Arthrex, Inc. 1370 Creekside Boulevard Naples FL 34108 239.403.6804 dgenson@barroncollier.com D. Wayne Arnold, AICP / Richard D. Yovanovich Q. Grady Minor and Associates, P.A. / Coleman, Yovanovich & Koester, P.A. 3800 Via Del Rey Bonita Springs FL 34134 239.947.1144 warnold@gradyminor.com / ryovanovich@cyklawfirm.com
Please see Exhibit 1 Please see Exhibit 1
CPUD CPUD Light Manufacturing, Retail, Commercial, Hotel/Motel, Assisted Living Facilities Creekside Commerce Park CPUD 2016-05 Light Manufacturing, Retail, Commercial, Hotel/Motel, Assisted Living Facilities 27 48S 25E Please see Exhibit 2 Please see Exhibit 3 106 Southwest and Southeast quadrant of Immokalee Road and Goodlette Road
Collier Health Center PUD and Collier Tract 22 PUD I and Pelican Marsh PUD SW Professional Health Park and I Naples Daily News BPPUD NCH Hospital, medical offices and single family residenetial Waste water treatment plant, golf course and single family residential Medical offices and Waste water treatment plant Naples Daily News facility Pelican Marsh Community Development District Mr. Gordon M. Brown, 1853 Timarron Way 34108 Pelican Marsh Owners' Association Mr. Wayne Smith,1385 Wood Duck Trail 34108 Collier's Reserve Association, Inc. 1715 Colliers Reserve Drive 34110 Creekside Commerce Park Property Owners Association, Inc. 2600 Golden Gate Parkway 34105
March 22, 2016 - Ordinance 2016-05, PUD amendment to reduce square footage in the commercial district, increase square footage in the business district and allow group housing east of Goodlette Frank Road.
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Creekside Commerce Park CPUD Exhibit 1 Disclosure of Interest Information List Identifying Owner(s) and All Parties of Corporation b1. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Arthrex, Inc. 100% 1370 Creekside Boulevard Naples, FL 34108 Officers/Stockholders Percentage of Ownership Reinhold Schmieding, President, Director 0% John W. Schmieding, Secretary, Director 0% Kathleen D. Sparrow, Treasurer 0% Reinhold and Erika Schmieding as Trustee of 100% Various Family Trusts b2. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Creekside Commerce Park Property Owners Association, Inc. 100% A Florida Not for Profit Corporation 1370 Creekside Boulevard Naples, FL 34108 Officers/Stockholders Percentage of Ownership John Schmieding, President 0% Daniel Hall, Secretary, Treasurer 0% Kathleen D. Sparrow, Vice President 0% b3. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Creekside East Inc. 100% 2600 Golden Gate Parkway Naples, FL 34105 Officers/Stockholders Percentage of Ownership Juliet C. Sproul Family Inheritance Trust 30.0000% 1998 Barron Collier III Irrevocable Children s Trust 30.0000% Robert Blakeslee Gable 6.2500% Michael Wells Gable 6.2500% July 27, 2016 Page 1 of 5
Creekside Commerce Park CPUD Exhibit 1 Disclosure of Interest Information List Identifying Owner(s) and All Parties of Corporation Mathilde V. Currence 7.5000% Lamar G. Villere 7.5000% Phyllis G. Alden 12.5000% b4. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Creekside West Inc. 100% 2600 Golden Gate Parkway Naples, FL 34105 Officers/Stockholders Percentage of Ownership 1998 Barron Collier III Irrevocable Children s Trust 17.56611% R. Blakeslee Gable 15.90492% M. Wells Gable 15.90492% Juliet C. Sproul Family Inheritance Trust 14.38303% Christopher Villere 8.90424% Lamar Villere 8.90424% Mathilde V. Currence 8.90424% Phyllis G. Alden 6.34522% Jennifer S. Sullivan.94653% Juliet A. Sproul.94653% Katherine G. Sproul.94653% Juliet C. Sproul.34348% d1. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP or LIMITED LIABILITY COMPANY, list the name of the general and/or limited partners, manager and/or members: RES Florida 1255 Holdings LLC 100% 1370 Creekside Boulevard Naples, FL 34108 Officers/Manager Percentage of Ownership Krisdan Management Inc., Manager 0% 1370 Creekside Boulevard Naples, FL 34108 Reinhold Schmieding, President, Chairman 100% Erika Schmieding, Vice President 0% Zeida Orbea, Assistant Treasurer 0% July 27, 2016 Page 2 of 5
Creekside Commerce Park CPUD Exhibit 1 Disclosure of Interest Information List Identifying Owner(s) and All Parties of Corporation Daniel Hall, Assistant Treasurer 0% d2. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP or LIMITED LIABILITY COMPANY, list the name of the general and/or limited partners, manager and/or members: RES Florida 1265 Holdings LLC 100% 1370 Creekside Boulevard Naples, FL 34108 Officers/Manager Percentage of Ownership Krisdan Management Inc., Manager 0% 1370 Creekside Boulevard Naples, FL 34108 Reinhold Schmieding, President, Chairman 100% Erika Schmieding, Vice President 0% Zeida Orbea, Assistant Treasurer 0% Daniel Hall, Assistant Treasurer 0% d3. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP or LIMITED LIABILITY COMPANY, list the name of the general and/or limited partners, manager and/or members: RES Florida 1284 Holdings LLC 100% 1370 Creekside Boulevard Naples, FL 34108 Officers/Manager Percentage of Ownership Krisdan Management Inc., Manager 0% 1370 Creekside Boulevard Naples, FL 34108 Reinhold Schmieding, President, Chairman 100% Erika Schmieding, Vice President 0% Zeida Orbea, Assistant Treasurer 0% Daniel Hall, Assistant Treasurer 0% d4. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP or LIMITED LIABILITY COMPANY, list the name of the general and/or limited partners, manager and/or members: July 27, 2016 Page 3 of 5
Creekside Commerce Park CPUD Exhibit 1 Disclosure of Interest Information List Identifying Owner(s) and All Parties of Corporation RES Florida 1370 Holdings LLC 100% 1370 Creekside Boulevard Naples, FL 34108 Officers/Manager Percentage of Ownership Krisdan Management Inc., Manager 0% 1370 Creekside Boulevard Naples, FL 34108 Reinhold Schmieding, President, Chairman 100% Erika Schmieding, Vice President 0% Zeida Orbea, Assistant Treasurer 0% Daniel Hall, Assistant Treasurer 0% d5. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: 1336 Creekside Flex LLP 100% 2600 Golden Gate Parkway Naples, FL 34105 Officers/Stockholders Percentage of Ownership Creekside West Inc., Partner 50% 2600 Golden Gate Parkway Naples, FL 34105 1998 Barron Collier III Irrevocable Children s Trust 17.56611% R. Blakeslee Gable 15.90492% M. Wells Gable 15.90492% Juliet C. Sproul Family Inheritance Trust 14.38303% Christopher Villere 8.90424% Lamar Villere 8.90424% Mathilde V. Currence 8.90424% Phyllis G. Alden 6.34522% Jennifer S. Sullivan.94653% Juliet A. Sproul.94653% Katherine G. Sproul.94653% Juliet C. Sproul.34348% RECAPA LLC., Partner 50% July 27, 2016 Page 4 of 5
Creekside Commerce Park CPUD Exhibit 1 Disclosure of Interest Information List Identifying Owner(s) and All Parties of Corporation 1336 Creekside Boulevard, Suite 1 Naples, FL 34108 Thomas L. Cook, Manager 0% William B. Caldwell, Manager 0% Millard Brooks, Manager 0% Daniel Janyja, Manager 0% Lynda Waterhouse, Manager 0% d6. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: Trail Boulevard LLLP 100% 2600 Golden Gate Parkway Naples, FL 34105 Officers/Stockholders Percentage of Ownership Barron Collier Corporation 100% 2600 Golden Gate Parkway Naples, FL 34105 Barron Collier Corporation 0.1000% Juliet C. Sproul Family Inheritance Trust 24.9750% 1998 Barron Collier III Irrev Children s Trust 37.4625% Phyllis G. Alden Irrevocable Trust 12.4875% R. Blakeslee Gable 6.2438% M. Wells Gable 6.2438% Christopher D. Villere 4.1625% Mathilde V. Currence 4.1625% Lamar G. Gable 4.1625% July 27, 2016 Page 5 of 5
Exhibit 2 Creekside Commerce Park CPUD Legal Description All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; COMMENCING at the northwest corner of said Section 27; thence along the north line of said Section 27 South 89 45 21 East 1869.61 feet; thence leaving said line South 00 14 39 West 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; thence along said right of way line in the following Six (6) described courses; 1) South 89 45 21 East 485.99 feet; 2) South 00 14 39 West 10.00 feet; 3) South 89 45 21 East 150.19 feet; 4) South 89 48 33 East 716.81 feet; 5) North 05 34 33 West 10.05 feet; 6) South 89 48 33 East 486.21 feet to a point on the west right of way line of Goodlette Road as recorded in Plat Book 3, page 58, Public Records of Collier County, Florida; thence along said line South 05 33 48 East 1767.02 feet; thence leaving said line South 89 20 53 West 51.18 feet; thence North 23 55 53 West 13.07 feet; thence northwesterly, 30.71 feet along the arc of a circular curve concave to the northeast, having a radius of 80.00 feet, through a central angle of 21 59 52 and being subtended by a chord which bears North 12 55 57 West 30.53 feet; thence North 05 00 53 West 31.56 feet; thence North 36 19 20 West 32.02 feet; thence North 56 04 35 West 35.11 feet; thence North 80 39 15 West 32.53 feet; thence North 88 39 12 West 97.78 feet; thence North 86 04 40 West 45.79 feet; thence North 89 49 48 West 132.77 feet; thence North 69 40 10 West 37.23 feet; thence South 89 20 53 West 142.47 feet; thence South 84 59 26 West 24.66 feet; thence South 74 56 50 West 121.32 feet; thence South 79 49 59 West 45.93 feet; thence westerly and northwesterly, 45.51 feet along the arc of a circular curve concave to the northeast, having a radius of 66.00 feet, through a central angle of 39 30 16 and being subtended by a chord which bears North 80 24 53 West 44.61 feet to a point of compound curvature; July 18, 2016 Page 1 of 4
Exhibit 2 Creekside Commerce Park CPUD Legal Description thence northwesterly, 52.92 feet along the arc of a circular curve concave to the southwest, having a radius of 150.00 feet, through a central angle of 20 12 57 and being subtended by a chord which bears North 70 46 13 West 52.65 feet; thence North 80 52 42 West 36.59 feet; thence westerly and southwesterly, 46.18 feet along the arc of a circular curve concave to the southeast, having a radius of 80.00 feet, through a central angle of 33 04 14 and being subtended by a chord which bears South 82 35 11 West 45.54 feet to a point of compound curvature; thence southwesterly and westerly, 38.16 feet along the arc of a circular curve concave to the northwest, having a radius of 60.00 feet, through a central angle of 36 26 19 and being subtended by a chord which bears South 84 16 14 West 37.52 feet to a point of compound curvature; thence westerly and northwesterly, 68.85 feet along the arc of a circular curve concave to the southwest, having a radius of 305.00 feet, through a central angle of 12 55 59 and being subtended by a chord which bears North 83 58 36 West 68.70 feet; thence South 89 33 25 West 18.36 feet; thence South 89 39 19 West 71.63 feet; thence North 89 34 56 West 36.03 feet; thence South 86 06 41 West 42.94 feet; thence South 83 44 16 West 26.23 feet; thence South 51 01 13 West 27.49 feet; thence South 33 25 50 West 19.95 feet; thence South 15 40 05 West 20.54 feet; thence South 10 54 39 West 34.64 feet; thence South 89 20 14 West 101.06 feet; thence North 10 46 06 East 101.42 feet; thence North 89 20 53 East 65.45 feet; thence North 00 39 07 West 100.64 feet; thence South 89 20 53 West 503.78 feet; thence North 00 39 07 West 27.71 feet; thence North 72 58 55 West 131.30 feet; thence North 02 08 56 West 1473.29 feet to a point on the south right of way line of said Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; Containing 69.48 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89 49'40" East. July 18, 2016 Page 2 of 4
Exhibit 2 Creekside Commerce Park CPUD Legal Description All that part of Section 27, Township 48 South, Range 25 East, Collier County, Florida being more particularly described as follows; Commencing at the northeast corner of said Section 27; thence along the east line of said Section 27, South 01 09 43 East 125.00 feet to a point on the south right of way line of Immokalee Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described; thence continue along said east line South 01 09 43 East 1189.62 feet; thence leaving said line South 89 48 50 West 677.35 feet; thence South 05 35 39 East 886.02 feet; thence South 89 48 50 West 400.00 feet to a point on the easterly right of way line of Goodlette Frank Road as Recorded in Plat Book 13, page 58, Public records of Collier County, Florida; thence along said line North 05 35 39 West 2088.10 feet to a point of the south right of way line of said Immokalee Road (S.R. 846); thence along said line South 89 49 40 East 1168.55 feet; thence continue along said line South 89 12 58 East 1.85 feet to the POINT OF BEGINNING of the parcel herein described; Containing 38.9 acres more or less; Subject to easements and restrictions of record. Bearings are assumed and based on the north line of said Section 27 being South 89 46'26" East. LESS A PORTION OF TRACTS R AND L1 CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARY DESCRIBED AS FOLLOWS: BEGIN AT THE NORTHWESTERLYMOST CORNER OF TRACT R (CREEKSIDE WAY) CREEKSIDE COMMERCE PARK WEST-UNIT ONE AS RECORDED IN PLAT BOOK 29 AT PAGES 57 THROUGH 58 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE RUN SOUTH 89 45'00" EAST, ALONG THE SOUTH RIGHT-OF-WAY OF IMMOKALEE ROAD FOR A DISTANCE OF 249.45 FEET; THENCE RUN SOUTH 00 25'51" WEST FOR A DISTANCE OF 107.22 FEET; THENCE RUN SOUTH 60 02'56" EAST FOR A DISTANCE OF 117.20 FEET; THENCE RUN SOUTH 82 32'14" EAST FOR A DISTANCE OF 119.17 FEET TO A POINT ON THE EAST LINE OF TRACT L1 OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE, ALSO BEING THE WES LINE OF LOT 3 OF SAID CREEKSIDE COMMERCE PARK WEST-UNIT ONE; THENCE RUN SOUTH 00 07'39" EAST, July 18, 2016 Page 3 of 4
Exhibit 2 Creekside Commerce Park CPUD Legal Description ALONG SAID EAST LINE FOR A DISTANCE OF 111.93 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY OF SAID TRACT R ; THENCE RUN NORTH 89 58'01" WEST, ALONG SAID NORTH RIGHT-OF-WAY FOR A DISTANCE OF 456.64 FEET TO A POINT ON THE WEST RIGHT-OF-WAY OF SAID TRACT R ; THENCE RUN NORTH 02 19'57" WEST, ALONG SAID WEST RIGHT-OF-WAY FOR A DISTANCE OF 294.20 FEET TO THE POINT OF BEGINNING; CONTAINING 2.32 ACRES, MORE OR LESS. July 18, 2016 Page 4 of 4
Creekside Commerce Park CPUD Exhibit 3 Property I.D. Numbers Parcel ID Owner Address 29331190741 ARTHREX INC 1250 CREEKSIDE PKWY 29331190686 RES FLORIDA 1255 HOLDINGS LLC 1255 CREEKSIDE PKWY 29350000029 RES FLORIDA 1265 HOLDINGS LLC 1265 CREEKSIDE PKWY 29350000045 RES FLORIDA 1265 HOLDINGS LLC 1275 CREEKSIDE PKWY 29331193188 RES FLORIDA 1284 HOLDING LLC 1317 CREEKSIDE BLVD 29331193201 RES FLORIDA 1284 HOLDING LLC 1290 CREEKSIDE ST 29338000025 RES FLORIDA 1284 HOLDINGS LLC 1280 CREEKSIDE ST 29338000041 RES FLORIDA 1284 HOLDINGS LLC 1284 CREEKSIDE ST 29331193081 RES FLORIDA 1370 HOLDINGS LLC 1370 CREEKSIDE BLVD 29331193104 RES FLORIDA 1370 HOLDINGS LLC 1370 CREEKSIDE BLVD 29331193120 RES FLORIDA 1370 HOLDINGS LLC 1370 CREEKSIDE BLVD 29331193146 RES FLORIDA 1370 HOLDINGS LLC 1330 CREEKSIDE BLVD 29334000029 RES FLORIDA 1370 HOLDINGS LLC 29331190628 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 29331190644 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1126 CREEKSIDE WAY 29331190660 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1126 CREEKSIDE WAY 29331193023 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1354 CREEKSIDE BLVD 29331193049 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1293 CREEKSIDE ST 29331193065 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1326 CREEKSIDE BLVD 29331190521 CREEKSIDE COMMERCE PARK PROPERTY OWNERS ASSOC INC 1154 IMMOKALEE RD 23991198024 CREEKSIDE EAST INC 23991198040 CREEKSIDE EAST INC 29331180023 CREEKSIDE EAST INC 29331180049 CREEKSIDE EAST INC 1260 CREEKSIDE BLVD E 29331180544 CREEKSIDE EAST INC 29331180560 CREEKSIDE EAST INC 29331180586 CREEKSIDE EAST INC 29331180609 CREEKSIDE EAST INC 1514 IMMOKALEE RD 29331181103 CREEKSIDE EAST INC 29331181129 CREEKSIDE EAST INC 29331181145 CREEKSIDE EAST INC July 26, 2016 Page 1 of 2
Creekside Commerce Park CPUD Exhibit 3 Property I.D. Numbers 29331181161 CREEKSIDE EAST INC 29333000046 CREEKSIDE EAST INC 29331190709 CREEKSIDE WEST INC 1235 CREEKSIDE TRL 29334000045 1336 CREEKSIDE FLEX LLP 1336 CREEKSIDE BLVD 168040106 TRAIL BOULEVARD LLLP 10572 GOODLETTE RD N 168042706 TRAIL BOULEVARD LLLP 10550 GOODLETTE-FRANK RD N July 26, 2016 Page 2 of 2
Creekside Commerce Park CPUD Exhibit 4 Evaluation Criteria Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff s analysis and recommendation to the Planning Commission, and the Planning Commission s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. The applicant is proposing to amend the existing Creekside Commerce Park PUD in order to increase the allowable square footage and project FAR. The proposed increase in square footage is largely for medical industrial and research and development and medical and general office, which are targeted industry groups in Collier County and that have been provided economic incentive for industry expansion and job creation and will be located on Tracts 5 and 9 on the PUD Master Plan. The PUD Master Plan is also proposed to be revised. The Master Plan modification will redesignate a B (Business) Tract to I/C, Industrial Commercial, and re-designate a portion of a preserve area as a B Tract. A deviation has been proposed to permit the portion of the preserve to be impacted to be mitigated by the off-site preservation of native vegetation. The PUD amendment also proposes to increase the allowable building height in the I/C and B Tracts. The proposed height in Tract 5 is 185 feet Zoned height and an Actual height of 205 feet. The I/C Tract where the increased height will be permitted is located over 300 feet from the Immokalee Road right-ofway, over 600 feet from Goodlette-Frank Road right-of-way, and over 500 feet from the southern boundary of the Creekside Commerce Park PUD where it abuts the Pelican Marsh DRI/PUD. The proposed building height is compatible with surrounding development. The applicant has prepared line of sight exhibits, which demonstrate that residential properties near Creekside Commerce Park will not have direct views of the proposed building, which will house the targeted medical research and development industry expansion. While the proposed building is taller than other buildings located nearby, the Naples Daily News Building (72 ) and the North Collier Hospital (103 ) are two adjacent examples of taller buildings that were found to be compatible with the surrounding area. Creekside currently allows for an actual building height of up to 85 feet. The increased building height proposed for Tract 5 will provide for the expansion of a targeted medical industry and its auxiliary functions and will allow for flexibility for redesign of the existing industrial complex and permit development in a more compact and business park campus-like setting. The intent is to develop a marque signature building for the targeted medical research and development and manufacturer on Tract 5 of the PUD. Chapter 380.06 Review The Creekside Commerce Park was previously evaluated under Chapter 380 Florida Statutes and determined that the project did not meet the minimum threshold to deemed a Development of July 28, 2016 Page 1 of 5
Creekside Commerce Park CPUD Exhibit 4 Evaluation Criteria Regional Impact. Chapter 380 of the Florida Statutes (F.S.) has been modified since the original Creekside Commerce Park PUD approval. Industrial Parks and Industrial Development is no longer subject to DRI review under Chapter 380.06 F.S. A majority of the square feet of the proposed increase in square feet in the I/C District to the Creekside Commerce Park will be primarily utilized for research and development functions related to a targeted industry group for medical related research, development production and distribution. The targeted industry facilities at Creekside Commerce Park will include auxiliary functions including corporate offices and administrative functions to support the industrial manufacturing principal function of the applicant. Per filings with the Internal Revenue Service, Arthrex is classified as a manufacturer of medical devices and supplies, which further acknowledges the medical industrial character of the proposed expansion. The Creekside Commerce Park currently includes general office, medical office and retail uses, which are subject to the statewide guidelines and thresholds for DRI s under Chapter 380.06 F.S. The total amount of retail and office development permitted in Creekside Commerce Park does not achieve the intensity to require DRI review. Creekside Commerce Park would qualify as a Mixed Use DRI, which has a higher threshold for meeting the requirements of a DRI. A project with multi-uses can be at 145% of the DRI thresholds for both uses and Creekside will remain below that threshold. A breakdown of the uses at Creekside are as follows: Uses Square Footage (s.f.) DRI Thresholds (s.f.) % of Threshold Retail 50,000 400,000 12.5 Office 183,000 300,000 61 Hotel N.A. ALF N.A. Hospital N.A. Industrial / Research and Development Total s.f. N.A. Total % DRI N.A. 73.5 PUD Rezone Considerations (LDC Section 10.02.13.B) a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The Creekside Commerce Park is an established commerce park, which has been substantially developed and approved for a variety of light industrial, commercial, office, assisted living, intermediate health care and hotel uses. Infrastructure is in place to serve the existing and proposed uses. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such July 28, 2016 Page 2 of 5
Creekside Commerce Park CPUD Exhibit 4 Evaluation Criteria areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. The applicant controls developed and undeveloped land within the Creekside Commerce Park PUD. c. Conformity of the proposed PUD with the goals, objectives and policies of the growth management plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.) The Creekside Commerce Park is an existing PUD, which permits industrial, business/office, research and development, and retail uses. Originally, the project was approved based on a former Future Land Use Policy, which permitted expansion of Industrial Land Uses where adjacent to existing industrial uses. This Land Use Policy has been eliminated from the Comprehensive Plan, and Creekside has been subject to a new Comprehensive Plan Policy, which limits project intensification. However, the current application proposes to add square footage to the Creekside PUD for medical research and development, auxiliary uses to medical industrial manufacturing, and medical offices. The property is within the Urban Mixed Use Future Land Use Designation. This Future Land Use designation specifically provides for development of support medical related facilities such as medical offices and medical research centers when the site is within ¼ mile of an existing or approved hospital or medical center. The Creekside Commerce Center PUD is located immediately south of the existing North Collier Hospital, and is within ¼ mile of the hospital; therefore, the proposed increase in medical related square footage is consistent with this provision in the Future Land Use Element and may be deemed consistent with the Future Land Use Element of the Comprehensive Plan. This specific policy directed at development medical related support functions overrides Policy 5.1 of the Future Land Use Element that restricts intensification of projects that were approved under former land use policies. The PUD amendment also proposes to increase building heights on one of the internal I/C Development Tracts. This increase in building height will facilitate expansion of a targeted medical related industry within the County. Expansion of this industry at Creekside Commerce Park is an efficient use of urban land and infrastructure, thereby, discouraging urban sprawl or the inefficient extension of infrastructure elsewhere in the County to facilitate the targeted industry growth. The concept of utilizing lands presently designated for urban development is consistent with Policies 5.3 through 5.5 of the Future Land Use Element. Collier County s Growth Management Plan also contains an Economic Element, which sets forth policies and guidelines for consideration of economic matters in relation to overall planning and July 28, 2016 Page 3 of 5
Creekside Commerce Park CPUD Exhibit 4 Evaluation Criteria growth management. Policy 1.2 of the Economic Element establishes that Collier County will support the opportunity for development and establishment of medical related research and manufacturing facilities. Objective 3 of the Economic Element indicates that Collier County will support programs designed to promote and encourage the expansion and retention of existing industries in order to diversify the County s Economic Base. The applicant has committed to industry expansion and job creation in Collier County. Policy 6.1 of the Economic Element indicates that Collier County will periodically update its land development regulations for consistency with the objective to promote the accomplishment of the goals and objectives of the Economic Element of the plan. The PUD amendment application contains an extensive analysis of traffic impacts associated with the increased square footage for medical office and medical research and manufacturing. Creekside Commerce Park is located within the Northwest Transportation Concurrency Management Area (TCMA). Established in Policy 5.6 of the Transportation Element of the Growth Management Plan, the TCMA encourages compact urban development. The policy also encourages use of Transportation Demand Management (TDM) strategies such as inclusion of bicycle and pedestrian facilities, flex work schedules, car parking, telecommuting, and subsidies for transit. Some or all of these TDM strategies are currently utilized for industries located within the Creekside Commerce Park and will be utilized for the expanded facilities within the Creekside Commerce Park. Collier and Lee Counties currently operate an interconnected transit link that utilizes Creekside Commerce Park as the transit hub for this interconnected bi-county transit route. This is one example of the TDM strategies that are in place to facilitate expansion of the target industries at this location, consistent with the Transportation Policies of the Growth Management Plan. d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The proposed uses are compatible with uses existing and permitted within the Creekside Commerce Park PUD, as well as uses that exist adjacent to the project. The lands within the Creekside Commerce Park are located internal to the PUD to be expanded for the majority of the targeted industry expansion and do not abut residentially developed lands. Arthrex owns the adjacent properties on three sides of Tract 5 and the U.S. Postal Service owns the parcel to the west of Tract 5. The proposed uses are no more intense than the land uses currently permitted in the PUD; therefore, the uses are compatible. In addition to the site design guidelines found in the LDC, the Creekside Commerce Park PUD contains specific design guidelines and standards which address architecture, lighting, landscaping and signage. e. The adequacy of usable open space areas in existence and as proposed to serve the development. July 28, 2016 Page 4 of 5
Creekside Commerce Park CPUD Exhibit 4 Evaluation Criteria The Creekside Commerce Park PUD master plan identifies open space, which meets or exceeds the LDC requirements for open space for commercial and industrial development. Additionally, the PUD contains maximum building coverage requirements which may provide additional open space on each developable tract. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The project is subject to concurrency and adequate infrastructure must be in place to support future development on the site. g. The ability of the subject property and of surrounding areas to accommodate expansion. The Creekside Commerce Park PUD is an existing PUD which is surrounded by zoned and developed land. Expansion of the PUD boundary is not anticipated. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The PUD amendment proposes additional industrial and commercial land uses. The proposed regulations are consistent with standards currently adopted in the PUD and which have been utilized in other projects, and will result in a development pattern appropriate for the Creekside Commerce Park. The proposed amendments to the PUD will facilitate expansion and job creation for the targeted industry group, which has been determined to be in the public interest by both state and local governments. July 28, 2016 Page 5 of 5