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CCPC Agenda 09/04/2014 R COLLIER COUNTY PLANNING COMMISSION MEETING AGENDA SEPTEMBER 4, 2014 AGENDA COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 9:00 A.M.,THURSDAY, SEPTEMBER 4,2014, IN THE BOARD OF COUNTY COMMISSIONERS MEETING ROOM,ADMINISTRATION BUILDING,COUNTY GOVERNMENT CENTER,THIRD FLOOR,3299 TAMIAMI TRAIL EAST,NAPLES,FLORIDA: NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES ON ANY ITEM. INDIVIDUALS SELECTED TO SPEAK ON BEHALF OF AN ORGANIZATION OR GROUP ARE ENCOURAGED AND MAY BE ALLOTTED 10 MINUTES TO SPEAK ON AN ITEM IF SO RECOGNIZED BY THE CHAIRMAN. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS INCLUDED IN THE CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL A MINIMUM OF 10 DAYS PRIOR TO THE RESPECTIVE PUBLIC HEARING. IN ANY CASE, WRITTEN MATERIALS INTENDED TO BE CONSIDERED BY THE CCPC SHALL BE SUBMITTED TO THE APPROPRIATE COUNTY STAFF A MINIMUM OF SEVEN DAYS PRIOR TO THE PUBLIC HEARING. ALL MATERIAL USED IN PRESENTATIONS BEFORE THE CCPC WILL BECOME A PERMANENT PART OF THE RECORD AND WILL BE AVAILABLE FOR PRESENTATION TO THE BOARD OF COUNTY COMMISSIONERS IF APPLICABLE. ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE CCPC WILL NEED A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. 1. PLEDGE OF ALLEGIANCE 2. ROLL CALL BY SECRETARY 3. ADDENDA TO THE AGENDA 4. PLANNING COMMISSION ABSENCES 5. APPROVAL OF MINUTES—August 7,2014 6. BCC REPORT-RECAPS— 7. CHAIRMAN'S REPORT 8. CONSENT AGENDA ITEMS 1 • 9. ADVERTISED PUBLIC HEARINGS Note: This item has been continued from the August 21,2014 CCPC meeting: A. PL20130001767/CP-2013-10: A Resolution of the Board of County Commissioners proposing amendment to the Collier County Growth Management Plan, Ordinance 89-05, as amended, specifically amending the Future Land Use Element and Future Land Use Map and Map Series, by establishing the Vincentian Mixed Use Subdistrict in the Urban Mixed Use District to allow a residential only,commercial only or mixed use project at the following density/intensity:up to 12 residential dwelling units per acre for a maximum of 360 residential dwelling units,up to 250,000 square feet of commercial uses,a 150 room hotel at a floor area ratio of.60 and an assisted living facility at a floor area ratio of.60. The commercial uses allowed by right are all permitted uses and conditional uses in the C-1 General Office through C-5 Commercial General Zoning Districts in the Collier County Land Development Code; and furthermore recommending transmittal of the amendment to the Florida Department of Economic Opportunity. The subject property is located at the corner of Southwest Boulevard and US 41 (Tamiami Trail East) in Section 32, Township 50 South, Range 26 East, Collier County, Florida consisting of 31 ±acres. [Coordinator:Corby Schmidt,AICP,Principal Planner] Note: This item has been continued from the July 17, 2014 CCPC meeting, then continued from the August 71"CCPC meeting,: B. PL20110002626/ CPSS-2012-1: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Golden Gate Area Master Plan Element and Future Land Use Map and Map Series by establishing the Everglades-Randall Subdistrict to allow a maximum of 20,000 square feet of church/place of worship and related uses, excluding church related day-care use. The subject property is located at the northwest corner of Randall Boulevard and Everglades Boulevard in Sections 19, 20, 29 and 30, Township 48 South, Range 28 East, consisting of 7.80 acres; and furthermore, recommending transmittal of the amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. (Companion to CU-PL20110002615.) [Coordinator: Michele Mosca,AICP,Principal Planner] C. Note: This item has been continued from the July 17, 2014 CCPC meeting, then continued again from the August 7`"CCPC meeting: CU-PL20110002615: Resolution of the Board of Zoning Appeals of Collier County,Florida,providing for the establishment of a Conditional Use to allow a church within an Estates zoning district pursuant to Section 2.03.01.B.1.c.1 of the Collier County Land Development Code for property located on the northwest corner at the intersection of Everglades Boulevard and Randall Boulevard in Sections 19, 20, 29 and 30, Township 48 South, Range 28 East, Collier County, Florida. (Companion to PL20110002626/CPSS-2012-1 Small Scale GMPA)[Coordinator:Nancy Gundlach,AICP,Principal Planner] D. DRIABN-PL20130002016: A Resolution of the Collier County Board of County Commissioners pursuant to Section 380.115(1)(b), Florida Statutes, approving the application for rescission of the Town of Ave Maria Development of Regional Impact; providing for findings of fact and conclusions of law; providing for approval of the rescission of the Development of Regional Impact, as amended, and compliance with the post- rescission development with County regulations; providing for conditions; providing for recordation;providing for severability and providing for an effective date. The subject property is located north of Oil Well Road and west of Camp Keais Road in Sections 31 through 33, Township 47 South, Range 29 East and Sections 4 through 9 and 16 through 18, Township 48 South, Range 29 East in Collier County, Florida [Coordinator: Kay Deselem,AICP,Principal Planner] E. Petition SRAA-PL20132012: A Resolution of the Collier County Board of County Commissioners amending the Ave Maria Stewardship Receiving Area (SRA) Town Plan and SRA Master Plan in accordance with Section 4.08.07.F.4 of the Land Development Code, and specifically to: revise root barrier requirements for sidewalks, buildings and paved areas; revise the pedestrian network map to remove sidewalks in the Neighborhood General and University Districts and remove 12 foot trails; add single family detached Z lots to 2 the Neighborhood General Zone; add 600,000 square feet of light industrial/warehousing to the Town Center 2b;redesignate 155 acres of Neighborhood General to Town Center 2b;redesignate 90 acres of Town Center 2a to Neighborhood General;redesignate 52 acres of Town Center 3 to Neighborhood General and move an access point along Oil Well Road. The subject property is located north of Oil Well Road and west of Camp Keais Road in Sections 31 through 33, Township 47 South, Range 29 East and Sections 4 through 9 and 16 through 18, Township 48 South, Range 29 East in Collier County,Florida. [Coordinator: Kay Deselem,AICP, Principal Planner] 10. OLD BUSINESS 11. NEW BUSINESS 12. ADJOURN CCPC Agenda/Ray Bellows/jmp 3 AGENDA ITEM 9-D k Coer County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING SERVICES--LAND DEVELOPMENT SERVICES DEPARTMENT GROWTH MANAGEMENT DIVISION--PLANNING&REGULATION HEARING DATE: SEPTEMBER 4, 2014 SUBJECT: DRIABN-PL20130002016: THE TOWN OF AVE MARIA [COMPANION TO: SRAA-PL20130002012: THE TOWN OF AVE MARIA SRA] PROPERTY OWNERS& APPLICANT/AGENT: Owners/Applicants: Barron Collier Partnership, LLLP,owner AMULT, LLC,owner 2600 Golden Gate Pkwy, Ste. 200 2600 Golden Gate Pkwy, Ste. 200 Naples,FL 34105 Naples, FL 34108 Ave Maria Development LLLP,applicant/owner CC Ave Maria,LLC,owner 2600 Golden Gate Pkwy. 2600 Golden Gate Pkwy. Naples, FL 34101 Naples,FL 34101 Agents: D. Wayne Arnold,AICP Richard D. Yovanovich, Esquire Q. Grady Minor&Associates, Inc. Coleman, Yovanovich& Koester,P.A. 3800 Via Del Rey Northern Trust Bank Building Bonita Springs, FL 34134 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 There are numerous property owners that are not participating in this petition. REQUESTED ACTION: The petitioner seeks to rescind The Town of Ave Maria Development of Regional Impact (DRI) Development Order. GEOGRAPHIC LOCATION: The subject property, consisting of 5,027 acres, is located on the north side of Oil Well Road, the west side of Camp Keais Road and approximately 6,000 feet south of Immokalee Road(CR-846). The property DRIABN-PL20130002016:The Town of Ave Maria Page 1 of 9 September 4,2014 CCPC Revised: 8/20/14 lies within Sections 4-9 & 16-18, Township 48 South, Range 29 East and Sections 31-33 Township 47 South,Range 29 East. (See the location map on following page) PURPOSE/DESCRIPTION OF PROJECT: The petitioner seeks to rescind The Town of Ave Maria Development of Regional Impact (DRI) in accordance with Florida Statutes, Subsection 380.06 and 380.115. These statutes rule provides the procedure for local governments to follow when a developer proposes to abandon a DRI. Originally the applicant filed an application to abandon the DRI Development but it was determined by the State Department of Economic Opportunity that the correct process would be to rescind rather than abandon the DRI. DRI HISTORY: The Board of Collier County Commissioners (BCC) approved the DRI DO for this project with Development Order#05-01 (Resolution#05-235). The project was originally approved for a total of 11,000 dwelling units; 690,000 gross square feet of retail/service; 510,000 square feet of office; 400 hotel rooms; 6,000 student university with ancillary uses; a maximum of 450 assisted living facilities, 148,500 square feet of civic, community and miscellaneous facilities; 35,000 square feet of medical facilities; public and private schools; churches and other places of worship; a golf course and "those uses customarily associated with a university such as student and administration house, recreation and sports areas, and support facilities". On May 27, 2008, an amendment was approved in DRI DO #08-01 (Resolution #08-153). That amendment approved changes to the affordable housing component of the project. DRI DO #11-03 (Resolution#11-132)approved on July 26,2011, amended the project approval by revising Exhibit C,the SRA Master Plan to divide Town Center 2 into Town Center 2a and Town Center 2b and moving Town Center 2b to Oil Well Road. Also approved was the relocation of an access point on Oil Well Road. On November 13, 2012, the BCC approved DRI DO #12-02 (Resolution #12-233) that added another access point onto Oil Well Road. SOUTHWEST FLORIDA(SW)REGIONAL PLANNING COUNCIL(RPC): This agency is not involved in the rescission process. It is a local government decision. STATE OF FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY5DEO):, This agency is not involved in the rescission process. It is a local government decision. COUNTY STAFF ANALYSIS: GROWTH MANAGEMENT PLAN(GMT)CONSISTENCY: Future Land Use Element (FLUE): The subject property is designated on the Future Land Use Map and Map Series as Agriculture/Rural, Agriculture/Rural Mixed Use District and is within the Rural Lands Stewardship Area Overlay (RLSA). The Town of Ave Maria is an approved and partially developed Stewardship Receiving Area (SRA) and Development of Regional Impact (DRI), both of which were deemed consistent with the Future Land Use Element at time of approval in 2005. The SRA document, which includes an SRA Master Plan,is incorporated by reference into the DRI Development Order(DO). DRIABN-PL20130002016:The Town of Ave Maria Page 2 of 9 September 4,2014 CCPC Revised: 8/20/14 4E 14 ta .a P R p arer tw�i wrs f� �x awl Or awn I F iiit!_ :. , I 1 : Y M ttiiil:::: t ,=III M, 2 t ii:i :i:t£:'£i ::F 4: I ii{;:£iii:i!ii{{. :i:i:i i:i s::i i::i Q'O 1.: x.:!i:14' !:i iii:Y�i!L: :i{ {{ ii iF�i ii � i i iiiii ii -:. � j{ • i i i{ri i : i'ii> st iiiiiii!iiyiiiiiii{3 :::• ^.LI. >'o e{ .'-:i :�::'i r{;!i:ii* i i-••• ••••• ••,• {:{::.i:i;;i i{i{{i i:i..., J FY -- 4ii!iii;: :f� ; iii i , . dT i.i Ii;iiii!; . :Pi iii iii ii o ',,,1 j . l P!!�!{ii!�!iiii•:.':::;.!,,, le,p : :::i::::ii:i;;�i :: i:i:iii:iiiBi• L �e o. ;ii:iiii:i{!ii:iiiiiS:', 1r,::I•I• a iii:i• ^ l�. i iii Piig euma ii ;. R::il•. •':;i{::i ii::i:i iiii::• . ;!ii Vii!`iiiii! iiil,4 Z w `-:: ::: 'N�..:•i:i iiii{ - -,„I,"`•^�:`-Iii:!; i,:::;i i. ii$-€ t.r•ri ii�i ' :::i;!;i;!iliik.�` i'£ .. 1'. =::is::i::•.::.:.: �.�`^v':ia;i1:=�' �`'l{ii;;i�;Eii`[:'. ''i':'�°�i • iris e�.t;r: :. •:•:t.>:,:`-_:;i:a g ••. < :i:b Z r �':i!1 iiiii�::::i. Lr �t[iit.. i J i:ti!ii:i�tiiiii{i::i:i'•i � .._n { .�- 3'x- x d {3'�i�:':t:iii:Li t:i{ii:'.:-.=£=xI=;I[i!�:4.,-,.,.:.:.,,,- i.iii.i:.,..{.i.i,i:i.i.i;i.it� �'.:�,+.•,ie,+'i.:2 0 lw •: � N u.-�'k 'ii.!: ':: {i t� I d1 ,!'-:k x2:£ Er gqd '!.iiiiii;!`i k , .,,,{{{r:;{i!i{i.,,,:a!i{:o:r�.;,:{:: i£i: ! <s,•..., . ` `"s :i i i iiii ` ; ' " <N; e Y TA s ii I;2 8 , ! SL.V611 000ONY NTO-OVBIY-0141%v I 42_. {U• _I Z CO TRIM Q nx m E 0 2 Z O H X • W U Q a rr \ 6Z 'US \ n r A <L L S 1.1 L:/: it rl 0° Q^ V. rc n ti I Gs CQ I- 14 11141 Q 1 dp nb Wo ) k` p0 0 �� ¢O s':1 O {se a �1r' i ILIIMI tS6'WS .11.111111 lii° State law(Ch. 380.06, F.S.)now provides that any development within an RLSA created pursuant to Ch. 163.3248, F.S. — as is the case for the Collier County RLSA - is exempt from the DRI process. The petitioner is proposing to abandon(rescind)this DRI since it is no longer required by Florida Statute. The SRA remains in full force and effect. There are no components of the DRI development order relative to Future Land Use Element(FLUE)consistency that are not contained within the SRA. Based upon the above analysis, staff finds that the proposed rescission of the Town of Ave Maria DRI Development Order may be deemed consistent with the FLUE of the Growth Management Plan. Unrelated to FLUE consistency, it is staff's understanding that the DRI was approved with a high internal traffic capture rate based, in part, on the high number of affordable housing units to be built within the Town (over 2,000 units). With this rescission, there would no longer be a requirement to construct those affordable housing units within the Town—or at all. ZONING REVIEW: F.S. 380.115 states the following: (b) If requested by the developer or landowner, the development-of-regional-impact development order shall be rescinded by the local government having jurisdiction upon a showing that all required mitigation related to the amount of development that existed on the date of rescission has been completed or will be completed under an existing permit or equivalent authorization issued by a governmental agency as defined in s. 380.031(6), provided such permit or authorization is subject to enforcement through administrative or judicial remedies. The application form and attendant materials all still reflect that the petition is seeking to abandon the DRI Development Order;however the same information is applicable to both. 1. The developer's reasons for seeking to rescind,formerly abandon,the DRI; Please refer to the applicant's agent's Exhibit F, "Explanation for Abandonment,"a quote from which is shown below: In 2012, the Florida Legislature recognized SRAs created in Collier County as being Rural Land Stewardship Area under Section 163.3248, Florida Statutes. In 2013, the Florida Legislature amended Section 380.06 Florida Statutes, which exempted development from DRI review if it is within a rural land stewardship area created under Section 163.3248, Florida Statutes. Development proposed within the Town of Ave Maria SRA is no longer subject to DRI review under Florida Statutes a DRI Development Order shall be rescinded upon request of the developer pursuant to Section 380.115, Florida Statutes. The existing SRA master plan and local Developer Contribution Agreements include commitments required by the applicant to address local and regional transportation improvements, and consistency with the Collier County Growth Management Plan. The DRI Development Order contained conditions with regard to provisions for affordable housing. The developer has completed the off-site donation of 28 acres of property to Habitat for Humanity of Collier County. The developer has completed an update of the supply and demand for affordable housing based on current market conditions, which concludes that there is a surplus of housing DRIASN-PL20130002016:The Town of Ave Maria Page 3 of 9 September 4,2014 CCPC Revised: 8/20/14 units meeting the guidelines for affordable housing, based on the East Central Florida RPC Methodology. A copy of this analysis is included in Exhibit I. State and Federal agency permits have also been issued to the Developer and existing and future development within the Town of Ave Maria will be completed in compliance with these permits. Therefore, the DRI may be abandoned 2.The types and amounts of the development constructed; According to the the Agent's written "Explanation for Abandonment," the following is a summary of development completed to date: Development has commenced under the conditions approved by the Collier County Board of County Commissioners under D.D. 05-01, and Resolutions 2005-235 and 2005-234A. Approximately 552 residential dwelling units, 145,843 square feet of retail/service, 333,442 square feet of office development, and university buildings and student housing have been completed to date. Additionally, lands have been developed for infrastructure, water management facilities,parks and open space uses in accordance with the approved DRI and SRA master plans. 3. The types and amounts of impacts from the project's existing and proposed development to any resources,and existing and planned facilities; The types and amounts of impacts were addressed in the existing DRI DO. 4. The extent to which the proposed rescission will affect areas previously set aside or identified for preservation or protection; The proposed abandonment should not affect any areas previously set aside or identified for preservation or protection because the land use will still be governed by the Stewardship Receiving Area(SRA)master plan. 5. The extent to which the developer has complied with conditions of the development order which authorize existing development; Staff has reviewed the DRI DO and the documents submitted with the application and has determined that there are four areas that have outstanding commitments. These commitments are required mitigation related to the amount of development that has occurred. These areas are affordable housing, historical/archeological sites, education and emergency management. The DRI DO text included the following stipulations shown in Italics with staff's comments following in regular text: AFFORDABLE HOUSING A. The applicant shall construct within the boundaries of the project affordable housing units in the price ranges as defined in Collier County Comprehensive Plan, as follows: a minimum of (i) 1,000 Moderate Income, owner-occupied housing units, that is for households whose total gross income is greater than 80%, but does not exceed 120%of the HUD median family income limit for Naples, Florida MSA; DRIASN-PL20130002016:The Town of Ave Maria Page 4 of 9 September 4,2014 CCPC Revised: 8/20/14 (ii) 700 Low Income housing units (50%to be owner-occupied), that is for households whose total gross income is greater than 50%, but does not exceed 80% of the HUD median family income limit for Naples, Florida MSA;and (iii) 200 Very Low Income housing units, that is for households whose total gross income is less than 50%of the HUD median family income limit for Naples,Florida MSA. B. In addition to the above on-site affordable housing development requirements, the applicant shall provide a 28-acre parcel of developable land to Habitat for Humanity, who has advised that this parcel is suitable for the development of up to 150 dwelling units of very low income housing. C. The construction of affordable housing units shall be phased at leastproportionally with the non- residential development so as to be available as the project builds out and jobs are created. D. Very Low and Low Income rental units. The 200 Very Low income rental units and any rental units constructed and offered to meet the commitment for low income household for affordable housing shall be maintained at rental rates that meet the requirements of Rule 9J-2.048, Florida Administrative Code, for these income categories for the duration of the Development Order(15 years). E. Low Income owner-occupied housing. All units offered for sale in this category shall be subject to a deed restriction that if the buyer sells the unit within five(5)years from the date of purchase, the sales price shall be limited to the initial sales price plus a 5% per year increase, the buyer's closing costs and verifiable cost of any improvements. There will be a lien recorded in the official record of Collier County on the property in favor of Collier County or the Collier County Housing Development Corporation for any amounts in excess of the above. Those entities agree and commit to enforce said lien and to use the proceeds to maintain the affordability of such units. F. Moderate Housing All units in this category shall be initially offered at prices that meet the requirements of Rule 9J- 2.048, Florida Administrative Code for moderate income housing at the time any such unit is offered for sale. All such units shall be subject to one of the following; (1) the unit will be subject to a restriction in the deed that limits the sales price on said unit for a period of two (2)years to an amount equal to the original purchase price plus buyer's closing costs, and the verifiable cost of any improvements, plus an increase of 5%per year. Any profit in excess of the above purchase price shall be payable to Collier County or the Collier County Housing Development Corporation. Such deed restriction shall run in favor of the County or the Collier County Housing Development Corporation. Those entities agree to enforce this restriction and to prioritize the utilization of any funds derived therefrom to assist affordable housing buyers to purchase units in the Town of Ave Maria;or (ii) a buy-back provision included in the deed which shall provide that for a period of two years, the Seller shall repurchase the unit if offered for sale by the initial buyer at a price that would not qualify under Rule 9J-2.048, FAC, as moderate income housing. Said buy- back provision shall be at an amount that equals the original purchase price, buyers closing costs and any buyer improvements, plus a 5%per year increase in the original purchase price. After any such repurchase,Seller agrees to place the unit on the market at the repurchase amount,plus its reasonably expected costs of resale. The applicant's agent has provided an analysis that indicates there is a surplus of affordable housing in the given area. Additionally, the applicant has shown that the project have met the affordable housing commitment commensurate with the amount of development that has occurred to date. It appears in researching the original DRI Application for Development Approval and subsequent Sufficiency Responses, this project was allowed to use a higher internal capture rate for traffic, based in part upon the affordable housing that was to be provided. In the DRI Application for Development Approval,the applicant DRIABN-PL20130002016:The Town of Ave Maria Page 5 of 9 September 4,2014 CCPC Revised: 8120/14 indicated that "The Town will be a mixed-use community, planned using the principals of walkability and self-sufficiency." Housing,Human and Veteran Services has reviewed this petition's housing request and does not support the removal of the affordable housing commitments. See attached report,dated August 6,2014. Zoning and Planning Staff still have concerns from a staff perspective about affordable housing for this project for the long term buildout, based upon market fluctuations. However, the applicant in this petition has satisfied the affordable housing commitments pursuant to the DRI rescission process. HISTORICAL AND ARCHEOLOGICAL SITES The Development Order contains the following commitment: The research used for the ADA will be utilized to develop text for a historical marker commemorating Second Seminole War activities, which will be placed at an appropriate location within Ave Maria. The applicant's agent indicated in the DRI Abandonment application that this was to have been done by 2012; to date, no evidence of compliance has been provided, thus staff will include this commitment in the DRI Abandonment resolution. EDUCATION The Development Order contains the following commitment: The applicant shall dedicate a high school site of approximately 60 acres in a location requested by School Board staff that is approximately two miles west of Camp Keais Road north of Immokalee Road. Zoning staff has contacted School Board staff who has indicated they wish to see the following stipulation included in any DRI Abandonment approval: Notwithstanding the abandonment of the DRI, upon request by the School District,(but in no event later than June 1st, 2017,unless such date is extended by the School District in writing, at its discretion) the applicant shall dedicate approximately 60 developable acres for a high school and ancillary facilities,outside the Town of Ave Maria and in a location requested by the School District staff that is approximately two (2)miles west of Camp Keais Road, north of Immokalee Road and generally situated in Sections 20, 21, or 22 in Township 47, Range 28 of Collier County,Florida. The School District's acceptance of the dedicated site shall be contingent upon a satisfactory feasibility study demonstrating that the land is suitable for the School District's intended use as a high school site with appropriate environmental conditions, useable acreage and direct legal access to a public right-of-way. The applicant shall receive educational impact fee credits in exchange for the dedicated site as set forth in a Tri-party Developer Contribution Agreement (including the applicant, the DRIABN-PL20130002016:The Town of Ave Maria Page 6 of 9 September 4,2014 CCPC Revised: 8120/14 School District and Collier County) with the amount determined in accordance with a mutually agreed land appraisal valuation for the dedicated site. POLICE AND FIRE PROTECTION The Development Order contains the following commitments: Developer shall assist in the development, building, and funding of a Multi purpose Public Safety Center to house emergency response personnel and equipment to ensure that the development does not dilute the existing emergency services in Immokalee and surrounding communities. **************************************** The applicant has committed to provide a temporary public safety facility and a minimum of three acres of property for a permanent joint facility which will meet the needs of the Immokalee Fire District, Collier Emergency Medical Services, and the Collier Sheriff's Department as the Town grows. In addition to the commitment to dedicate a minimum of three acres for a joint facility to house EMS/Fire Station/Sheriff sub-station, Applicant agrees to reserve an additional one acre site within the Town for "Government Building(s)" adjacent to the joint facility. This site shall be reserved by Applicant until development of whichever is the latter in time: 75%of the total number of residential dwelling units or 75% of total area of non-residential uses; as measured at time of building permit approvals. If such a commitment is not exercised by timely notice from the County to the Applicant as stated immediately above, then this one acre site reservation shall terminate. The one acre site shall be dedicated to the County in exchange for impact fee credits upon the County committing to construct a "Government Building(s)"facility by identifying same within the County's CIP. Staff is including these stipulations in the DRI DO rescission resolution with some word-smithing to establish time frames for items to be completed. Additionally, staff is requesting that the petitioner provide the traffic count stations to the county. 6.The extent to which the developer has relied upon benefits granted to authorized developments of regional impact, pursuant to Chapters 163, 403, and 380, F.S., which would not otherwise be available after rescission; The applicant's agent has stated that the developer of Ave Maria is not relying on benefits granted to DRI's post rescission. 7. The extent and types of impacts the proposed rescission will have on the local comprehensive plan and local government land development regulations; Although the DRI DO will be rescinded, the SRA designation and the regulations contained in the SRA documents. Those documents will ensure continued compliance with the local comprehensive plan and local government land development regulations. DRIABN-PL20130002016:The Town of Ave Mena Page 7 of 9 September 4,2014 CCPC Revised: 8/20/14 8. The extent to which the proposed development after rescission will be inconsistent with the State Comprehensive Plan, the State Land Development Plan, or the appropriate Comprehensive Regional Policy Plan; and The project remains consistent with all items noted above. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the staff report for this petition on August 13,2014. STAFF RECOMMENDATION: That the Collier County Planning Commission (CCPC) forward a recommendation of approval of Petition DRIABN-PL201300002016 to the Board of County Commissioners as further limited in the discussion above regarding Historical and Archeological Sites, Education and Police and Fire Protection accompanying rescission resolution. DRIABN-PL20130002016:The Town of Ave Maria Page 8 of 9 September 4,2014 CCPC Revised: 8/20/14 PREPARED BY: is i``\ 14 a /'. i 8/l KAY DE ELEM AICP PRINCIPAL PLANNER DATE DEPARTMENT OF PLANNING AND ZONING REVIEWED BY: 2' o—At JL__ - 8 ii.: I RAYM D V. BELLOWS, ZONING MANAGER DATE DEPAR NT OF PLANNING AND ZONING MIKE BOSI, AICP, DIRECTOR DATE DEPARTMENT OF PLANNING AND ZONING APPROVED g Y: , >2 / / A Ir," / - IC C4'SA ANGUI.A, AD , INIST'4 TOR DATE GROWTH MANAGEMENT DIVISION Tentatively scheduled for the October 14, 2014 Board of County Commissioners Meeting DRIABN-PL20130002016:The Town of Ave Maria Page 9 of 9 September 4,2014 CCPC Revised: 8/11/14 Housing,Human and Veteran Services DRIABN-PL20130002016 Ave Maria DRI Abandonment Comments August 6,2014 Housing, Human and Veteran Services has been asked to review and comment on the abandonment request for the Town of Ave Maria(DRIABN-PL20130002016)as it relates to the abandonment of all identified affordable housing. The latest Affordable Housing Analysis DRI Rescission Submission Report dated July 16, 2014 was recently submitted by the developer's representative. Staff has reviewed this information and determined it does not match the requested format as defined by the Southwest Florida Regional Planning Commission (RPC) affordable housing formula. In 2005, Collier County Planning Department, in conjunction with the RPC, analyzed the affordable housing needs for the DRI utilizing the accepted RFC's model identified as the Northeast Florida Regional Planning Council affordable housing methodology model. The most recent affordable housing analysis submitted to our office follows the East Central Florida Regional Planning Council affordable housing methodology model. There was no determination as to why the East Central Florida methodology was used instead of the previously accepted Northeast Florida methodology. Staff is not able to adequately compare the analysis of need versus demand versus availability. In simple terms, the difference between the two methodologies is comparing"apples"to "oranges". Therefore,we must advise that there is not enough analysis completed to determine if the need has been satisfied to release the requirement to construct 1,900 affordable housing units(1,700 owner occupied and 200 rental units)at the Town's buildout. It should be noted that the developer's economist did include base data that matched the initial reviewing year (2004) that would have provided an "apples" to "apples" analysis, but the incorrect methodology was used. Staff is not comfortable using a methodology that is not accepted by RPC. However, going through the study staff has identified some comments/concerns regarding some of the information/conclusions in the study. 1. Although the accepted practice is to allow units to be counted as available within a ten-mile/twenty- minute (whichever is less) boundary, Ave Maria was designed to be a self sustaining community that utilized capture rates that would allow for more density within the town and not to be dependent on additional trips from outside the community. 2. The conclusions page of the report appears to apply today's supply to today's demand AND also applying future demand to today's supply. Given the expected population growth in Ave Maria, the developer's consultant should not use today's supply to anticipate the solution for future demands. 3. The consultant identifies that 22% of the commercial development has been constructed to date. This leaves 78%of the commercial development to impact the county. In addition to the previously approved commercial land uses, a companion SRA Amendment-request proposes to add 600,000 square feet of industrial to the existing land uses. There was no analysis in the report to address the additional impact the new industrial use will have on the community. The formula outlined in Chapter 9J-2.048(3)(c)(1), Florida Administrative Code should be followed to determine the additional impact on the development of affordable housing needs. 4. Staff understands that the rescission of the DRJ is meant to relieve the developer of certain regional commitments and requirements. However, even if the DRI designation is "lifted", the existing impact and magnitude of the development still exists. The simple addition of 600,000 square feet of industrial is substantial and the developer should consider the impact to the Town and the surrounding areas this will cause. Given the size of the development, this project will continue to have both a physical impact and a fiscal impact to the County,even if the DRI is abandoned. 5. The developer's consultant has identified 487 units have been sold or currently are for sale or under contract and targeted to very-low, low and moderate income persons/families. Staff acknowledges that this represents the developer's good faith in developing affordable housing in lock step with the development of the commercial entitlements. 6. During the pre-application meeting at the RPC, the developer was required to address Question 24 — Housing in the DRI analysis. The Application for Development Approval (ADA) addressed the inclusion of affordable housing during the approval of the DRI at the RPC level. The statement in the current report that identifies there is no legal requirement for affordable housing if this project is a DRI appears to not be correct. It appears that the developer identified a specific number of affordable housing units that would be provided based on the negotiated ADA with the RPC. 7. The report used the median income for Naples MSA as $65,700. The current median income level, as of December, 2013 is $62,900. This represents a decrease of almost 1%which could negatively impact the consultant's calculations for needed units. RESOLUTION NO. 14- RESCISSION OF THE TOWN OF AVE MARIA DEVELOPMENT OF REGIONAL IMPACT DEVELOPMENT ORDER A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA PURSUANT TO SECTION 380.115(1)(6), FLORIDA STATUTES, APPROVING THE APPLICATION FOR RESCISSION OF THE TOWN OF AVE MARIA DEVELOPMENT OF REGIONAL IMPACT; PROVIDING FOR FINDINGS OF FACT AND CONCLUSIONS OF LAW; PROVIDING FOR APPROVAL OF THE RESCISSION OF THE DEVELOPMENT OF REGIONAL IMPACT DEVELOPMENT ORDER, AND COMPLIANCE WITH POST- RESCISSION DEVELOPMENT WITH COUNTY REGULATONS; PROVIDING FOR CONDITIONS; PROVIDING FOR RECORDATION; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. (PETITION DRIABN-PL20130002016) WHEREAS, the Board of County Commissioners of Collier County, Florida approved Resolution No. 05-235 (Development Order No. 05-01) which approved a Development of Regional Impact (DRI)known as the Town of Ave Maria DRI on June 14,2005; and WHEREAS, the real property which is the subject of the Development Order is legally described and set forth as Exhibit A to Resolution No. 05-235 (Development Order No. 05-01), as amended, to correct a scrivener's error by Resolution No. 05-377 adopted on November 1, 2005 (the"Property"); and WHEREAS, the Town of Ave Maria DRI was amended by Resolution No. 08-153 (Development Order 08-01) which revised the Development Order relative to the Affordable housing Section and by Resolution No. 11-132 (Development Order 11-03) which revised Development Order Exhibit "C" and Map "H" by dividing Town Center 2 into Town Center 2a and Town Center 2b, relocating Town Center 2b to Oil Well Road, and relocating an access point on Oii well Road;and WHEREAS, Section 380.115(l)(b), Florida Statutes, provides the procedure for rescission of a development of regional impact; and WHEREAS, Ave Maria Development, LLLP, as Developer and original Developer for the DRI, has applied to the Board of County Commissioners to rescind the Town of Ave Maria Development of Regional Impact pursuant to the above-referenced Statute;and 114-CPS-01325/I I 1 1066/11 68 Ave Maria/DR1AI3N-PL20130002016 I of 6 Rev. 8/20/14 WHEREAS, all owners of property within the Town of Ave Maria DRI have not consented to said rescission; and WHEREAS, the Southwest Florida Regional Planning Council considered the application; and WHEREAS, the Florida Department of Economic Opportunity has reviewed the application; and WHEREAS, all required public notices for hearings on the application have been published;and WHEREAS, the Collier County Planning Commission has conducted a public hearing on and recommended the approval of the application to rescind the Town of Ave Maria DRI and the Development Order and recommended the adoption of this Resolution rescinding the DRI and the Development Order. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: RECITALS. The Recitals in the preceding "Whereas" clauses are true and correct and are incorporated herein by reference as if repeated verbatim herein. SECTION TWO: RECESSION APPROVED. The application for the rescission of the Town of Ave Maria Development of Regional Impact and the Development Order is hereby approved in accordance with this Resolution. SECTION THREE: CONDITIONS. The following conditions will apply to any future development of the Property and will run with the Property unless and until they are modified or repealed by subsequent resolutions of the County: HISTORICAL AND ARCHEOLOGICAL SITES The research used for the ADA will be utilized to develop text for a historical marker commemorating the Second Seminole War activities,which will be placed at an appropriate location within Ave Maria. The historical marker, size, content, and location will be subject to approval by Zoning Services Historical Review staff. This marker will be installed by no later than December 31, 2014. EDUCATION Notwithstanding the abandonment of the DRI, upon request by the School District, (but in no event later than June 151, 2017, unless such date is extended by 114-CPS-01325/1 It1066/11 6I Ave Maria/DRIABN-PL20130002016 2 of 6 Rev.8/20/14 the School District in writing, at its discretion) the Developer shall dedicate approximately 60 developable acres for a high school and ancillary facilities, outside the Town of Ave Maria and in a location requested by the School District staff that is approximately two (2) miles west of Camp Kcais Road, north of lmmokalee Road and generally situated in Sections 20, 21, or 22 in Township 47, Range 28 of Collier County, Florida. The School District's acceptance of the dedicated site shall be contingent upon a satisfactory feasibility study demonstrating that the land is suitable for the School District's intended use as a high school site with appropriate environmental conditions, useable acreage and direct legal access to a public right-of-way. The Developer shall receive educational impact fee credits in exchange for the dedicated site as set forth in a Tri-party Developer Contribution Agreement (including the Developer,the School District and Collier County)with the amount determined in accordance with a mutually agreed land appraisal valuation for the dedicated site. POLICE AND FIRE PROTECTION A. Developer shall assist in the development, building, and funding of a Multi- purpose Public Safety Center to house emergency response personnel and equipment to ensure that the development does not dilute the existing emergency services in lmmokalee and surrounding communities. B. Developer has committed to provide a temporary public safety facility and a minimum of three acres of property for a permanent joint facility which will meet the needs of the lmmokalee Fire District, Collier Emergency Medical Services, and the Collier Sheriffs Department as the Town grows. In addition to the commitment to dedicate a minimum of three acres for a joint facility to house L,MS/Fire Station/Sheriff sub-station, Developer agrees to reserve an additional one acre site within the Town for "Government Building(s)" adjacent to the joint facility. This site shall be reserved by Developer until development of whichever is the latter in time: 75% of the total number of residential dwelling units or 75% of total area of non-residential uses; as measured at time of building permit approvals. If such a commitment is not exercised by timely notice from the County to the Developer as stated immediately above, then this one acre site reservation shall terminate. The one acre site shall he dedicated to the County in exchange for impact fee credits upon the County committing to construct a "Government Building(s)" facility by identifying same within the County's CIP. SECTION FOUR: FINDINGS OF FACT. The Board of County Commissioners hereby makes the following findings of fact: [14-CPS.01325/11 11066/1] 68 Ave Maria/DRIABN-PL20130002016 3 of 6 Rev.8/20/14 • 1. Developer owner requested the rescission of the Development Order because circumstances and the DR1 law have changed such that development within a rural land stewardship area created under Section 163.3248, F.S. is now exempt from the DR1 review. 2. The Town of Ave Maria Stewardship Receiving Area (the "SRA") created by Resolution No. 2004-89 adopted on March 23, 2004 and Resolution No. 2005-234A on June 14,2005, as amended are within the Rural Land Stewardship Area Overlay. 3. Under Section 163.3248(11), F.S., the rural land stewardship area located in Collier County is"to be recognized as a statutory rural land stewardship area". 4. Under Section 380.115, F.S., a development that has a DRI Development Order, but is no longer required to undergo DRI review because it is now exempt under 380.06(24) shall be rescinded by the local government upon a showing that required mitigation will be completed under an existing permit or equivalent authorization by the county provided such permit or authorization is subject to enforcement through administrative and judicial remedies. 5. The amount of development constructed to date is approximately 552 residential dwelling units, 145,843 square feet of retail/service, 333,442 square feet of office development, and university buildings and student housing have been completed to date. Additionally, lands have been developed for infrastructure, water management facilities, parks and open space uses in accordance with the approved DRI and SRA master plans. 6. The development proposed after rescission shall comply with (1) the provisions of Resolution No. 2004-89 adopted on March 23, 2004 and Resolution No. 2005-234A on June 14, 2005, as amended, ('the SRA Documents"), which are the Planned Development Document for the Town of Ave Maria Stewardship Receiving Area; (2) the conditions set forth in Section Three of this Resolution; (3) the Collier County Land Development Code, as it may be amended; and (4) all Developer Contribution Agreements between Collier County and Ave Maria Development, LLP. 7. Other impacts of the development proposed after rescission will be adequately mitigated by compliance with the provisions of the SRA Documents and the Collier County Land Development Code. This includes,but is not limited to,the payment of all required impact fees, and compliance with the County's Concurrency Management System. 8. Developer has not relied on the benefits granted to developments of regional impact pursuant to Chapters 163,403,and 380,Florida Statutes. 114-CPS-01325/1 1 11066/11 6k Ave Maria/DRIABN-PL20130002016 4 of 6 Rev. 8/20/14 9. The rescission will have no adverse impact upon, and is consistent with, the Collier County Growth Management Plan and land development regulations. SECTION FIVE: CONCLUSIONS OF LAW: The Board of County Commissioners hereby makes the following conclusions of law: 1. The Town of Ave Maria DRI is eligible for rescission because the development within a rural land stewardship area created or recognized under Section 163.3248, F.S. is now exempt from review under Section 380.06(24)(m), F.S. 2. The development proposed after rescission is consistent with the Collier County Growth Management Plan and Land Development Code, and does not need to be authorized as a development of regional impact to proceed. 3. The development proposed after rescission is consistent with the Collier County Growth Management Plan and land development regulations so long as the post- rescission development complies with the SRA Documents and the Collier County Land Development Code. 4. The proposed development after rescission will be consistent with the State Comprehensive Plan, the State Land Development Plan, and the Southwest Florida Regional Policy Plan. SECTION SIX: APPROVAL OF RESCISSION OF DRI, REPEAL OF DRI DEVELOPMENT ORDER, AS AMENDED, AND COMPLIANCE OF POST RESCISSION DEVELOPMENT WITH COUNTY REGULATIONS. 1. The application to rescind the Town of Ave Maria Development of Regional Impact is hereby approved, subject to the terms and conditions herein. 2. The Town of Ave Maria Development of Regional Impact and Development Order 05-01, as amended, is hereby rescinded in its entirety and shall be of no further force or effect. 3. The development proposed after rescission shall comply with (1) the provisions of Resolution No. 2004-89 adopted on March 23, 2004 and Resolution No. 2005-234A on June 14, 2005, as amended, (`the SRA Documents"), which are the Planned Development Document for the Town of Ave Maria Stewardship Receiving Area; (2) the conditions set forth in Section Three of this Resolution; (3) the Collier County Land Development Code, as it may be amended; and (4) all DCA Agreements between Collier County and Ave Maria Development, LLP. 4. The terms and conditions of this Resolution shall be binding upon the Owner and its assigns or successors in interest. 114-CPS-01325/I, ■066/I] 68 Ave Maria/DRIABN-PL20130002016 5 of 6 Rev.8/20/14 • SECTION SEVEN: SEVERABILITY. If any section, sentence, clause or phrase-of this Resolution is held invalid or unconstitutional by any court of competent jurisdiction,said holding shall in no way affect the validity of the remaining portions of this Resolution, and the remainder of this Resolution shall remain in full force and effect. SECTION EIGHT: RECORDATION. Ave Maria Development, LLLY shall pay for the recording of this Resolution in the Official Land Records of Collier County. SECTION NINE: EFFECTIVE DATE. This Resolution shall take effect as provided by law. This Resolution adopted this day of , 2014 after motion, second and majority vote. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGI IT E. BROCK,CLERK COLLIER COUNTY, FLORIDA BY: Deputy Clerk TOM HENNING,Chairman Approved as to form and legality: ft- 11 Heidi Ashton-Cicko .0 Managing Assistant County Attorney I 11-CPS-U 1325/111 10601 68 Ave Maria/DRIABN-PL20130002016 6 of 6 Rev.8/20/14 AGENDA ITEM 9-E Co esr County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING SERVICES—PLANNING&ZONING DEPARTMENT GROWTH MANAGEMENT DIVISION--PLANNING& REGULATION HEARING DATE: SEPTEMBER 4,2012 SUBJECT: SRAA-PL20130002012; THE TOWN OF AVE MARIA STEWARDSHIP RECEIVING AREA (SRA) [COMPANION TO PETITION NUMBER DOA-PL201300002016] PROPERTY OWNERS & APPLICANT/AGENT: Owners/Applicants: Barron Collier Partnership,LLLP,owner AMULT, LLC,owner 2600 Golden Gate Pkwy, Ste. 200 2600 Golden Gate Pkwy, Ste. 200 Naples,FL 34105 Naples, FL 34108 Ave Maria Development LLLP,applicant/owner CC Ave Maria, LLC, owner 2600 Golden Gate Pkwy. 2600 Golden Gate Pkwy. Naples,FL 34101 Naples,FL 34101 Agents: D. Wayne Arnold,AICP Richard D. Yovanovich, Esquire Q. Grady Minor&Associates,Inc. Coleman, Yovanovich& Koester,P.A. 3800 Via Del Rey Northern Trust Bank Building Bonita Springs,FL 34134 4001 Tamiami Trail North, Suite 300 Naples,FL 34103 REQUESTED ACTION: The petitioner is requesting an amendment to the Town of Ave Maria SRA to revise the Master Plan to change some Town Center and Neighborhood General locations on the Master Plan and to make some text changes to the documents. GEOGRAPHIC LOCATION: The subject property, consisting of 5,027 acres, is located on the north side of Oil Well Road, the west side of Camp Keais Road and approximately 6,000 feet south of Immokalee Road (CR-846). Town of Ave Maria SRA,SRAA-PL20130002012 Page 1 of 7 September 4,2014 CCPC Revised: 8/13/14 The property lies within Sections 4-9 & 16-18, Township 48 South,Range 29 East and Sections 31- 33 Township 47 South, Range 29 East. (See the location map on following page) PURPOSE/DESCRIPTION OF PROJECT: This petition is amending the SRA resolutions (Resolutions No. 2004-89, 2005-234A, and 2011- 131, and most recently 2012-232) pursuant to Section 4.08.07 of the Collier County Land Development Code. Resolution No. 2011-131 approved a Master Plan amendment to divide Town Center 2 into Town Center 2a and 2b, moving Town Center 2b, approximately 50 acres in size, from Camp Keais Road to a site along Oil Well Road as depicted on the attached SRA Master Plan. In addition, the westernmost access point was moved to accommodate the Town Center 2b relocation. Resolution 2012-232 added an access point on Oil Well Road. This petition, according to the narrative statement from the applicant, proposes the following changes: The Town of Ave Maria SRA amendment proposes to add specific land use references for light manufacturing/warehousing in the Town Center 2b designated tracts of the Town Plan. Previously the allocation for the existing light manufac-turing/warehousing had been credited against the Office land use allocation. Additionally, the Town Center 2b designation on the SRA master plan has been expanded by approximately 155 acres to include all lands adjacent to Oil Well Road This area was previously designated Neighborhood General on the Master Plan. The revised master plan also reflects modifications to portions of Town Center 2a which is located north and south of Pope John Paul II Blvd. near Camp Keais Road Approximately 90 acres of the Town Center 2a area is proposed to be redesignated as Neighborhood General. The master plan was also modified for Town Center Area 3 located in the northeast quadrant of Ave Maria Blvd. and Anthem Parkway. Approximately 52 acres have been redesignated as Neighborhood General. The reallocation of acreage results in a decrease in the Neighborhood General designation by approximately 13 acres. A new residential zero lot line dwelling unit type has been added to the Neighborhood General land use designation. A narrative description, development standards and a typical lot layout have been inserted for this dwelling unit type. Previously, minor administrative amendments had been approved by Collier County. These minor amendments have been incorporated into the update SRA document. All new text has been shown in strikethrough and underline format. The applicant is also requesting changes to the pathways exhibit and corresponding text as well as seeking to revise the root barrier requirement. This petition is a companion petition to a Development of Regional Impact(DRI)rescission request. GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): The subject property is designated on the Future Land Use Map and Map Series as Agriculture/Rural, Agriculture/Rural Mixed Use District and is within the Rural Lands Stewardship Area Overlay (RLSA). 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W Wamro rn , mp1 c03 , 0. ;A =cl.., C Y - c a m 0 .C C 2 '0 1C0 , m r°-•° Z .+ rat._ a °t ra' ° E 0.i a3 ca The Town of Ave Maria is an approved and partially developed Stewardship Receiving Area(SRA) and Development of Regional Impact (DRI)*, both of which were deemed consistent with the Future Land Use Element at time of approval in 2005. This petition seeks to amend the SRA Master Plan (through a public hearing process) to: 1) re-designate certain portions of Town Center and Neighborhood General land use areas resulting in a net increase of 13 acres of Town Center area and a net decrease of 13 acres of Neighborhood General area; 2) add 600,000 sq. ft. as the maximum intensity of development allowed for light industrial and warehousing uses; 3)revise and notate Figure 2,the Potential Pedestrian Network Map to modify most pedestrian network features; and, 4) make other relatively minor changes. These light industrial and warehousing uses are already permitted in the SRA but this square footage is newly being added to the Town of Ave Maria SRA. The SRA document and Master Plan are presently incorporated by reference into the DRI Development Order. *Note that a companion petition (DRIABN-PL20130002016) has been submitted seeking to rescind the DRI Development Order. The proposed amendment changes the approved uses and increases the approved use intensity, but does not affect the boundaries of the SRA. The (light industrial and warehousing) uses are presently allowed by the FLUE RLSA Overlay, Attachment C, Stewardship Receiving Area Characteristics. RLSA Overlay Attachment C also limits the maximum floor area ratio or intensity of light industrial uses to 0.45. Amendments to the SRA document add this floor area ratio limitation to warehousing/light industrial uses within Town Centers 2 and 3. The resulting limitation on the 155 acre Town Center 2b is 69.75 acres that can accept the desired construction of up to 600,000 sq. ft. of light industrial and warehousing floor area. Attachment C also contains a required ratio of Town Center commercial uses per dwelling unit (65 sq. ft./dwelling unit). The existing SRA was found to be consistent with this requirement; this petition results in a net increase in Town Center area by 13 acres and does not change the approved density. In this manner,this Town of Ave Maria SRA Amendment is consistent with the FLUE. A component of the existing SRA document is the Economic Assessment Report. Table 1, the AMU Development Program 2006—2016 summarizes the fiscal impacts of developing the Town of Ave Maria. The introduction of a specified 600,000 sq. ft. of these new warehouse and light industrial uses is represented in this table, and elsewhere in the Economic Assessment Report. The SRA document provides an assessment of their fiscal impacts in Table 3 of the Assessment. 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." The existing SRA was deemed consistent with this policy—it includes a variety of housing types; mixture of uses including civic facilities; abundant open space, including multiple parks and preserves; and, an extensive sidewalk system, depicted on Figure 2, the Potential Pedestrian Network Map. The SRA document includes numerous references to the pedestrian friendly nature of the Town, sidewalks,etc. The present proposals provide for single-side sidewalks on local roads with 25 mph speed limits, and for single-side pedestrian paths on its main entry road and in its University District, while maintaining a"walkable", or pedestrian friendly,community. A component of the existing SRA document is the Town Plan. Figure 2, the Potential Pedestrian Network Map and a series of unnumbered figures, the Street Cross Sections illustrate the sidewalks, paths and trails in the Town of Ave Maria. These figures reflect a complete and functional network of pedestrian features on one or both sides of streets. This petition seeks to amend the SRA by removing virtually half its pedestrian paths and sidewalks, and removing its entire trail system. Town of Ave Maria SRA,SRAA-PL20130002012 Page 3 of 7 September 4,2014 CCPC Revised: 8113/14 What remains of these pedestrian features would be located on one or both sides of streets. Worthy of special attention are the Figure 2 notes regarding interconnectivity and pedestrian features — in particular, the evaluation and decisions regarding whether these pedestrian features would be located on one or both sides of streets is left until the time of individual construction plan review(s). These future evaluations and decisions would be left to the"developer and design engineer"without the presence of decision-making criteria appearing in SRA documents. Pedestrian features located on one side of streets remains a prevalent characteristic. REVIEW OF SRA DOCUMENT • Withdraw revisions to Figure 2, the Potential Pedestrian Network Map, OR provide adequate justification/rationale for the changes AND show in the series of unnumbered figures, the Street Cross Sections, and other portions of this amendment/SRA Town Plan the deletion of all design characteristics for pedestrian features and references to the pedestrian friendly nature of the Town, extensive sidewalk system, etc. • Revise and modify "Notes" on Figure 2, the Potential Pedestrian Network Map, OR provide adequate justification/rationale for the change. Make corresponding revisions and modifications where necessary to other portions of this amendment/SRA Town Plan to reflect same changes written for the revised notes. • Provide specific criteria on which to base future decisions regarding pedestrian features in the SRA Town Plan documents. Based upon the above analysis, staff finds that the proposed amendments to the Town of Ave Maria SRA Potential Pedestrian Network Map may not be deemed consistent with the Future Land Use Element of the Growth Management Plan. STAFF REVIEW: Zoning Review: The proposed amendment changes comply with the requirements of the SRA procedures set forth in LDC Section 4.08.07. In compliance with LDC Section 4.08.07.E, the proposed changes are not in conflict with any SRA suitability criteria, or RLSA District regulations. The proposed changes continue to direct incompatible land uses away from FSAs, HSAs, WRAs, and Conservation Lands. The petitioner has already demonstrated that he has acquired or will acquire sufficient Stewardship Credits to implement the SRA uses. The proposed amendment should not have negative environmental and public infrastructure impacts. The proposed amendment does not change the overall approved uses with the exception of adding a single-family housing type, increase the overall approved density or overall use intensity, nor changes the perimeter boundaries of the SRA (or DRI). Staff believes the proposed amendment is consistent with the Criteria for an SRA amendment. Land Re-designations: The applicant is proposing to re-designate 155 acres of Neighborhood General to Town Center 2b; re-designate 90 acres of Town Center 2a to Neighborhood General; re-designate 52 acres of Town Center 3 to Neighborhood General and move an access point along Oil Well Road. Staff supports this request. Root Barrier Removal: Town of Ave Maria SRA, SRAA-PL20130002012 Page 4 of 7 September 4, 2014 CCPC Revised: 8113/14 Staff and the applicant have agreed upon the changes to the root barrier requirements and staff supports the applicant's current request. Pathways/Trailways/Sidewalks Removal/Reductions: Staff and the applicant's agent have met numerous times to try to come to an agreement regarding the sidewalk and the 12 foot wide trail provision changes. Staff is not able to support the current proposal because the Notes on the plan are too general, possibly resulting in hodge-podge sidewalks. Additionally, the provision to allows sidewalks on both sides of the roadway, "unless otherwise impracticable due to limiting constraints". Who decides what is "impractical" and what constitutes a "limiting constraint"? The applicant's agent has opted to not provide additional information for staff review. Transportation Review: Transportation Planning staff has reviewed the Ave Maria Stewardship Receiving Area Amendment (SRAA) and has determined that the proposed amendment represents an additional impact on the adjacent roadway network. However, the roadway network has sufficient capacity to accommodate this project within the 5-year planning period, and staff recommends that this project be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan(GMP). Transportation Planning staff has indicated the following stipulation should be added to any approval. The owner will complete the transfer of ownership of the permanent count stations within 90 days of approval. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the staff report for this petition revised on August 12,2014. The following criteria are to be considered for SRA amendments: Criteria for SRA Amendment 1. Consider: Compatibility with adjacent land uses. 2. Consider: An SRA must contain sufficient suitable land to accommodate the planned development. 3. Consider: Residential, commercial, manufacturing/light industrial, group housing, and transient housing, institutional, civic and community service uses within an SRA shall not be sited on lands that receive a natural Resource Index value of greater than 1.2. 4. Consider: Conditional use essential services and governmental essential services, with the exception of those necessary to serve permitted uses and for public safety, shall not be sited on land that receives a Natural Resource Index value of greater than 1.2,regardless of the size of the land or parcel. 5. Consider: Lands or parcels that are greater than one acre and have an Index Value greater than 1.2 shall be retained as open space and maintained in a predominantly natural vegetated state. 6. Consider: Open space shall also comprise a minimum of thirty-five percent of the gross acreage of an individual SRA Town, Village, or those CRDs exceeding 100 acres. Gross acreage Town of Ave Maria SRA, SRAA-PL20 1 3000201 2 Page 5 of 7 September 4,2014 CCPC Revised: 8/13/14 includes only that area of development within the SRA that requires the consumption of Stewardship Credits. 7. Consider: As an incentive to encourage open space, open space on lands within an SRA located outside of the ACSC that exceeds the required thirty-five percent retained open space shall not be required to consume Stewardship Credits. 8. Consider: An SRA may be contiguous to an FSA or HSA, but shall not encroach into such areas, and shall buffer such areas as described in LDC Section 4.08.07 J.6. An SRA may be contiguous to,or encompass a WRA. 9. Consider: The SRA must have either direct access to a County collector or arterial road or indirect access via a road provided by the developer that has adequate capacity to accommodate the proposed development in accordance with accepted transportation planning standards. 10. Consider: Conformity of the proposed SRA with the goals, objectives, and policies of the GMP. 11. Consider: Suitability criteria described in Items 2 through 9 above [LDC Section 4.08.07 A.1.1 and other standards of LDC Section 4.08.07. 12. Consider: SRA master plan compliance with all applicable policies of the RLSA District Regulations, and demonstration that incompatible land uses are directed away from FSAs, HSAs, WRAs,and Conservation Lands. 13. Consider: Assurance that applicant has acquired or will acquire sufficient Stewardship Credits to implement SRA uses. 14. Consider: Impacts, including environmental and public infrastructure impacts. STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward Petition SRAA- PL201300002012 to the Board of County Commissioners (BCC) with a recommendation of approval with the stipulations noted above that approved the root barrier request and the land use re- designations but do not approve the proposed changes to the Pathways/Trailways/Sidewalks Removal/Reductions and as described by the accompanying resolution. Town of Ave Maria SRA, SRAA-PL20130002012 Page 6 of 7 September 4, 2014 CCPC Revised: 8/13114 PREPARED BY: th)ja4 /02hil KAY DESELEM,AICP, PRINCIPAL PLANNER DATE DEPARTMENT OF PLANNING AND ZONING REVIEWED BY: -cu) A RAYMD 1. BELLOWS,ZONING MANAGER DATE DEPA MENT OF PLANNING AND ZONING MIKE BOSI, AICP, DIRECTOR DATE DEPARTMENT OF PLANNING AND ZONING APPROVED BY: ( ) 6 - It ( �irdfarl rii•� NI ASA'A • I A, 'i MINISTRATOR DATE GROWTH MANA MENT DIVISION Tentatively scheduled for the October 4,2014 Board of County Commissioners Meeting Town of Ave Maria SRA,SRAA-PL20130002012 Page 7 of 7 September 4,2014 CCPC Revised: 8/12/14 RESOLUTION NO. 14- A RESOLUTION OF THE COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS AMENDING THE AVE MARIA STEWARDSHIP RECEIVING AREA (SRA) TOWN PLAN AND SRA MASTER PLAN IN ACCORDANCE WITH SECTION 4.08.07.F.4 OF THE LAND DEVELOPMENT CODE, AND SPECIFICALLY TO: REVISE ROOT BARRIER REQUIREMENTS FOR SIDEWALKS, BUILDINGS AND PAVED AREAS; REVISE THE PEDESTRIAN NETWORK MAP TO REMOVE SIDEWALKS IN THE NEIGHBORHOOD GENERAL AND UNIVERSITY DISTRICTS AM) REMOVE 12 FOOT TRAILS; ADD SINGLE FAMILY DETACHED Z LOTS TO THE NEIGHBORHOOD GENERAL ZONE; ADD 600,000 SQUARE FEET OF LIGHT INDUSTRIAL/WAREHOUSING TO THE TOWN CENTER 2b; REDESIGNATE 155 ACRES OF NEIGHBORHOOD GENERAL TO TOWN CENTER 2b; REDESIGNATE 90 ACRES OF TOWN CENTER 2a TO NEIGHBORHOOD GENERAL; REDESIGNATE 52 ACRES OF TOWN CENTER 3 TO NEIGHBORHOOD GENERAL AND MOVE AN ACCESS POINT ALONG OIL WELL ROAD. THE SUBJECT PROPERTY IS LOCATED NORTH OF OIL WELL ROAD AND WEST OF CAMP KEAIS ROAD IN SECTIONS 31 THROUGH 33, TOWNSHIP 47 SOUTH, RANGE 29.EAST' AND SECTIONS 4 TIIROUC:II 9 AND 16 THROUGH 18, TOWNSHIP 48 SOUTH, RANGE 29 EAST IN COLLIER COUNTY,FLORIDA. (PETITION SRAA-I'L201320121 WHEREAS, the Board of County Commissioners approved the "Town of Ave Maria Stewardship Sending Area (SRA) by Resolution No. 2004-89 on March 23, 2004 and Resolution No. 2005-234A on June 14, 2005;and WHEREAS, as part of the approval of the SRA, the Board approved the Ave Maria 'Town Plan and Master Plan;and WHEREAS, Ave Maria Development I.I.LP and Ave Maria University, Inc. have applied Ibr an amendment to the Ave Maria Town Plan and Master Plan in accordance with Section 4.08.07.F.4. of the LDC and Appendix 1)of the Ave Maria Town Plan. NOW. THEREFORE. 131: IT RESOLVED BY 'ME BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: 1. Pages 1 of the Executive Summary. 2 or the Introduction, 3, 6, 8 and 12 of the Impact Assessment Report of the 2005 SRA Application are hereby amended and replaced with the pages attached hereto as Exhibit "A" to this Resolution. 2. Pages 1. 19. 20, 35 39, 71, 75, 76, 77, 93, 94. 96. 97, 98, 99. 100, 127, 128, 134, 135, 152, 155, 172 and 173 of the 'f'own Plan are hereby amended and replaced with the pages attached hereto us Exhibit"B" to this Resolution. 14-cps-O 1r)L/IIIox37hirl i4 Ave Maria SRA TowniMaster Plan Page 1 of 2 SRRAA-P1.20111-313 Rev. 8'11/14 3. Pages 1 19-A and 119-13 and Appendix F. Page 226, attached hereto as Exhibit "CI I arc hereby added to the Town Plan. 4. The Master Plan. l'agc 6 of the "town Plan, is hereby deleted in its entirety and replaced with the Master Plan attached hereto as Exhibit"L)"to this Resolution. 5. Except as set forth herein, the Ave Maria Town Plan shall remain in lull force and effect. This Resolution adopted alter motion, second and majority vote this day of 2014. ATTEST: BOARD OF COUNTY COMMISSIONERS DWK UT E. BROCK, CLERK COLLIER COUNTY, FLORIDA By: By: Deputy Clerk `('OM HENNING,Chairman Approved as to limit and Icgality: lleidi Ashton-Cicko Managing Assistant County Attorney Attachments: Exhibit A-Pages of Executive Summary, Introduction and Impact Assessment Report Exhibit B Pages replaced in the Town Plan Exhibit C- Pages added to the Town Plan Exhibit U- Master Plan I I-I-CPS•ffl'a i 10K176/11 ur Ave Maria SRA Mown%Masher flan Page 2 or SSR AA-PI 2010-3 13 Rev.8111,14 Exhibit A Executive Summary This Stewardship Receiving Area (SRA) Designation Application for Ave Maria is filed on behalf of Ave Maria Development, LLLP. Ave Maria will consist of Ave Maria University and The Town of Ave Maria.The cornerstone of Ave Maria will be the University, the first major Catholic university to be established in the United States in more than 40 years. The town area of Ave Maria is designed as a compact, walkable community around a town core which will contain as its landmark, an Oratory of distinctive architecture. In addition,there will be distinctive residential neighborhoods offering a variety of housing types and lifestyles. This SRA Designation Application, consists of 5027 acres, 955+/- acres of which are dedicated to the University and 4072 acres to the Town, including 72 acres for public use (47.7 acres of public school sites and 23.8 acres in excess of requirement for community parks). Ave Maria University will support 6,000 students, and contains academic and administration buildings, student and administration housing, recreation, sports,and support facilities. The Town will contain a maximum of 11,000 dwelling units in a mix of residential unit types in the Town Center, and Neighborhood General context zones. Uses that provide the mix of services to, and are supportive of, the residents of The Town of Ave Maria and university will be mainly located in the Town Core and Town Centers. The Town Core, Town Centers, and Neighborhood Centers will provide a maximum of 690,000 square feet of gross leasable retail/service, 510,000 square feet of gross leasable office, 35,000 square feet of medical facilities, 148,500 square feet of gross civic uses, 600.000 square feet of light industrial/warehousing and 400 hotel rooms. In addition, the town will provide public school sites, parks, golf courses, and other open space uses, while Ave Marie University will provide, in addition to the above facilities, private K-8 and high school. There are few undisturbed native vegetation areas within Ave Maria,and all vegetated areas are subject to ditches. berms, etc. Extensive areas of exotic monocultures (Brazilian pepper) exist across the site. The predominant agricultural land use is evidenced by the absence of any lands which score higher than 1.2 on the Natural Resources Index Map.The Natural Resources Index Assessment quantifies the acreage by land- Wipe and demonstrates consistency with the Suitability Criteria, as is seen from the open space percentages and the Applicant's commitment to provide access to Ave Maria from Oil Well Road and Camp Keais Road. This SRA Designation Application also provides the calculation of the required Credit Use to designate the Town, SRAA- PL20130002012 REV: 2 I Stewardship Receiving Area AVE MARIA DATE: 5/12/14 The Town of Ave Maria Page 1 DUE: 5/27/14 I _ i . 7.Credit Use and Reconciliation Analysis.This Credit Use and Reconciliation Analysis is submitted in order to track the transfer of credits from Stewardship Sending Areas (SSA) 1,2, 3, 4, 5, and 6 to the Town of Ave Maria SRA.The Analysis provides a summary table that identifies the exchange of all Stewardship Credits. 8. Preliminary SRA Credit Agreement. Finally, an SRA Credit Agreement for those Stewardship Credits needed in order to develop the DRI/SRA authorized development is provided. The Agreement sets forth the number of SSA credits the applicant is utilizing in order to implement the Ave Maria Town Plan as included in this application. The Ave Maria SRA is associated with a Development of Regional Impact(DRI)currently under review. The development parameters used throughout these applications are illustrated in different manners depending on the purpose of the particular analysis. Table 1 provides a summary of these parameters. Table 1 Ave Maria Land Use Town 4,000 Acres* Residential 11,000 Units 6,876 Single Family 4,124 Multi Family ALF 450 Units Retail 690,000 Sq. Ft. Office 510,000 Sq. Ft. Hotel 400 Rooms Civic 148,500 Sq. Ft. Medical 35,000 Sq. Ft. Oratory 75,500 Sq. Ft. (3,500 seats) Light Industrial/Warehousinq 600,000 Sa. Ft. Public Use 1027 Acres University&Ancillary Uses 955.55 Acres(6,000 university students) Public school site(s) 47.7 Acres Community park in excess of requirement 23.8 Acres Total 5,027 Acres Acreages include lakes and open space and are rounded to the nearest acre. This acreage includes 417.7 acres of open space in excess of the required 35%. This excess open space does not require the consumption of credits nor do these acres count toward the 4,000 acre maximum for the town. Introduction I The Town of Ave Maria Page 2 Revised 05/09/2014 Potable Watel Potable Water;a potable water assessment shall be prepared by the applicant as a component of an Impact Assessment Report that is submitted as part of an SRA Designation Application package. The assessment shall illustrate how the applicant will conform to either FAC Chapter 64E-6,for private and limited use water systems, or FAC Chapter 62-555 for Public Water Systems. In addition to the standard requirements of the analyses required above, the potable water assessment shall specifically consider,to the extent applicable, the disposal of waste products,if any,generated by the proposed treatment process The applicant shall identify the sources of water proposed for potable water supply Ave Maria Utility Company,LLLP,a private utility will construct,operate and maintain the potable water system. This system includes the water supply, treatment,storage and distribution system.Water will be supplied by ground water wells.This raw water will be softened to remove hardness and disinfected to kill water-borne bacteria.Treated water will be stored in above-ground concrete storage tanks until it is pumped into the potable water distribution system. Due to the size of this system,all facilities will meet and exceed the requirements of FDEP as stipulated in FAC - Chapter 62-555 for Public Water Systems.In addition,the private utility • % '.l .,P x 1 company will obtain approval from the South Florida Water Management T_°, — . .,� District for the consumptive use of water.Ground water will be withdrawn Lb." 1, - --- from the Lower Tamiami aquifer.Liquid waste products from this facility . ,,, will be disposed of by discharging into the head end of the wastewater treatment plant. The following table identifies the potable water demands projected for this SRA area. Table 1 SRA Potable Water Demands _ Potable Water Flows(mgd) ADD MMADD MDD SRA(Original) 6.4 MOD 8.96 MGD 12.8 MGD Lion( 0.018 MGD 0.025 MGD 0.025 MGD IndustriaUWarehousinq SRA(Total) 6.42 MGD 8,99 MGD, 12,83 MGD ADD-Average Daily Demand MMADD-Maximum Month Average Daily Demand MDD-Maximum Daily Demand I Impact Assessment Report Revised 05/09/2014 The Town of Ave Maria Page 3 Wastewater Wastewater;a wastewater assessment shall be prepared by the applicant as a component of an Impact Assessment Report that is submitted as part of an SRA Designation Application package. The assessment shall illustrate how the applicant will conform to either Standards for On-site Sewage Treatment and Disposal Systems,contained in State of Florida in Chapter 64E6,EA.C.for systems having a capacity not exceeding 10,000 gallons per clay or Chapter 62-600, F.A.C.for wastewater treatment systems having a capacity greater than 10,000 gallons per day.In addition to the standard requirements of the analyses required above,the wastewater assessment shall specifically consider, to the extent applicable,the disposal of waste products generated by the proposed treatment process. - Ave Maria Utility Company,LLLP,a private utility will construct, operate and maintain a municipal quality advanced secondary wastewater treatment plant to service Ave Maria.This facility will be designed and permitted by the Florida Department of Environmental Protection in accordance with Chapter 62-600- 1 Domestic Wastewater Facilities,EA.C. Wastewater will be treated to produce irrigation quality reclaimed water for disposal.This water will be stored in storage ponds until required.A projection of anticipated wastewater generation is contained in the table below. Sludge generated by the wastewater facility will be disposed by land application on nearby farm fields or by burial at the county's landfill. Table 2 ADF,MMADF,MDF for Wastewater Treatment Plant Design Peaking Factors Wastewater Flows f mgd) AADF: AADF AADF: AADF MMADF MOF MMADF :MDF PHF SRA 1.5 2 4 5.8 MGD 8.7 MGD 11.6 MGD Area Iorioinall Industrial/ 0.016 0.024 0.032 warehousing (800.000 sa.ft.l -- Subtotal 1.55 2 4 5.82 MGD 8.72 MGD 11.63 MGD Allowance for WI'" .58 MGD .58 MGD .58 MGD SRA Totals 6.34 9.283 12.4421 S'/Assumed 10%of ADF 1 Impact Assessment Report I Revised 05/09/2014 The Town of Ave Maria Page 6 programs.The table below demonstrates the anticipated benefits of the recycling program.At the request of the County Manager,Ave Maria University will establish a special recycling program focusing on the further reduction of solid waste from the university.The exact details of this special program have not been established, Estimated Solid Waste Generation Domestic Solid Waste Domestic Solid Waste Phase Cubic Yards/day 1 Tons/day Existing 0 0 Phase 1 61.5 18.5 Phase 2 (buildout) 111.0 33.3 (Light Industrial/Warehousinq) 14.2 4.3 Total � 125,2 37.6 Anticipated Benefits of the Recycling Program Units Proposed Garbage Garbage Garbage Source/Housing type - Units Phase 1 Year 2011 . (lblday) (ton!dayL(Yd3/day) Residential Dwelling Unit 6,010 24,040 12.0 40.1 Retail ft2 410,400 5,335 2.7 8.9 Office ft2 276,600 5,532 2.8 9.2 Hotel room 110 220 0.1 0.4 Medical ft2 15,000 300 0.2 0.5 Civic _ ft2 115,500 1,502 0.8 2.5 Total before Re clint Phase 1 36,929 18.5 61.5 Grand Total with 30%Recycling(Phase 1) 25,850 12.9 43.1 Units Proposed Garbage Garbage Garbage SourcelHousing type Units Phase 2 Year 2016 Alb/day) -T„(taniday)__ (yd'ldayt.-„ 1 Residential Dwelling Unit I 11,000 44,000 I 22.0 73.3 I Retail ft2 690,000 8,970 4.5 ______ 15.0 I Office ft2. 510,000 10,200 5.1 17.0 Hotel room 400 800 0.4 1.3 I Medical ft2 i 35.000 700 0.4 1.2 l Civic ft 148,500 1,931 1.0 3.2 Light IndustriallWarehousinq ft 600.000 8 520 443 14,2. Total before Recycling (Buildout) 66;60475.120 33:337,8 1-1-1-:5125.2 Grand Total with 30%Recycling(Buildout) 46-62052,585 23426.3 77,787.6 1 impact Assessment Report Revised 05/09/2014 The Town of Ave Maria Page 8 1 The original proposed demands for Public Water Supply use iswas expected to be 2.336 MG per year, with a maximum day use of 12.8 MGD. The change in demands with the light industrial/warehousing use are minimal. As future renewals of the SFWMD Consumptive Use Permit are made, any necessary increases to the permitted allocation due to the.addition of light industrial/warehousing will be reviewed and addressed with the District. The irrigation requirements for Ave Maria using the modified Blaney-Criddle method will be an annual demand of 2, 117 million gallons per year (MGY). No change in irrigation demand is anticipated with the addition of the light industrial/warehousing use. 3.Proposed Consumptive Use Impacts Existing irrigated agriculture fields will be removed in the process of developing the Ave Maria University and Town. The combined PWS (6.4 MGD) and irrigation maximum day demands (5.8 MOD) less reclaimed water generated for irrigation (5.8 MOD), which forms the basis upon which potential impacts are evaluated, is 6.4 MOD (6,49 with proposed light industrial/warehousing), or approximately 42% less than the currently permitted allocation. The impacts associated with groundwater pumpage are therefore reduced by a similar amount. The SFWMD Lower West Coast Plan (April 2000),which is the District's assessment of water demands and sources, indicated no adverse impacts associated with current and future projected agricultural use. The proposed reduction in permitted allocation will reduce the potential for adverse impacts to occur. The proposed withdrawal facilities will be located to minimize potential impacts. Facilities will be located, designed and operated in such a way that they will not degrade the ambient surface or groundwater quality, arid will not adversely impact any adjacent FSA, HSA.WRA,or conservation areas. 4. Proposed Dewatering Activities and Potential Impacts Temporary dewatering will be conducted in association with lake construction and other construction activities such as utilities installation. Dewatering activities are typically completed in a few days to a few weeks per site. All water withdrawn during dewatering will be directed to retention areas or lakes and will remain on the project site. Dewatering to a depth below 0.0 NGVD will not occur within 1,000 feet of saline water and the proposed activities will not cause an exchange of saline and fresh water. Dewatering will not occur within 100 feet of any wastewater treatment plant percolation pond and will not cause violations of state water quality standards for either surface or groundwater. Recharge trenches will be used to maintain a hydraulic barrier between the dewatering sites and wetland areas or other sensitive land uses. Adverse impacts to existing legal uses, off-site land uses,or the environment due to the proposed withdrawals are not anticipated. I Impact Assessment Report I — The Town of Ave Maria Page 12 Revised 05/09/2014 Exhibit B Table of Contents Introduction 2 Overview and Master Plan 4 Figure 1:Ave Maria SRA Master Plan 6 University District 8 Town Core 23 Town Center 1 54 Town Center 2 and 3 76 Neighborhood General 97 Services District 140 Community General 142 Stormwater Management 142 Transportation Network 151 Figure 2: Pedestrian Network Map 155 Street Cross Sections 160 Parks 169 Open Space 174 Figure 3:Open Space 175 Community Signage 176 Terms and Definitions 184 Appendices 190 Appendix A: Legal Description 190 Appendix B: Shared Use Parking Analysis 204 Appendix C:Permitted Land Use Matrix 216 Appendix D:Amendments to Ave Maria 221 Appendix E: Solid Waste Management at Ave Maria University 223 Appendix 1:Sidewalk Protection 226 Table of Contents Town Plan The Town of Ave Maria Page 1 Revised 05/0912014 Perimeter Screening-The perimeter of all parking lots fronting primary pedestrian pathways and University District streets shall be screened at a minimum height of 2 Ft. using walls,fences,landscaping or any combination thereof. • Parking lot perimeter landscaping shall be a minimum of 5 Ft.in width. Shrubs shall be arranged in a staggered pattern with a minimum size of 3 gallons at the time of planting to provide year-round screening. • Trees shall be included in the perimeter landscape area at a minimum spacing of one tree per 25 Ft.of lineal frontage.Street trees near a campus street may be considered as meeting a portion of the requirement. • Sidewalk protection hall be provided as followsdescribed in Appendix F: ' • The landscape planting area shall be a minimum of 3 feet in I width and can meander relative to the street. jr ' ///111((( •:...� Internal Landscape—A tree shall be located within 50 Ft.of any I parking space. Tr , `1.444:g7 • Tree diamonds shall be behind a continuous 6"curb with a 4 Ft. 1_1 x 4 Ft.clear planting inside the back of curb,and shall be located Typical 4'x 4'Tree Diamond internal to the lot,at the intersection line of parking stall fi'.• • }' ■; 4 pavement markings. r • Landscape islands shall have a minimum width of 5 Ft.inside A. planting area and at least one shade tree.Landscape islands • .. shall be used to terminate a row of parking. , • Minimum tree size shall be 1'/"caliper. ! ,, • Sidewalk protection hall be provided --, as followsdescribed in Appendix F: Screening elements such as this wooden fence can effectively minimize the view of the service area from public view. University District Parking Area Landscape Requirements Town Plan i evised 05/09/2014 The Town of Ave Maria Page 19 • root-berriera-required- • The landscape planting area for shrubs shall be a minimum of 3 feet in width and can meander relative to the street. •/".1 Enclosures Enclosures-A number of elements throughout the Campus . 1111.1...? such as trash containers,compactors,and HVAC units shall be screened from view.The means of screening may include 1 ><? , j ' walls,shelters,treillage and tall landscape planting. 111011 • Loading docks,solid waste facilities,recycling facilities and other service elements shall be placed to the rear or Locating dumpsters behind buildings and screening them with a material compatible with the adjacent building greatly side yard of the building with minimum impacts on view. minimizes building. the visual impact and ties in with the associated • Refuse containers and facilities shall be hidden by an opaque �s wall or fencing of sufficient height to screen the bin and any ° %' a . ;', • appurtenances,but not less than 6 Ft.in height. . • Walls shall be constructed of a material compatible with the ' c, y principal structure it is serving.Enclosures shall include opaque gates,and shall be installed to minimize blowing refuse. Landscape Planting walls also serve as seating areas. The character of the landscape for the campus is informal and pastoral;it is inspired by the natural settings of Frank Lloyd Wright's architecture.It includes open green expanses of lawn,large canopy trees in front of deep overhanging building roofs;a composition of"roofscapes and landscapes".The landscape is organized by a variety of characteristics determined by the location within the University District Landscape I — Town Plan The Town of Ave Maria Page 20 Revised 05/09/2014 A Street Furnishings A street furnishings zone shall be allowed in conjunction with the tree zone.Street furnishings may include benches,waste/recycling receptacles,ash urns,bike racks,news paper vending,bus shelters and information/ hand-bill kiosks.Street furnishings shall be located so as not impede or obstruct the pedestrian clear zone. • Street furnishings(not associated with an individual business)shall be coordinated and fabricated of compatible materials. • Visual obstructions shall not be allowed within visibility triangles at street intersections per Florida Department of Transportation. Street Trees The street tree planting zone shall have a minimum width of 3 Ft.and be located immediately adjacent to the curb; roof bertiertere-required-akfellowsts idewalk protection shall be provided as described in Appendix F: • The landscape planting area for shrubs shall be a minimum of 3 feet in width and can meander relative to the street. • Street trees shall be spaced on average of 40 Ft.O.C.,(this requirement does not apply to the Oratory Plaza). The street tree pattern may be interrupted by overhead arcade and bridge encroachment. • Trees should have a clear trunk beneath the start of branching of 6 Ft.and have an overall height of 12 Ft. At a minimum,street trees I I —1 t . shall be 11/2"caliper at time of 4.1r, lanm - W installation. ' Isa rtiwa • Planting used shall include 4-•.,%en Mh ••1 a variety of tree and shrub species with at least 50%of the _� — r°°-dd .}y tom4p1 1. M*" ) -_ (. l Parking lot location behind town core buildings. Town Core General Design Standards Town Plan Revised osroor o14 the Town of Ave Maria Page 35 tree planters is allowed as is appropriate to the design. • Landscape minimums within the Town Core shall be met by the standards provided for streetscape and parking lot landscaping. • Sidewalk protection shall be provided as described in Appendix F. • The landscape planting area for shrubs shall be a minimum of 3 feet in width and can meander relative to the street. • Town Core Landscape Town Plan 1 The Town of Ave Maria Page 39 Revised 05/0912014 Site Furnishings: A street furnishing zone may be provided in conjunction with the tree zone.Site furniture may include benches,waste/recycling receptacles,ash urns,bike racks,newspaper vending,bus shelters and information/hand-bill kiosks.Site furniture shall be located so as not impede or obstruct the pedestrian clear zone, • Site furnishings(not associated with an individual business)shall be coordinated and fabricated of compatible materials. • Visual obstructions shall not be allowed within visibility triangles at street intersections per Florida Dept.of Transportation. Street Trees:The street tree planting zone shall have a minimum width of 3 Ft.and be located immediately adjacent to the curb, idewalk prrotection shall be provided as described in Appendix F: • The landscape planting area for shrubs shall be a minimum of 3 feet in width and can meander relative to the street. • This zone may include street furniture. • Street trees shall be spaced on average of 40 Ft.on center.The street tree pattern may be interrupted by overhead arcade and bridge encroachment.Trees should have a clear trunk beneath the start of branching of 6 Ft.and have an overall height of 10 Ft..At a minimum,street trees shall be 11/2"caliper at time of installation. • Planting used in this district shall include a variety of tree and shrub species with at least 50%of the required trees and 25%of the required shrubs being plants native to Florida. • Planting at the ground plane shall be a minimum of turf grass;groundcover,low shrubs or flowering plants in tree planters is allowed as is appropriate to the design. Town Center 1 + Streetscape I ---- _-- Town Plan Revised 05/09/2014 The Town of Ave Maria Page 71 parking lot landscaping. • Sidewalk protection hail be provided as-4oUowsdescribed in Appendix F: • • The landscape planting area for shrubs shall be a minimum of 3 feet in width and can meander relative to the street. • Landscape areas may provide for utilities,drainage,access easements,and signage.Site development plans will demonstrate compatibility between multiple uses and any potential conflicts will be minimized within landscape areas. Signage • Signage within Town Center 1 shall comply with Town Core standards and Community General standards. Town Center 1 Landscape Town Plan I The Town of Ave Maria Page 75 Revised 05109/2014 Town Centers 2 and 3 Key Features: f r , to Mixed Use a�'„ ' 1 a • ■a Shopping f,_ "� �' r Employment I ' .• !�,r i Wellness �_e r � l d Residential #.Ri . Town Centers 2 and 3 will provide a diversity of opportunities for a variety of businesses.Retail,service, residential and employment opportunities will be abundant.In Town Centers 2 and 3 businesses will feel they are part of a real and growing town -one that combines all the benefits of a quiet,close-knit neighborhood with the enriching environment of a major university. A wide variety of shopping needs will be met through local, national and regionally recognized stores.In short,Town Centers 2 and 3 will provide residents opportunities to find everything they need in close proximity to their homes. Streets and drives in Town Centers 2 and 3 will maintain the pedestrian quality found throughout Ave Maria.Tree lined sidewalks will provide a buffer and shade to those m 12a walking within the Town Centers. The photographs,graphics,and diagrams are schematic and do not represent any actual pictures,designs,product Town , • Connor • 1.r iE 13 • * {�> Xv z 1 4 _ Town .. - _ • Cents,— 12b Pedestrian shading from buildings and canopy Town Centers 2 & 3 Introduction Town Plan The lown of Ave Maria Page 76 Revised 05/09/2014 floor plans,maps,architectural footprints,elevations, buildable area,actual lot configurations or the like.They are provided for illustrative purposes only. Land Uses Town Centers 2 and 3 will provide daily goods and services for the residents and visitors of Ave Maria.Buildings may be single-use,or shared-use.A mixture of uses including retail,office,civic,recreation/wellness,hotel/motel, light industrial and manufacturing,warehouse and warehouse distribution center and flex space,and residential are permitted within Town Centers 2 and 3.Specific uses permitted within Town Center 2 and 3 are included in the Ave Maria Permitted Use Matrix,Appendix C. Business Park Uses A minimum of 50,000 SF will be reserved within Town Center 2 or 3 for uses defined in Appendix C as Business Park uses. Building Height-Maximum 4 Stories,Maximum 200 Ft.for cell towers Block Perimeter-Maximum 3,500 Ft. Density Floor Area Ratios: (fAR)shall not exceed 1.5 for the Total Building Area within each block. Floor Area Ratios: (FAR)shall not exceed 0.5 for Office/Commercial/Retail within each block. Floor Area Ratios: (FAR)shall not exceed 0.6 for Civic Uses within each block. Floor Area Ratios: (FAR)shall not exceed 26 units per acre for transient housing(hotel) within Town Centers 2 and 3. Floor Area Ratios: (FAR)shall not apply to residential uses. Floor Area Ratios: _fFARl shall not exceed 0.45 for Warehousing/Light Industrial within Town Center 2 and 3, Required Parking Refer to Appendix B for Town Centers 2 and 3 parking analysis. Design Standards Design standards that control building placement,streetscape,parking,service areas,and landscape in Town Centers 2 and 3 are found on the following pages. Town Centers 2 & 3 General Design Standards Town Plan I The Town of Ave Maria Page 77 Revised 05/09/2014 Streetscape Within Right-Of-Way(ROW) The Town Centers 2 and 3 will continue to provide a sense or place,while also recognizing uses that may require easy vehicular access.The landscape is functional in providing shade on the sidewalk and complimenting the architectural forms.Landscape plantings are laid out in informal groupings.Landscape areas may provide for utilities,drainage,access easements and signage.Site development plans will demonstrate compatibility between multiple uses and any potential conflicts will be minimized within landscape areas. Sidewalks:A sidewalk zone shall be provided along all public streets and shall include:a street furnishings and tree planting zone,and a pedestrian clear zone. • The pedestrian clear zone along primary street shall be a minimum of 6 Ft.in width unobstructed and continuous. • Secondary streets shall provide a minimum pedestrian clear zone of 5 Ft.in width unobstructed and continuous. • Overhead arcades,awnings or canopies,etc.,may encroach upon the pedestrian clear zone,but furnishings or other obstructions shall be kept out of the pedestrian clear zone. • Outdoor dining at building arcades or outdoor areas may be enclosed by planters,fencing or similar moveable barriers not exceeding 36 inches in height.The dining area shall not limit the pedestrian clear zone. • Vehicular surface paving may include materials other than asphalt,including pavers,concrete,stone or brick. Site Furnishings:A street furnishing zone may be provided in conjunction with the tree zone.Site furniture may include benches,waste/recycling receptacles,ash urns,bike racks,newspaper vending,bus shelters and information/hand-bill kiosks.Site furniture shall be located so as not impede or obstruct the pedestrian clear zone. • Site furnishings(not associated with an individual business)shall be coordinated and fabricated of compatible materials. • Visual obstructions shall not be allowed within visibility triangles at street intersections per Florida Dept.of Transportation. Street Trees:The landscape planting area for shrubs shall have a minimum width of 3 Ft.and be located immediately adjacent to the curb and the building facade or parking field. This zone may include street furniture. Town Centers 2 & 3 Streetscape/Landscape __. E '- Town Plan Revised 05/09/2014 The Town of Ave Maria Page 93 •/ • Sidewalk protection shall be provided as described in Appendix F, • The landscape planting area shall be a minimum of 3 feet in width and can meander relative to the street. • Planting used in this district shall include a variety of tree and shrub species with at least 50%of the required trees and 25%of the required shrubs being plants native to Florida. • Planting at the ground plane shall be a minimum of turf grass;groundcover,low shrubs or flowering plants in tree planters is allowed as is appropriate to the design. • Landscape areas may provide for utilities,drainage,access easements,and signage. Site development plans will demonstrate compatibility between multiple uses and any potential conflicts will be minimized within landscape areas. Required Parking On Street parking:On street parallel parking or 60 degree angled parking shall be allowed within Town Centers 2 and 3. • Parallel parking stall shall be 8 Ft.wide x 22 Ft.long. • 60 degree angled parking stall shall be 9 Ft.wide x 18 Ft.long. Off street parking:the majority of parking within Town Centers 2 and 3 shall be provided off-street. • Parking areas shall be organized into a series of small bays delineated by landscaped areas of varied sizes. Spacing between landscaped areas shall be on average 10 spaces. • Lots shall be designed to keep all circulation between aisles internal to the lot.Driveways to parking areas shall be a minimum of 24 Ft.wide. • 90 degree parking shall have a minimum drive lane width of 24 Ft.and stall size of 9 Ft. x 18 Ft. • 60 degree angled parking shall have a minimum drive lane width of 18 Ft.,if one-way,and 22 Ft.,if two-way. Parking stall size shall be 9 Ft.x 18 Ft. • Handicap parking shall be located to facilitate the most direct and safest route to building entries. Town Centers 2 & 3 Parking ITown Plan 1 The Town of Ave Maria Page 94 Revised 05109/2014 • Provide a variety of tree and shrub species with at least 50%of the required trees and 25%of the required shrubs being plants native to Florida • Canopy trees used in open landscape areas(other than street trees)shall have a minimum caliper of 1 1/2". • Planting at the ground plane shall be a minimum of turf grass,groundcover,low shrubs or flowering plants in tree planters is allowed as is appropriate to the design. • Irrigation shall be provided for all planting areas.Irrigation control boxes and appurtenances shall be located away from direct public view. • Drought tolerant species shall be considered when appropriate to the design intent. • Landscape minimums within Town Centers 2 and 3 shall be met by the standards provided for streetscape and parking lot landscaping. • Sidewalk protection hall be provided as-foHewsdescribed in Appendix F: • • The landscape planting area for shrubs shall be a minimum of 3 feet in width and can meander relative to the street. • Landscape areas may provide utilities,drainage,access easements,and signage. • Clustering of shade/flowering trees:Trees may be planted at uniform intervals,at random,or in groupings. Trees used in clusters may be counted against those required for buffering or screening,or simply used to improve aesthetics within site.Shade or flowering trees maybe planted at intervals or may he clustered if clustering improves the effectiveness of a buffer between uses or aesthetics within a site. • Clustering of palm trees:Palm species planted shall be reasonably resistant to lethal yellowing disease. Whenever the clustering palm trees is utilized,a minimum of three palm trees per cluster shall be required. Signage • Signage within Town Center 2 and 3 shall comply with Town Core standards and Community General standards. Town Centers 2 & 3 Landscape Town Plan Revised 05/0912014 The lows of Ave Maria Page 96 Neighborhood General :4. , . v` . , • Key features: • Residential t ., - `rR . '.I • -_ I • Public Schools • Neighborhood Centers ly"N.,-0 •= `r• • Neighborhood Goods and Services ; •.� Neighborhood park A broad mix of residential lot sizes and housing types anchor the Neighborhood General,Each neighborhood is characterized by a distinctive and consistent architectural design, and a community focus element. Neighborhood centers,parks and plazas are places where people will meet in formal or informal situations.The location of such facilities where people can cross paths is a key to a sense of neighborliness.Each neighborhood may contain an appropriately scaled center of neighborhood related goods and services including small workplaces,civic/institutional,and neighborhood retail and office buildings. Neighborhoods are planned in close proximity to town _ _ -_— Ipc� o centers,schools and community parks to encourage /` -j- .4.1-.11 pedestrian activity.The neighborhood streetscapes '> Q are designed to support a walkable environment,with �r i� sidewalks separated from the street by a planting I �t'" /',, 11 zone.There is a hierarchy in the Town with regard to \_.._ (3 ./..._ r9 d a commercial uses,from Town Core to the Town Centers �'": � ' to the Neighborhood Centers to local Neighborhood % 15 '` �r " :v , Goods and Services. g �� e G el,9 ,va Neighborhood Centers may be relatively large and are ® . ea centrally located within neighborhoods to encourage �'cr''� �°'� . d � interaction.These will house facilities such as fitness d © Vol)�fi and recreation centers,clubhouses,limited retail,office On.. -i i Neighborhood General Introduction LTown Plan The Town of Ave Maria Page 97 Revised 05/09/2014 and restaurant,among other uses.limited neighborhood-scale retail and office uses are encouraged to be strategically located within the neighborhoods.Their location is controlled by locational criteria defined in the Neighborhood Goods and Services sections of the town plan. The neighborhoods provide open park areas,water bodies,and recreational amenities such as a golf course to encourage outdoor activity. Neighborhood parks will be found within short walking distances of residences. These parks will be small in scale and have elements specific to the needs of the neighborhood.Design standards that will control building placement in the Neighborhood General content zone are found on the following pages.As mentioned in the Overview,all photographs and graphics are for illustrative purposes only and do not regulate the exact location or design of any feature or building. Neighborhood Genera!-Landscape Landscaping within Neighborhood Centers shall adhere to the following criteria. • Provide a variety of tree and shrub species with at least 50%of the required trees and 25%of the required shrubs being plants native to Florida. • Required canopy trees used in open landscape areas(other than street trees)shall have a minimum caliper of 1W. • Planting at the ground plane shall be a minimum of turf grass,groundcover,low shrubs or flowering plants in tree planters is allowed as is appropriate to the design. • Landscape areas may provide for utilities,drainage,access easements,and signage. Neighborhood Genera!-Landscaping within Right of Way • Street trees shall occur at a maximum spacing on average of 4965 Ft.o.c.along roadways located anywhere along the lot frontage and centered in the planting area between the sidewalk and curb,or trees may be planted behind the sidewalk and within the adjacent lot,as long as the tree does not exceed 29 Ft,from back of curb. • Trees should have a clear trunk,beginning of branching of 6 Ft.clear and be an overall height of 12 Ft.At a minimum,trees shall be 11/2"caliper at time of installation. • Plantings used in this district shall include a variety of tree and shrub species with at least 50%of the required trees and 25%of the required shrubs being plants native to Florida. Neighborhood General General Landscape Town Plan Revised 07/29/2014 The Town of Ave Maria Page 98 • Sidewalk protection hall be required-provided as foliewsdescribed in Appendix F: . . .. m: : .. . . • The landscape planting area for shrubs shall be a minimum of 3 feet in width and can meander relative to the street. Neighborhood General General Landscape Town Plan] Revised 05/09/2014 The Town of Ave Maria Page 99 Land Uses Permitted land uses in this district include residential and other housing. In addition, retail, office, civic/ institutional, recreational, and community facilities are encouraged and guided through location criteria. The Ave Maria Permitted Use Matrix,Appendix C,provides the detailed uses allowed in Neighborhood General. Setback Minimum Lot Area Front Rear Side Single Family Townhouse A 1200 Sq.Ft. 5 Ft. 0 Ft. 0 Ft.Int./5 Ft.End/5 Ft.Corner Single Family Townhouse B 2000 Sq.Ft. 10 Ft. 0 Ft. 0 Ft.Int./5 Ft.End/10 Ft.Corner Single Family Townhouse C 3000 Sq.Ft. 15 Ft. 20 Ft./5 Ft. 0 Ft.int./5 Ft.End/10 Ft.Corner Accessory Structure _Single Family Townhouse D 1400 Sq.Ft. 20 Ft. 10 Ft. 0 Ft.int./5 Ft.End/15 Ft.Corner Small Single Family Detached 3 Ft.-1 In./Total of both sides 4000 Sq.Ft. 10 Ft. 0 Ft. Rear Loaded Lots 10 Ft.min./ 10 Ft.Corner Large Single Family Detached 7400 S Ft. 20 F 0 Ft. 5 Ft./Total of both sides 10 Ft.min./ q. t. Rear Loaded Lots 10 Ft.Corner Small Single Family Detached 4200 S Ft. 20 10 Ft.15 Ft. 3 Ft.-1 In./Total of both sides q. Ft. Front-or Side-Loaded Lots Accessory Structure 10 Ft.min./ 10 Ft.Corner Medium Single Family 3 Ft.-1 In.! Detached 6200 Sq.Ft. 20 Ft. 20 Ft./5 Ft. Total of both sides 10 Ft.min./ Front-or Side-Loaded Lots Accessory Structure 5 Ft.Corner Large Single Family Detached 20 Ft./5 Ft. 5 Ft./Total of both sides 8200 Sq.Ft. 20 Ft. Accessory Structure 10 Ft.min.! Front-Loaded Lots ry 10 Ft.Corner Single Family Detached Z Lots 10 Ft/3 Ft. 0 Ft,one side/10 Ft.Other (Zero Lot Lined 3190 Sq.Ft. 20 Ft. Accessory Structure side/5 Ft.both sides/15 Ft. Corner Single Family Attached 3600 Sq.Ft. 20 Ft. 10 Ft/5 Ft. 0 Ft.one side/5 Ft.Other side! Accessory Structure 10 Ft.Corner Multi-Family"A" 20 Ft./5 Ft. 10 Ft. Multiple-Family/Other Housing NIA 0 Ft. Accessory Structure Multi-Family"B"Multiple-Family N/A 0 Ft. 15 Ft. 15 Ft. Not less than Equal to Neighborhood Goods and min.lot area setbacks of 20 Ft./5 Ft. 10 Ft, of the smallest adjacent lots Accessory Structure Service Uses adjacent lot Neighborhood Center N/A 0 Ft. 20 Ft./0 Ft. 10 Ft. Accessory Structure 20 Schools N/A 0 Ft. Ft./5 Ft. 25 Ft. Accessory Structure Individual product sheets provide additional design standards.The diagrams are schematic and do not represent actual product floor plan,architectural footprints, elevations,buildable area or actual lot configurations. A 23-foot setback shall be maintained from the back of the sidewalk to front loaded garages throughout the Neighborhood General District. Neighborhood General Land Uses I Town Plan Town of Ave Maria Page 100 Revised 05109/2014 placed to the rear or side yard of the building in visually unobtrusive locations with minimum impacts on view. • Refuse containers and facilities shall be hidden by an opaque wall or fencing of sufficient height to screen the bin and any appurtenances,but no less than 5 Ft. in height,chain link fencing is not acceptable.Walls shall be constructed of a material compatible with the principal structure it is serving. Enclosures shall include opaque gates.Trash containers serving non-residential uses shall not be located abutting residential property. • Refuse containers and facilities shall be located a maximum of 300 Ft.from the closest point of any other structure or building. • Service area recesses in the building and/or depressed access ramps should be used where applicable Neighborhood Centers General Landscape Landscaping within Neighborhood Centers shall adhere to the following criteria. • Provide a variety of tree and shrub species with at least 50%of the required trees and 25%of the required shrubs being plants native to Florida. • Required canopy trees used in open landscape areas(other than street trees)shall have a minimum caliper of 112". • Planting at the ground plane shall be a minimum of turf grass,groundcover,low shrubs or flowering plants in tree planters is allowed as is appropriate to the design. • Landscape areas may provide for utilities,drainage,access easements,and signage. Neighborhood Centers Landscaping within Right of Way • Street trees shall occur at a maximum spacing on average of 40 Ft.o.c.along roadways and centered in the planting area between the sidewalk and curb. • Trees should have a clear trunk,beginning of branching of 6 Ft.clear and be an overall height of 12 Ft.At a minimum,trees shall be 11/2"caliper at time of installation. • Plantings used in this district shall include a variety of tree and shrub species with at least 50%of the required trees and 25%of the required shrubs being plants native to Florida. • Sidewalk protection hall be provided-rcgnired as followsdescribed in Appendix F: Neighborhood General Neighborhood Centers Town PIan Revised 05/09/2014 The Town of Ave Maria Page 127 i - - • The landscape planting area for shrubs shall be a minimum of 3 feet in width and can meander relative to the street. • Clustering of shade/flowering trees:Trees may be planted at uniform intervals,at random,or in groupings. Trees used in clusters may be counted against those required for buffering or screening,or simply used to improve aesthetics within site.Shade or flowering trees may be planted at intervals or may be clustered if clustering improves the effectiveness of a buffer between uses or aesthetics within a site. • Clustering of palm trees:Palm species planted shall be reasonably resistant to lethal yellowing disease. Whenever the clustering palm trees is utilized,a minimum of three palm trees per cluster shall be required. Neighborhood General Neighborhood Centers Town Plan] Revised 05r09t2O14 'file Town of Ave Maria Page 128 Neighborhood Goods and Services Loading and Refuse • loading docks,solid waste facilities,recycling facilities and other services elements shall be placed to the rear or side yard of the building in visually unobtrusive locations with minimum impacts on view. • Refuse containers and facilities shall be hidden by an opaque wall or fencing of sufficient height to screen the bin and any appurtenances,but not less than 5 Ft.in height,chain link fencing is not acceptable.Walls shall be constructed of a material compatible with the principal structure it is serving.Enclosures shall include opaque gates.Trash containers serving non-residential uses shall not be located abutting residential property. • Service area recesses in the building and/or depressed access ramps should also be used where applicable. • Business are encouraged to consolidate and share refuse areas and equipment. • Refuse containers and facilities shall be located a maximum of 300 Ft.from the closest point of any other structure or building. Neighborhood Goods and Services General landscape Landscaping within Neighborhood Goods and Services shall adhere to the following criteria. • Provide a variety of tree and shrub species with at least 50%of the required trees and 25%of the required shrubs being plants native to Florida. • Required canopy trees used in open landscape areas(other than street trees)shall have a minimum caliper of 11". • Planting at the ground plane shall be a minimum of turf grass,groundcover,low shrubs or flowering plants in tree planters is allowed as is appropriate to the design. Neighborhood Goods and Services Landscaping within Right of Way • Street trees shall occur at a maximum spacing on average of 40 Ft.o.c.along roadways and centered in the planting area between the sidewalk and curb. • Trees should have a clear trunk,beginning of branching of 6 Ft.clear and be an overall height of 12 Ft.At a minimum,trees shall be 11/2"caliper at time of installation. • Plantings used in this district shall include a variety of tree and shrub species with at least 50%of the required trees and 25%of the required shrubs being plants native to Florida. • Sidewalk protection hall be provided as followsde.scribed in Appendix F: Neighborhood General Neighborhood Goods and Services Uses Town Plan Revised 05/09/2014 The Town of Ave Maria Page 134 • - . . . .. , rrier..is-required. • The landscape planting area for shrubs shall be a minimum of 3 feet in width and can meander relative to the street. • landscape areas may provide for utilities,drainage,access easements,and signage. • Clustering of shade/flowering trees:Trees may be planted at uniform intervals,at random,or in groupings. Trees used in clusters may be counted against those required for buffering or screening,or simply used to improve aesthetics within site.Shade or flowering trees may be planted at intervals or may be clustered if clustering improves the effectiveness of a buffer between uses or aesthetics within a site. • Clustering of palm trees:Palm species planted shall be reasonably resistant to lethal yellowing disease. Whenever the clustering palm trees is utilized,a minimum of three palm trees per cluster shall be required. Neighborhood General Neighborhood Goods and Services Uses I -_------- Town Plan Revised 05/0912014 The Town of Ave Maria Page 135 would affect vehicular and pedestrian use."The following both addresses the specific items listed in Chapter 2 of the MUMS,and documents the design concepts utilized in preparing the transportation design of the roadways in Ave Maria.These guidelines are the standards by which the transportation elements within Ave Maria shall be constructed. Network Design The Ave Maria transportation system will be a network of interconnected streets,pedestrian ways and trails. The transportation design concept is one of a walkable community.This is illustrated in part by the cross- sections included herein.The specific street cross section application is related to the adjoining use and will be determined at the time of site development plans,permitting,or platting, The cross-sections depict sidewalks on both sides however.the Developer reserves the right to install sidewalks on single side of the road. Please see pate no. 1 setforth on the Potential Pefestrian Network Map, Each street has a specific character.This character gives the individual who is driving,walking or biking along that segment of the street a sense of where they are.The character of a segment of roadway through some residential neighborhoods will have narrow streets with parallel parking, landscaping with canopy trees and wide sidewalks.This would give the traveler a sense that they are in a residential setting to promote slower vehicle speeds,more comfort for the pedestrian,and shorter distances for the pedestrian travel.The character of a segment of street through a commercial district would have narrow streets, less landscaping and wider sidewalks to promote slower vehicle speeds,more comfort for the pedestrian,and to give the traveler a sense they are in a non-residential setting.As the planning process moves forward to site development planning,the appropriate cross-section will be used to relate to the function and needs of the adjoining use. The design of the street layouts is influenced by their function.The design concept is to provide a interconnected street system with slower vehicular speeds.As such there is less of a distinction in the number and size of lanes between the various street segments in Ave Maria. The transportation network will provide the pedestrian, motorist,or cyclist with multiple route choices in traveling to a specific destination.This will promote higher levels of mobility for all residents. The Ave Maria internal transportation system has been analyzed to determine its effect on surrounding County roads.The intersection of the main entrance road and Oil Well Road will be designed to promote ease of ingress and egress to Ave Maria,while minimizing interruption of traffic flow on the County road. Community General Transportation Network Town Plan I • Revised 05/05!2014 The Town of Ave Maria Page 152 di1. G E u w � 3 y Y ; c. co .N, N-, L, IA /0. ` 3 1 y WWI s a) I. 1 > 1+ i J t + N E fr r. r 1 J 1 0 o . 1 t vL,$mE� i�mO EMI o,v a ° aGi a5O..TO E• IA. E >1- 1 a °c ro L. �c . 1, 1 0.C.w.. ? C C C C 03 1 % N Tt1�ow °v °Tc c .. � ,uc m �ooy II / . --I .0cVya0Cu.l7 10 01 •IA N °a I RI mI aY �m cOi-a \ ca $ ,, 1 j i ■ S n 0 p L C w a y w I'- r,• : N z G N.w.. 10 s i I I I� rj p m L q N -A S. nLi I I ✓I' tTC.rsv Eac9au d i i•IF . �w �a ,,,.....° � C ° N m ° 7L.1 ... > . 3 n. ° Ic� ♦ 0 x130, 0 , i `- 1 u a i ° O w d N C i .....��` w ~ w C E.0 0 N C L tit 0 C ..„ rim:vc� E � auo . • ♦ ♦ ♦ ♦ • ♦ ti 1 1 t 1 I 1 n va� v E y w 2 1 i,♦)I oaa V jag oi c .Oa us• N1 1 .e..s. 00 ° E N N j Landscape for all Parks: Park plantings should reinforce the design intent of the park,whether open or a shady oasis.Clear sight line view corridors should be maintained from the perimeter of the park for security surveillance. • Landscaping will comply with Florida#1 plant materials and tree sizes. • Plantings used in this district shall include a variety of tree and shrub species with at least 50%of the required trees and 25%of the required shrubs being plants native to Florida. • Landscape areas may provide for utilities,drainage,access easements,and signage.Site development plans will demonstrate compatibility between multiple uses and any potential conflicts will be minimized within landscape areas. • Plantings shall be primarily lawn and trees with low shrubs used in accent areas. • At a minimum,trees shall be provided on an average spacing of 80 ft.for each lineal foot of primary pathway. • Sidewalk protection hall be provided as foNewsdescribed in ppendix F: • The landscape planting area for shrubs shall be a minimum of 3 feet in width and can meander relative to the street. Park Signage: The placement and design of signs shall be in harmony with the overall composition of park plan and assist users in way finding of the park destination.The sign design should 4. y contribute to the aesthetic character of the park have a positive visual impact on the surrounding area. l �� Signage Standards for all Parks: • A minimum of one ground mounted identity sign shall be tie,,.• provided per park,consistent with the standards provided within Parand k aestheti signage c blending character into the natural environment Community General signage. • Locate near key pedestrian entry walks leading into the park along the primary direction of travel,with a Minimum setback from ROW: 5 Ft. Community General Parks- Landscape/Signage Town Plan 1 Revised 05/09/2014 The Town of Ave Maria Page 172 1 • Sign shall be ground mounted;extending directly from the ground. • Sign Text-Maximum area: 50 Sq. Ft. • Shall include park name and may include a graphic icon logo as is appropriate Sidewalks and Pathways for all Parks: Primary park pathways and walkways should be located internal to the park as appropriate to the design. Secondary pathways,which are not considered an accessible route,may be incorporated into the design as an alternate pedestrian route. • Primary pathways may be constructed of concrete,pavers composed of concrete,brick,stone,asphalt or a combination thereof. • Secondary paths may be constructed with gravel,shell or decomposed stone or brick materials. • Locations for site furnishings shall be enlarged to accommodate an unobstructed 6 Ft.clear pedestrian zone • Street sidewalks are not required within the ROW where contiguous with a park,and a park pathway is provided. Where no park path is provided,a sidewalk within the ROW shall be constructed at a minimum width of 6 Ft.with a minimum 3 Ft.wide tree planting area for shrubs between the street and sidewalk.Sidewalk protection shall be provided as described in Appendix F:-Root Site Furnishings for all Parks: Appropriate site furnishings are encouraged to be incorporated within the park setting(outside the street ROW).This may include benches,drinking fountains,waste/recycling receptacles,ash urns,bike racks and display fountains. Other structures may include gazebos,trellises,or covered shade structures.Additional standards regarding such accessory and incidental structures are provided within the Community General section of the Town Plan, Community General Parks- Sidewalks/Furnishings �! Town Plan I Revised 05/09/2014 The Town of Ave Maria Page 173 Exhibit C Small Single Family Detached `Z'Lots - -' (Zero Lot Line) Min. Lot Area:3,190 Sri.Ft. Min. lot width at front or rear setback (whichever is more restrictive):38 Ft. Min. Lot Depth:84 Ft. Front S a load Min.Front Yard Setback:20 Ft.front load, Min. 14 Ft. { side load garage for principal and accessory structures. I I rt Min.Side Yard Setback:5 Ft.on each side,or 10 Ft.on ' ±�one side and 0 FL on the opposite for principal and accessory structures.Minimum 10 Ft.separation between - principal structures. Min. Comer Side Yard Setback:15 Ft. Min. Rear Yard Setback:10 Ft.for principal structures or 3 Ft.for accessory structures i Maximum Height:2Y2 Stories for principal and accessory structures. - - ` Residential Parking:Two off-street parking - spaces per house (inclusive of garages and driveways)shall be provided. Garages: Garages may be two cars deep perpendicular to the street. Minimum driveway width shad be 9 Ft., maximum 900 So.Ft.for garage. Accessory Structures: One accessory residential unit of un to 900 So. Ft.This structure may be freestanding or built over a garage.This structure may be used for a home office, hobby/workshop,pool house,residential storage or living quarters. Miscellaneous structures(such as potting and tool sheds)of up to 100 Sq.Ft.One additional off-street parking space is required for accessory structures unless on-street parking is provided on the adjacent street. Encroachments: Porches, stoops,chimneys, bay windows,canopies,balconies and overhangs may encroach into the front yard up to 50 percent of the total setback.These same elements may encroach into a side yard uP to 50 percent of the total setback of the side yards,but no element may encroach into a side yard such that the distance to the property Neighborhood General Residential Town Plan 1 Revised 07/29/2014 The Town of Ave Maria Page 119. • line from the encroaching element is less than 2 Ft.—6 In.except that overhangs may encroach up to 2 Ft.into any yard. Additionally.a roof line overhang with gutter along a 0 Ft. side setback may encroach up to 2 Ft. into the adjacent lot. Fences and walls may encroach into any yard up to the property line.Fencing and walls may not exceed 7 Ft.in height. Fence and wall materials may consist of wood. iron, vinyl, or masonry. Steps shall not be considered to be an encroachment. Due to compact lot dimensions,rear yard drainage easements(D.E.'s)for secondary drainage may be 10 Ft. in width and shared between adjacent lots. In these cases,the accessory structure setback may be 0 Ft.from the D.E.with no allowable at-grade encroachment. Landscape:Minimum of 80 Sg.Ft.on lots that are greater than 3,000 Sg.Ft.but less than 5,000 Sq.Ft.in area:100 Sq. Ft. for lots 5,000 Sq. Ft.or larger in area. Minimum of turf grass for the remainder of the property,Plantings shall be in planting areas,raised planters,or planter boxes around the perimeter of the dwelling. Neighborhood General Residential 1 Town Plan 1 Revised 07/29/2014 The Town of Ave Maria Page 119-B APPENDIX F Sidewalk Protection Root barrier for large canopy trees within the Ave Maria SRA shall be provided where these trees are located within 10 feet of a sidewalk, curb or pavement. The root barrier shall consist of a 15-foot long barrier centered on each tree to be installed between the tree and protected improvements at a location in proximity or directly adiacent to these facilities. LOT LOT LOT LO1 LOT anti'-POW, tC:M.10P 1 I r. \ 0 J \`, I NML M[o [Z[YI'tt4 I V**ty 1 S. •4M P*wu.r c..,., H:a,i•10111 W11 H!'tMt L1u — — BMR[1141,4411, rM�F[ G.,4a.,v.. W„aTM•had LOT LOT LOT LOT LOT SRA STREET TREE&ROOT ','E [Mitu.M M.W[a.11MrlA rV.V4at.n•a. BARRIER SCHEMATIC N9k:9LY[e1fMM1.401,n4a WY VM.W. aa�T<nOPWrtcr APPENDIX F 1. _ Town Plan The Town of Ave Maria Page 226 I r-- Exhibit D i, 1,e4:00r, ; 0 i (Iv011 11 3 M -11:,, 1 :II. iFtt 4 if g■ g : Fit ttt, to t _- ''' I-. .,. 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