Baumgarten MPUD Staff Report -signed.pdf 4-8-19 (PDF)
2. Attachment A - PUD Ordinance-Baumgarten - 052119 (PDF)
3. Attachment A-1 - Location Map (PDF)
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4. Attachment A-2 - Master Plan 5-17-19 (PDF)
5. Attachment B - Page 9 of 11 of Letter dated March 12, 2019 (PDF)
6. Attachment C - Consistency Review.docx 3-20-19 (PDF)
7. Attachment D - Transportation GMP Memo 4-2-19 (PDF)
8. Attachment E - [Linked] (1 of 2) Transcript - Baumgarten PUD 10-16-18 NIM (PDF)
9. Attachment E (2 of 2) Transcript-Pelican Nursery PUD 10-18-17 NIM (PDF)
10. Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (PDF)
11. Attachment F-1 - Letter of Approval fromTuscany Cove POA 5-13-19 (PDF)
12. Attachment G - Tuscany Cove Building Heights and Bent Creek Building Heights 3-29-19
(PDF)
13. Attachment H - [Linked] CCPC Application.pdf 3-29-18 (PDF)
14. Legal Ad - Agenda ID 8584 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.A
Doc ID: 8584
Item 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 2004-41, as amended, the Collier County Land Development Code, which established the
comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending
the appropriate zoning atlas map or maps by changing the zoning classification of the herein described
real property from a Rural Agricultural (A) Zoning District to a Mixed Use Planned Unit Development
(MPUD) Zoning District for the project to be known as the Baumgarten MPUD, to allow construction of
a maximum of 400 multifamily and/or townhouse residential dwelling units and up to 270,000 square feet
of commercial land uses at the southeast quadrant of Immokalee Road and Collier Boulevard, in Section
26, Township 48, Range 26, Collier County, Florida, consisting of 55.66+/- acres; and by providing an
effective date. [Baumgarten MPUD, PL20170000768] (This is a companion to Agenda Item 11.A)
Meeting Date: 06/11/2019
Prepared by:
Title: Planner, Principal – Zoning
Name: Nancy Gundlach
04/10/2019 8:43 AM
Submitted by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
04/10/2019 8:43 AM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 04/11/2019 2:30 PM
Zoning Michael Bosi Additional Reviewer Completed 04/16/2019 11:47 AM
Zoning Ray Bellows Additional Reviewer Completed 04/16/2019 3:25 PM
County Attorney's Office Judy Puig Level 2 Attorney of Record Review Skipped 05/21/2019 9:15 AM
Growth Management Department James C French Deputy Department Head Review Completed 05/21/2019 2:48 PM
Growth Management Department Jeanne Marcella Department Head Review Completed 05/22/2019 1:32 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 05/22/2019 1:46 PM
County Attorney's Office Heidi Ashton-Cicko Additional Reviewer Completed 05/22/2019 1:51 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 05/24/2019 3:38 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 05/28/2019 10:23 AM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 06/04/2019 1:13 PM
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Board of County Commissioners MaryJo Brock Meeting Pending 06/11/2019 9:00 AM
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AGENDA ITEM 9.A.2
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Packet Pg. 42 Attachment: Baumgarten MPUD Staff Report -signed.pdf 4-8-19 (8584 : Baumgarten MPUD)
9.A.1Packet Pg. 43Attachment: Baumgarten MPUD Staff Report -signed.pdf 4-8-19 (8584 : Baumgarten MPUD)
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Packet Pg. 45 Attachment: Baumgarten MPUD Staff Report -signed.pdf 4-8-19 (8584 : Baumgarten MPUD)
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Packet Pg. 61 Attachment: Attachment A - PUD Ordinance-Baumgarten - 052119 (8584 : Baumgarten MPUD)
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TUSCANY COVELAURELWOOD
BRISTOL PINES
CRYSTAL LAKE
BENT CREEKPRESERVE
TREEFARM
INDIGO LAKES
BRITTANY BAY
BUTTONWOODPRESERVE
VANDERBILTCOUNTRYCLUB
WARM SPRINGS
ESPLANADE GOLFAND COUNTRYCLUB OF NAPLES
HERITAGE BAY
PALERMOCOVERPUD SUMMIT PLACEIN NAPLES
RICHLAND
LEGACYLAKES
ADDIE'SCORNER
ABACOCLUBRPUD
Collier BLVDImmokalee RD
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1
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TR C-2
TR C-10 TRACT R-1TR C-1
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TRACT B-2TRACT B-3TR C-6 TR C-7TR C-8TR C-9
TRACT R-1TRACT G4243
4 653 978 13121110 14 162 181715 19 24 2620 2823212722 3130 352934253233 36 403738139 41TRACT R 81TRACT B 8079787968101811131714161215549485046444745451
TRAC T 4
TRACT 2
TR R
TR CA-12
TR AC T R
TRAC T R
TRACT R
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TRACT L-1
TRACT L-1
TRACT WP-1
TRACT CA-1
TR NP-7 TR NP-6
TRACT NP-1
TR CA-2
TRACT NP -5
TR CA-7
TRACT NP-4
TRACT CA-6 TR CA-5
TRACT WP-3
TRACT NP-2
TRACT CA-3TRACT CA-3
TRACT NP-2 TR CA-4
TR R
TR CA-10 TR CA-9
TR CA-8TR CA-11
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TR L-37TR GC-3
TR AC T R -1
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PH 16
PH 15
VISTA III AT
HERITAGE BAY
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PH I
OR 4333 PG 1484
TRACT 1
TRACT 2 TR 3 TRACT 4
TRACT 5
VIS TA I ATHERITAGE BAYCONDO
PH 1
PH 2(BL DG 1)
(BL DG 11)
PH 3(BL DG 2)
PH 4(BL DG 10)
TR RA
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TRACT C-3TRACT C-5(CHANCERY ORDERS 10 PAGE 389, Case #120-1969 , 10/13/1969)
TRACT B
TRACT C-4TRACT C-4
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TR W-1
N C H
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Walgreens
RACETRAC
TUSC AN Y COVEDRIVE
CORTONA WAYCORTO NA WAY CORTONA WAYCORTONA WAYTOSCANA WAY
TOSCANA WAYTOSCANA WAYV O L T E R R A C O U R TCOLLIER BOULEVARDBELLAIRE BAY DRIVE
GOODLAND BAY DRIVEIMMOKALE E ROAD
RO CK L E DGE DR BROKEN BACK ROADC.R. 951BURNT PINE DRCOLLIER BOULEVARD1
2ACRYSTAL LAKE DRIV E
SKIPPERS2
GERVAIS CIRCLE
GERVAIS CIRCLE
CU
DRI,PDI
PUD
RPUD
PUD
PUD
A
A
MPUD
TUSCANY COVE
CRYSTAL LAKE
BENTCREEKPRESERVE
TREEFARM
HERITAGE BAY
RICHLAND
Location Map Zoning Map
Petition Number: PL20170000768
PROJEC TLOCATION
SITELOCATION
¹
9.A.3
Packet Pg. 82 Attachment: Attachment A-1 - Location Map (8584 : Baumgarten MPUD)
IMMOKALEE ROAD
COLLIER BLVD (951)LAKE
PUD BOUNDARY
RESIDENTIAL TRACT
BOUNDARY
20' WIDE TYPE 'D'
LANDSCAPE
BUFFER
20' WIDE TYPE 'D'
LANDSCAPE BUFFER
15' WIDE TYPE 'B'
LANDSCAPE
BUFFER
15' WIDE TYPE
'B' LANDSCAPE
BUFFER
15' WIDE TYPE 'B'
LANDSCAPE
BUFFER
GMP ACTIVITY CENTER
BOUNDARY
GMP ACTIVITY
CENTER
BOUNDARY
MU
R
1
R.O.W. OR ACCESS
EASEMENT
1
R.O.W. OR
ACCESS
EASEMENT
MU
MU MU MU MU MU MU
MU/R
R.O.W. DEDICATION
AREA = 1.3± AC
POTENTIAL FULL
INTERCONNECT WITH
BENT CREEK PUD
1
POTENTIAL FULL
INTERCONNECT TO
TUSCANY COVE
WATER MAIN STUB OUT
LOCATION (SEE PUD
EXHIBIT F, ITEM 3.B.)
WATER MAIN STUB OUT LOCATION
(SEE PUD EXHIBIT F, ITEM 3.A.)
2
3
3
3 3 3 3 3 3
RIGHT-IN ACCESS
ONLY
DIRECTIONAL
ACCESS ONLY
FULL ACCESS R R
LAKE
CHAIN LINK
FENCE 100
LINEAL FEET
CHAIN LINK FENCE 100
LINEAL FEET
CHAIN LINK FENCE 100
LINEAL FEET
105' BUILDING
SETBACK
105' BUILDING
SETBACK 15' WIDE TYPE 'B'LANDSCAPE BUFFER WITH8' HIGH SOLID WALLGradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 www.GradyMinor.com Fort Myers: 239.690.4380
0 300'150'
SCALE: 1" = 300'
WHEN PLOTTED @ 8.5 X 11
HERITAGE BAY MPUD
COMMERCIAL
BENT CREEK PRESERVE PUD
RESIDENTIAL
TUSCANY COVE PUD
RESIDENTIAL
RICHLAND PUD
COMMERCIAL
#= DEVIATION
ACTIVITY CENTER LIMITS
9.A.4
Packet Pg. 83 Attachment: Attachment A-2 - Master Plan 5-17-19 (8584 : Baumgarten MPUD)
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 www.GradyMinor.com Fort Myers: 239.690.4380
NOTES
1.THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTING
REQUIREMENTS.
2.THE SITE CONTAINS NO NATIVE VEGETATION COMMUNITIES AND NO ORIGINAL NATIVE TREES REMAIN; THEREFORE
NO NATIVE VEGETATION PRESERVATION IS REQUIRED.
DEVIATIONS (APPLIES TO ENTIRE PROJECT, SEE EXHIBIT E)
1.STREET SYSTEM REQUIREMENTS AND APPENDIX B
2.DIRECTORY SIGNS
3.GROUND SIGNS
SITE SUMMARY
TOTAL SITE AREA: 55.66± ACRE
MIXED USE (MU)20± AC (36%)
MIXED USE OR RESIDENTIAL (MU/R) 14± AC (25%)
RESIDENTIAL (R)10± AC (18%)
AMENITY AREA (IN R AREA)0.5± AC (1%)
WATER MANAGEMENT 8± AC (15%)
ROW DEDICATION AREA 1.3± AC (2%)
BUFFERS 1.86± AC (3%)
RESIDENTIAL:MAXIMUM 400 DWELLING UNITS
COMMERCIAL:MAXIMUM 270,000 S.F.
OPEN SPACE:
REQUIRED:30%
PROVIDED:30%
9.A.4
Packet Pg. 84 Attachment: Attachment A-2 - Master Plan 5-17-19 (8584 : Baumgarten MPUD)
9.A.5
Packet Pg. 85 Attachment: Attachment B - Page 9 of 11 of Letter dated March 12, 2019 (8584 : Baumgarten MPUD)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 5
Growth Management Department
Zoning Division
Comprehensive Planning Section
MEMORANDUM
To: Nancy Gundlach, AICP, PLA # 1244, Principal Planner
Zoning Division, Zoning Services Section
From: Sue Faulkner, Principal Planner
Zoning Division, Comprehensive Planning Section
Date: March 20, 2019
Subject: Future Land Use Element Consistency Review
PETITION NUMBER: PUDZ – PL20170000768 - REV 5
PETITION NAME: Baumgarten (formerly Pelican Nursery) MPUD Rezone
REQUEST: The petitioner is requesting to rezone approximately ±55.66-acres from “A” - Agriculture
Zoning District to a Mixed Use Planned Unit Development (MPUD) Zoning District to allow for a
maximum of 400 residential dwelling units (multi-family and townhouses) and up to a maximum of 370,000
square feet of gross commercial floor area and 140 hotel/motel rooms. The petitioner is requesting
deviations for street width from 60’ to 50’ on the easement or Right-of-Way for the bypass drive and a
couple of deviations on signage. Submittal 3 revised the requested deviations, the Statement of Utility
Provisions, and the Master Plan. Submittal 4 revised the TIS. Submittal 5 revised TIS, PUD Commitments,
and the notes on Master Plan.
LOCATION: The subject site is located in the southeast quadrant of the intersection of Immokalee Road
(CR 846) and Collier Blvd. (CR 951) in Section 26, Township 48 South, Range 26 East.
COMPREHENSIVE PLANNING COMMENTS: Approximately 36 acres of the subject site is
identified as Urban Designation, Urban Commercial District, Mixed Use Activity Center #3; the remaining
approximately 19.66 acres of the subject site is identified as Urban Designation, Mixed Use District, Urban
Residential Subdistrict on the Future Land Use Map (FLUM) of the Growth Management Plan (GMP).
The FLUE states the following: “The purpose of the Urban Residential Subdistrict is to provide for higher
densities in an area with fewer natural resource constraints and where existing and planned public facilities
are concentrated. Maximum eligible residential density shall be determined through the Density Rating
System but shall not exceed 16 dwelling units per acre except in accordance with the Transfer of
Development Rights Section of the Land Development Code.”
The FLUE also states the following: “Mixed Use Activity Centers are intended to provide for concentrated
commercial and mixed use development, but with carefully configured access to the road network. The
Mixed-Use Activity Center concept is designed to concentrate almost all new commercial zoning in
locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of
9.A.6
Packet Pg. 86 Attachment: Attachment C - Consistency Review.docx 3-20-19 (8584 : Baumgarten MPUD)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 5
commercial development, and to create focal points within the community. Mixed Use Activity Centers are
intended to be mixed-use in character. Further, they are generally intended to be developed at a human-
scale, to be pedestrian-oriented, and to be interconnected with abutting projects – whether commercial or
residential. Street, pedestrian pathway and bike lane interconnections with abutting properties, where
possible and practicable, are encouraged.
Allowable land uses in Mixed Use Activity Centers include the full array of commercial uses (C1-C5),
residential uses, institutional uses, hotel/motel uses at a maximum density of 26 units per acre, community
facilities, and other land uses as generally allowed in the Urban designation.”
The Mixed Use Activity Center Subdistrict contains a number of factors to be considered during review of
a rezone petition; these are listed below and followed by staff analysis in italics.
a) Rezones are encouraged to be in the form of a PUD. There shall be no minimum, acreage limitation
for such Planned Unit Developments except all requests for rezoning must meet the requirements
for rezoning in the Land Development Code. The petition is for a Mixed Use Planned Unit
Development.
b) Amount, type, and location of existing zoned commercial land, and developed commercial uses,
both within the Mixed Use Activity Center (MUAC), and within two (2) road miles of the MUAC.
Project is located in the southeast quadrant of Immokalee Rd. and Collier Blvd. There are zoned
and developed commercial uses within the boundaries of Activity Center (AC) #3. Approximately
2 miles to the west of the subject property in the southeast quadrant of Immokalee Road and Logan
Blvd., there is an approved development for a 100,000 sq. ft. shopping center, which is presently
under construction. There are no commercial uses located east of the subject property within 2
miles. Approximately two miles to the south, in the northwest quadrant of Collier Blvd. and
Vanderbilt Beach Road, there is commercial zoning and development (shopping center). The
applicant provided a chart (Exhibit ‘3’ Evaluation Criteria) breaking down the commercial
development within 2 miles.
c) Market demand and service area for the proposed commercial land uses to be used as a guide to
explore the feasibility of the requested land uses. The site is located at a major road intersection
which provides arterial road access to the site for both north/south and east/west traffic volumes.
A large volume of the vehicle trips can be captured as pass-by trips. There are numerous
residential communities located in the surrounding area with several thousand residents, which
can be served by the commercial development.
d) Existing patterns of land use within the Mixed Use Activity Center and within two (2) radial miles.
Current patterns of land use within the MUAC #3 include commercial, preserve and undeveloped
land; approved land uses include commercial, preserve, mixed use and residential uses. The
patterns of land uses within 2 miles of the MUAC #3 include predominantly residential uses with a
few commercial and agricultural uses scattered throughout.
e) Adequacy of infrastructure capacity, particularly roads. The applicant stated the site has access to
water, sewer, and other public services which have capacity to serve the proposed development.
The application included a Collier County Utility Dedication Statement, that stated that the
developer agrees to dedicate the water distribution and sewage collection facilities within the
project area to Collier County Utilities and to dedicate the appropriate utility easements for serving
the water and sewer system. The Traffic Impact Study states, “There is adequate and sufficient
roadway capacity to accommodate the proposed development without adversely affecting adjacent
roadway network level of service.”
f) Compatibility of the proposed development with, and adequacy of buffering for, adjoining
properties. Comprehensive Planning Staff defers to Zoning Services Staff for compatibility review.
9.A.6
Packet Pg. 87 Attachment: Attachment C - Consistency Review.docx 3-20-19 (8584 : Baumgarten MPUD)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 3 of 5
g) Natural or man-made constraints. There are no man-made or natural constraints that prohibit
development of the site as currently zoned (A, Rural Agricultural).
h) Rezoning criteria identified in the Land Development Code. Comprehensive Planning Staff defers
to the Zoning Services Section for this analysis.
i) Conformance with Access Management Plan provisions for Mixed Use Activity Centers, as
contained in the Land Development Code. Comprehensive Planning Staff defers to Transportation
Planning Staff for this review.
j) Coordinated traffic flow on-site and off-site, as may be demonstrated by a Traffic Impact Analysis,
and a site plan/master plan indicating on-site traffic movements, access point locations and type,
median opening locations and type on the abutting roadway(s), location of traffic signals on the
abutting roadway(s), and internal and external vehicular and pedestrian interconnections.
Comprehensive Planning Staff defers to Transportation Planning Staff and Zoning Services Staff
for this review.
k) Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and future abutting
projects. Access to abutting gated communities to the east and south are not feasible, since these
communities are significantly developed or built-out at this time. Sidewalk interconnections will
be available.
l) Conformance with the architectural design standards as identified in the Land Development Code.
No deviations from the County’s architectural design guidelines are proposed with the petition.
Mixed Use Activity Center #3 qualifies as a Master Planned Activity Center (as the petitioner controls the
entire quadrant), which allows the boundary of the activity center to be reconfigured through the zoning
process, so long as permitted commercial development area will not exceed the maximum of 40 acres for
this quadrant of the activity center. The FLUE states, “The boundaries of Mixed Use Activity Centers have
been delineated on the maps located at the end of this section as part of the Future Land Use Map Series.
These map boundaries are the actual, fixed boundaries and cannot be adjusted without a comprehensive
plan amendment, except as provided below for Master Planned Activity Centers… The maximum amount
of commercial uses allowed at Activity Center # 3 (Immokalee Road and Collier Boulevard) is 40 acres per
quadrant for a total of 160 acres maximum in the entire Activity Center; the balance of the land area shall
be limited to non-commercial uses as allowed in Mixed Use Activity Centers.” This MPUD is proposed
for the entire southeast quadrant. The Conceptual MPUD Master Plan, Exhibit ‘C-1’, indicates the
petitioner proposes to re-configure the MUAC #3 southeast quadrant to extend east to the boundary with
Bent Creek Preserves PUD, and to only extend the southern boundary of the MUAC to the northern edge
of two lakes proposed that will serve this MPUD. The PUD boundary will continue southward to include
the proposed residential tracts and two lakes, but they will not be included in the MUAC. (See PUD Master
Plan for revised Activity Center boundary). The result is that the ±36 acres of land owned by the petitioner
within the MUAC is reconfigured as is the ±4 acres of road and canal rights-of way along Immokalee Road
and Collier Blvd.
Staff reviewed the proposed land use for consistency with the Future Land Use Element (FLUE) of the
GMP. The FLUE states, “The Urban area will accommodate residential uses and a variety of non-
residential uses…Mixed-use developments – whether consisting of residential units located above
commercial uses, in an attached building, or in a freestanding building – are allowed and encouraged within
Mixed Use Activity Centers. Density for such a project is calculated based upon the gross project acreage
within the Activity Center.”
The petitioner is requesting a maximum of 400 dwelling units on ±55.66 gross. The southeast quadrant of
the Mixed Use Activity Center (MUAC) #3 equal approximately 40 acres of which a portion is Right-Of-
Way for Immokalee Rd. and Collier Blvd. The FLUE states, “If such a project is located within the
boundaries of a Mixed-Use Activity Center which is not within the Urban Residential Fringe Subdistrict
9.A.6
Packet Pg. 88 Attachment: Attachment C - Consistency Review.docx 3-20-19 (8584 : Baumgarten MPUD)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 4 of 5
and is not within the Coastal High Hazard Area, the eligible density is sixteen (16) dwelling units per acre.”
Approximately 36 acres of this project are located within the Mixed-Use Activity Center #3 and eligible
for a density of 16 residential dwelling units per acre (DU/A), which would be approximately 576 DUs (16
DU/A * 36.0 A = 576 DUs).
Hotel/motels are permitted within the MUAC at a maximum density of 26 units per acre. Because
approximately 36 acres of this project are located within the Mixed-Use Activity Center #3 and eligible for
a density of 26 hotel/motel units (rooms) per acre, this site would be eligible for a maximum of 936 Units
(26 rooms * 36.0 A = 936 Units); however, the applicant is proposing a maximum of 140 units for
hotel/motel use.
The remaining approximately 19.66 acres of the subject site are contained within the MUAC Density Band.
A base density of 4 residential dwelling units per gross acre may be allowed in Urban designated areas,
though not an entitlement. If the project is within one mile of a Mixed Use Activity Center or Interchange
Activity Center and located within a residential density band, 3 residential units per gross acre may be
added. Therefore, the other 19.66 acres are eligible for a residential density of 7 DU/A (4 DU/A + 3 DU/A
= 7 DU/A), which would be approximately 138 DUs. The total eligible density for the MPUD is 714
dwelling units, of which the applicant is proposing a maximum of 400 DUs.
Although the petition’s proposed maximum of 400 DUs is consistent with the density rating system and
MUAC designation, the FLUE provides that the final determination of permitted density is made by the
Board of County Commissioners.
Select FLUE Policies are given below, followed with [bracketed staff analysis].
FLUE Policy 5.4 states: “New developments shall be compatible with, and complementary to, the
surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22,
2004 and effective October 18, 2004, as amended).” [It is the responsibility of the Zoning Services staff,
as part of their review of the petition in its entirety, to perform the compatibility analysis.]
FLUE Policy 7.1 states: The County shall encourage developers and property owners to connect their
properties to fronting collector and arterial roads, except where no such connection can be made without
violating intersection spacing requirements of the Land Development Code. [The Conceptual MPUD
Master Plan, Exhibit ‘C-1’, shows one ingress/egress access on Collier Blvd. (CR 951) and two
ingress/egress accesses on Immokalee Rd. (CR 846), which are both arterial roads as identified in the
Transportation Element of the GMP.]
FLUE Policy 7.2 states: The County shall encourage internal accesses or loop roads in an effort to help
reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals.
[Exhibit ‘C-1’, Conceptual MPUD Master Plan, shows one main road within the project that tie the
residential, commercial and commercial/residential sections of the project together . Internal access
will be provided.]
FLUE Policy 7.3 states: All new and existing developments shall be encouraged to connect their local
streets and/or interconnection points with adjoining neighborhoods or other developments regardless of
land use type. The interconnection of local streets between developments is also addressed in Policy 9.3
of the Transportation Element. [Exhibit ‘C-1’, MPUD Master Plan, shows potential interconnections
with adjoining developments to the east (Bent Creek Preserves), and a potential egress from Tuscany
Cove PUD, to the south. Immokalee Rd. (CR 846) adjoins the northern boundary and Collier Blvd.
(CR 951) adjoins the western boundary of the subject site.]
9.A.6
Packet Pg. 89 Attachment: Attachment C - Consistency Review.docx 3-20-19 (8584 : Baumgarten MPUD)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 5 of 5
FLUE Policy 7.4 states: The County shall encourage new developments to provide walkable communities
with a blend of densities, common open spaces, civic facilities and a range of housing prices and types.
[Exhibit “A” Permitted Uses, Residential A. Principal Uses #1 lists Multi-family and Townhouses.
Exhibit E Cross Section shows 5’ concrete sidewalks on both sides of the r oad and no deviation was
requested for sidewalks. A number of allowable common open space uses and structures to serve
residents and their guests are itemized in Exhibit “A” Residential: B. Accessory Uses #4 and in
Amenity Area: A. Principal Uses, #1. Frequently common buildings, such as a clubhouse (listed as a
Principal Use #1 in the A. Amenity Area) are used for civic facilities.]
CONCLUSION
This rezone petition may be deemed consistent with the Future Land Use Element (FLUE) of the
Growth Management Plan.
PETITION ON CITYVIEW
cc: Michael Bosi, AICP, Director, Zoning Division
David Weeks, AICP, Growth Management Manager, Zoning Division, Comprehensive Planning Section
Raymond V. Bellows, Manager, Zoning Division, Zoning Services Section
PUDZ-PL2017-0768 Baumgarten R5.docx
9.A.6
Packet Pg. 90 Attachment: Attachment C - Consistency Review.docx 3-20-19 (8584 : Baumgarten MPUD)
.
‒ 1 ‒
PETITION: PL2017-0768, MPUD
Baumgarten MPUD, aka. Pelican Nursery MPUD
3-21-2019, revised: 3-29-19
STAFF MEMO
COLLIER COUNTY PLANNING COMMISSION
GROWTH MANAGEMENT DEPARTMENT,
Transportation Planning Section
HEARING DATE: CCPC April 18, 2019, BCC May 14, 2019
SUBJECT: PETITION: PL2017-0768, MPUD
Growth Management Plan (GMP) Consistency Findings, Transportation Element.
TRANSPORTATION ENGINEER FOR THE PETITION:
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, Florida 34110
239-566-9551
GEOGRAPHIC LOCATION: The subject property comprises approximately +/-56 acres and
is located in the southeast quadrant of the Immokalee Road (CR846) and Collier Boulevard (CR
951) intersection, in Section 26, Township 48 South, Range 26 East, in Collier County, Florida.
Subject property
9.A.7
Packet Pg. 91 Attachment: Attachment D - Transportation GMP Memo 4-2-19 (8584 : Baumgarten MPUD)
.
‒ 2 ‒
PETITION: PL2017-0768, MPUD
Baumgarten MPUD, aka. Pelican Nursery MPUD
3-21-2019, revised: 3-29-19
REQUESTED ACTION: This request is seeking a Mixed Use Planned Unit Development
(MPUD) rezone approval.
PURPOSE/DESCRIPTION OF PROJECT:
The proposed development is approximately +/- 56 acres in size and located at the southeast corner
of the Immokalee Road and Collier Boulevard intersection in Collier County, Florida. The request
according to the proposed PUD is to allow the development of approximately 400 multi-family
residential units, approximately 370,000 square feet of commercial uses, and approximately 140
hotel rooms on the subject parcel.
STAFF ANALYSIS: GMP TRANSPORTATION ELEMENTS AND STAFF FINDINGS
Transportation Element: In evaluating this project, staff reviewed the applicants Traffic Impact
Statement dated March 11, 2019, for consistency with Policy 5.1 of the Transportation Element of
the Growth Management Plan (GMP) using the then applicable 2017 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
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.”
Staff finding: According to the PUD provided with the proposed rezoning the applicant is
requesting a maximum of 400 multi-family residential dwelling units, 370,000 square feet of gross
commercial floor area and 140 hotel-motel rooms. The TIS provided with this petition however
outlines two potential development scenarios to address the proposed development requested in
9.A.7
Packet Pg. 92 Attachment: Attachment D - Transportation GMP Memo 4-2-19 (8584 : Baumgarten MPUD)
.
‒ 3 ‒
PETITION: PL2017-0768, MPUD
Baumgarten MPUD, aka. Pelican Nursery MPUD
3-21-2019, revised: 3-29-19
the PUD. Specifically, scenario one outlines a potential development that accounts for the
proposed residential dwelling units, the hotel-motel use and splits the total commercial square
footage between standard commercial uses with 90,000 square feet of mini-storage. The second
scenario also accounts for the residential and hotel-model uses but limits total commercial use
square footage to 201,000 square feet. There are also other minor use and square footage
differences between the two scenarios. Staff has evaluated the TIS and agrees that the two
scenario’s present accurate trip generation calculations, reasonable trip distribution on the
surrounding network and reflect reasonable development potentials possible with the proposed
PUD. While the two development scenarios do not fully represent the highest best use possible in
the PUD both do result in lower traffic generation and in the case of scenario 2 it provides a lower
total trip cap commitment by the developer in PUD Exhibit F, 4a, Transportation. Transportation
Planning Staff also has following conditions of approval for this petition:
Condition of approval: The companion Developer Agreement is required to be approved
with this rezoning request.
According to the current 2018 AUIR Immokalee Road from Logan Boulevard to Collier Boulevard
has a current service volume of 3,200 trips and a remaining capacity of approximately 188 trips
and is currently operating at LOS “D”. Immokalee Road from Collier Boulevard to Wilson
Boulevard has a current service volume of 3,300 trips and a remaining capacity of approximately
681 trips and is currently operating at LOS “D”. Also, according to the 2018 AUIR Collier
Boulevard from Vanderbilt Beach Road to Immokalee Road has a current service volume of 3,000
trips and a remaining capacity of approximately 580 trips and is currently operating at LOS “C”.
Based on the information provided in the TIS for either scenario for this petition the subject
roadway links have sufficient capacity to accommodate the project within the 5-year planning
period.
Policy 7.1 of the Transportation Element of the GMP states;
“Collier County shall apply the standards and criteria of the Access Management Policy as
adopted by Resolution and as may be amended to ensure the protection of the arterial and
collector system’s capacity and integrity.”
Staff finding: The development is proposing one access signalized access on Collier Boulevard
and on Immokalee Road the development proposed two access points, the western access will be
a right-in only and the eastern access will be a right-in, right-out only access. The TIS provide
with this petition contains intersection analysis for the existing signalized intersection of
Immokalee and Collier which indicates that the requested signal on Collier in this request can
coordinated with the existing signal on Immokalee and be reasonably operated. The two proposed
limited access points on Immokalee meet reasonable access management minimum standards. The
Access Management Resolution 13-257 represents desirable requirements, the ultimate goal is to
exceed these standards. Staff recommends approval of the proposed access points shown on the
master plan for this rezone.
Policy 7.3 of the Transportation Element of the GMP states;
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Packet Pg. 93 Attachment: Attachment D - Transportation GMP Memo 4-2-19 (8584 : Baumgarten MPUD)
.
‒ 4 ‒
PETITION: PL2017-0768, MPUD
Baumgarten MPUD, aka. Pelican Nursery MPUD
3-21-2019, revised: 3-29-19
“The County shall implement, through its Land Development Code and Code of Laws and
Ordinances, the provision of safe and convenient onsite traffic flow and need for adequate
parking for both motorized and non-motorized vehicles as a primary objective in the review
of Planned Unit Developments, Site Development Plan, and other appropriate stages of
review in the land development application review process. Coordination shall occur with
County Engineering staff where traffic circulation is outside the limits of the public ROW.”
Staff finding: The roadway infrastructure is sufficient to serve the proposed project as noted above.
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.
Policy 9.3 of the Transportation Element of the GMP states;
“The County shall require, wherever feasible, the interconnection of local streets between
developments to facilitate convenient movement throughout the road network. The LDC
shall identify the circumstances and conditions that would require the interconnection of
neighboring developments and shall also develop standards and criteria for the safe
interconnection of such local streets.”
Staff finding: The proposed developments master plan shows two potential-future interconnections
to adjacent developed residential projects to the east and south. Therefore, staff finds that the
proposed development can be found consistent with this policy.
Policy 9.5 of the Transportation Element of the GMP states,
“The County shall encourage projects which provide local resident, pedestrian, bicyclist
and motorist movement between and among developments on neighborhood streets in a
deliberate balance with its efforts to route cut-through traffic away from neighborhoods
and to the arterials and collectors designated in the Transportation Element of the Collier
County Growth Management Plan.”
Staff finding: As noted above in Policy 9.3 the proposed master plan indicates interconnects
between residential uses to the developed residential projects to the east and south. Therefore, the
proposed development is found consistent with this policy.
Existing Roadway Conditions:
Roadway Link 2018
AUIR
Existing
LOS
Current Peak
Hour Peak
Direction Service
2018 AUIR
Remaining
Capacity
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Packet Pg. 94 Attachment: Attachment D - Transportation GMP Memo 4-2-19 (8584 : Baumgarten MPUD)
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PETITION: PL2017-0768, MPUD
Baumgarten MPUD, aka. Pelican Nursery MPUD
3-21-2019, revised: 3-29-19
Volume/Peak
Direction
Immokalee
Road
Logan
Boulevard to
Collier
Boulevard
D 3,200/East 188
Immokalee
Road
Collier
Boulevard to
Wilson
Boulevard
D 3,300/East 681
Collier
Boulevard
Vanderbilt
Beach Road to
Immokalee
Road
C 3,500/North 773
STAFF RECOMMENDATION:
Transportation staff finds this petition consistent with the GMP with the proposed Transportation
Planning Staff conditions of approval and therefore approves the Baumgarten MPUD
PL20170000768, and further recommends that the Collier County Planning Commission (CCPC)
forwards Petition PL20170000768 to the Board of County Commissioners (BCC) with a
recommendation of approval with the following condition of approval:
Condition of approval: The companion Developer Agreement is required to be approved
with this rezoning request.
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Packet Pg. 95 Attachment: Attachment D - Transportation GMP Memo 4-2-19 (8584 : Baumgarten MPUD)
TRANSCRIPT OF THE
NEIGHBORHOOD INFORMATION MEETING
FOR PELICAN NURSERY MPUD
OCTOBER 18, 2017
Appearances:
WAYNE ARNOLD
RICHARD YOVANOVICH, ESQ.
NORMAN TREBILCOCK
DAVID GENSON
NANCY GUNDLACH
SHARON UMPENHOUR
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MR. ARNOLD: Hi, everybody. I'm Wayne Arnold
of GradyMinor Engineering. And sitting here on the
front row is Sharon Umpenhour, who (indiscernible)
most of the advertising in the paper for us, but
we're required by the county to either video record
or audio recording the meeting, so we're going to
audio record the meeting.
We're here for Pelican Nursery rezoning. Our
team tonight, we have David Genson with Barron
Collier Companies, who are under contract to buy
the property. And I have Richard Yovanovich, who
is our land use attorney working on it. And Norm
Trebilcock, who is the traffic engineer working on
the project.
So we're in the process of rezoning the
nursery, which is an agricultural property to a
commercial planned unit development, it's actually
a mixed use planned development, that's going to
allow both commercial and residential project. I'm
sure most of you are familiar with the project.
It's about 56 acres in size on the southeast corner
of the intersection of Immokalee Road and Collier
Boulevard.
And that's -- in an area called an activity
center in Collier County, about 40 acres of it are
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in the activity center. The balance of it is
within what's called a density band around the
activity center. So this is an area where the
county has encouraged some of the more intensive
development to occur under their growth management
plan.
You're familiar with some of the commercial,
I'm sure, that's across the street to the north and
then quadrants of the other parts of the activity
center on the north and west side of the
intersection.
So we are -- just filed our application, oh, I
don't know, 45 days or so ago and we're required to
hold these meetings after we get our initial
comments back from the county but before we go to
public hearings.
So we're holding the meeting now, since we
have our county comments back, our first round of
those comments back, I should say. There will be
several iterations of going back and forth with
Collier County staff before we make it to an
advertised public hearing, but this is one of the
steps in the zoning process.
So as part of the planning and development, we
establish our own zoning district, and in that
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zoning district, we're going to make provisions for
both the commercial development and residential
development. And one of the components of that is
to do a conceptual master plan for the county, and
not always a lot of detail on them.
And, at this point, Barron Collier Companies
are still working with a retail partner to look at
what the real layout is going to be for a
commercial component, but a highlight of the master
plan, this is Collier Boulevard to the west,
Immokalee Road to the north.
They have a commercial tract that's located at
the intersection. We're going to have one access
point on Collier Boulevard near our southern
entrance. We're going to have two access points
on -- it's two, right, Norm?
MR. TREBILCOCK: Yes.
MR. ARNOLD: Two access points on Immokalee
Road. And those are being coordinated with Collier
County. There's some other intersection
improvements occurring out there if you live in
that part of the world that you're aware of. So
we're working with the county on those as well.
To the south, near us is Tuscany Cove. We had
our residential tracts that we've identified on our
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conceptual plan, amenity center probably near the
entrance. And then we identified the tract all the
way to the east in the northeast corner of our site
as a commercial or residential tract. And that
would allow potentially either mixed use or
commercial or residential only.
We're showing what we're calling a bypass road
and working with the county, they're looking for
any opportunity to take traffic off their
intersections. So they've asked us to try to
create at least a pathway so people can get around
the project. In this case, probably a northern
approach for people is easier than a south one.
There's a potential, at some point, maybe to
get a traffic signal in there. I know that Norm
and others have been talking to the county about
that, but there's no certainty on that at this
point.
Some of the uses that we've asked for on the
commercial side are pretty typical of what you'd
find in most other retail shopping centers. We're
asking for the gamut of retail uses, office uses
(indiscernible). We're going to ask for a movie
theater, gas station with convenience, car wash,
things of that nature, clothing stores, probably a
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drug store, and then that's -- we've asked for a
long list of uses, because the market's in flux and
we're not certain what the end users will be at
this point. So we're asking for a lot -- we've
also asked for hotel/motel, and other --
veterinarian offices, any of those things, a
hardware store, things of that nature that you
would typically think you'd find in a large-scale
shopping center.
There's about -- 36, 38 acres of that is
commercial and then the balance is considered to be
residential under the county's comprehensive plan.
So we're asking for -- our initial submittal
was for 228,000 square feet of commercial. And in
that we had a conversion factor that we could
increase that amount. Our initial comments back
from the county attorney said, well, either take
out the conversion or tell us what your maximum
conversion could be.
So we think that upper end of commercial could
be 300,000 square feet if we did conversion of
other residential units and built less residential
and more commercial. So we'll be amending our
documents with Nancy Gundlach -- and I apologize.
I didn't introduce Nancy.
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Nancy Gundlach is sitting on the front row.
Nancy works for Collier County. She's the staff
principal planner that's been assigned to our case.
So she'll be shepherding it through the process.
So she'll -- she probably will have business cards
out there or has some if she didn't. So she's a
good point of contact if you have questions. We're
happy to answer questions, too, and we'll make our
information available to you as well.
So we're asking for that. We're asking for
only two types of residential. We're asking for
multi-family or townhouse development. And the
county considers multi-family and townhouse to be
really anything that's three or more attached
units. So we're asking for those.
And then we're going to be establishing, in
our PUD document, development standards for each of
those uses. And we've got numbers that we've
approached the county with with regard to building
setbacks and heights and things of that nature.
So the retail buildings, for instance, we're
proposing those to have a zoned height of 50 feet
as a maximum zoned height, 65 feet in actual
height.
And the county defines height two different
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Packet Pg. 102 Attachment: Attachment E (2 of 2) Transcript-Pelican Nursery PUD 10-18-17 NIM (8584 : Baumgarten MPUD)
ways. The zoned height is the way most older
communities have expressed their height, and it's
kind of to the midpoint of a roof from your
(indiscernible) and then (indiscernible) elevation
and then the actual height is actually measured
from the centerline of the nearest roadway, but
it's to the very top of any part of your structure.
So we have to establish two different methods for
showing the building height.
So we also have a separate standard for office
buildings. I should put my glasses on so I can
make sure I read you the right number. We're
asking for office buildings have a principal zoned
height of 55 feet and an actual height of 65 feet.
And then our townhouses, we're having a zoned
height of 45 feet for those, with an actual height
of 50, and on multi-family buildings, we're
proposing a maximum building height of 55 feet and
an actual height of 65 feet.
So that's kind of, you know, the parameters
that we're working under. And we've, you know,
tried to be complementary. We know we have
neighbors to the south and to the east. So we're
putting the potential for residential adjacent to
more residential and trying to focus the more
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intensity out at the intersection where it makes
the most compatible relationship with our
neighbors.
So that's kind of, in a nutshell, what we're
proposing. I know it's not a lot of detail at this
point. We're probably going to be in this process
another six months, wouldn't you say is fair,
Nancy?
MS. GUNDLACH: Yes.
MR. ARNOLD: Just given kind of the nature of
how projects have occurred.
And we will have to have a public hearing
before the Collier County Planning Commission and
they will make a recommendation to the County
Commission, ultimately, for approval or denial or
approval with conditions.
It's something the staff, too, will be working
toward. As we go through the document, they will
end up conditioning things. They will probably
establish things like a vehicular trip cap for our
project, which will be keyed into the conversion
factor of what we're talking about for increasing
the amount of commercial.
And there will be other conditions relative to
transportation improvements and any number of
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things that the county comes up with.
We've asked for what are considered deviations
from the code. We'll probably have three.
Sometimes the list grows or shrinks depending on as
reviews from the county come in, but right now we
are asking for three deviations from the normal
code requirements.
And one of those relates to the width of the
bypass road that I explained. The county -- if we
end up platting that as a true road, the county has
a minimum 60-feet width, but we think 40 feet is
more than adequate for a bypass road. We're not
even sure we're platted, but we're asking for the
deviation in the event that we do.
We're asking for a sidewalk to be located on
only one side of the bypass road rather than two
sides of that bypass road.
And then we're asking to work with the county
to go ahead and -- we have to build a sidewalk
adjacent to our property in the rights-of-way.
There's going to be so much roadwork that's
occurring out on Immokalee Road, we've asked for
that ability to actually build a sidewalk on our
property instead of in the county right-of-way. So
that's something we'll be working with the county
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transportation staff as we go through the process.
So that's it in a nutshell. I think that
Nancy -- I don't know if you want to offer up
anything. It's pretty early in the process, still.
There's going to be (indiscernible). What I
usually tell people, we end up adding all of the
PUD application materials on our website and that
can be linked through -- Sharon has got a business
card and you can access the information through
that website.
Nancy always has access to the most updated
information that's been submitted to the county
from our group. And then, of course, any of our
team are happy to answer questions.
So I know that's kind of a brief overview and
not a ton of detail, but to the extent we can
answer questions, I'm happy to do so unless, Rich,
did I leave out anything that you (indiscernible).
Okay.
MR. YOVANOVICH: (Indiscernible).
MR. ARNOLD: Okay. Good.
Questions?
UNIDENTIFIED MALE VOICE: When do you plan on
completion of the project?
MR. ARNOLD: Well, it will probably take us
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through at least the first -- where are we? We're
in October. Probably early 2018 to get through the
zoning process. And then they have to go through
site development plan approval. So it's probably
going to be the later part of 2018 at the earliest.
UNIDENTIFIED MALE VOICE: Okay. Another
question I have is where the properties abut,
Tuscany Way, you have residential over there.
MR. ARNOLD: Yes.
UNIDENTIFIED MALE VOICE: Are there any sound
barriers or vegetation or anything planned?
MR. ARNOLD: The county requires us to put in
landscape buffers, and I think -- we're in an
activity center. I think it's probably -- it's a
15-foot wide, considered type B. And a type B
buffer requires it to be either a hedge, a wall or
a combination of hedge/wall/berm that achieves
opacity at six feet of height.
UNIDENTIFIED MALE VOICE: So there will be --
at the end of the property, it will be a
combination, possibly a combination of hedge and
wall, but there will be a sound buffer?
MR. ARNOLD: Well, I don't know that I would
call it a sound buffer. I mean, it's definitely
going to be a landscape buffer.
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UNIDENTIFIED MALE VOICE: Land -- okay. Any
particulars on the -- any particulars on what the
landscaping would look like?
MR. ARNOLD: No, not at this point.
UNIDENTIFIED MALE VOICE: Or height -- or
height of the --
UNIDENTIFIED MALE VOICE: Wall.
UNIDENTIFIED MALE VOICE: -- wall.
UNIDENTIFIED MALE VOICE: How high will the
wall be?
MR. ARNOLD: No. The county -- the county
requirements -- I think Nancy -- Nancy
(indiscernible) but it's a six-foot high minimum to
have an opacity.
The county doesn't require us to put in a
wall. It doesn't mean we won't put in a wall, but
the county doesn't require it.
UNIDENTIFIED MALE VOICE: But there is a
buffer where that is required?
MR. ARNOLD: Yes.
UNIDENTIFIED MALE VOICE: Whether it's
landscape or wall?
MR. ARNOLD: Correct.
UNIDENTIFIED MALE VOICE: And it should be at
least six foot?
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MR. ARNOLD: Yeah. It has to be opaque within
one year and maintain the six feet in height.
UNIDENTIFIED MALE VOICE: Okay.
MR. ARNOLD: Who had their hand up first?
Yes. Let's go to this side of the room.
UNIDENTIFIED MALE VOICE: Will you be blasting
for a lake?
MR. ARNOLD: I don't think so. I don't
believe so. David Genson (indiscernible).
MR. GENSON: No. David Genson with Barron
Collier.
County ordinance will not allow us to blast
within 1,500 feet of the nearest residences as well
as roadways.
So all -- any water management (indiscernible)
will be mechanically excavated.
UNIDENTIFIED MALE VOICE: (Indiscernible).
MR. ARNOLD: Yes, sir.
UNIDENTIFIED MALE VOICE: He may have meant
(indiscernible) question.
The owner of the property now is Barron
Collier?
MR. ARNOLD: No. They're in contract to
purchase the property from the owner
(indiscernible).
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Packet Pg. 109 Attachment: Attachment E (2 of 2) Transcript-Pelican Nursery PUD 10-18-17 NIM (8584 : Baumgarten MPUD)
UNIDENTIFIED MALE VOICE: Who owns the
property now?
MR. ARNOLD: It's (indiscernible).
UNIDENTIFIED FEMALE VOICE: Tree Plateau, Inc.
MR. ARNOLD: Tree Plateau, Inc.
UNIDENTIFIED FEMALE VOICE: Corporation.
UNIDENTIFIED MALE VOICE: Three --
MR. ARNOLD: Tree. Tree Plateau.
UNIDENTIFIED MALE VOICE: Tree. And Collier
-- Barron Collier is attempting to purchase that
property for this?
MR. ARNOLD: That's correct. Yes.
UNIDENTIFIED MALE VOICE: Who's the developer?
MR. ARNOLD: Well, it will most likely be
developed by Barron Collier, one of their entities.
I say Barron Collier because they have a lot of
corporate names that they do work under, but the
umbrella of Barron Collier Companies will be part
of the development team.
Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: Is there a URL of
that informational website that you can offer at
this time?
MS. UMPENHOUR: If you go to gradyminor.com --
UNIDENTIFIED FEMALE VOICE: What is it?
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MS. UMPENHOUR: Gradyminor.com, and hit the
planning tab and then look for Pelican Nursery and
PUD, there's a link to the county documents where
all the documents we've submitted.
UNIDENTIFIED MALE VOICE: (Indiscernible).
MR. ARNOLD: Yes, sir.
UNIDENTIFIED MALE VOICE: I'm part of Tuscany
Cove, and basically right now Collier Boulevard is
basically a pretty heavily trafficked area and
where you're basically putting in the entrance to
your property, we also have a U-turn lane which is
also very complicated at the moment between people
making U-turns, people coming out of Tuscany Cove,
then the traffic buildup from Immokalee back to our
Tuscany Cove entrance has been horrendous. It's
just huge.
And my concern is that we may most likely be
locked out of trying to get onto Collier Boulevard
as part of it, based just where your entrance is,
which I know you've got to put one.
MR. ARNOLD: Yeah.
UNIDENTIFIED MALE VOICE: But we've got a
problem with that as well as the buffer zone.
That's my other second problem is that I want to
make sure that there's nothing -- you know, what
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has been up there, whatever Irma didn't take out
and we're replacing at the present time as soon as
we can clean up the debris, we're going to need
some help with that buffer zone and we have a small
entryway that goes right into your nursery that I
guess when Elias Brothers was building the property
they stopped there because in 2008 the market took
a dump and they stopped building and they stopped
at that road.
I was wondering if there was -- I was
thinking, is there an exit that we could use if
you're going to have a road going out that we could
possibly -- if that's in there. I don't --
MR. ARNOLD: We did not propose one.
UNIDENTIFIED MALE VOICE: Okay.
MR. ARNOLD: Primarily because your homes were
developed south of us. The county, if you were
undeveloped, would most likely tell us we should
provide some opportunity for you to (indiscernible)
to your property. Same thing with (indiscernible)
creek. We didn't really provide any type of
interconnect to them.
UNIDENTIFIED MALE VOICE: But basically your
entrance on Collier is not set in stone yet.
MR. ARNOLD: Not exactly. It probably -- Norm
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Trebilcock can answer that, but I think the county
is going to tell us they want us to be about as far
away from Immokalee Road as we can be.
UNIDENTIFIED MALE VOICE: Would you have a
traffic light?
MR. ARNOLD: Well, I think we're hopeful that
someday we'll get one. There's no guarantee. You
have to meet certain (indiscernible) to get a
signal. I know that Barron Collier and their
development partner would like to have one.
UNIDENTIFIED MALE VOICE: They just shut down
the Pebblebrook left turn lane just simply because
of the traffic and the accidents that have been
complicated from that.
MR. ARNOLD: Right.
UNIDENTIFIED MALE VOICE: And that's one thing
that's out of the way and I was hoping that we -- I
know they're doing a survey now on the U-turn lane
by Tuscany Cove where a homeowner could drive in
and other people are making U-turns. We're
planning on trying to close that down and shoot
down to the next traffic light and wait for the
arrow to make the U-turn, which I think is much
safer, but we haven't heard that (indiscernible).
I think they're doing the survey as we speak, but
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Dan -- Dan something (indiscernible).
UNIDENTIFIED MALE VOICE: (Indiscernible).
UNIDENTIFIED MALE VOICE: Yeah. They're
trying to alleviate some of the traffic. But if
you go up and down Collier, I'm going to say right
now, you are in bumper-to-bumper traffic.
MR. ARNOLD: It's a busy intersection.
UNIDENTIFIED MALE VOICE: Very busy. And the
building beside yourself, if you just make a right
turn onto Immokalee, you know, you hit three
country clubs and now the Amorada (phonetic) --
not --
UNIDENTIFIED MALE VOICE: LaMorada.
UNIDENTIFIED MALE VOICE: LaMorada is going
up. And then ahead of that, on further toward the
casino, there's a few more that are in the planning
stage.
MR. ARNOLD: Sure. Yep.
UNIDENTIFIED MALE VOICE: So, I mean, the
traffic here is going to be exploding.
MR. ARNOLD: Thank you.
Sir, in the back.
UNIDENTIFIED MALE VOICE: You referred to the
residential area as X number of square feet,
whatever it was. And I can't relate to that in
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terms of housing units.
MR. ARNOLD: Well, we're asking for a
maximum --
UNIDENTIFIED MALE VOICE: What's your best
guess, maximum?
MR. ARNOLD: We're asking for a maximum of 400
dwelling units.
UNIDENTIFIED MALE VOICE: Okay. So with three
to four people, we're looking at another 1,200
people, at least daily, if not (indiscernible)
season that are going to go through that
intersection.
MR. ARNOLD: Yes. And we've analyzed all of
the trips based on the maximum numbers that we're
asking for, so.
Yes, sir?
UNIDENTIFIED MALE VOICE: As you progress
along, a lot of our people, I live in Tuscany Cove,
are not down here and won't be down here until
January.
Do you plan on having any meeting with Tuscany
Cove for residents, a private meeting?
MR. ARNOLD: May I -- sometimes we do.
Sometimes we don't. It really depends on the
interest that you might have.
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UNIDENTIFIED MALE VOICE: Well, I mean,
one-third of the people if not one-half of the
people are still not down here. And, of course, by
word of mouth, everything is going to change.
MR. ARNOLD: Is there a committee I can
contact somebody can provide to us?
UNIDENTIFIED MALE VOICE: Yeah. Right here is
our president.
MR. ARNOLD: Okay. Well, why don't we
exchange information before we leave tonight.
UNIDENTIFIED MALE VOICE: This way here, when
they get back down, you can have a meeting. It
will make it a lot easier to understand.
UNIDENTIFIED MALE VOICE: I could have a
meeting at the clubhouse for the residents of
Tuscany Cove and give them an update, what's
basically happening.
MR. ARNOLD: Okay.
UNIDENTIFIED MALE VOICE: Until you find
(indiscernible).
MR. ARNOLD: I saw a hand up somewhere over
here. Sir, did you have a question for me on the
end? No? Okay. I thought I saw a hand up over
there.
There's got to be more questions. Yes, sir.
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UNIDENTIFIED MALE VOICE: Yeah. With the size
of the commercial development, you know, some time
ago, there was a rumor, and there always are
rumors, there might have been either a Home Depot
or Lowe's.
MR. ARNOLD: I heard that rumor, too.
UNIDENTIFIED MALE VOICE: Yeah. Is that a
viable --
MR. ARNOLD: We think it's a viable use. It's
just that nobody has stepped up to the table in
that regard.
UNIDENTIFIED MALE VOICE: Okay.
MR. ARNOLD: So, I mean, that -- those type of
uses are listed in our schedule of uses. So if
Home Depot or Lowe's pops back into the picture, we
could accommodate them, but there's not one in the
waiting at the moment.
Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: You mentioned
something about having the possibility of a gas
station.
MR. ARNOLD: Yes.
UNIDENTIFIED FEMALE VOICE: As you very well
know, we just have -- RaceTrac had just got built.
And I'm just concerned that, you know, I'm just
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concerned if we -- do we really need another gas
station pretty much right across the street? I
believe, obviously, you know, the gas -- any
accidents and whatnot would be sort of a little bit
of a concern.
I'm just wondering if you're just sort of like
throwing that into the pot just as a possibility
of, well, we'll do this, we'll do that, or are you
seriously concerned about trying to get a gas
station?
MR. ARNOLD: Well, I think a gas station would
be viable use for Barron Collier. It's on
(indiscernible) for a lot of people in that
corridor, and, you know, that's always a
convenience for people to be able to just pull in
and out on their way home to get your gas.
So a lot of us, we've got uses in there that
probably will never materialize, but you're going
to have to respond to the market over the course of
however many years that a shopping center is going
to be built. So you have to fill up space as they
come and go.
So, you know, what's there initially today as
a, you know, health food store, could very well
become a doctor's office in the future. So we'd
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have to provide a wide range of uses to accommodate
what happens.
Have you got another question?
UNIDENTIFIED FEMALE VOICE: Yes. My other
question was, do you have any like sort of like a
-- more like big market stores that you're sort of
trying to get friendly with to see if you can just
get them on board?
MR. ARNOLD: I don't know the answer.
David, do you know the answer to that?
MR. GENSON: Well, just to clarify. Barron
Collier is doing this as a joint venture with
another company called Metro Commercial. They are
our retail partner on here.
Eric Malloy is here from Metro Commercial. So
I'll let him speak on kind of the retail side of
things of what we're trying to do.
MR. MALLOY: When we got involved with this
project, we cast a wide net. Many of you heard the
Lowe's/Home Depot rumor. We think, from a market
spacing point of view, it makes great sense. But,
unfortunately, both of those companies are not
expanding at all.
We think that this is a really nice site for
food stores and restaurants and other things.
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We're talking to a lot of people, but until we get
through the zoning, we really aren't serious with
anybody.
UNIDENTIFIED FEMALE VOICE: Okay.
(Indiscernible).
MR. ARNOLD: Yes, sir.
UNIDENTIFIED MALE VOICE: While we're on the
roads, I've lived in Tuscany Cove for a little over
nine years. When they started CVS over there and
there was nothing else around, they told us that
there may be, in the future, a road that will go
right over Immokalee Road and follow all the way up
to Fort Myers Airport.
MR. ARNOLD: Yeah, there's --
UNIDENTIFIED MALE VOICE: Have you heard the
rumor?
MR. ARNOLD: The Collier Boulevard Extension
was something that was going to go through what's
now Esplanade.
UNIDENTIFIED MALE VOICE: (Indiscernible)
overpass.
UNIDENTIFIED FEMALE VOICE: (Indiscernible).
UNIDENTIFIED MALE VOICE: Yeah.
MR. ARNOLD: So they had talked about this.
Oh, you're talking about -- are you talking about
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the north/south road or --
UNIDENTIFIED MALE VOICE: Yeah, overpass,
about (indiscernible) going straight across.
MR. ARNOLD: Well, I think he's talking about
the Logan Extension, 951/Logan Extension?
UNIDENTIFIED MALE VOICE: Right. The -- not
the Logan Extension.
UNIDENTIFIED MALE VOICE: No, no. 951,
Collier Boulevard Extension. It goes over now just
past the Esplanade. It is actually built right up
to Bonita Beach Road where Lee County takes over.
And if Lee County doesn't come up with the bucks,
that road goes no further. So it's up to Lee
County now to continue.
MR. ARNOLD: Norm probably knows, but I don't
think Lee County --
(Multiple simultaneous speakers.)
UNIDENTIFIED MALE VOICE: (Indiscernible) have
been sent assets in regards to who's going to have
to pay for the road.
MR. TREBILCOCK: Right. For the record, my
name is Norm Trebilcock with Trebilcock Consulting
Solutions. I'm an engineer and planner as well and
prepared the traffic study for the project.
But to your point, in the long term, 951,
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Collier County would plan for it to extend in the
future to Lee County. It's a matter of when Lee
County would look to see for that to connect as
well.
But the idea, there was -- there is a concept
of a flyover, but the flyover actually would fly
Immokalee over 951, is the idea.
UNIDENTIFIED MALE VOICE: Oh, Immokalee
overpass (indiscernible).
MR. TREBILCOCK: Yes. It would be elevated.
So that's why you see right now in the construction
of the intersection improvements how the canal is
deflecting way over, they're providing a footprint
then for that center to go over. And that's part
of their communications with us, too, to make sure
that they get their footprint right in case they
have it, you know, you know, communication with us
and things like that because --
UNIDENTIFIED MALE VOICE: It makes more sense
now.
MR. TREBILCOCK: Yeah. So that's the idea.
Because that's your heaviest volume, is that
east/west Immokalee Road. So, you know --
UNIDENTIFIED MALE VOICE: You know, if you get
off at Bonita Beach Road and take a right and go
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down three miles, there's probably 20,000
truckloads of dirt and sand and everything else
down there. They're supposed to bring it up there.
And Lee County says there's no way they're going to
let it go through. The government says no.
MR. TREBILCOCK: This would be --
UNIDENTIFIED MALE VOICE: It's going through.
MR. TREBILCOCK: This would parallel, you
know, like the Golden Gate Parkway/Airport Road
flyover.
UNIDENTIFIED MALE VOICE: Exactly.
MR. TREBILCOCK: It's actually
(indiscernible).
UNIDENTIFIED MALE VOICE: That's great.
UNIDENTIFIED MALE VOICE: That will help a
little bit.
MR. TREBILCOCK: Yeah. It made a huge
difference at that intersection, like it would
here.
UNIDENTIFIED MALE VOICE: It's a tough
intersection.
MR. TREBILCOCK: Yeah. So the county is just
planning ahead for that. That's all, yeah.
UNIDENTIFIED MALE VOICE: Is the flyover
something that's already in the works or something
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that you're involved with?
MR. TREBILCOCK: No. We're not -- with what
we're doing here, were just --
UNIDENTIFIED MALE VOICE: So the flyover is
something already in the works with the county?
MR. TREBILCOCK: Right. They're just -- what
they do is they will try to footprint for it in the
future so that, you know, that they can build it at
the appropriate time for them. It's based on, you
know, volume of traffic and things like that.
UNIDENTIFIED MALE VOICE: But it's in the
planning.
MR. TREBILCOCK: From the county standpoint,
they're master planning for it, exactly. Like the
-- like I said, the intersection improvements
they're building now, they intentionally put the
canal way over --
UNIDENTIFIED MALE VOICE: Right.
MR. TREBILCOCK: -- to allow for that
footprint. So that way, as they need to build it,
it won't be as expensive to build.
UNIDENTIFIED MALE VOICE: And the flyover is
part of that whole plan?
MR. TREBILCOCK: Correct.
Yes, sir.
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UNIDENTIFIED MALE VOICE: You have, on the
right side, the east side, CR. Is that commercial,
residential?
MR. ARNOLD: Commercial, residential. It
could be both, and/or.
UNIDENTIFIED MALE VOICE: And/or or both?
MR. ARNOLD: It could be some commercial and
residential mixed use, so to speak, or it could be
only commercial, it could be residential.
UNIDENTIFIED MALE VOICE: What is -- what is
actually on the planning right now? Is it just
the -- is it 400 multi-family --
MR. ARNOLD: No. We're asking for approval
for all of it. So it's all the commercial and the
residential that's part of our -- that will be part
of our zoning. It's just we don't have definitive
plans for how much of each we will be building.
UNIDENTIFIED MALE VOICE: Will there be
restaurants and -- or potential restaurants on both
of those?
MR. ARNOLD: I think the intent would be, yes.
UNIDENTIFIED MALE VOICE: Like Rockets, for
instance?
(Multiple simultaneous speakers.)
MR. ARNOLD: I'll have to talk to them, but,
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yeah, I think that's (indiscernible).
(Multiple simultaneous speakers.)
MR. ARNOLD: Yes.
UNIDENTIFIED FEMALE VOICE: I'd like to say
about the sidewalks, you know, if you want to
eliminate one on one side of the street going
through and all that, which doesn't make it really
good for people trying to walk around and get
around on bikes and such.
Is there going to be bike paths in and out of
there? Is there going to be an opportunity to add
that sidewalk back in?
MR. ARNOLD: Well, the reason we asked for the
deviation is because it's really -- it's going to
be a glorified driveway for -- that cuts through
the project. We just didn't feel like the
cross-section warranted to be designed like a
(indiscernible) street. So that's why we've asked
for the deviation.
UNIDENTIFIED FEMALE VOICE: That's only for
that north/south (indiscernible).
MR. ARNOLD: That's only for this, yes.
UNIDENTIFIED FEMALE VOICE: But is there any
reason why it has to be a driveway and it can't be
a wider (indiscernible)?
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MR. ARNOLD: Well, the funny thing with the
county is, we could call it a (indiscernible)
right-of-way, but the street standards are exactly
the same amount of pavement, the same sidewalk with
the same utility locations.
So for a road that we know is not going to
exceed two travel lanes, possibly three with a
turn, because it has a turn lane in it, 40 feet is
ample (indiscernible). The county probably will
approve that, is my guess, or for the bypass road,
Nancy.
It's been an issue for other local streets.
You know, we commonly used to get that, but --
UNIDENTIFIED FEMALE VOICE: But my point is,
you're still deviating from the sidewalk, or are
you still (indiscernible)?
MR. ARNOLD: Well, I'm not sure we are,
because if it's a driveway and we don't have to
plat it, it's not considered a road that would
require sidewalks anyway.
You know, it's probably -- it's a
technicality, but, you know, if you go to most
shopping centers, you don't have sidewalks on
(indiscernible). And that's essentially what it's
likely to be.
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Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: So just to back up
to sidewalks. Along Immokalee Road, you said
something about sidewalks.
You still would have a sidewalk there?
MR. ARNOLD: Yes, we will. The deviation was
to allow it to be on our property instead of in the
county's right-of-way.
UNIDENTIFIED FEMALE VOICE: And it will just
be a sidewalk or multi-purpose path?
MR. ARNOLD: The county would require us to
build a six-foot wide sidewalk (indiscernible)
current code.
UNIDENTIFIED FEMALE VOICE: And I think
there's a multi-purpose path along Collier.
MR. ARNOLD: Yes.
UNIDENTIFIED FEMALE VOICE: On the side of
Collier. Would that remain?
MR. ARNOLD: Do you know for sure? I assume
it will. It's in the county right-of-way.
UNIDENTIFIED MALE VOICE: It's on the right
side of the canal, so (indiscernible).
UNIDENTIFIED MALE VOICE: East side of the
canal.
UNIDENTIFIED FEMALE VOICE: Yeah.
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MR. ARNOLD: (Indiscernible). Yes, sir.
UNIDENTIFIED MALE VOICE: I have a question.
You mentioned something about the potential of a
car wash.
Does that mean -- have you noticed any
environmental issues with putting up a car wash?
Because a car wash is something that is well
needed.
MR. ARNOLD: I don't -- I wouldn't expect
there to be any environmental issues related to a
car wash. Most of those systems these days, they
use recycled water and they're pretty clean, so --
UNIDENTIFIED MALE VOICE: Okay. Have you been
in discussions with anybody regarding a car wash?
MR. ARNOLD: I don't know.
UNIDENTIFIED MALE VOICE: One more question
about (indiscernible). Have you discussed with
anybody any anchors for the commercial part, like
the rumor had it that it was going to be Lowe's,
that it was going to be Home Depot. Do you have
any other anchors? I mean, Publix is across the
street. What anchors are you thinking about for
that section?
MR. ARNOLD: Any thoughts on that?
UNIDENTIFIED MALE VOICE: We don't have any
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specific anchors.
UNIDENTIFIED MALE VOICE: So you have no
anchors?
MR. ARNOLD: Not yet. It's really hard to get
people ready to sign a lease when --
UNIDENTIFIED MALE VOICE: It's the beginning
stages. I understand that.
MR. ARNOLD: Right.
UNIDENTIFIED MALE VOICE: So it's wide open?
MR. ARNOLD: It's wide open right now, yes,
sir.
Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: The border between
Tuscany Cove and your property --
MR. ARNOLD: Yes.
UNIDENTIFIED FEMALE VOICE: -- the whole
border, that's all going to have a hedge, the
whole --
MR. ARNOLD: The county requires us, where we
have multi-family against single family, we have to
provide a 15-foot wide buffer. It has got to
have --
UNIDENTIFIED MALE VOICE: The (indiscernible).
UNIDENTIFIED FEMALE VOICE: Excuse me a
minute.
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UNIDENTIFIED MALE VOICE: It's going to be
right along that --
UNIDENTIFIED FEMALE VOICE: The whole way?
UNIDENTIFIED MALE VOICE: Right along Tuscany
Cove.
UNIDENTIFIED FEMALE VOICE: When will that go
in, prior to all of the construction, noise, mess
and destruction or after?
MR. ARNOLD: I'm assuming it's going to go in
as part of the initial phases of construction,
David, the landscape buffer --
MR. GENSON: Yes.
MR. ARNOLD: -- on the south side?
UNIDENTIFIED FEMALE VOICE: Before all the
mess starts?
MR. ARNOLD: Well, I think it's -- it occurs
concurrently with commencement of construction of
the project.
UNIDENTIFIED FEMALE VOICE: And will it be
maintained ad infinitum?
MR. ARNOLD: Yes.
Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: So I'm here for
Heritage Bay Golf and Country Club, and our
membership has mostly concerns about the traffic
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issues on Immokalee.
So tomorrow we have a board meeting and I am
to report on this meeting tonight.
What would you have me say to our membership
that would put them somewhat at ease or could give
them some additional knowledge about the traffic
issue?
MR. ARNOLD: Well, we think that -- you know,
we're going to be working with Collier County, as
Norm indicated, on their potential footprint for
the Immokalee Road improvements. And we're going
to be doing some road improvements for our own
access points at locations on Immokalee and Collier
Boulevard.
I don't know that we -- I don't know we have a
direct issue with -- you know, there are users
other than -- obviously, they're going to have more
people on Immokalee Road in that intersection,
ultimately.
Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: When you say
(indiscernible).
MR. ARNOLD: Can you hang on a second? I
couldn't -- it's a little noisy. I'm not sure
we're picking you up on the microphone. I
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apologize.
UNIDENTIFIED FEMALE VOICE: But you also just
mentioned Collier Boulevard.
MR. ARNOLD: Yes.
UNIDENTIFIED FEMALE VOICE: Is there any
intention to continue to widen Collier Boulevard
(indiscernible)?
MR. ARNOLD: I don't think so. I think the
county is kind of constrained by the canal that's
there. I don't know of any -- I've not seen any
plans. Norm, do you know --
UNIDENTIFIED FEMALE VOICE: I have no idea
what you mean by (indiscernible). What did you
mean by that?
MR. ARNOLD: Well, we're going to provide an
access point on Collier Boulevard to our property.
UNIDENTIFIED FEMALE VOICE: An access point?
MR. ARNOLD: Yes. And we'll probably have to
put a turn lane in, into the project.
UNIDENTIFIED FEMALE VOICE: That's when you
said before that the county would want it as far
away from Immokalee Road as possible?
MR. ARNOLD: Yeah. I'm pretty sure, Norm,
that's probably --
UNIDENTIFIED FEMALE VOICE: Well, when the
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county -- when the county tells you that they want
it as far away or south of Immokalee Road, that
also means it's putting it very close to Tuscany
Cove.
MR. TREBILCOCK: Yeah, but what they would do,
just to maybe help answer your question, there's --
on the opposite side, the commercial area there,
there's an access lining up there. We would line
up with that access point.
UNIDENTIFIED FEMALE VOICE: (Indiscernible) to
Immokalee Road (indiscernible).
MR. ARNOLD: It's Collier Boulevard.
MR. TREBILCOCK: I'm sorry. This is Collier
Boulevard. I thought (indiscernible). This is
Pebblebrook --
(Multiple simultaneous speakers.)
MR. TREBILCOCK: Do you know where Pebblebrook
is?
UNIDENTIFIED MALE VOICE: Yeah.
MR. TREBILCOCK: There are two lanes that come
out. Right now, they've been modified recently.
So we would be opposite that, which is actually
slightly further north. It wouldn't be right on
the boundary line with Tuscany, Tuscany Cove. It
would be a little further up (indiscernible) not
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that little --
UNIDENTIFIED FEMALE VOICE: So you would cross
(indiscernible) Pebblebrook entrance
(indiscernible).
MR. TREBILCOCK: Exactly.
UNIDENTIFIED FEMALE VOICE: -- with
Pebblebrook?
MR. TREBILCOCK: Exactly. The ones -- the one
-- not Publix, but Pebblebrook, the one a little
further south right there, because the idea would
be potentially to have an opportunity for that to
be maybe a signalized intersection or full median
open or something. It may correct some of the
issues that are out there today, you know, so
that's one of the options.
So that's why they would tend to want us to
line that up access-wise, so that's where that
goes. So hopefully that helps you there. But it
is a little further away. It's not right up,
hugging up against Tuscany Cove. It's a little
further up there.
UNIDENTIFIED FEMALE VOICE: (Indiscernible)
even since Collier Boulevard has been widened and
it has a right-hand turn lane onto Immokalee Road.
MR. TREBILCOCK: Uh-huh.
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UNIDENTIFIED FEMALE VOICE: And with the
county building and more developments and whatever,
there clearly is more traffic.
MR. TREBILCOCK: Yes.
UNIDENTIFIED FEMALE VOICE: When the county
came along and changed it, that people could make a
U-turn right in front of Tuscany Cove, I have made
phone calls early back in the year. That created a
very dangerous situation, especially when we
(indiscernible) knowing what the driver's true
intention is because we don't have a turn signal
that says I'm making a U-turn.
MR. TREBILCOCK: Right.
UNIDENTIFIED FEMALE VOICE: I nearly got
clipped getting out of my development with my
grandson in the back seat of the car and I sure
would not want to (indiscernible) ever report that
to my children, God forbid.
MR. TREBILCOCK: Right.
UNIDENTIFIED FEMALE VOICE: But that's how
serious this traffic situation is. When I left my
home tonight to come here, it took me quite awhile
before I could get out of my development. And the
traffic in that right-hand lane that is heading out
east to Ave Maria to (indiscernible) to the casino,
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all of that, that is very heavy traffic.
MR. TREBILCOCK: Right.
UNIDENTIFIED FEMALE VOICE: And for that
reason, I would ask the county officials to really
be very careful as they plot this because one of
the other gentlemen in the audience had said about
an access to go out the other way, and that might
not fit with your wanting to sell your development,
but that was one of the reasons why we asked. When
you took that 15-foot buffer and you're talking
about -- we asked about sound, how high the trees,
how high the homes are going to go, what about the
blasting within how many feet, and the things that
have gone on that we've already experienced that we
also say if you (indiscernible) that other roadway,
I know you're going out towards Pebblebrook, but if
you did it even as an exit out (indiscernible) it
would give us a greater buffer. It would give
everybody more access.
And then put the one that you're talking about
across from Pebblebrook only as an entrance, and
definitely probably with a traffic light, because I
mean, otherwise, it's going to create, you know, a
lot of stuff going on. You want to be approved for
400 units, possibly. And that's probably a minimum
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of two cars per unit. Could be four cars per unit.
So you put a lot of traffic there just on the
residential side, not to mention how many people
you're going to draw for the shopping center for
the commercial work that you want to do.
So I really hope that this is very carefully
planned as far as from the county to give us enough
egress, ingress, access safety and the whole
picture because it's clearly a very developed,
growing area as it is, and the homeowners
definitely -- I'm a homeowner in Tuscany Cove, and
we definitely have concerns from the
(indiscernible) to how we're going to be affected,
how inconvenienced, what the access is during the
build and everything else.
UNIDENTIFIED MALE VOICE: Sure.
MR. TREBILCOCK: (Indiscernible) We work --
again, we'll work with the county staff. They do
look at the accesses and then even the traffic
data, they actually monitor that data so that we
use data that the county has collected, so, you
know, it's always apples to apples when we look at
things. But, yes. Thank you.
UNIDENTIFIED FEMALE VOICE: You might want to
take a look at (indiscernible) the car accidents
9.A.9
Packet Pg. 138 Attachment: Attachment E (2 of 2) Transcript-Pelican Nursery PUD 10-18-17 NIM (8584 : Baumgarten MPUD)
that have already occurred at Collier Boulevard.
There's been a few bad ones.
MR. ARNOLD: Other questions, comments?
UNIDENTIFIED MALE VOICE: I just want to
mention one thing. If, in fact, you do get an
anchor store like Lowe's or Home Depot, a lot of
people don't realize it, but they -- the deliveries
come at 2 a.m. in the morning. That's when they --
UNIDENTIFIED MALE VOICE: Beep, beep, beep,
beep, beep.
UNIDENTIFIED MALE VOICE: That's something we
have to consider about the buffer zone.
(Indiscernible).
MR. ARNOLD: (Indiscernible) understood.
Anybody else? Any other questions?
Yes, ma'am?
UNIDENTIFIED FEMALE VOICE: I had another
commitment, so I was here a little late.
Am I understanding right that they're saying
on Collier Boulevard that sidewalk that's big
enough for walking and biking would not go all the
way to Immokalee Road heading north?
MR. ARNOLD: No. I think the comment was the
pathway that's in the county's right-of-way is
planned to stay. There's no plan to remove it.
9.A.9
Packet Pg. 139 Attachment: Attachment E (2 of 2) Transcript-Pelican Nursery PUD 10-18-17 NIM (8584 : Baumgarten MPUD)
UNIDENTIFIED FEMALE VOICE: Okay. But it will
extend all the way to Immokalee Road?
UNIDENTIFIED MALE VOICE: Yeah.
UNIDENTIFIED FEMALE VOICE: Yes. It's there.
UNIDENTIFIED MALE VOICE: It will stay?
MR. ARNOLD: I think so. I'm pretty sure,
yes, it's in the county right-of-way.
UNIDENTIFIED MALE VOICE: Because you really
need that.
(Multiple simultaneous speakers.)
MR. ARNOLD: (Indiscernible) quite good.
One at a time, please. We're trying to
(indiscernible) one at a time, please.
UNIDENTIFIED MALE VOICE: You really need that
to be able to cross at that stoplight to get across
when you are walking to the shopping center.
MR. ARNOLD: Right.
David, do you know any more specifically about
that, the pathway?
MR. GENSON: No. (Indiscernible). There's
not a pathway the county is going to require us to
(indiscernible) but I'm pretty sure that the
pathway that's there, it's within their existing
right-of-way.
MR. ARNOLD: Right.
9.A.9
Packet Pg. 140 Attachment: Attachment E (2 of 2) Transcript-Pelican Nursery PUD 10-18-17 NIM (8584 : Baumgarten MPUD)
MR. GENSON: Yeah. And there's a
(indiscernible). We don't have opportunity to
change that.
MR. ARNOLD: Right.
Yes, ma'am -- I saw another question,
somebody? Yes, sir?
UNIDENTIFIED FEMALE VOICE: Yeah. Just a
comment.
In the morning, coming west, heading west on
Immokalee, when you get (indiscernible) I
understand they've just redone this and haven't
opened it yet. I guess they're going to have three
lanes to take a left turn.
Prior to that -- and we'll see how that works
out, prior to that, I think the traffic would back
up to a point where your entrance, okay, that you
had shown on the other sheet, would be impossible
to get into, all right.
And I think what would happen, then,
ultimately, people who would want to take a left
would probably want to cut through your -- rather
than wait for the light on Collier, they're going
to cut through your place. And then that would
have a bearing. If you have a light going out of
that Collier, okay, what would happen is people
9.A.9
Packet Pg. 141 Attachment: Attachment E (2 of 2) Transcript-Pelican Nursery PUD 10-18-17 NIM (8584 : Baumgarten MPUD)
would use that as a cut-through in the morning
rather than going through --
MR. ARNOLD: Sure. Well, I think that's why
the county has told us --
UNIDENTIFIED MALE VOICE: So the placement of
your access roads and whether there's lights or
not, that could have a big bearing --
MR. ARNOLD: Yeah.
UNIDENTIFIED MALE VOICE: -- on what happens
on the (indiscernible).
MR. ARNOLD: I think the county expects that.
So they want our project to be designed to allow
some cut-through traffic to occur.
UNIDENTIFIED MALE VOICE: Some cut-through is
okay (indiscernible) out there.
MR. ARNOLD: Yeah.
UNIDENTIFIED MALE VOICE: It is backed up now.
MR. ARNOLD: Sure.
UNIDENTIFIED MALE VOICE: And your straight
lane and through lanes are backed up a lot of times
in the morning now. Hopefully, it will be
straightened out when you get that third lane
opened.
MR. ARNOLD: (Indiscernible).
Anybody else?
9.A.9
Packet Pg. 142 Attachment: Attachment E (2 of 2) Transcript-Pelican Nursery PUD 10-18-17 NIM (8584 : Baumgarten MPUD)
Well, thank you all very much for coming out
and make sure you get Sharon's card if you'd like
to stay plugged in with us (indiscernible). Sir,
if I could get your information, I'll --
(End of recording.)
9.A.9
Packet Pg. 143 Attachment: Attachment E (2 of 2) Transcript-Pelican Nursery PUD 10-18-17 NIM (8584 : Baumgarten MPUD)
STATE OF FLORIDA
COUNTY OF COLLIER
I, Joyce B. Howell, do hereby certify that:
1. The foregoing pages numbered 1 through 48
contain a full, true and correct transcript of
proceedings in the above-entitled matter, transcribed
by me to the best of my knowledge and ability from a
digital audio recording.
2. I am not counsel for, related to, or
employed by any of the parties in the above-entitled
cause.
3. I am not financially or otherwise
interested in the outcome of this case.
DATED: October 24, 2017
SIGNED AND CERTIFIED:
________________________
Joyce B. Howell
9.A.9
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Packet Pg. 168 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
Bent Creek Preserve Homeowners Association, lnc.
9350 Bronwood Place, Naples, Florida 34120
April 5, 2019
Nancy Gundlach, AICP, Principal Planner
Growth Management Department-Zoning Div.
Collier County
2800 North Horseshoe Drive
Naples, FL 34104
RE: Baumgarten MPUD- Petition S PL 2017-76A
Dear Ms. Gundlach:
The Bent Creek Preserve Homeowners Association ("Association") represents the interest of the
residents of the Bent Creek Preserve ("BCP") community. Asthe Association's President lwanted to
pass on to you, concerns the Association has with the proposed Baumgarten MPUD being considered for
development by the County. We have relied upon materials available from the County's website in
formulating these community concerns.
1. Potential Full lnterconnect with Bent Creek Preserve: Understandin g it is the County's policy
under FLUE Policy 7.3 to have interconnections between adjolning neighborhoods and the
Baumgarten MPUD Master Plan, Exhibit "C" (rev . 3/ L7/2o791 shows a potential interconnect;
the Association objects to this requirement. Bent Creek Preserve is a Bated community with
private roads and sidewalks. Our residents have bought homes in the community knowing that
the access is controlled and restricted. Accordingly, we feel the two dlfferent land uses do not
warrant a full, open connection and the Association will not allow for uncontrolled
interconnection. The Association would request to be allowed, without additional PUD
permitting, to install vehicle & pedestrian gates with BCP resident-only access control at such
interconnect, if a connection is ultimately required by the County.
2. Buffers along Baumsa rten's Eastern ProDerty Line: it is our understandi ng that the county
Development Code requires a 15'wide Type B buffer along the applicant's eastern property line
The Applicant's Master Plan, Exhlbit c (rev. 3/tL/20791reflects this landscape buffer. The code
definition for Type B Buffer states in parl, "which moy include o woll, fence, hedge, berm or
combinotion thereof'. The Association is requestinB that Baumgarten MPUD be required to
include a 5'high masonry/concrete panel wall in the required Type B buffer, for the 870 feet of
the common property line between Baumgarten and Bent creek Preserve where the change in
use abuts our residential units. The remaining common property boundary is adjacent to a BcP
conservation easement area. The Association does not believe that having only a landscape
9.A.10
Packet Pg. 169 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
BCP HOA letter to Gundlach
April 5, 2019
Page 2 of 2
3. Mixed Use Commercial Land Use Adiacent to the Bent Creek Preserve: The Exhibit B
Development Standards dated 3/tl/2019, shows a "Minimum Yard- from Eastern Project
Boundany'' of 50 feet. The Association concurs with the County staff recommendation that the
requirement be 50 foot setback plus one additional foot for each one foot increase of building
height above 50 feet. Accordingly, a 65' high building will require a 65' setback.
4. Special Conditions: The Association agrees with the Special Conditions, dared 3hL/2O79,
included wlth the Baumgarten MPUD submittal (copy attached).
Thank you for the opportunity to provide the Association's comments concerning the Baumgarten
MPUD submittal. lf you have any question or need additional information, please feel free to contact
me. My phone is 239-225-2L!4.
Sincerely,
David Caldwell
President
planting for the buffer separating the Bent Creek Preserve single family homes from the
Baumgarten commercial or multifamily residential uses is adequate to protect the privacy and
security for the Association's members.
9.A.10
Packet Pg. 170 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
I Ii/L-HERITAGE BAY MPUD
COUMERCIAL
l__
-
|
t --,1,?
t-----1J-f
t----\
I
I
I BEMT CREEK PRESERVE PUD
RESIDENT1AL
E
3
RICHLANO
li
it
r!
li!I
N
i
R R
I
TUSCAI.IY COr'E PUD
RESIDENIAL
:-
tE€E PUO Exrrin r, rElr 3"l)SCALE: l'= 30o'
ffii[EimD rrxEI
at
I&GENDB = DEVIATION
Z ACTMITY CENTER U
@ GradvMinor
.!.h.lEir.ie{F.n.-n.Ir.a,.rdd
BAUACARTEN YPUD
FEvrsEo 0.)/r r /2or 9
9.A.10
Packet Pg. 171 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
U. RESIDENTIAT:
SPS-Same as Principal Structure
8H - Building Helght (zoned height)
'1- Minimum separation between adiacent dwelling units, If detached, shall be 1d.
'2 - Front yards shall be measured from back ol curb {if curbed) or edge of pavement (if not curbed) for prlvate streets
or drlves, and from ROW llne for any public roadway. Slngle-family front entry garages shall have a 23' setback from
back of sidewalk.
i3 - AII landscape Buffer Easements and/or Lake Malntenance Easements shall be located within open space $acts or
lake tracts and not be within a residential lot. Where a home site abuLs a Landscape Buffer Easement or Lake
Maintenance Easement withln open space tracts or lake tracts, the accessory structure setback on the residential lot
may be reduced to zero (0) feet where lt abuts the easement.
*4 - When not located in a residential building within the "R' tract.
15 - Does not apply to passlve recreational uses such as trails/pathways.
*5 - Community structures such as guardhouses, gatehouses, funces, walls, columns, decoratlve architectural features,
streetscape, passive pa*s and access control skuctures shall have no required setbach except as listed below, and
are permitted throughout the "R" designated areas of the PUD; however such strudures shall be located such that
they do not cause vehicular stacking lnto the road right-of-way or create site distance lssues for motorlsts and
pedestrians.
PRINCIPAL STRUCTURE *6 TOWNHOUSE
(PER UNIT)
MUITI.FAMILY AMENITY AREA +4
Minimum Lot Area r-440 sF 43,560 SF N/A
Minimum Lot Width 18 feet N/A N/e
Minimum Lot Depth 80 feet N/A N/A
Minimum Front Yard Setback 20 feet *2 20 feet *2 15 feet
Minimum Side Yard Setback 0/10 feet *1 0/10 feet *1 15 feet
Minimum Rear Yard Setback 15 feet
Minimum Preserve Setback 25 feet 25 feet
Minimum PUD Boundary Setback 50 feet *5
Maximum Building Height
Zoned
Actual
55 feet
65 feet
25 feet
35 feet
Minimum Distance Between Buildings 20 feet 20 feet N/A
Floor Area Minimum, per unit 750 SF
Minimum Front Yard Setback +2 15 feet 15 feet 10 feet
10 feet 10 feet L0 feet
Minimum Rear Yard Setback *3 10 feet 10 feet 10 feet
Minimum Preserve Setback 10 feet 10 feet 10 feet
Minimum PUD Boundary Setback 15 feet 15 feet
Minimum Distance Between Buildings 0/10 feet 0/10 feet N/e
Maximum Height
Zoned
Actual
35 feet
40 feet
3 5 feet
40 feet
25 feet
30 feet
B a,Mgqten MP UD F-xh .1-F-rev6. docx
Pagc 9 of 19
March 11, 2019
15 feet 15 feet
25 feet
50 feet 50 feet
45 feet
50 feet
684 SF
ACCESSORY STRUCTURES *6 .:.n
Minimum Side Yard Setback
15 feet
9.A.10
Packet Pg. 172 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
5. SPECIAL CONDITIONS
a No adult orientated sales are permitted.
b. For commercial uses, outdoor music and televisions shall be limited to the areas that
are a minimum of 500 feet from the southern and eastern PUD boundaries. There will
be no outdoor amplified sound between the hours of 10 p.m. and 8 a.m. weekdays
and 12 a.m. and 8 a.m on weekends.
c. Dumpsters shall be oriented as far away from residential units as possible.
d. Delivery bays shall not abut external residential development.
e. Service bays related to automobile service and repair shall be located so that they do
not face any external residential district within 1500 feet.
f. All pole lighting located in Amenity Areas shall be limited to flat full cutoff shields.
Bamrgotzn MP|ID bh A-F revd.dru
Pagc 19 of 19
March ll,2019
9.A.10
Packet Pg. 173 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
GundlachNancy
From:
Sent
To:
Subject:
mary.pici@verizon.net
Wednesday, April 3,20'19 1Z:24 PM
GundlachNancy
Baumgarten PUD
Dear Ms. Gundlach,
We would like to express our opposition to the rezoning of the Baumgarten MPUD. We own
three single family homes in Tuscany Cove development which borders this property. We are
not opposed to the development of this parcel but are opposed to the current plan. We will
be out of town on April 18, 2019 and, therefore, will be unable to attend the meeting. Our
concerns are as follows:
1. The Tuscany Cove development borders the proposed site. The proposal calls for 10
buildings of 40 units each that were originally in the center of the site with a small lake
between our communities. lt now appears that the 10 buildings have been moved to
the Tuscany Cove border with the lake in the middle. This change was made at the last
minute and the public documents do not even show the exact placement of these
buildings. The height of these proposed buildings is another variance and will negatively
impact on our property values as well as the enjoyment of our properties.
2. The Baumgarten parcel is approximately the size of Tuscany Cove which has under 300
one story, single family homes. The proposed development appears to be too dense
with 400 living units on about 1/3 of the property and extensive commercial
development on the remainder. lt is not clear from the public plans how the parking
and traffic from all this development will be handled. The location of the roadways and
buildings in the residential area is not shown. As it is now, residents of our community
have difficulty entering and exiting our community. There have been numerous
accidents at the corner of lmmokalee and Collier with 3 deaths in the last year. The
density of this proposed development will negatively impact this situation.
Again, we are not opposed to the change from Rural Agricultural to Mixed Use Planned
Development as long as it is developed in a responsible manner that does not negatively
impact our property values and enjoyment of our preexisting properties. Thank you for your
time.
Joseph and Mary Pici
15306 Cortona Way
Naples, FL 34120
1
9.A.10
Packet Pg. 174 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
Gund lach Nan cy
From:
Sent:
To:
Cc:
Subject:
BellowsRay
Monday, April 1,2019 6:21 PM
GundlachNancy
BosiMichael
FW: Proposed Development at SE Corner of lmmokalee Rd. & Collier BIvd.
R.t
FYI
From: KarlFry <Karl.Fry@colliercountyfl.gov>
Sent: Monday, April 01,2019 11:53 AM
To: BellowsRay <Ray. Bellows@colliercountyf l.gov>
Subject: Fw: Proposed Development at SE Corner of lmmokalee Rd. & Collier Blvd.
Hi Ray,
Please distribute as you see fit. Hope you are well!
Regards,
Ka rl
Roymond V. Bellows, Zoning Monoger
Zoning Division - Zoning Services Section
Growth Monogement Deporlment
Telephone : 239.252.24 63i F ox: 239.252.63 50tu
Exceeding expeclotions, every doy!
Tell us how we are doing by taking our Zoning Division Survey at httos://ooo.ol/exivoT.
Korl Fry
Collier County Planning Commission, oistrict 3
1
9.A.10
Packet Pg. 175 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
From: Terry Kennedy <tkennedv@ide astraining.com>
Sent: Thursday, March 28,2019 2:05 PM
To: KarlFry
Subject: Re: Proposed Development at SE Corner of lmmokalee Rd. & Collier Blvd
Hello Karl,
Thank you for your response and preferred email address to reach you, I will pass on that information.
Yesterday, I received contact emails that were published (l do not have the source) from another Tuscany Cove
resident/owner who has been organizing petitions regarding our communit/s serious concerns with this high density
development proposed to break ground adjacent to our homes and our small set-back area. BIW, an overwhelming
maiority of owners/residents have signed these petitions and many have sent letters similar to mine imploring the
Planning Board and Commissioners to seriously consider the negative impact to our community.
Thank you for reading my email, please seriously consider our concerns and forward to the appropriate Board and
Commission members.
We look forward to hearing back from you with any updates. Thank you in advance
Best Regards,
Terry Kennedy
Emoil: TK€nnedy@l DEASIraininB.com
From: Karl Fry <karlfry@comcast. net>
Date: Thursday, March 28, 2019 at 6:54 AM
To:'Terry Kennedy' <tkennedv@ideastraining.com>
Cc: <Karl.Fry@colliercountyfl.gov>
Subject: RE: Proposed Development at SE Corner of lmmokalee Rd. & Collier Blvd.
Hi Terry,
Thanks for the info you have provided. I do try to take all aspects of any proposed development into account.
l'm replying to you and my official Collier County email address. Please use that address moving forward. Helps me
separate ccPc official business from spam and other personal emails...
Curious, how did you come to email my personal address? My county email is on the CCPC website. lf there's a link to
my personal address that's been overlooked, would appreciate knowing...
Regards,
2
Karl
.2391777-3962
Karl.Frv@colliercountvfl.sov
9.A.10
Packet Pg. 176 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
From: Terry Kennedy <tken n ed v@ ideastra in in e. co m>
Sent: Wednesday, March 27 ,2019 5:27 PM
To: StanChrzanowski @colliereov.net;JoseohSchmitt@colliersov.net: KarenHomiak@collier gov. net;
dearborn ohnrwood.com karlfrv@comcast.n et Ma rkstrain@collier gov,net;EdwinFrv er @ colliersov.net
Cc: eastmath@collierschools.com;n na. Fia la colliercount@ vfl.so Burt Sa unders @ colliercount vfl.go
ill.McDaniel colliercoun Pennv.Tavlor@colliercountvf l.eov; Andv.Solis@colliercountyf l.gov;
gbfahmv@aol.com
Subject: Proposed Development at SE Corner of lmmokalee Rd. & Collier Blvd.
ATTN: Collier County Planning Commission
CC: The Board of Commissioners of Collier County
RE: Proposed Development at SE Corner of lmmokalee Rd. & Collier Blvd.
From: one of many Concerned Property Owners and Taxpayers
Date: March 27 ,2Ot9
Due to:
extreme traffic congestion and intersection hazards-resulting in loss of life,
netative impact to Collier County environment,
negative impact to neighboring established single-story community, Tuscany Cove, and
unnecessary overly-increased density,
tt is impemtlve thalt there NOT be multi-story unlts bullt on the 5tr-56 acres located at the sourh East corner of
Colller Blvd & lmmokalee Road (previously Pelican Nursery).e PLEASE REJECT Sranting height variances above two (standard heiSht) stories on ANY proposed structures on
said parcel.
. PTEASE REJECT high density or increased density variances for said parcel abutting our development,o PLEASE RETECT any other requested or pending variances that would further impact and harm our expected
quality of life and environmental safety.
Please LISTEN to and seriously consider the VALID CONCERNS of your Collier County Taxpaying Customers (owners
and renters, taxpayers and citizens),
Please see PETITIONS submitted to Collier County Commissionerc in February ond Morch 2079lrom Tuscdny Cove.
See synopsis below ond previous letter sent ond dttoched (February 25, 2019)
February 25, 2019
To: The Board of Commissioners of Collier County:
Burt L Saunders (District 3) Vice Chairman
Donna Fiala (District 1) Andy Solis Esq. (District 2)
William L. McDaniel (District 5) Chairman Mike Bosi :Zoning Director
Penny Taylor (District 4)
RE: PUDZ-P120170000768, Pelican Nursery Mixed-use Planned Unit Development (MPUD)
Dear Board of Commissioners,
D
3
Recently, via petition, the residents and property owners of Tuscany Cove have brought to your attention the
many concerns that our community has with the proposed PUD rezone application for commercial and residential
development of the 54-56 acres located at the South East corner of Collier Blvd & lmmokalee Road, the site where
Pelican Nursery had been for many years.
Thank vou in advance for vour time and selious deliberation on thiS matter.
9.A.10
Packet Pg. 177 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
1. PLEASE SAY "NO" to HlcH DENS IW, MULTI.STORY DEV ELOPMENT
The COMMISSIONERS SHOULD HOtD A,Vy CURRENTLY PLANNED and FUTURE PROPOSEO PROJECT at the corner of
lmmokalee Rd. and Collier Blvd to the CORRECT LlMlTS, PROPER ZONTNG RESTR|CT|ONS, and UTMOST SAFETy
CONCERNS,
The proposed 400 multi-family residential units, a possible 1OO-150 room hotel, medical offices, restaurants, any other
commercial entities would overwhelm and NEGATI VELY IMPACT our alreadv heavilv saturated & trafficked area.
PLEASE: Do not proceed - without the FUtl CONSIDERATION of U the impact of the heavily increased traffic, or 2)
enough improvement to the surrounding infrastructure to accommodate such growth, or 3) the detrimental effect on
our quality of life.
Developing and expanding the density of structures on the SE corner of lmmokalee Rd. and Collier Blvd. would
compound the already serious traffic problem. This is UNSAFE and unacceptable to us as citizens who moved this far
out east to be away from the gridlock of Tamiami Trail, and the skyscrapers and multi-story/multi-unit developments
closer to the Gulf. When daily life becomes a hardship of this degree, the result is that the very people (ond resulting S
dollors)lhat Collier County government has already attracted here may very well choose another, more desirable, safer
area to live and work. BAD WORD OF MOUTH is not something we can afford. The rcsultont loss ol LLFE, time,
rcputdtion, and money is not worth it, is it?
2. PLEASE REVIEW /IMPROVE TRAFFIC FLOW and SAFEW a t U-turns, esDeciallv At ENIRANCE OF TUSCANY
COVE and at lhe moior intersection of lmmokalee Rd. and Collier Blvd.
The recent change in allowing U-TURNS At thE ENTRANCE OF TU NY COVE TO HEAD NORTH MAKES EXITING AND
ENTERING OUR COMMUNIW EXTREMELY DANGEROUS. The traffic heading north on Collier Blvd is OFTEN BACKED UP
from lmmokalee Road to our entrance and exit, which creates severe bottlenecks, gridlock, and increasing accidents.
The reports of at least 202 ACCIDEN e fatal - over the last two years, at the lntersection of Collier Blvd and
lmmokalee Road (ond the most recent trogic fatol accident of a young mother ond small child), are most OISTURBING.
Even in the "off" season, there have been daily serious bottlenecks as well as frequent accidents/incidents. This results
in very congested and dangerous intersections, including at the ingress/egress to our small community.
One of the main reasons we purchased in Tuscany Cove was because our communitv was NOT built on a corner
intersection; yet, because of re-routing and dangerous U-turns, we have experienced increased vehicular traffic from
the many commercial businesses and lhe mdjor intersection of lmmokalee Rd. and Collier Blvd., as if we were a major
intersection. This is NOT SAFE URBAN PIANNING. With the very busy Emergency Room at the NE corner, a life-death
hazardous situation can occur, when ambulances and other em ersencv vehicles (ond residents/visitors in their own
vehicles who ore trying to get to the hospitol)have increasing difficulty getting throu8h the gridlock!
For the sake of our local community's safety and security - as well as the future positive "lifestyle" image (and
bottom line preservotion/ of Naples, Collier County, PLEASE RUECT granting variances on increased density and
building height above two stories and for ANY proposed structures abutting our development.
Please do not allow this slipperv slope of ouick-income, detrimental urban plannins that is NOT lN THE BEST INTEREST
of our citizens, tourists, and upscale businesses who have alreadv invested in our communitv. This is unbecoming to
our treasured "lifestyle" that brought us here in the first place. Word of mouth travels fast, and as many of us are not
originally from "around here", it is imperative that those in power in government understand the needs of our existing
citizens and protect the positive reputation of Naples.
4
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Packet Pg. 178 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
The residents and owners of Tuscany cove and adiacent e,xrsting communities are couNTlNG oN you,
Commissioners, to have the foresight to represent and defend our positive community interests-for the health and
safety of Collier County's future.
Thank you for your attention to this important matter.
Respectfully,
Terry Kennedy, owner, Tuscany Cove unit 15501. Cortona Way, Naples, FL 34120
Former publisher/editot, N o ples G uide magazine
Under Florida Law, e-mail addresses are public records. lf you do not want your e-mail address released in response lo a
public records request, do not send electronic mail to this entity. lnstead, contact this office by telephone or in writing.
5
9.A.10
Packet Pg. 179 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
GundlachNa ncy
From:
Sent:
To:
Subject:
Attachments:
BosiMichael
Tuesday, April 2, 2019 8:'13 AM
GundlachNanry
FW: PUDZ-P120170000768, Pelican Nursery Mixed-Use Planned Unit Development (MpUD) Tuscany
Cove petition contd.
scan petition paft2 - 4 2 2019.pd1
fvi
From: Boutin, Gary <9ary. boutin@sap.com>
Sent: Tuesday, April2,2079 7:54 AM
To: FialaDonna <Donna. Fiala@colliercountyfl.gov>; SolisAndy <Andy.Solis@colliercountyfl.gov>; SaundersBu rt
<Burt.Saunders@colliercouotyfl.gov>; TaylorPenny <Penny.Taylor@colliercountyfl.gov>; McDanielBill
<Bill. McDaniel@colliercou ntyfl.gov>; BosiMichael <Michael.Bosi@colliercountyfl.gov>; ma rkstrain@collier.gov;
HomiakKaren <Ka ren. Homiak@colliercou ntyfl.gov>; KarlFry <Karl. Fry@colliercountyfl.gov>; FryerEdwin
<Edwin.Fryer@colliercountyfl.gov>; StrainMark <Ma rk.Strain @colliercountyfl.gov>; Chrzanowskistan
<Sta n.Chrzanowski@colliercountyfl.gov>; SchmittJoseph <Joseph.Schmitt@colliercountyfl.gov>;
eastmath@collierschools.com; pdearborn@johnrwood.com
Cc: Gregory Paquette <gpaquette@uri.edu>; gbfahmy@aol.com; lpdifusco@aol.com; jtaglietta@aol.com
Subject: PUDZ-P120170000768, Pelican Nursery Mixed-Use Planned Unit Development (MPUDlTuscany Cove petition
contd.'
Tuscany Cove HOA and Community of Residents
150?6 Toscana Way, Naples,Fl 34120
239-348-9650
To: The Collier County Planning Commissioners:
Karen Homiak, Patrick llearborn, Karl Fry, Edwin Fryer, Mark
Strain,
Stan Chrzanowski, Joseph Schmitt; and :
The Collier County Commissioners:
Donna Fiala, Andy Solis, Burt Saunders, Penny Taylor, Bill
McDaniel and:
Director of Zoning, Mike Bosi
1
9.A.10
Packet Pg. 180 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
RE: PUDZ-PL20I70000768 (Pelican Nursery Mixed Use plannert
developmcnt)
Dear Ladies and Gentlemen,
On March 15,20t9 we emailed you our 2
PAGE PETITION LETTER with 9 pages of l3l signatures from our
VERY CONCERNED TIJSCANY COVE RESTDENTS.
Today we ore enclosing an additional 4 pages of
50 * more signatures from OUR VERY CONCERNED RESIDENTS
along with another copy ofour pctition letter for your convenience.
Again, we thank you in advance for taking our many concerns into your
considerations snd we look forward to sceing you ot your Apri! tE,2Ol9
Planning Com mission lfearing,
Respectfully,
The Concernerl Residents of Tuscanv Cove
Gary J Boutin ossp
HCM Cloud Operalions
53 State Street
Boston, MA 02109
T 617-7't5-7346
com
Under Florida Law, e-mail addresses are public records. lf you do nol want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. lnstead, contact this oflice by telephone or in writing.
E
\^l ')irl:7U3r'.,
2
9.A.10
Packet Pg. 181 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
Tuscany Cove HOA & Commrmity of 294 Single Family Homes
15076 Toscana Way
Naples, Fl 34120
239-348-96s0
To The Board of Commissioners of Collier Countv:
Donna Fiala (District I )
Andy Solis Esq. (District 2)
Burt L Saunders (District 3) Vice Chairman
Penny Taylor (District 4)
William L. McDaniel (District 5) Chairman
And
Mike Bosi : Zoning Director
RE: PUDZ-PL20I70000768, Pelican Nusery Mixed-use Plarured Unit Development
(MPUD)
February 19,2019
Dear Ladies and Gentlemen,
We, the residents of Tuscany Cove want to bring to your
attention the many concerrs that our community has with the proposed PUD rezone
application for commercial and residential development ofthe 54-56 acres located at the
South East comer of Collier Blvd & Immokalee Road., the site where Pelican Nursery
had been.
We are concemed that the proposed 400 multi-family residential units, plus a possible
100-150 room hotel, medical offices, restaurants, etc; will overwhelm this already heavily
saturated & tafficked area- Injust the past several years we have had the growth of9
residential developments being: Compass Landing, Canopy, Tuscany Point, Bucks Run,
& Raffia Preserve offof Collier Blvd between Vanderbilt Beach Road and Immokalee
Road; as well as Bent Creek & LaMorada on Immokalee Road just east of this proposed
development and Esplanade and Addison Place on Immokalee Roadjust West of Collier
Blvd.
We have also seen the addition of NCH Northeast Emergency Room, and Medical
Offices, Diagnostics and Rehabilitation, C.V.S. Pharmacy, assorted Restaurants,
Businesses, and Retail Outlets at the Northeast comer of Immokalee Road & Collier
Blvd.
There have been 202 accid€nts at the Intersection of Collier Blvd and Immokalee Road
between January l, 2017 and January 2019, and that most recent tragic accident last
month, where a young mother and small child died. As a community of very concerned
citizens, we have reached out to the Collier County Sheriffs Dept and to
9.A.10
Packet Pg. 182 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
F.I.R.E.S. Florida's Integrated Report Exchange System, due to our deep concems.
The recent change in allowing U-Tums at the Entrance of our Community to head North
has made exiting our community downright dangerous; as well as the traflic heading
north on Collier Blvd at times is backed up from Immokalee Road to our entrance and
exit. We are getting all olthe traffic coming out the Shoppe's Of Pebblebrook, Publix
and Walgreen's al the Southwest Comer of Collier Blvd & Immokalee Road. The traffic
that has to exit south on Collier BIvd, gets into that left tuming lane to U-Tum North. At
times that faffic builds up beyond what the turning lane can accommodate and comes to
a standstill in that regular left lane, as more traffic keeps coming fiom the east and west
of Immokalee Rd onto Collier Blvd.
In addition to our serious traffic concems; we would like the commissioners to hold this
project to the correct and current zoning restrictions; rather than granting variances with
regard to the height of the proposed structures, abutting our development, the width or
lack of width of the roadways, etc; that would negatively impact our community.
It is our plea to each ofyou to come here to see for you$elf. A picture they say is worth a
thousand words, but a little driving in and out ofour development and shopping plazas,
would help you greatly to r,rnderstand our deep concems for safety. Seeing a drawing ofa
Massive Rollercoaster and riding on one are two very different things.
We are a mixed community ofvery young, school age, working age & senior aged
families. The greater majority of our community live here full tine. Our number one
concem is to safely go to school, to work, buy groceries, and go to our doctors, dentists,
parks, libraries, etc and safely retum home each day.
Thanking you for your time and many considerations given this matter; we remain, the
VERY CONCERNED TUSCANY COVE RESIDENTS
Please weigh our concems thoroughly and thoughtfirlly, just as you would if it was where
you or your family lived.
9.A.10
Packet Pg. 183 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
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9.A.10
Packet Pg. 187 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
9.A.10
Packet Pg. 188 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
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Packet Pg. 189 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
9.A.10
Packet Pg. 190 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
9.A.10
Packet Pg. 191 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
9.A.10
Packet Pg. 192 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
9.A.10
Packet Pg. 193 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
9.A.10
Packet Pg. 194 Attachment: Attachment F- Petition and Letters of Objection 50 5-20-19 (2) (8584 : Baumgarten MPUD)
9.A.11
Packet Pg. 195 Attachment: Attachment F-1 - Letter of Approval fromTuscany Cove POA 5-13-19 (8584 : Baumgarten MPUD)
9.A.11
Packet Pg. 196 Attachment: Attachment F-1 - Letter of Approval fromTuscany Cove POA 5-13-19 (8584 : Baumgarten MPUD)
9.A.12
Packet Pg. 197 Attachment: Attachment G - Tuscany Cove Building Heights and Bent Creek Building Heights 3-29-19 (8584 : Baumgarten MPUD)
9.A.12
Packet Pg. 198 Attachment: Attachment G - Tuscany Cove Building Heights and Bent Creek Building Heights 3-29-19 (8584 : Baumgarten MPUD)
9.A.12
Packet Pg. 199 Attachment: Attachment G - Tuscany Cove Building Heights and Bent Creek Building Heights 3-29-19 (8584 : Baumgarten MPUD)
9.A.14
Packet Pg. 200 Attachment: Legal Ad - Agenda ID 8584 (8584 : Baumgarten MPUD)