Agenda 12/09/2014 GMP (Item #9B) COLLIER COUNTY
GROWTH MANAGEMENT PLAN
2014 CYCLE 1 AMENDMENT
(TRANSMITTAL HEARING)
Project/Petition: #PL20140000113/CP-2014-2
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CCPC: November 06, 2014
BCC: December 09, 2014
Clerk of Court
EXECUTIVE SUMMARY
Recommendation to deny the single petition within the 2014 Cycle 1 of Growth
Management Plan Amendments for transmittal to the Florida Department of Economic
Opportunity for review and Comments response, for an amendment specific to the San
Marino project, Transmittal Hearing.
OBJECTIVE: For the Board to deny the one petition in the 2014 Cycle 1 of amendments to the
Collier County Growth Management Plan (GMP) for transmittal to the Florida Department of
Economic Opportunity (San Marino project).
CONSIDERATIONS:
• Chapter 163, F.S., provides for an amendment process for a local government's adopted
Growth Management Plan.
• Resolution 12-234 provides for a public petition process to amend the Collier County
GMP.
• The Collier County Planning Commission (CCPC), sitting as the "local planning agency"
under Chapter 163.3174, F.S., held their Transmittal hearing for the 2014 Cycle 1 petition
on November 6, 2014 (one petition only, PL20140000113/CP-2014-2).
• This Transmittal hearing for the 2014 Cycle 1 considers an amendment to the Future
Land Use Element.
Note: Because the support materials (petition only) are voluminous, and some exhibits are
oversized, the Agenda Central system contains as noted, "confidential" the related document
pertaining to this GMP amendment. A link has been provided to the `I' drive on page 4 of this
document in order to view the document. The entire Executive Summary package, including all
support materials, is available for review in the Comprehensive Planning Section of the Zoning
Department office, located at 2800 North Horseshoe Drive, Naples, as well as in the Clerk of
Courts/Minutes and Records office at 3299 Tamiami Trail East, Suite 401. Or, the entire
Executive Summary package may be viewed on the Comprehensive Planning Section GMP
Amendments web page, via http://www.colliergov.net/index.aspx?page=2460.
Petition PL20140000113/CP-2014-2 seeks to amend the Future Land Use Element (FLUE) text
of the GMP to introduce two site-specific exceptions from existing limitations in the Transfer of
Development Rights (TDR) program, affecting the transfer of TDR credits among properties in
the Rural Fringe Mixed Use District (RFMUD) and the Urban Residential Fringe (URF)
Subdistrict. Adoption of these amendments will grant new rights exclusive to [the undeveloped
portion of] the San Marino Planned Unit Development (PUD) property - to utilize 52% more
TDRs than other development in the URF, and allow those TDRs from distant RFMUD Sending
Lands.
Presently, properties located within the URF may only receive TDR density transfers from the
RFMUD Sending Lands located within one (1) mile of the URF boundary. Stated differently,
TDR credits may be transferred from any RFMUD Sending Lands to any RFMUD Receiving
Lands and Urban area receiving lands except that TDR credits from Sending Lands beyond one
(1) mile of the URF boundary cannot be transferred into the URF. Part of this proposed
amendment will allow the transfer of TDR credits originating more distant than one (1) mile
from the URF boundary for use in [the undeveloped portion of] the San Marino PUD, which is
located in the URF.
Also, at present, properties located within the URF may receive the above-described TDR
transfers at up to 1.0 dwelling unit per acre (DU/A) via the transfer of one TDR per acre - in
addition to the base density of 1.5 DU/A. Stated differently, the maximum residential URF
density may be increased from 1.5 DU/A to 2.5 DU/A utilizing TDRs through the Density Rating
System. Part of this proposed amendment will increase the allowed transfer of TDR credits into
the URF from 1.0 DU/A to 1.52 DU/A via TDRs for use in [the undeveloped portion of] the San
Marino PUD — increasing total density from the present maximum allowed 2.5 DU/A to 3.02
DU/A via use of TDRs — a 0.52 DU/A increase or an increase of 102 DUs). [Note: The
application identifies the request is to allow 4.0 DU/A for an increase of 1.5 DU/A or 295 DUs.
At the Planning Commission hearing, the petitioner reduced the request to 3.02 DU/A for an
increase of 0.52 DU/A or 102 DUs. This irregular density figure (0.52 DU/A) is so as to allow
development of the site with a total of 300 DUs; the density calculation is described further
below.]
The site of this GMP amendment request comprises only a portion of the San Marino PUD
(196.4 acres of the total 235 acres); the PUD is already approved for the maximum base density
of 1.5 DU/A, for a total of 352 DUs; approximately 39 acres of the PUD are developed with an
apartment complex consisting of 350 DUs — most of that density being derived from the subject
196.4-acre portion of the total 235 acres in the PUD; and, the subject site will utilize the two (2)
remaining DUs approved in the PUD but un-built. All of this may lead to some confusion in
attempting to understand the density calculations resulting from this amendment request; the
below table may help.
Subject site = 196.4 acres
Base density (presently allowed) 1.5 DU/A 295 DUs
TDR density (presently allowed) 1.0 DU/A 196 DUs
TDR density increase—this petition 0.52 DU/A 102 DUs
SUM 3.02 DU/A 593 DUs
From the above table: Of the 593 DUs total proposed, subtract 295 DUs that have already been
approved in the San Marino PUD and already built on the 39-acre portion of the PUD to yield
298 DUs (196 + 102); then, add the 2 DUs approved in the PUD but un-built to yield 300 DUs to
be developed on this 196.4-acre site.
Again from the above table: All 298 DUs (196 + 102) will be derived from TDR credits; this
amendment would allow the increase of 102 DUs, and would allow all 298 TDR credits to be
derived from any RFMUD Sending Lands (within or beyond 1 mile from the URF boundary).
There are three existing exceptions to the 2.5 DU/A cap in the URF; two of these projects include
provision of affordable/workforce housing, a priority at the time (First Assembly Ministries PUD
— approved in 2008, no DUs built, and Rockedge PUD — approved in 2006, no DUs built [a pre-
application meeting was held in November 2014 at which the applicant indicated plans to pursue
development at a maximum of 2.5 DU/A with no provision of affordable-workforce housing]),
and the third is Hacienda Lakes — approved in 2011. Two developments in (or partially in) the
URF are approved for density of 2.5 DU/A with use of TDRs — Lord's Way 30 Acre PUD and
Naples Reserve PUD, and another is pending — Lido Isles PUD. All other developments in the
URF are approved at no greater than 1.5 DU/A(Forest Glen of Naples PUD, Willow Run PUD,
Winding Cypress PUD, and the existing San Marino PUD.
Staff's evaluation and analysis of this petition included/considered: history of the Rural Fringe
GMP amendments; the stated intent that the URF provide a transitional density; that the 2011
Evaluation and Appraisal Report did not identify a need for changes to the URF regarding
transitional density or restriction on TDR derivation; the applicant's justifications; the supply
and demand of TDR credits and how they are proposed to be transferred into the San Marino
property; environmental impacts; and, traffic capacity/traffic circulation impact analysis and
other public facilities impacts. This review resulted in the following findings and conclusions:
• Correlating amendments to the San Marino PUD are needed and may be submitted
subsequent to, or concurrent with, the Adoption phase of this GMP amendment petition.
• Public Utilities' staff does not have preliminary issues with respect to the proposed
amendment.
• The part of the GMP amendment allowing the transfer of TDR-derived residential density
from more than one (1) mile from the Urban Boundary to the undeveloped portion of the
San Marino PUD would satisfy a portion of the potential unmet need in the Urban
Residential Fringe for TDR credits.
• The proposed GMP amendment will have no affect on the requirements of the
Conservation and Coastal Management Element (CCME) and will support the intent of
the TDR program by directing development away from environmentally sensitive
RFMUD Sending Lands.
• The majority of the site is forested with native vegetation, twenty five percent of which is
required to be retained in accordance with the CCME. Native vegetation preservation
may not change from this amendment, while Goals of the RFMUD may be met without
any need for change.
• This amendment will result in increased demand for TDRs in one area [Sending Lands
beyond 1 mile from URF] but decreased demand for them in another [Sending Lands
within 1 mile of URF] —while no net benefits are gained for the TDR program.
• Impact upon the TDR program could be noteworthy in that a number of TDR credits
originally intended for use in areas of RFMUD designated Receiving Lands will be
redirected to the Urban Residential Fringe—a reallocation of TDR credits.
• The number of TDRs available from"qualified" Sending Lands is sufficient at this time.
• This GMP amendment increases the potential devaluation of TDR credits generated from
Sending Lands within one mile of the URF.
• The Urban Residential Fringe is intended for, and developed with, lower "transitional"
residential densities; a more compatible and consistent development pattern would be
maintained without approval of the proposed higher density.
• Continued approval of exceptions to the URF density cap lessens the intended transition
and encourages further requests for such exceptions — and suggests that the density cap
may no longer be appropriate for the Subdistrict as a whole.
Staff found the data and analysis for the subject GMP amendment does not support the proposed
changes to the FLUE. Additional staff analysis of this petition is included in the CCPC Staff
Report.
FISCAL IMPACT: There are no fiscal impacts to Collier County as a result of this amendment,
as this is for the Transmittal of this proposed amendment. Petition fees account for staff review
time and materials, and for the cost of associated legal advertising/public notice.
LEGAL CONSIDERATIONS: This item is approved as to form and legality. A majority vote
of the Board is needed for adoption of the Resolution. [HFAC]
GROWTH MANAGEMENT IMPACT: Approval of the proposed amendment by the Board
for Transmittal to the Florida Department of Economic Opportunity will commence the
Department's thirty (30) day review process and ultimately return the amendment to the CCPC
and the Board for Adoption hearings to be held early to late Spring in 2015.
ENVIRONMENTAL ISSUES: The majority of the petition site is forested with native
vegetation, twenty five percent of which is required to be retained in accordance with the
requirements of the CCME. Approximately 71 percent of the site (139.50 acres) contains State
and Federal jurisdictional wetlands.
No listed wildlife species were observed during the survey conducted in February, 2014.
However, two listed plant species were identified on the property; they are subject to the Land
Development Code requirements for possible relocation.
As part of the process of obtaining subsequent development orders (e.g. site development plan),
the site will be subject to all applicable local, state and federal environmental protection
regulations, including applicable portions of the CCME, and the Land Development Code.
HISTORICAL/ARCHAEOLOGICAL IMPACT: No archaeological sites or cultural
resources are recorded for or likely to be present within the San Marino site, and it is unlikely
that any such sites or resources will be affected.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING
COMMISSION: That the CCPC forward Petition CP-2014-2, as proposed, to the Board of
County Commissioners with a recommendation not to approve for transmittal to the Florida
Department of Economic Opportunity.
Staff did, however, recommends approval of a different version of FLUE text: allowing for the
transfer of TDR credits from Sending Lands property more than one (1) mile from the Urban
boundary; removing the density increase; and, incorporating non-substantive changes for proper
code language, format, clarity, brevity, etc.
COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The CCPC
forwarded petition PL20140000113/CP-2014-2, as modified by the petitioner to reduce the
density increase request to 0.52 DU/A (3.02 DU/A total), to the Board with a recommendation to
approve for transmittal to the Florida Department of Economic Opportunity (vote: 7/0), subject
to the staff-recommended non-substantive changes.
STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS:
Same as to the CCPC — not to transmit petition PL20140000113/CP-2014-2, as submitted or as
revised at the CCPC meeting, to the Florida Department of Economic Opportunity.
Staff does, however, recommend approval of a different version of FLUE text: allowing for the
transfer of TDR credits from Sending Lands property more than one (1) mile from the Urban
boundary; removing the density increase; and, incorporating non-substantive changes for proper
code language, format, clarity, brevity, etc.
Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, GMP Manager,
Comprehensive Planning Section, Zoning Department, Growth Management Division
Attachments:
1) PL20140000113/CP-2014-2 CCPC Staff Report; 2) PL20140000113/CP-2014-2 Resolution
with Exhibit"A"text; 3)NIM Mtg. Affidavit of Compliance 4) CP-2014-2 Application Backup
Information(petition only); due to the size of the entire document, the complete back-up is
accessible at:
http://www.colliergov.net/ftp/AgendaDec0914/GrowthMgmt/PL20140000113 CP-2014-
2 SanMarino Petition.pdf
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STAFF REPORT
COLLIER UER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DIVISION/PLANNING AND REGULAT|ON, PLANNING
AND ZONING DEPARTMENT, COMPREHENSIVE PLANNING SECTION
HEARING DATE: November 6, 2014
SUBJECT: PETITION CP-2014-2/ PL-2014-0000113, Growth Management Plan Amendment
(TRANSMITTAL HEARING)
APPLICANTS/OWNERS/AGENTS:
Stock Development H & LD Venture, LLC
c/o Keith Gelder c/o Joe Boff
2647 Professional Cinc|e, Suite 1201 11145 Tamiami Trail East
Nmp|on, Florida 34110 Nap|ao, Florida 34113
HCN Foundation Habitat for Humanity of Collier Co., Inc.
Landstrasse 11 11145 Tamiami Trail East
Theoen, Liechtenstein Nap|eo, Florida 34113
Alexis V. Crespo,AICP Richard D. Yovanovich, Esq.
Waldrop Engineering, RA. Coleman. Yovanovich & Koester, P.A.
28100 Bonita Grande Drive, Suite 305 4001 Tamiami Trail North, Suite 300
Bonita SprinQs, Florida 34135 Nop|ee, Florida 34103
GEOGRAPHIC LOCATION:
The subject site is within the San Marino Planned Unit Development (PUD) and comprises
approximately 196 acres of the 235-acre PUD. It is located on the east side of Collier Boulevard
(CR 951). approximately 1.5 miles south of Davis Boulevard (CR 84), 1.5 miles north of
Rattlesnake Hammock Road (CR 884). north and east of the developed portion of the San
Marino PUD, north and west of the proposed Willow Run PUD (now Willow Run Sand & Gravel)
and, south of Forest Glen Golf & Country Club PUD, in Section 11, Township 50 8uuth, Range
26 East (Royal Fakapalm Planning Community).
REQUESTED ACTIONS:
This petition seeks to amend the Future Land Use Element (FLUE) text of the Growth
Management Plan to introduce two site-specific exceptions from existing limitations in the
Transfer of Development Rights (TDR) proArurn, affecting the transfer of TDR credits among
properties in the Rural Fringe Mixed Use District (RFMUD) and the Urban Residential Fringe
(URF) Subdistrict. The first amends the URF Subdistrict provisions themee|vea, while the
second amends the way density transfers are permitted by Density Bonuses' provisions of the
FLUE Density Sating System.
- l -
[P'20l4'2/PLZDl4O0OOlI]
2014-2, Stock eveIcpment: allowing TDR transfers nto San Marino RPUD
Agenda Item 9.A.
Properties located within the URF may only receive TDR density transfers from the RFMUD
Sending Lands located within one (1) mile of the URF boundary. Stated differently, TDR credits
may be transferred from any RFMUD Sending Lands to any RFMUD Receiving Lands and
Urban area receiving lands except that TDR credits from Sending Lands beyond 1 mile of the
URF boundary cannot be transferred into the URF. Part of this proposed amendment will allow
the transfer of TDR credits originating more distant than one (1) mile from the URF boundary for
use in [the undeveloped portion of]the San Marino PUD, which is located in the URF.
Presently, properties located within the URF may receive the above-described TDR transfers at
up to 1.0 dwelling unit per acre (DU/A) via the transfer of one TDR per acre. Stated differently,
the maximum residential URF density may be increased from 1.5 DU/A to 2.5 DU/A utilizing
TDRs through the Density Rating System. Part of this proposed amendment will allow the
transfer of TDR credits at up to 2.5 DU/A for use in [the undeveloped portion of] the San Marino
PUD (increasing density from 1.5 DU/A to 4 DU/A).
Adoption of these amendments will grant new rights exclusive to the San Marino property to
utilize two and one-half times more TDRs from distant RFMUD Sending Lands than other
development in the URF. (CP-2014-2 Resolution Exhibit A reflects the petition's proposed text
changes; staff text alternatives are located under Staff Recommendation at end of this Report.)
SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION:
Subject Site: The 196.4-acre subject site is zoned San Marino PUD; that total (235 acres)
PUD is approved for 352 multi-family units, golf course, and 103 acres of preserves. Of the 352
approved DUs, 350 DUs are built on 39 acres. The undeveloped 196.4-acre subject site is
designated in the PUD as golf course and preserve. The PUD's gross density is 1.5 DU/A(352
DUs/235 acres) and net density is 8.98 DU/A(350 built DUs/39 acres).
The subject site is designated Urban, Urban Mixed Use District, Urban Residential Fringe
Subdistrict (URF) on the Future Land Use Map. This site does not abut the RFMUD to the east.
The transitional Urban Residential Fringe Subdistrict (URF) allows a maximum gross density of
1.5 DU/A, or 2.5 DU/A through use of TDR Credits (1.5 DU/A base density + 1.0 DU/A TDR
Credits = 2.5 DU/A maximum). The maximum gross density (1.5 DU/A) approved in San
Marino PUD has been used except for 2 DUs (350/352 DUs built).
San Marino PUD site (235 acres)— Eligible Density
Existing Conditions
No. of Acres Density Total No. of DUs
235 - Base 1.5 DU/A 353
235 TDRs 1.0 DU/A 235
Total Eligible 2.5 DU/A _ 588(approved for 352 DUs)
Proposed
No. of Acres Density Total No. of DUs
235 Base 1.5 DU/A 353
39(developed apartment site) TDRs 1.0 DU/A 39
196.4(undeveloped subject site) TDRs 2.5 DU/A 491
Total Eligible 39 acs. @ 2.5 DU/A 11 883*
196.4 acs. @ 4.0 DU/A
* Likely maximum of 844 DUs, as the 39-acre site is built-out with a 350-unit apartment
complex.
- 2 -
CP-2014-2/PL20140000113
2014-2, Stock Development: allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
Surrounding Lands:
North: A large portion of bounding lands to the north of the subject site is zoned PUD (Forest
Glen of Naples PUD, approved for a variety of commercial uses (100,000 sq. ft. on 10 acres),
residential uses (799 residential units), golf course (70 acres), essential services (including fire
station site), and 385 acres of preserve and open space. Of the 799 approved DUs, 769 DUs
have been built; the golf course and fire station are also built. The PUD's gross density is 1.28
DU/A(799 DUs/625 noncommercial acres) and the net density is 4.52 DU/A(769 built DUs/170
acres. The portion generally west of an FPL ROW is zoned A, Rural Agricultural, which allows
agricultural uses, single-family residential at a maximum density of 1 DU per 5 acres [0.2 units
per acre], and a variety of institutional and recreational uses subject to the conditional use
process; these A-zoned lands are undeveloped.
All of these lands are designated Urban Mixed Use District, Urban Residential Fringe Subdistrict
(URF) on the Future Land Use Map.
West: Land to the west of the subject site [across CR 951] is zoned PUD (Naples National Golf
Club), approved for residential uses (24 DUs/guest suites), a golf course and 184 acres of
preserve/conservation. Of the 24 approved units, 12 have been built, as well as the golf course.
The PUD's gross density is 0.075 DU/A(24 DUs/320 acres).
The Future Land Use designation is Urban Mixed Use District, Urban Residential Subdistrict.
South: A portion of bounding lands to the south of the subject site is zoned San Marino PUD
and developed with Aventine at Naples apartments (350 units built out of 352 total approved in
the PUD). The portion generally east of an FPL ROW is zoned A, Rural Agricultural, with a
Conditional Use for an earth materials extraction operation, and developed as the Willow Run
Quarry. The Willow Run property is pending PUD approval for 590 dwelling units (1.06 units per
acre), associated recreational uses, and preserves.
These lands are designated Urban Mixed Use District, Urban Residential Fringe Subdistrict
(URF) on the Future Land Use Map.
East: Land to the east of the subject site is also zoned A, Rural Agricultural, with a Conditional
Use for an earth materials extraction operation, and developed as the Willow Run Quarry. The
Willow Run property is pending PUD approval for 590 dwelling units (1.06 units per acre),
associated recreational uses, and preserves; it is partly located in the URF and partly in RFMUD
Sending Lands. These Sending Lands do not abut the subject site to the west.
The Future Land Use designation is also Urban Mixed Use District, Urban Residential Fringe
Subdistrict(URF).
In summary, the existing land uses in the area immediately surrounding or directly opposite the
subject PUD are predominately rural non-residential in nature to the east, and residential to the
west, north and [pending] south.
STAFF ANALYSIS:
Background and Considerations -
History of the Rural Fringe GMP Amendments: The Governor and Cabinet issued a Final
Order on June 22, 1999, pertaining to GMP amendments adopted in 1997 pursuant to the 1996
Evaluation and Appraisal Report (EAR). The Final Order required the County to conduct a
Rural and Agricultural Assessment for the Rural and Conservation Designated lands within the
County, and then adopt measures to protect natural resources such as wetlands, wildlife and
their habitats, and prevent the premature conversion of unique agricultural lands to other uses.
This was to be accomplished while directing incompatible land uses away from these sensitive
lands by employing creative land planning techniques.
- 3 -
CP-2014-2/PL20140000113
2014-2, Stock Development:allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
The Final Order allowed the County to conduct this Assessment in phases. Accordingly, the
County divided the Assessment into two geographical areas, the Rural Fringe Area and the
Eastern Rural Lands Area. Relevant to this petition, the Rural Fringe Mixed Use District
(RFMUD) was established. The RFMUD represents a transitional area between Golden Gate
Estates and the County's urban area, and between the urban area and vast agricultural lands
and agricultural operations farther to the east. The RFMUD consists of approximately 73,222
acres and is divided into three distinct designations: Sending Lands (+41,535 acres originally; ±
41,414 acres now), Receiving Lands (± 22,020 acres originally; ± 22,373 acres now), and
Neutral Lands (± 9,667 acres originally; ± 9,427 acres now). Allowable uses, density, and
preservation standards vary by designation.
Sending Lands are those lands that have the highest degree of environmental value and
sensitivity and generally include significant wetlands, uplands, and habitat for listed species.
The preservation standard for non-NRPA Sending Lands is eighty percent (80%) of the native
vegetation on site while the standard for NRPA Sending Lands is ninety percent (90%). Density
is limited to 1 dwelling unit per 40 acres or 1 dwelling unit per legal non-conforming lot/parcel of
record (created on or before June 22, 1999). Transfer of development rights from Sending
Lands may occur at a rate of 1 dwelling unit per five acres (0.2 du/ac.) [later increased to
account for each of three types of TDR bonus credits thereby allowing a maximum transfer of
0.8 TDR credits per 5 acres] or 1 dwelling unit per legal non-conforming lot / parcel of record.
Permitted non-residential uses are limited to: agricultural uses, consistent with the Florida Right
to Farm Act; habitat preservation and conservation uses; passive parks and other passive
recreational uses; sporting and recreational camps; limited essential services; and oil extraction
and related processing.
Receiving Lands are those lands identified as being the most appropriate for development and
to which residential units may be received from areas designated as Sending Lands. The
preservation standard for Receiving Lands, except for the North Belle Meade Overlay, is forty
percent (40%) of the native vegetation present, not to exceed twenty-five percent (25%) of the
total site area to be preserved. The base residential density (non-Rural Village development) is
1 dwelling unit per 5 acres (0.2 du/ac.) or 1 dwelling unit per legal non-conforming lot/parcel of
record. The maximum density achievable for non-Rural Village development is 1 dwelling unit
per acre, through the Transfer of Development Rights (TDRs). The minimum and maximum
density for Rural Village development within Receiving Lands is 2 and 3 dwelling units per acre,
respectively, except that the minimum density for Rural Village development on Receiving Lands
within the North Belle Meade Overlay is 1.5 dwelling units per acre. Permitted non-residential
uses are primarily the same as those uses permitted in the agricultural zoning district prior to the
Final Order(e.g. full range of agricultural uses, community facilities, recreational uses, etc.).
Neutral Lands are those lands suitable for semi-rural residential development. Generally,
Neutral lands have a higher ratio of native vegetation than lands designated as Receiving
Lands, but do not have values approaching those in the Sending Lands. The preservation
standard for Neutral Lands is sixty percent(60%) of the native vegetation present, not to exceed
forty-five percent (45%) of the total site area to be preserved. The maximum residential density
is limited to 1 dwelling unit per 5 acres (0.2 du/ac.) or legal non-conforming lot/parcel of record.
These lands are "neutral" to the TDR program and do not generate or receive residential
density. Permitted non-residential uses are primarily the same as the uses permitted in the
agricultural zoning district prior to the Final Order (e.g. full range of agricultural uses, community
facilities, recreational uses, etc.).
The consultant who assisted in development of the RFMUD TDR program found a correlation
between the proximity of properties lying east of CR 951 and their land values. The higher
transitional/residential densities allowed in the Urban Residential Fringe affected these nearer
lands with higher property values while more-distant Sending Lands - which are less dense,
-4 -
CP-2014-2/ PL20140000113
2014-2, Stock Development: allowing TDR transfers into San Marino RPUD
Agenda !tern 9.A.
further removed from urban services, less acceptable, and so forth - revealed notably lower
values.
This geographical relationship was recognized and specific limitations established to
bolster TDR values for the more proximate lands, and provided special arrangements for the
transfer, redemption and use of TDRs.
The consultant also directly addressed the TDR program, and predicted the haste which
requests to change the program to benefit only a few, or single, landowners would appear. The
County was cautioned to keep the TDR program intact [for a substantial period of time].
Changes weaken the program, diminish TDR values and discourage the viability of long-term
continuing participation.
Applicant's Justifications: (Refer to application "Exhibit P", Amendment Justification
Narrative)
The justifications asserted in the application for the proposed amendments [with staff
assessments]are:
1) The proposed amendment furthers the RFMUD goal to preserve Sending Lands by
providing additional opportunities for TDRs to be utilized by Receiving Lands;
[Staff Assessment: Not acknowledged » Creating additional demand for TDRs may
only accelerate the timing of TDR severances, thus the timing of Sending Lands'
protection- but the goal to protect Sending Lands may be met without any need for
change. With respect to utilization of TDRs by Receiving Lands, this GMPA will not
result in TDRs being used in RFMUD Receiving Lands but does create opportunity
for more TDRs to be used in URF receiving lands.]
2) Will further the objectives of the TDR program by increasing demand for TDRs;
[Staff Assessment:Acknowledged; However, no net benefits are gained for the TDR
program - this amendment will result in increased demand for TDRs in one area
(Sending Lands beyond 1 mile from URF)], while simultaneously resulting in
decreased demand for them in another (Sending Lands within 1 mile of URF);
creating additional demand for TDRs may accelerate the redemption of TDR credits
from Sending Lands beyond 1 mile from the URF while decelerating the redemption
of TDR credits from Sending Lands within 1 mile of the URF.]
3) Will allow for a compact and contiguous development pattern along a major arterial
thoroughfare with available public services and infrastructure;
[Staff Assessment: Acknowledged; However, the Urban Residential Fringe is
intended for and developed with lower, "transitional" residential densities; A more
compatible and consistent development pattern would be maintained without
approval of the higher, proposed density]
4) Will be compatible with adjacent developments, both existing and proposed; and,
[Staff Assessment: Cannot Be Ascertained » Compatibility issues are more
specifically addressed in the consideration of rezone requests; However, potential
compatibility issues accompany the higher residential density in an area intended for
lower, transitional density]
5) Will recognize that sufficient "qualified" Sending Lands are not available to support the
development potential in the URF.
[Staff Assessment: Acknowledged ., Potential development in the URF would
ultimately demand approximately twice the number of TDRs available from "qualified"
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Agenda Item 9.A.
Sending Lands; However, the number of TDRs available from "qualified" Sending
Lands is sufficient at this time.]
Generally, only some of these justifications support the petition, while others are arguably too
generalized, characterize attributes that would be applicable to other properties, or cannot be
ascertained.
TDR Credits-Supply/Demand and How Proposed to Transfer into San Marino:
Of all Sending Lands, only those located within one mile of the Urban designated area qualify to
transfer TDR credits into the transitional Urban Residential Fringe Subdistrict(URF).
1,804 estimated total TDR credits in [qualified]Sending Lands within one mile of the Urban
Area
- 721 number of TDR credits from [qualified]Sending Lands within one mile of Urban Area
already committed to URF use
= 1,083 number of potential TDR credits in[qualified]Sending Lands within one mile of
Urban Area remaining for URF use
Urban Residential Fringe Subdistrict (URF) lands can make use of the TDR credits available
from [qualified]Sending Lands, as follows:
2,177 potential demand for TDR credits in URF
- 1,083 estimated potential, available TDR credits in Sending Lands within 1 mile of URF
= 1,034 approximate unmet need of TDR credits for URF use
The figures above are provided as part of the applicant's petition, and are derived from Collier
County resources [inc. TDR Program Activity Mapping and Severance Reports], with
calculations of acreage and provisions of the Rural Fringe Mixed Use District and the Urban
Residential Fringe Subdistrict. Comparable figures were utilized previously in the Hacienda
Lakes of Naples and Naples Reserve applications.
Potentially, residential development in the URF needing approximately 1,034 TDR credits may
be underdeveloped due to the existing prohibition on transferring TDR credits from Sending
Lands beyond one mile of the URF boundary; that is, the potential demand for 1,034 TDR
credits created by URF lands may go unmet as there is a potential shortage of 1,034 TDR
credits generated from Sending Lands within 1 mile of the URF boundary. The subject GMP
amendment would satisfy a portion of that potential unmet need for TDRs. If approved as
submitted, all Sending Lands would become eligible to transfer TDRs to the San Marino PUD,
not just those within one mile of the URF boundary. This would have two effects: artificially
amplifying demand for[unqualified] TDRs generated from Sending Lands greater than 1
mile from the URF, while simultaneously suppressing demand for [qualified] TDRs
generated from Sending Lands within 1 mile from the URF.
Also, this part of the amendment further increases the (potential) devaluation of TDRs
generated from Sending Lands within one mile of the URF by increasing the supply of eligible
TDRs - introduced with previously-approved transfers of unqualified TDRs into the URF
[Hacienda Lakes, and Naples Reserve].
These two development locations are distinctly different from one another, and both are
uniquely different from the San Marino site. They are properties lying in more than one Future
Land Use designation. The San Marino site does not straddle two different Land Use
Designations and lies entirely within the Urban Residential Fringe (URF) Subdistrict. This
project does not abut the RFMUD to the east. There are three provisions in the FLUE for
achieving additional density in the URF beyond the base 1.5 DU/A, and only one applicable to
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Agenda Item 9.A.
San Marino- 1 DU/A through use of TDRs for a maximum of 2.5 DU/A. The second provision is
a unique instance of this cap being "lifted" above 2.5 DU/A for the Hacienda Lakes of Naples
PUD. This 2,262-acre project site covers three Future Land Use designations (URF Subdistrict,
qualified Sending Lands and unqualified Sending Lands - under unified control - and achieves
a 2.8 DU/A maximum density with TDR transfers from both qualified Sending Lands and
unqualified Sending Lands within the project. That unique "lift" was determined to have no
measurable impact on the URF's "transitional" nature, nor would it affect its surrounding lands.
The third provision is specific to the Rockedge PUD for provision of affordable housing. No
other development is approved to exceed the maximum 2.5 DU/A density.
With the 196.4-acre portion of San Marino PUD, the maximum allowable density
would be increased by 2.5 DU/A through use of TDRs to 4.0 DU/A.
The existing San Marino PUD was approved in 2000 for 352 dwelling units - based on the
entire (parent) 235.3 acres - yielding 1.5 DU/ac. As described in the PUD document, 350 units
of this residential development were clustered on 39 acres - and now known as "Aventine at
Naples", or San Marino Apartments. This part of the San Marino PUD is where its 1.5 DU/A are
clustered. All but two units of this approved density have been developed, and only these units
derived from base density are still to be utilized from the parent acreage.
With the transfer of TDRs to the entire San Marino property, it would have been possible to
achieve up to another 235 buildable dwelling units -for a total of 588 DUs. But the developed
39 acre portion of San Marino has changed hands and this number of units cannot be achieved.
The remaining 196.4 acres of the property have already generated 1.5 DU/A as part of the
entire PUD; therefore, utilizing the existing FLUE provision to increase density by 1 DU/A
using TDRs, the subject 196.4 acres can be developed with 196 DUs. The requested
density retains this connection to each acre of the 196.4 acres to be developed at up to 4.0 units
per acre (1.5 DU/A approved and developed as part of entire PUD x 196.4 acres = 295 DUs;
requested 2.5 DU/A to be derived by TDR credits x 196.4 acres = 491 DUs). All future
development (491 DUs)will be derived from TDRs severed elsewhere and transferred here.
The present request for an additional 491 dwelling units is based exclusively on the
undeveloped 196.4-acre portion of the property. The request to receive TDRs is already
allowed by the FLUE, but at a rate of 1 DU/A, not 2.5 DU/A. Direct relationships, or nexus, can
be established for considering the additional density stipulated upon where this density is
originated -from qualified Sending Lands or unqualified Sending Lands. The direct relationship
exists between the already allowed 1 DU/A and qualified Sending Lands; the other relationship
is between the additional 1.5 DU/A and unqualified Sending Lands.
Provided below are summaries of residential (or mixed use) developments along the Collier
Blvd. corridor from Davis Blvd. south to Rattlesnake-Hammock Road, as well as the PUDs
partially in the transitional URF approved to utilize TDR credits. The first table identifies PUDs
located in the one-mile corridor on the west side of CR 951 / Collier Boulevard. These
developments lie in the Urban Residential Subdistrict, where a base density of 4 DU/A is
allowed and potentially up to 16 DU/A with density bonuses.
West Side of Collier Blvd.
• Cedar Hammock 799 DU 1.91 DU/A gross density
• Naples Heritage Golf&CC 799 DU 1.43 DU/A gross density
• Naples National Golf Club 26 DU 0.08 DU/A gross density
• Homes of Islandia 28 DU 0.18 DU/A gross density
• Naples Lakes CC 731 DU 1.56 DU/A gross density
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Agenda Item 9.A,
The table above reflects densities in developments on the west side of CR 951 / Collier
Boulevard ranging from less than 1 DU/A to 1.91 DU/A. The second table (below) identifies
PUDs located in the one-mile corridor on the east side of CR 951 / Collier Boulevard. These
developments lie in the Urban Residential Fringe designated area, where lower, transitional
densities between the Urban Designated Area and the Agricultural/Rural Area allow up to 1.5
DU/A without/ 2.5 DU/A with utilizing TDRs. Also included in this table is the Naples Reserve
PUD that is located partially in the URF and approved to use TDRs.
East Side of Collier Blvd.
• Forest Glen of Naples 799 DU 1.28 DU/A gross density
• Willow Run [pending] 590 DU 1.06 DU/A gross density
• San Marino PUD 352 DU 1.5 DU/A gross density
• Hacienda Lakes of Naples (DRI) 1,760 DU 0.82 DU/A gross density*
• Naples Reserve 1,154 DU 1.68 DU/A gross density*
* = Portion of PUD is within RFMUD; Hacienda Lakes is allowed density in URF at 2.8 DU/A via
use of TDRs.
The table above reflects densities in developments on the east side of CR 951 / Collier
Boulevard ranging from approximately 1 DU/A to 1.68 DU/A.
All densities on the west side of CR 951 are less than or equal 1.91 DU/A, and all
densities on the east side of CR 951 are less than or equal 1.68 DU/A.
One purpose of the URF Subdistrict is to provide an area where transitional densities are
intended to demarcate the Urban Designated Area from the Agricultural/Rural Area. The URF
Subdistrict has existed since the 1989 GMP adoption - while the RFMUD TDR program was
adopted in 2002. It is important to note that the URF's purposes and intents as a transition
existed before there was a TDR allowance here. Originally, the URF was devised as a transition
from 4 DU/A[in Urban area] to 1 DU/5A [in the Agricultural/Rural designation]. But in 2002, the
nature of this transition changed. The URF now provides an even greater transition from 4
DU/A [in Urban area] to 1 DU/40A in RFMUD designated Sending Lands. It is even more
important to note that the use of TDRs in the URF is only related to transitional density in that
the allowed 2.5 DU/A is still less dense than the base density of 4 DU/A on west side of CR 951;
and to be reminded that the San Marino site is not located at the URF/RFMUD Sending Lands
boundary.
In contrast with the purposes and intents of the URF Subdistrict, the San Marino request
imposes higher densities found only in the Urban designated area - and unintended for the
URF. This density increase has a measurable impact on the URF's "transitional" nature, and
would affect its surrounding lands. If approved, the Urban-density San Marino project begins to
fragment the URF's "transitional" nature.
Environmental Impacts, including Historical and Archaeological Impacts:
Collier County Department of Natural Resources personnel reviewed this petition and provided
the following analysis:
The majority of the site is forested with native vegetation, twenty five percent of which is
required to be retained in accordance with the requirements of the Conservation and Coastal
Management Element (COME). Approximately 71 percent of the site (139.50 acres) contains
State and Federal jurisdiction wetlands.
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Agenda Item 9.A.
A listed species survey was conducted by the environmental consultant in February, 2014. No
listed wildlife species were observed during the survey. Florida black bear (Ursus americanus
floridanus) scratch and bite trees were observed on the property during the listed species
survey. Although recently delisted by the State of Florida, the Florida black bear is still protected
under the Florida Black Bear Management Plan.
In addition to listed wildlife species, the project site was also surveyed for plants listed by the
Florida Department of Agriculture and Consumer Services, U.S. Department of Agriculture and
the U.S. Fish and Wildlife Service. Two listed plant species were identified on the property,
butterfly orchid (Encyclia tampensis) and hand fern (Ophioglossum palmatum). In accordance
with the requirements of the LDC, up to ten individuals of these species may be required to be
relocated, into proposed preserves if the preserves do not contain these species and are able to
support the species of plants.
Correspondence received from the Florida Master Site File lists no archeological sites and
cultural resources within Section 11, Township 50 South, Range 26 East.
The proposed GMP amendment to allow TDRs to be transferred to the San Marino Residential
PUD from any lands designated Sending in the RFMUD will have no affect on the requirements
of the CCME and will support the intent of the TDR program by directing development away
from environmentally sensitive Sending Lands.
[Stephen Lenberger, Senior Environmental Specialist
Surface Water& Environmental Planning Section]
Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element
Consistency Determination:
The net new trips, while significant on CR 951, do not indicate that they would cause adverse
impacts. The project is consistent with Policy 5.1 of the Transportation Element, and as such,
no mitigation would be required within the project's area of significant impacts to accommodate
the identified impacts on network capacity.
The project's significant impacts are found only on the first link of CR 951. These significant
impacts are expected from 183 Southbound trips (6.10% impact), and 104 Northbound Trips
(3.47% impact). In this case, only the 104 northbound trips are of interest in reviewing the
project for consistency with the Transportation Element, as this is the peak direction of the
network.
No other subsequent impacts are expected to exceed the 2% (or consequent 3%)threshold(s).
[John Podczerwinsky, Project Manager
Transportation Planning Section]
Public Facilities Impact:
The San Marino PUD is within the Collier County Water and Sewer District. Public Utilities staff
does not have any preliminary issues with respect to the proposed amendment. Commitments
will be reviewed and requested as part of any PUD [or PUD amendment] applications.
[Kris Van Lengen, Principal Project Manager
Public Utilities Planning&Project Management Dept.]
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS:
A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was [duly
advertised, noticed and] held on Tuesday, October 21, 2014, 5:30 p.m. at the Collier County
South Regional Library, Meeting Rm. "A", located at 8065 Lely Cultural Parkway, Naples.
Approximately 15 people other than the application team and County staff attended — and heard
the following information:
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Agenda Item 9.A.
The applicant's agent provided a description of the proposed GMP amendments to the group,
including how the transfer of TDRs will be allowed to the undeveloped golf course portion of the
San Marino PUD located in the Urban Residential Fringe (URF) from Rural Fringe Mixed Used
District Sending Lands. The agent explained how the proposed density is not allowed by the
FLUE, nor is the use of TDRs transferred from Sending Lands more than 1 mile from the Urban
area.
An overview of the PUD application and development plans were also provided. Some of the
details given of the planned development include the introduction of a new access point onto
CR 951 for its main entry. The conceptual master plan showed how on-site preserve areas
buffer the closest residences located in the Forest Glen community; and how the future San
Marino residential areas are buffered by adjacent Forest Glen preserve areas.
The applicant's agent explained the hearing process for the Transmittal phase of the request
and reviewed an anticipated hearing schedule for the Adoption phase of the request along with
the companion PUD amendment.
Questions were taken from those in attendance [and addressed], covering topics such as if and
how signalization would be required and introduced at a new CR 951 intersection with the main
entrance [when warranted, along with specific directional traffic controls]; configuration of new
lakes and water management facilities, along with the permits required and construction timing
[3 large lakes permitted through SFWMD]; types of residences to be offered, price points, floor
areas and construction phasing [mix of market rate units phased to meet demand]; whether any
commercial development is proposed [it is not]; and, the configuration of walls at project
boundaries and along CR 951 [with requested deviations explained].
No one in attendance expressed opposition to the changes. The meeting was completed by
6:05 p.m.
[Synopsis prepared by C. Schmidt, AICP, Principal Planner]
FINDINGS AND CONCLUSIONS:
The following findings and conclusions result from the reviews and analyses of this request:
• Correlating amendments to the San Marino PUD may be submitted subsequent to, or
concurrent with the Adoption phase of this GMPA application.
• Staff does not have preliminary Public Utilities issues with respect to the proposed
amendment.
• The part of the GMP amendment allowing the transfer of TDR derived residential density
from more than one (1) mile from the Urban Boundary to the undeveloped portion of the
San Marino PUD would satisfy a portion of the potential unmet need in the Urban
Residential Fringe for TDR credits.
• The proposed GMP amendment will have no affect on the requirements of the CCME
and will support the intent of the TDR program by directing development away from
environmentally sensitive Sending Lands.
• The majority of the site is forested with native vegetation, twenty five percent of which is
required to be retained in accordance with the CCME. Native vegetation preservation
may not change from this amendment, while Goals of the RFMUD may be met without
any need for change.
• This amendment will result in increased demand for TDRs in one area [Sending Lands
beyond 1 mile from URF] but decreased demand for them in another [Sending Lands
within 1 mile of URF]-while no net benefits are gained for the TDR program.
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Agenda Item 9.A.
• Impact upon the TDR program could be noteworthy. A number of TDR credits originally
intended for use in areas of RFMUD designated Receiving Lands will be redirected to
the Urban Residential Fringe-a reallocation of TDR credits.
• The number of TDRs available from "qualified" Sending Lands is sufficient at this time.
• This GMP amendment increases the potential devaluation of TDR credits generated
from Sending Lands within one mile of the URF.
• The Urban Residential Fringe is intended for, and developed with, lower "transitional"
residential densities, and a more compatible and consistent development pattern would
be maintained without approval of the proposed higher density.
• Potential compatibility issues accompany the higher residential density in an area
intended for lower, transitional density.
LEGAL CONSIDERATIONS:
A copy of this Staff Report was provided to the Office of the County Attorney and has been
approved as to form and legality. The County Attorney also recommended that provisions of the
Urban Residential Fringe Subdistrict be restructured to provide the proper connections and
document flow from the main Subdistrict paragraph to its subordinate provisions. This
restructuring is reflected in the Staff Recommendation below.
[S.Stone]
STAFF RECOMMENDATION:
That the Collier County Planning Commission forward Petition CP-2014-2, as submitted, to the
Board of County Commissioners with a recommendation not to approve for transmittal to the
Florida Department of Economic Opportunity.
Staff does, however recommend approval of a different version of FLUE text provisions allowing
for the transfer of TDR credits from Sending Lands property more than one (1) mile from the
Urban boundary, modified to incorporate non-substantive changes for proper code language,
format, clarity, etc.; resolving formatting problems introduced by the UPPER CASE underlined
legal description proposed by petitioner through the complete replacement with the more
suitable version below; and, removing the increase to the maximum allowable residential
density that may be achieved.
Note: Words underlined are added -as proposed by petitioner; words double underlined
are added, words are deleted-as proposed by staff.
[Page 28]
2. Urban Residential Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comprises approximately 5,500 acres and
5% of the Urban Mixed Use District. Residential land uses may be allowed at a maximum base
density of 1.5 units per gross acre, plus any density bonus that may be achieved via CCME
Policy 6.2.5 (6) b.1., and either"a" or"b"e ms" below:.
[Relocation Only Difference for Next Paragraph Below]
Within the Urban Residential Fringe, rezone requests are not subject to the density rating
system, except as specifically provided below for the Affordable-workforce Housing Density
Bonus. All rezones are encouraged to be in the form of a planned unit development. Proposed
development in the Subdistrict shall be fully responsible for all necessary water management
improvements, including the routing of all on-site and appropriate off-site water through the
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Agenda Item 9.A.
project's water management system, and a fair share cost of necessary improvements to the
CR 951 canal/out-fall system made necessary by new development in the Subdistrict.
a. Up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit (transferable
development right) per acre from lands located within one mile of the Urban Boundary
and designated as Rural Fringe Mixed Use District Sending Lands, except in the case of_
i. pProperties that straddle the Urban Residential Fringe and the Rural Fringe Mixed
Use Sending Lands designations, and meet the other Density Blending criteria
provided for in subsection 5.2 of the Density Rating System, which may achieve an
additional maximum density of up to 1.3 units per gross acre for all lands designated
as Urban Residential Fringe via the transfer of up to 1.3 dwelling units (transferable
development rights) per acre from lands located within one mile of the Urban
Boundary and designated as Rural Fringe Mixed Use District Sending Lands.
ii. The Urban Residential Fringe portion of the Naples Reserve Residential Planned
Unit Development located in Section 1, Township 51 South, Range 26 East, shall not
be subject to the one mile limitation set forth above and may utilize TDRs from any
lands designated Sending within the Rural Fringe Mixed Use District to achieve up to
the maximum allowable density; or,
The undeveloped portion of the San Marino Planned Unit Development
located in Section 11, Township 50 South, Range 26 East ' Fe tFaRcfo- of 5
- ___-- shall not be
subject to the one mile limitation set forth in subsection "a" above and may utilize
TDRs from any lands designated Sending within the Rural Fringe Mixed Use District
to achieve up to the maximum allowable density. The Property is further described
as follows:
That portion of the San Maria. ' . led Unit Development described in
Ordinance No. 2000-10 excepting the ±39 acres located in the South 1/2 of the
Southwest 1/4 of the Northwest 1/4 of Section 11, Township 50 South, Range 26
East, and in the Northwest 1/4 of the Southwest 1/4 of Section 11. Township 50
South, Range 26 East.
b. In the case of properties specifically identified below, a density bonus of up to 6.0
additional units per gross acre may be requested for projects providing
affordable-workforce housing (home ownership only) for low and moderate
income residents of Collier County, pursuant to Section 2.06.00 of the Land
Development Code, or its successor ordinance, except as provided for below:__
[Indenting Only Difference Below]
Properties eligible for the Affordable-workforce Housing Density Bonus (home
ownership only) will be specifically identified herein. The actual number of bonus
units per gross acre shall be reviewed and approved in accordance with the
conditions and procedures set forth in Section 2.06.00 of the Land Development
Code, except that, Section 2.06.03 shall not apply, and the number of dwelling units
required to be sold to buyers earning 80% or less of Collier County's median income,
as calculated annually by the Department of Housing and Urban Development
(HUD), shall be at least thirty percent(30%).
The following properties are eligible for an Affordable-workforce Housing Density
Bonus (home ownership only)of up to 6.0 additional dwelling units per acre.
4 i. Property located on the East side of Collier Boulevard (C.R. 951), approximately
6 tenths of a mile south of intersection with Rattlesnake Hammock Road (C.R.
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2014-2, Stock Development: allowing TDR transfers into San Marino RPUD
Agenda Item 9.A,
864), in Section 23, Township 50 South, Range 26 East, Collier County, Florida,
and further described as follows:
THE NORTH 1/2 OF THE SOUTHWEST % OF THE NORTHWEST 1/4 OF THE
SOUTHWEST 1/4 AND THE NORTHWEST % OF THE SOUTHEAST 1/4 OF THE
NORTHWEST '/4 OF THE SOUTHWEST 1/4, LESS THE NORTH THIRTY FEET
FOR ROAD RIGHT OF WAY PURPOSES ONLY OF SECTION 23, TOWNSHIP
50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA LESS THE WEST
100 FEET THEREOF,AND;
THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST '/4 OF
THE SOUTHWEST 1/4, LESS THE NORTH 30 FEET THEREOF FOR ROAD
RIGHT OF WAY, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA,AND;
THE SOUTH '/ OF THE NORTH 1/2 OF THE WEST ' OF THE NORTHEAST 1/4
OF THE SOUTHWEST '/4 AND THE SOUTH '/ OF THE WEST % OF THE
NORTHEAST '/4 OF THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA SUBJECT TO AN
EASEMENT OVER AND ACROSS THE WEST 36 FEET THEREOF, AND;
AN EASEMENT 36 FEET IN WIDTH OVER AND ACROSS THE EAST 36 FEET
OF THE NORTH %z OF THE NORTH 1/2 OF THE WEST 1/2 OF THE NORTHEAST
1/4 OF THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA,AND TOGETHER WITH;
A STRIP OF LAND DESIGNATED AS RIGHT OF WAY OVER AND ACROSS
THE NORTH 50 FEET OF THE SOUTH 1/2 OF THE NORTHWEST 'A OF THE
SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA,AND;
THE NORTH 1/2 OF THE NORTH 1/2 OF THE WEST / OF THE NORTHEAST '/
OF THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA,AND;
THE SOUTHWEST '/4 OF THE SOUTHWEST 'A OF THE NORTHWEST 1/4 OF
THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
OF COLLIER COUNTY, FLORIDA,AND;
THE EAST '/z OF THE NORTHEAST 'A OF THE NORTHWEST 1/4 OF
SOUTHWEST 1/4 LESS THE NORTH 30 FEET FOR RIGHT OF WAY OF
SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF COLLIER
COUNTY, FLORIDA,AND;
THE NORTH '/z OF THE NORTHWEST 1/4 OF THE SOUTHWEST '/4 OF THE
SOUTHWEST 1/4, LESS THE WEST 100 FEET OF SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA, AND; THE EAST
1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4, LESS THE NORTH
328.19 FEET OF SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA, CONTAINING 55 ACRES, MORE OR LESS.
B. DENSITY RATING SYSTEM: [Page 491
**** **** **** **** **** **** **** **** **** **** **** ****
2. Density Bonuses
**** **** **** **** **** **** **** **** **** **** **** ****
f. Transfer of Development Rights Bonus
**** **** **** **** **** **** **** **** **** **** **** ****
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Agenda Item 9.A.
(c) From Sending Lands located within one mile of the Urban Boundary into lands
designated Urban Residential Fringe, at a maximum density increase of one unit
per gross acre, except for properties that straddle the Urban Residential Fringe
and the Rural Fringe Mixed Use Sending Lands designations, and meet the other
Density Blending criteria provided for in subsection 5.2 of the Density Rating
System, which may transfer TDRs from Sending Lands located within one mile of
the Urban Boundary into lands designated Urban Residential Fringe, at a
maximum density increase of 1.3 units per gross acre. The Urban Residential
Fringe portion of the Naples Reserve Residential Planned Unit Development
located in Section 1, Township 51 South, Range 26 East, and the undeveloped
portion of the San Marino Planned Unit Development located in Section 11,
Township 50 South, Range 26 East, as further described in the Future Land Use
Designation Description Section, Urban Residential Fringe Subdistrict, shall not
be subject to the one mile limitation set forth above and may utilize TDRs from
any lands designated Sending within the Rural Fringe Mixed Use District to
achieve up to the maximum allowable density increase.
IF the Planning Commission chooses to recommend transmittal of the petition so as to
allow use of TDRs from unqualified Sending Lands and to allow increased density, staff
recommends the following revisions to the applicant's proposed text (for proper code
language, format, clarity, etc., including a replacement property description,AND to require
partial use of qualified TDRs:
Note: Words underlined are added-as proposed by petitioner; words double underlined
are added, words are deleted-as proposed by staff.
[Page 28]
2. Urban Residential Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comprises approximately 5,500 acres and
5% of the Urban Mixed Use District. Residential land uses may be allowed at a maximum base
density of 1.5 units per gross acre, plus any density bonus that may be achieved via CCME
Policy 6.2.5 (6) b.1., and either"a" or"b" 4ar= below:_
[Relocation Only Difference for Next Paragraph Below]
Within the Urban Residential Fringe, rezone requests are not subject to the density rating
system, except as specifically provided below for the Affordable-workforce Housing Density
Bonus. All rezones are encouraged to be in the form of a planned unit development. Proposed
development in the Subdistrict shall be fully responsible for all necessary water management
improvements, including the routing of all on-site and appropriate off-site water through the
project's water management system, and a fair share cost of necessary improvements to the
CR 951 canal/out-fall system made necessary by new development in the Subdistrict.
a. Up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit (transferable
development right) per acre from lands located within one mile of the Urban Boundary
and designated as Rural Fringe Mixed Use District Sending Lands, except in the case of
i_ pProperties that straddle the Urban Residential Fringe and the Rural Fringe Mixed
Use Sending Lands designations, and meet the other Density Blending criteria
provided for in subsection 5.2 of the Density Rating System, which may achieve an
additional maximum density of up to 1.3 units per gross acre for all lands designated
as Urban Residential Fringe via the transfer of up to 1.3 dwelling units (transferable
- 14 -
CP-2014-2/PL20140000113
2014-2, Stock Development:allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
development rights) per acre from lands located within one mile of the Urban
Boundary and designated as Rural Fringe Mixed Use District Sending Lands.
il. The Urban Residential Fringe portion of the Naples Reserve Residential Planned
Unit Development located in Section 1, Township 51 South, Range 26 East, shall not
be subject to the one mile limitation set forth above and may utilize TDRs from any
lands designated Sending within the Rural Fringe Mixed Use District to achieve up to
the maximum allowable density; or,
iii. Up to 2.5 units per acre may be achieved for Urban Residential Fringe lands
within the undeveloped portion of the San Marino Planned Unit Development
located in Section 11, Township 50 South, Range 26 East via the transfer of 2.5
dwelling units (transferable development right) per acre. The Property shall be
subject to the one mile limitation set forth in subsection "a" above for the first forty
percent (40%) of TDRs used (1 DU/A) but shall not be subject to the one mile
limitation set forth above and=frialti4ize for up to sixty percent l60%1 of TDRs
(1.5 DU/A) used, which may be derived from an,y more-distant lands designated
Sending within the Rural Fringe Mixed Use District to achieve up to the maximum
allowable density. The Property is further described as follows:
That portion of the San Marino Planned Unit Development described in
Ordinance No. 2000-10 excepting the ±39 acres located in the South 1/2 of the
Southwest '/4 of the Northwest 1/4 of Section 11. Township 50 South, Range 26
East, and in the Northwest 1/4 of the Southwest '/4 of Section 11, Township 50
South, Range 26 East.
b. In the case of properties specifically identified below, a density bonus of up to 6.0
additional units per gross acre may be requested for projects providing
affordable-workforce housing (home ownership only) for low and moderate
income residents of Collier County, pursuant to Section 2.06.00 of the Land
Development Code, or its successor ordinance, except as provided for below=_
[Indenting Only Difference Below]
Properties eligible for the Affordable-workforce Housing Density Bonus (home
ownership only) will be specifically identified herein. The actual number of bonus
units per gross acre shall be reviewed and approved in accordance with the
conditions and procedures set forth in Section 2.06.00 of the Land Development
Code, except that, Section 2.06.03 shall not apply, and the number of dwelling units
required to be sold to buyers earning 80% or less of Collier County's median income,
as calculated annually by the Department of Housing and Urban Development
(HUD), shall be at least thirty percent (30%).
The following properties are eligible for an Affordable-workforce Housing Density
Bonus (home ownership only) of up to 6.0 additional dwelling units per acre.
4 j. Property located on the East side of Collier Boulevard (C.R. 951), approximately
6 tenths of a mile south of intersection with Rattlesnake Hammock Road (C.R.
864), in Section 23, Township 50 South, Range 26 East, Collier County, Florida,
and further described as follows:
THE NORTH '/2 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE
SOUTHWEST 1/4 AND THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE
NORTHWEST 1/4 OF THE SOUTHWEST 1/4, LESS THE NORTH THIRTY FEET
FOR ROAD RIGHT OF WAY PURPOSES ONLY OF SECTION 23, TOWNSHIP
50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA LESS THE WEST
100 FEET THEREOF,AND;
— 15 —
CP-2014-2/PL20140000113
2014-2, Stock Development: allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF
THE SOUTHWEST 1/4, LESS THE NORTH 30 FEET THEREOF FOR ROAD
RIGHT OF WAY, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, AND;
THE SOUTH 1/2 OF THE NORTH 1/2 OF THE WEST 1/2 OF THE NORTHEAST 1/4
OF THE SOUTHWEST 1/4 AND THE SOUTH 1/2 OF THE WEST 1/2 OF THE
NORTHEAST 1/4 OF THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA SUBJECT TO AN
EASEMENT OVER AND ACROSS THE WEST 36 FEET THEREOF,AND;
AN EASEMENT 36 FEET IN WIDTH OVER AND ACROSS THE EAST 36 FEET
OF THE NORTH 1/2 OF THE NORTH 1/2 OF THE WEST %2 OF THE NORTHEAST
1/4 OF THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 5O.SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA,AND TOGETHER WITH;
A STRIP OF LAND DESIGNATED AS RIGHT OF WAY OVER AND ACROSS
THE NORTH 50 FEET OF THE SOUTH 1/2 OF THE NORTHWEST '/ OF THE
SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA,AND;
THE NORTH 1/2 OF THE NORTH 1/2 OF THE WEST 1/2 OF THE NORTHEAST 'A
OF THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA, AND;
THE SOUTHWEST 'A OF THE SOUTHWEST 'A OF THE NORTHWEST 1/4 OF
THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
OF COLLIER COUNTY, FLORIDA,AND;
THE EAST '2 OF THE NORTHEAST 'A OF THE NORTHWEST 1/4 OF
SOUTHWEST 1/4 LESS THE NORTH 30 FEET FOR RIGHT OF WAY OF
SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF COLLIER
COUNTY, FLORIDA, AND;
THE NORTH 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF THE
SOUTHWEST IA, LESS THE WEST 100 FEET OF SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA, AND; THE EAST
'/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4, LESS THE NORTH
328.19 FEET OF SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA, CONTAINING 55 ACRES, MORE OR LESS.
B. DENSITY RATING SYSTEM: [Page 49]
**** **** **** **** **** **** **** **** **** **** **** ****
2. Density Bonuses
**** **** **** **** **** **** **** **** **** **** **** ****
f. Transfer of Development Rights Bonus
**** **** **** **** **** **** **** **** **** **** **** ****
(c) From Sending Lands located within one mile of the Urban Boundary into lands
designated Urban Residential Fringe, at a maximum density increase of one unit
per gross acre, except for properties that straddle the Urban Residential Fringe
and the Rural Fringe Mixed Use Sending Lands designations, and meet the other
Density Blending criteria provided for in subsection 5.2 of the Density Rating
System, which may transfer TDRs from Sending Lands located within one mile of
the Urban Boundary into lands designated Urban Residential Fringe, at a
maximum density increase of 1.3 units per gross acre. The Urban Residential
Fringe portion of the Naples Reserve Residential Planned Unit Development
located in Section 1, Township 51 South, Range 26 East shall not be subject to
- 16 -
CP-2014-2/PL20140000113
2014-2, Stock Development: allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
the one mile limitation set forth above and may utilize TDRs from any lands
designated Sending within the Rural Fringe Mixed Use District, and the
undeveloped portion of the San Marino Planned Unit Development located in
Section 11, Township 50 South, Range 26 East shall not be subiect to the one
mile limitation set forth above and may utilize ua to sixty percent (60%1 of TDRs
from - -- more •istant lands designated Sending within the Rural Fringe Mixed
Use District to achieve up to the maximum allowable density increase.
[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
- 17 -
CP-2014-2/PL20140000113
2014-2, Stock Development: allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
PREPARED BY:
I) 14
_--jVi i C.r,
----
DATE
CORBY SCH IDT,
-
AICP, PRINCIPAL PLANNER
COMPREHEN IVE PLANNING SECTION, PLANNING AND ZONING DEPARTMENT
1.
REVIEWED Byi
L./. -------
DATE:
DAVID WEEKS,AICP, GROWTH MANAGEMENT PLAN MANAGER
COMPREHENSIVE PLANNING SECTION, PLANNING AND ZONING DEPARTMENT
REVIEWED BY
DATE:
MIKE BOSI,AICP, DIRECTOR, PLANNING AND ZONING DEPARTMENT
APPROVED BY
DATE:
NICK CASALANGUIDA,ADMINISTRATOR
GROWTH MANAGEMENT DIVISION
PETITION No,: CP-2014-2 I PL-20140000113
Staff Report for the November 6, 2014, CCPC Meeting.
NOTE: This petition has been scheduled for the December 9, 2014, BCC Meeting.
CP-2014-2/PL20140000113
2014-2, Stock Development:allowing TDR transfers into San Marino RPUD
AFFIDAVIT OF COMPLIANCE
I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development
Code, I did cause the attached newspaper advertisement to appear and I did give notice by mail
to the following property owners and/or condominium and civic associations whose members
may be affected by the proposed land use changes of an application request for a rezoning,PUD
amendment,or conditional use,at least 15 days prior to the scheduled Neighborhood Information
Meeting For the purposes of this requirement, the names and addresses of property owners
shall be deemed those appearing on the latest tax rolls of Collier County and any other persons
or entities who have made a formal request of the county to be notified. The said notice
contained the laymen's description of the site property of proposed change and the date, time,
and place of a Neighborhood Information Meeting.
Per the attached letters, property owner's list, and copy of newspaper advertisement which are
hereby made a part of this Affidavit of Compliance
(Signature of Appli t)
State of Florida
County of Collier
The foregoing Affidavit of compliance was acknowledged before me this day of
Ail l', ,2014 by •A\ J.I S ((e S\ ° ,who ' personall
own to m who has produced as identification.
(Signature of N Pub c)
mac- (Notary Seal)
Printed Name of Notary ntAlvw JONES.Ib
NOTARY PUBLIC
STATE OF FLORIDA
Caw*EE099159
Expires N1/2016
G:wM Procedures/Affidavit Of Compliance-NIM 0a201O.Doc
NEIG BORHOOD , < F„
INFORMATION MEETI G
The public is invited to attend a neighborhood information,insia n hQtd y Ri'c -
ard Yovanovich of Coleman,Yovanvoich&_Koester,.PA and Alexis Grespo Art,pf.!
NAPLES DAILY NEWS Waldrop Engineering, P.A.on behalf of the property owner at:the following
Published Daily location: _ s =
Naples,FL 34110 ,, t °
Tuesday,October,21,2614 at 5:3D 33,n,- ,-4-
Collier County South RegiAnal Library Meeting k#tioirt "' , !:`'�: .
Affidavit of Publicat 8065 Lely Cultural Pt way Napte ,�.-t-M t$$ x: v,
State of Florida The Subject property totals 235+r-acre1 _located on;t>e,gast side. �� Ear
Blvd.,approximately 1 1 miles north o4Rattlesnake Hammgcic ad 1F1 . _„._,1 �T.
Counties of Collier and Lee .Township 50 South, Range 26 East CdNBr:County,F19111 a,__ � i
sr•� '
diately north of the Aventine at Naples epartnttent dofnpl@x."It'B o t't s .
made two(2)concurrent applications fa tallier County.These apphcstwhs locha e
Before the undersigned they serve as the following: ,,,r. w �,�. 44'
appeared Daniel McDermott,who o: 1 �
(1)A Growth Management Plan Amendment(Gmpq,)�a allow theme #00,r-may ,?
Inside Sales Manager of the Naples I able Development Rights(TDRs) . Sending Larirld located-tft h8rt £
newspaper published at Naples,in C from the Urban Boundary,and utilize ese Tt3 i#aachlea7aadartstty Im
distributed in Collier and Lee counti. per acre per the Urban Residential F Distncf?A_D „x
attached copy of the advertising,boil (2)A Planned unit Development •merit(PUDA)to » pd at l
Planned Unit Development approv . per dmance2ODO✓1Ci se s
maximum number of dwelling units f 3 to 543 to•renio>y ttel+ '
PUBLIC NOTICE y
uses, to revise the Master Plan to t rteln Permitted s '> -: 02
Standards and Deviations,and tore\ Y Iep4kr gPtn
.i
in the matter of PUBLIC NOTICE ` r
t nit
was published in said newspaper 1 t _ °� ~'
on September 29,2014. %'L �'° 1 ,.f �4,
yam - .•
Affiant further says that the said N. �' :k P: j f� x t
published at Naples,in said Collier • * d7 , ........4u14 _ 4', ei:
newspaper has heretofore been con. f"°` "•County,Florida;distributed in Coll- i '�1,. A `� '�`°
each day and has been entered as se i t 1 , � ,
office in Naples,in said Collier Co • .
.. �
year next preceding the first publica i -- z
advertisement;and affiant further sa —.
1 .
promised any person, firm or corpo • or d 1 + .�.. - ;„
VA"
commivsion or refund for the purpos: �_ _mat .
publication in_the said newspaper. ' - 4 "' i ,F.
WE val_ui r�u -�nl- -
' /-____—K /` Business and property owners and residents are welcome to attend i '
and discuss the project with the owners representatives and-Collier g Ef
(Signature of affiant)--,, you are unable to attend this meetingebut have gttestllOns or Como'len•" - n<•be
directed to:
Waldrop Engineering,P.A.d o.Alexis Crespe4 : ; r!
Sw to ands:b• bed before me 28100 Bonita Grande Dr.,Suite 305 Bonita Springs,•E1.34t435 4'"
Thi 3rd day of • /b; 2014 (239)405-7777,ext.207:OR alexisctswaidrbf `
`Please note that Collier County Pubfic Library ;
�,, n/J . nfY does not s(3brrsg� i, �. :�
0 Mo.231 123.847
(Signature of notary public) lh
CAROLPOtDORA
tw .• MYCOAMISSlON1 8557 81
- �,T._ EX Inee:►rovenhli ,ao14
:4.x eud�aThroRdrrefnwaiaepnq
.–S
WALDROP ENGINEERING
COIL BIONEERN6 I LAND SIMLOPIIMENT CONSULTANTS
September 26,2014
RE: San Marino
GMPA-PL20140000113
PUDA-PL20140000100
Dear Property Owner.
Please be advised that Alexis Crespo, AICP of Waldrop Engineering, P.A. and Richard Yovanovich,
Esquire of Coleman, Yovanovich & Koester, P.A. on behalf of the property owner has made two (2)
concurrent applications to Collier County.
These applications include: (1) a Growth Management Plan Amendment (GMPA) to allow the use of
Transferable Development Rights(TDRs) from Sending Lands located more than 1 mile from the Urban
Boundary, and utilize these TDR to achieve a density of 4.0 units per acre per the Urban Residential
Fringe District; AND (2) to amend the San Marino Planned Unit Development approved per Ordinance
2000-10,to increase the maximum number of dwelling units from 352 to 843,to remove the golf course
uses, to revise the Master Plan,to add certain Permitted Uses, Development Standards and Deviations,
and to revise Developer Commitments.
The subject property totals 235+/-acres and is located in Section 11,Township 50 South,Range 26 East,
Collier County,Florida,east of Collier Blvd (CR 951)and approximately 1.5 miles north of Rattlesnake
Hammock Road.The property is immediately north of the Aventine at Naples apartment complex.
In compliance with the Land Development Code requirements,a Neighborhood Information Meeting will
be held to provide you an opportunity to hear a presentation about this applications and ask questions.
The Neighborhood Information Meeting will be held on Tuesday,October 21,2014 at 5:30 p.m. at
the South Regional Library,Meeting Room"A",8065 Lely Cultural Parkway,Naples,FL 34113.
Should you have questions prior to the meeting,please contact me directly at(239)405-7777 ext.207,or
alesi�c cr..Ak,tldropentzineerino.eom.
Sincerely,
WALDROP ENGINEERING,P.A.
11 • ,,
Alexis V.Crespo,AICP
Principal Planner
*Please note that Collier County Public Library does not sponsor or endorse this program.
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RESOLUTION NO. 14-
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 TO INCREASE THE
MAXIMUM ALLOWABLE RESIDENTIAL DENSITY THAT MAY
BE ACHIEVED IN THE 196.4 ACRE UNDEVELOPED PORTION
OF THE SAN MARINO RESIDENTIAL PLANNED UNIT
DEVELOPMENT FROM 2.5 UNITS PER ACRE UTILIZING
TRANSFER OF DEVELOPMENT RIGHTS ("TDRS") TO 3.02
UNITS PER ACRE UTILIZING TDRS, AND TO ALLOW THE
TRANSFER OF RESIDENTIAL DENSITY TO THAT PORTION OF
THE SAN MARINO RESIDENTIAL PLANNED UNIT
DEVELOPMENT FROM SENDING LANDS LOCATED MORE
TITAN ONE (1) MILE FROM THE URBAN BOUNDARY, AND
FURTHERMORE RECOMMENDING TRANSMITTAL OF THE
AMENDMENT TO THE FLORIDA DEPARTMENT OF
ECONOMIC OPPORTUNITY. THE SUBJECT 196.4-ACRE
PROPERTY IS LOCATED EAST OF COLLIER BOULEVARD,
APPROXIMATELY 1-1/2 MILES NORTH OF RATTLESNAKE-
HAMMOCK ROAD IN SECTION 11, TOWNSHIP 50 SOUTH,
RANGE 26 EAST, COLLIER COUNTY, FLORIDA.
[PL20140000113/CP-2014-21
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act of
1985, was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans: and
WHEREAS, Petitioner, Stock Development, initiated this amendment to the Future Land
Use Element; and
WHEREAS, on November 6, 2014, the Collier County Planning Commission considered
the proposed amendment to the Growth Management Plan pursuant to the authority granted to it
by Section 163.3174, F.S., and has recommended approval of said amendment to the Board of
County Commissioners; and
[14-C 4P-oo934.1131666/11-86 1 of 2
Rey. 11112/14
Words underlined are additions; Words struck through are deletions
*** *** *** *** are a break in text
(11)
WHEREAS, on December 9, 2014, the Board of County Commissioners at a public
hearing approved the transmittal of the proposed amendment to the state land planning agency in
accordance with Section 163.3184, F.S.; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
Amendment, various State agencies and the Department of Economic Opportunity (DEO) have
thirty (30) days to review the proposed amendment and DEO must transmit, in writing, to Collier
County its comments within said thirty(30) days pursuant to Section 163.3184, F.S.; and
WHEREAS, Collier County, upon receipt of the written comments from DEO must
adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment
within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and
WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted
Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan
Amendment pursuant to Section 163.3184(3), F.S.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
The Board of County Commissioners hereby approves the proposed Growth Management
Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the
purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies
thereby initiating the required State evaluation of the Growth Management Plan Amendment
prior to final adoption.
THIS RESOLUTION ADOPTED after motion, second and majority vote this
day of , 2014.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA
BY:
Deputy Clerk TOM HENNING, Chairman
Approved as to form and legality:
\/t4.)
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit"A"
(14-CMP-00934i1 13 1666/11-86 2 of 2
• Rey. 11/12/14
Words underlined are additions; Words struelethrough are deletions
*** *** *** *** are a break in text
CA
PL20140000113 CP-2014-2
EXHIBIT "A"
FUTURE LAND USE ELEMENT
[Page 28]
2. Urban Residential Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comprises approximately 5,500 acres and
5% of the Urban Mixed Use District. Residential land uses may be allowed at a maximum base
density of 1.5 units per gross acre, plus any density bonus that may be achieved via CCME
Policy 6.2.5 (6) b.1., and either"a" or"b" below=.
Within the Urban Residential Fringe, rezone requests are not subject to the density rating
system, except as specifically provided below for the Affordable-workforce Housing Density
Bonus. All rezones are encouraged to be in the form of a planned unit development. Proposed
development in the Subdistrict shall be fully responsible for all necessary water management
improvements, including the routing of all on-site and appropriate off-site water through the
proiect's water management system, and a fair share cost of necessary improvements to the
CR 951 canal/out-fall system made necessary by new development in the Subdistrict.
a. Up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit (transferable
development right) per acre from lands located within one mile of the Urban Boundary
and designated as Rural Fringe Mixed Use District Sending Lands, except in the case of
with the following exceptions:
i_ pProperties that straddle the Urban Residential Fringe and the Rural Fringe Mixed
Use Sending Lands designations, and meet the other Density Blending criteria
provided for in subsection 5.2 of the Density Rating System, which may achieve an
additional maximum density of up to 1.3 units per gross acre for all lands designated
as Urban Residential Fringe via the transfer of up to 1.3 dwelling units (transferable
development rights) per acre from lands located within one mile of the Urban
Boundary and designated as Rural Fringe Mixed Use District Sending Lands; or,
ii. The Urban Residential Fringe portion of the Naples Reserve Residential Planned
Unit Development located in Section 1, Township 51 South, Range 26 East, shall not
be subject to the one mile limitation set forth above and may utilize TDRs from any
lands designated Sending within the Rural Fringe Mixed Use District to achieve up to
the maximum allowable density; or,
iii. Up to 1.52 additional units per acre may be achieved for Urban Residential
Fringe lands within the 196.4 acre portion of the San Marino Planned Unit
Development described below, via the transfer of 1.52 dwelling units
(transferable development right) per acre. The Property shall not be subject to
the one mile limitation set forth above and may utilize TDRs derived from any
lands designated Sending within the Rural Fringe Mixed Use District to achieve
up to the maximum allowable density. The Property is further described as
follows:
That portion of the San Marino Planned Unit Development described in
Ordinance No. 2000-10, as amended, excepting the ±39 acres located in the
South 1/2 of the Southwest J4 of the Northwest '/ of Section 11, Township 50
South, Range 26 East, and in the Northwest % of the Southwest '/4 of Section 114
Township 50 South, Range 26 East.
[14-CMP-00934/1130955/1] 1
Words underlined are added; words struck-thresh are deleted.
Row of asterisks (**** **** ****)denotes break in text.
C;A
PL20140000113 CP-2014-2
b. In the case of properties specifically identified below, a density bonus of up to 6.0
additional units per gross acre may be requested for projects providing
affordable-workforce housing (home ownership only) for low and moderate
income residents of Collier County, pursuant to Section 2.06.00 of the Land
Development Code, or its successor ordinance, except as provided for below-:
Within the- Urban Residential Fringe, rezone requests arc not subject to the
workforce Housing Density Bonus. All rezones are encouraged to be in the form
fully responsible for all necessary water management improvements, including
951 canal/out fall system made necessary by new development in the
Subdistrict.
Properties eligible for the Affordable-workforce Housing Density Bonus (home
ownership only) will be specifically identified herein. The actual number of bonus
units per gross acre shall be reviewed and approved in accordance with the
conditions and procedures set forth in Section 2.06.00 of the Land Development
Code, except that, Section 2.06.03 shall not apply, and the number of dwelling units
required to be sold to buyers earning 80% or less of Collier County's median income,
as calculated annually by the Department of Housing and Urban Development
(HUD), shall be at least thirty percent (30%).
The following properties are eligible for an Affordable-workforce Housing Density
Bonus (home ownership only) of up to 6.0 additional dwelling units per acre.
i. Property located on the East side of Collier Boulevard (C.R. 951), approximately
6 tenths of a mile south of intersection with Rattlesnake Hammock Road (C.R.
864), in Section 23, Township 50 South, Range 26 East, Collier County, Florida,
and further described as follows:
THE NORTH 1/2 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE
SOUTHWEST 1/4 AND THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE
NORTHWEST 1/4 OF THE SOUTHWEST %4, LESS THE NORTH THIRTY FEET
FOR ROAD RIGHT OF WAY PURPOSES ONLY OF SECTION 23, TOWNSHIP
50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA LESS THE WEST
100 FEET THEREOF,AND;
THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF
THE SOUTHWEST %, LESS THE NORTH 30 FEET THEREOF FOR ROAD
RIGHT OF WAY, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, AND;
THE SOUTH '/ OF THE NORTH 1 OF THE WEST 1/2 OF THE NORTHEAST 1/4
OF THE SOUTHWEST 1/4 AND THE SOUTH 1/2 OF THE WEST '/ OF THE
NORTHEAST % OF THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA SUBJECT TO AN
EASEMENT OVER AND ACROSS THE WEST 36 FEET THEREOF,AND;
AN EASEMENT 36 FEET IN WIDTH OVER AND ACROSS THE EAST 36 FEET
OF THE NORTH % OF THE NORTH 1/2 OF THE WEST'/ OF THE NORTHEAST
(14-CMP-00934/1130955/1 j 2
Words underlined are added; words struck through are deleted.
Row of asterisks(**** **** ****)denotes break in text.
PL20140000113 CP-2014-2
1/4 OF THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA,AND TOGETHER WITH;
A STRIP OF LAND DESIGNATED AS RIGHT OF WAY OVER AND ACROSS
THE NORTH 50 FEET OF THE SOUTH % OF THE NORTHWEST 1/4 OF THE
SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA,AND;
THE NORTH 'A OF THE NORTH V OF THE WEST 1/2 OF THE NORTHEAST 1/4
OF THE SOUTHWEST '/. SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST; OF COLLIER COUNTY, FLORIDA,AND;
THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST % OF
THE SOUTHWEST%, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
OF COLLIER COUNTY, FLORIDA,AND;
THE EAST % OF THE NORTHEAST 'l OF THE NORTHWEST / OF
SOUTHWEST 1/4 LESS THE NORTH 30 FEET FOR RIGHT OF WAY OF
SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF COLLIER
COUNTY, FLORIDA,AND;
THE NORTH 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHWEST % OF THE
SOUTHWEST 1/4, LESS THE WEST 100 FEET OF SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA, AND; THE EAST
1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4, LESS THE NORTH
328.19 FEET OF SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA, CONTAINING 55 ACRES, MORE OR LESS.
**** **** **** **** **** **** **** **** **** **** **** ****
B. DENSITY RATING SYSTEM: [Page 49}
**** **** **** **** **** **** **** **** **** **** **** ****
2. Density Bonuses
**** **** **** **** **** **** **** **** **** **** **** ****
f. Transfer of Development Rights Bonus
To encourage preservation/conservation of natural resources, density transfers are
permitted as follows:
(a) From Urban designated areas into that portion of the Urban designated area
subject to this Density Rating System, in accordance with the Transfer of
Development Rights (TDR) provision contained in Section 2.03.07 of the Land
Development Code, adopted by Ordinance No. 04-41, as amended, on June 22,
2004 and effective October 18, 2004. For projects utilizing this TDR process,
density may be increased above and beyond the density otherwise allowed by
the Density Rating System.
(b) From Sending Lands in conjunction with qualified infill development.
(c) From Sending Lands located within one mile of the Urban Boundary into lands
designated Urban Residential Fringe, at a maximum density increase of one unit
per gross acre, except for with the following exceptions:
i_ pProperties that straddle the Urban Residential Fringe and the Rural Fringe
Mixed Use Sending Lands designations, and meet the other Density Blending
criteria provided for in subsection 5.2 of the Density Rating System, whisk
may transfer TDRs from Sending Lands located within one mile of the Urban
[14-CMP-00934/1130955/1] 3
Words underlined are added; words struck through are deleted.
Row of asterisks(**** **** ****)denotes break in text.
■ilmo■
PL20140000113 CP-2014-2
Boundary into lands designated Urban Residential Fringe, at a maximum
density increase of 1.3 units per gross acre.
ii. The Urban Residential Fringe portion of the Naples Reserve Residential
Planned Unit Development located in Section 1, Township 51 South, Range
26 East shall not be subject to the one mile limitation set forth above and may
utilize TDRs from any lands designated Sending within the Rural Fringe
Mixed Use District to achieve up to the maximum allowable density increase.
iii. Up to 1.52 additional units per acre may be achieved for Urban
Residential Fringe lands within the 196.4 acre portion of the San Marino
Planned Unit Development described below, via the transfer of 1.52
dwelling units (transferable development right) per acre, The Property
shall not be subject to the one mile limitation set forth above and may
utilize TDRs derived from any lands designated Sending within the Rural
Fringe Mixed Use District to achieve up to the maximum allowable
density. The Property is further described as follows:
That portion of the San Marino Planned Unit Development described in
Ordinance No. 2000-10, as amended, excepting the ±39 acres located in
the South % of the Southwest 1/4 of the Northwest % of Section 11,
Township 50 South, Range 26 East, and in the Northwest 1/4 of the
Southwest 1/4 of Section 11, Township 50 South, Range 26 East.
In no case shall density be transferred into the Coastal High Hazard Area from outside
the Coastal High Hazard Area.
[14-CMP-00934/1130955/1] 4
Words underlined are added; words struck through are deleted.
Row of asterisks(**** **** ****) denotes break in text.
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July 28, 2014
Mr. Corby Schmidt,AICP
Engineering Services Section Growth Management Division
Comprehensive Planning Section
2800 North Horseshoe Drive
Naples, Florida 34104
RE: San Marino GMPA
P120140000113 CP-2014-2
Dear Mr. Schmidt:
Enclosed please find responses to your insufficiency letter dated May 30, 2014. The following information has
been provided to assist in the review and approval:
1. Six(6)copies of the comment response letter;
2. Six(6)copies of the revised GMPA application,including all exhibits with revised labeling;and
3. Three(3)copies of the submittal on CD-ROM.
The following is a list of Collier County comments with our responses in bold:
COMPREHENSIVE PLANNING COMMENTS RELATED TO APPLICATION FORM
1. Page 3. III.B. A specific property is described in "IUI.A"above, but general location entered here
appears to identify a "Planning Community"; correct answer here is to provide a general
geographic location for the property. CHECK, CONFIRM & CORRECT: The General Location and
Planning Community are a part of the County application form, but are missing from your
condensed reformatting. Please review your firm's condensed application form to ensure it
accurately mirrors the County form and revise as necessary.
RESPONSE: Please refer to the revised GMPA Application form. The Location and Planning
Community are listed in the form.
2. Page 5.V.D.1.d. Expand this "Y" with a written response. Response would likely read: "see Exhibit
"P" or "refer to Exhibit "P—Amendment Justification Narrative". Provide relevant data and
analysis in the exhibit, placing an emphasis on density issues, including the relationship between
the original acreage/approved density/developed density and the new acreage/desired
density/undeveloped density.
RESPONSE:Please refer to the revised Application form and Justification Narrative,attached as
Exhibit"P".
San Marino GMPA
PL20140000113
Page lof5
As outlined in detail in the Justification Narrative, the Applicant maintains the position that
there are several changings conditions since the establishment of the URF Subdistrict in 1989,
from both a regulatory and infrastructure standpoint, which eliminate the need for transitional
densities between the urban and rural areas. These conditions include the adoption of impact
fees,the significant expansion of infrastructure,such as the Collier Blvd.improvements,and the
introduction of the RFMUD district.
The proposed density is appropriate based upon the property's infill location and the available
public infrastructure,as outlined in detail within the application materials.The subject property
is also in close proximity to the Mixed Use Activity Center Subdistrict located at Collier Blvd.and
Rattlesnake Hammock,which is further indication of the appropriateness of this request.
As discussed during a meeting with Staff, the subject property also has site-specific
characteristics from both an internal and external standpoint that support the requested
density increase via the use of TDRs, and address Staffs concerns regarding a transition
between Urban and Rural lands.
From an internal standpoint,the density will be clustered toward the Collier Blvd.frontage and
the southern portion of the property, thereby locating the proposed residential uses next to
existing and proposed development in Aventine at Naples and the Willow Run RPUD. Please
refer to the proposed San Marino PUD Master Plan submitted with Application No.
P120140000100.
The Forest Glen Country Club to the north will be buffered from the proposed development by
an expansive, proposed preserve area. It is also important to note that developed net density
within the multi-family tract in Forest Glen that abuts the subject property is approximately 12
du/acre. Therefore, the adjacent lands to the north are not developed with low-density uses
that would raise compatibility concerns based on the proposal for an additional 1.5 du/acre.
From an external standpoint, the GMP's intended transition of densities from Urban to Rural
lands is addressed via the adjacent, off-site preserve areas that provide an expansive natural
buffer between the subject property and the rural-designated lands to the east.Specifically,the
parcels immediately east of the subject property are designated as "Preserve" lands per the
pending Willow Run RPUD Master Plan, and are under permanent conservation easement.
These intervening preserve lands provide 1,300+ feet of separation between the subject
property and the designated Sending Lands boundary,which is sufficient evidence of the spatial
transition provided between the subject property and the Rural boundary.
This amendment will maintain the eastern edge of urban development intended by the URF
Category, and will not result in the expansion of development eastward into the Rural lands
that are targeted for preservation by the County.
For these reasons the transition between Urban and Rural designated lands is adequately
addressed by this petition.The proposed density is appropriate based upon the available public
San Marino GMPA
PL20140000113
Page 2of5
infrastructure, and future development will be incompatible with the surrounding land use
pattern.
3. Explain how deriving density from land area/acreage that previously provided density is not being
requested—or, how it is justified and consistent with the FLUE.
RESPONSE:The base density for the 235-acre San Marino PUD has been utilized(less 2 dwelling
units)to support the development of the 350-unit Aventine of Naples apartment complex.The
San Marino PUD, as approved per Ordinance 2000-10, does not permit/utilize any bonus
density allowed by the GMP.
The Applicant controls the 196.4-acre undeveloped portion of the San Marino PUD,as defined
in the GMPA application. This petition proposes to increase the allowable bonus density
derived from the 196.4 acres from 1.0 du/acre, currently allowed by the GMP's bonus density
provisions, to a maximum of 2.5 du/acre.The Applicant proposes to acquire this density solely
through the use of TDRs,and is not seeking to increase the allowable base density.
Since bonus density has not been utilized to support the existing 350-unit development,and the
increased bonus density is only generated from those lands under the control of the Applicant,
this petition is not deriving density from land area/acreage that previously provided density.
COMPREHENSIVE PLANNING COMMENTS RELATED TO SPECIFIC EXHBITS
1. All of the exhibits should be labeled in the lower right corner of each Exhibit page for ease of
finding and consistency throughout. Show dates on exhibits reflecting their dates of preparation.
Show the subject property location on map figures—preferably by outlining its shape and size to
scale. Realize that the reviewers of this application will include lay persons, including members of
the CCPC and BCC.
RESPONSE:Please refer to the revised Exhibits,which have been labeled in the lower right hand
corner for ease of review.
2. The County Board has shown some interest in limiting the number of TDRs that may be received
from Sending Lands more than one mile away from the Urban boundary. Staff anticipates
possibly recommending similar limitations to CP-2014-2 proposed FLUE language...
RESPONSE: As discussed during the Applicant's meeting with Staff on June 16th, due to the
shortfall in TDRs necessary to meet the potential demand for projects within the urban
residential fringe demand and the inability to obtain TDRs for the specific project from within
the designated area the Board of County Commissioners did not place any limitations on CP-
2013-1. Based upon this recent Board action, the Applicant respectfully submits that this
application does not warrant a limitation on the number of TDRs received from within the 1
mile boundary.
3. The proposed terminology, the "undeveloped portion of" [the] PUD is without meaning. It's
intended meaning would change as every consecutive portion of San Marino develops. Provide a
San Marino GMPA
PL20140000113
Page 3 of 5
legal description specific to the portion that is currently undeveloped, or by another manner
serving the same purpose—perhaps the property ID number.
RESPONSE: Please refer to revised Exhibit C, Proposed Text Changes. As discussed during our
meeting with Staff,the Applicant has inserted the subject property's legal description to define
the land area subject to the amendment.
4. Include a response addressing the potential limitations recommended above in Exhibit P
(Justification Narrative).
RESPONSE:Please see above response.
5. More than one item [an exhibit within an exhibit]is labeled the same. Modify letters, labeling and
exhibits to properly reference items made part of the application package.
RESPONSE: Please refer to the revised exhibits enclosed. The labeling has been corrected in
accordance with the above comment.
6. Prepare and submit an analysis of the impact approval of the proposed amendment will have on
the County's Transfer of Development Rights program. Provide, as parts of this TDR analysis, a
survey and count of Urban Residential Fringe (URF) Subdistrict parcels and acreage still eligible to
use TDRs; and, a survey and count of Rural Fringe Mixed Use District (RFMUD) Sending Lands
parcels and acreage with TDRs not yet severed and with TDRs not yet redeemed.
RESPONSE: Please refer to the table below,which has been included in the revised Justification
Narrative, Exhibit P. Please note this data has been obtained from the Naples Reserve Staff
Report, dated September 13, 2013, as updated per information provided by Comprehensive
Planning Staff on July 16, 2014. This tabulation does not include demand from Naples Reserve
or the pending Willow Run RPUD.
Based upon the above information, the request to obtain TDRs from outside the 1 mile
boundary is appropriate in consideration of the lack of "qualified" TDRs, and complies with
the intent of the TDR Program to permanently protect Sending Lands. It is also important to
note that the acquisition of all 793 TDRs is not possible from a practical standpoint due to the
unwillingness of certain sellers and other barriers.
TDR Availability vs. Demand within 1 Mile of Urban Boundary
TDR AVAILABIUITY WITH IN:1 MILE BOUNDARY ',`::.:
Total TDRs in Qualified Sending Lands 1,804
TDRs Committed for Use in URF 721
Remaining Available TDRs from Qualified Sending Lands=1,083
TDR.DEMAND.1N'URF
URF Acreage Eligible for TDR Use 1,876
Remaining Available TDRs from Qualified Sending Lands 1,083
San Marino GMPA
P120140000113
Page 4 of 5
STORMWATER AND ENVIRONMENTAL PLANNING SUFFICIENCY COMMENTS
This application package is adequate and sufficient to enable staff to conduct a formal [substantive] review
concerning environmental matters.
RESPONSE:So noted.
TRANSPORTATION PLANNING SUFFICIENCY COMMENTS
This application package is both Sufficient for Review, as well as Substantively Complete.
RESPONSE:So noted.
PUBLIC UTILITIES PLANNING&PROJECT MANAGEMENT SUFFICIENCY COMMENTS
This application package is adequate and sufficient to enable staff to conduct a formal [substantive] review
concerning public utilities matters.
RESPONSE:So noted.
If you have any further questions, please do not hesitate to contact me directly at(239)405-7777 ext. 207,
or alexiscPwafdropErw.ineering.com.
Sincerely,
WALDROP ENGINEERING, P.A.
Alexis V. Crespo,AICP, LEED AP
Principal Planner
Enclosures
cc: Joseph Boff, H &ID Venture, LLC
Keith Gelder,Stock Development
Richard Yovanovich, Coleman,Yovanovich &Koester, PA
San Marino GMPA
PL20140000113
Page 5 of 5
Table of Contents
Application to Amend Growth Management Plan
Executed Letter of Authorization & Deed
EXHIBITS:
Exhibit A Additional Professionals
Exhibit B Legal Description
Exhibit C Proposed FLUE Text Amendments
Exhibit D Surrounding Development Map
Exhibit E Aerial Location Map
Exhibit F Zoning Map
Exhibit G Future Land Use Map
Exhibit H Archaeological Probability
Exhibit I Environmental Report & FLUCCS Map
Exhibit J Public Conservation Lands Map
Exhibit K Public Facilities Map
Exhibit L Utility Availability Letter
Exhibit M Traffic Impact Statement
Exhibit N Waste Generation Rates
Exhibit 0 Boundary Survey
Exhibit P Justification Narrative
San Marino
GMPA-PL2014-0000113
2nd Submittal
GIMP AMENDMENT
APPLICATION
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
APPLICATIONN NUMBER 71,6,01 , `t; is fEE
PRE-APPLICATION CONFERENCE DATE. %4 1) 1 i!
DATE SUFFICIENT
This application,with all required supplemental data and information,must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Department,
Suite 400, 2800 North Horseshoe Drive,Naples, Florida 34104. 239-252-2400 (Fax 239-252-2946).
The application must be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline before it will be processed and advertised for public hearing. The applicant will be notified
in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy
the deficiencies. For additional information on the processing of the application, see Resolution 97-431
as amended by Resolution 98-18 (both attached). If you have any questions,please contact the
Comprehensive Planning Section at 239-252-2400.
SUBMISSION REQUIREMENTS
I. GENERAL INFOMRATION
A. Name of Applicant Stock Development c/o Keith Gelder
Company Stock Development
Address 2647 Professional Circle, Suite 1201
City Naples State Florida Zip Code 34110
Phone Number f239)592-7344 Fax Number(239)592-7541
B. Name of Agent *Richard Yovanovich, Esq.
• THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company Coleman, Yovanovich& Koester, P.A.
.._.._.......
Address 4001 Tamiami Trail N., Suite 300
City Naples State Florida Zip Code 341103
Phone Number (239)435-3535 Fax Number
C. Name of Agent *Alexis V. Crespo,AICP
THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company Waldrop Engineering, P.A.
Address 28100 Bonita Grande Drive, Suite 305
City Bonita Springs State Florida Zip Code 34135
Phone Number (239)405-7777 Fax Number_(239)405-7899
D. Name of Owner (s) of Record H & LID Venture, LLC c/o Joe Boff
Address 11145 Tamiami Trail East
City Naples State Florida Zip Code 34113
1
E. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained
in this application. Please refer to Exhibit"A" attached.
II. Disclosure of Interest Information:
A. If the property is owned fee simple by an INDIVIDUAL,Tenancy by the entirety,tenancy in
common,or joint tenancy, list all parties with an ownership interest as well as the percentage
of such interest. (Use additional sheets if necessary).
Name and Address Percentage of Ownership
B. If the property is owned by a CORPORATION,list the officers and stockholders and the
percentage of stock owned by each.
Name and Address Percentage of Stock
HCN Foundation 70%
Landstrasse 11
Triesen,Liechtenstein
Dr. Markus Kolzoff,Member of the Board
Dr. Peter Sprenger, Member of the Board
Mr.Tom van der Meer,Member of the Board
Habitat for Humanity of Collier County, Inc. 30%
(A Florida Non Profit Corporation)
11145 Tamiami Trail East
Naples, FL 34113
Samuel Durso, JM.D., President
Michael Mueller,Secretary
Stanard Swihart MD,Vice President
John W. Cunningham,Treasurer
Rev. Lisa Lefkow, E.Vice President
Nick Kouoheras, E.Vice President
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest.
Name and Address Percentage of Interest
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP,list the name of the
general and/or limited partners.
2
Name and Address Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE,with an individual or individuals,a Corporation,Trustee,
or a Partnership, list the names of the contract purchasers below,including the officers,
stockholders, beneficiaries,or partners. -
Name and Address Percentage of Ownership
N/A
Date of Contract: N/A
F. If any contingency clause or contract terms involve additional parties, list all individuals or
officers,if a corporation, partnership,or trust.
Name and Address
N/A
G. Date subject property acquired (X) leased ( ): 4/12/2011 Term of lease yrs./mos.
If, Petitioner has option to buy,indicate date of option: N/A and date
option terminates: ,or anticipated closing:
H. Should any changes of ownership or changes in contracts for purchase occur subsequent to
the date of application, but prior to the date of the final public hearing, it is the responsibility
of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
HI. DESCRIPTION OF PROPERTY:
A. LEGAL DESCRIPTION Please refer to Exhibit"B" enclosed
B. GENERAL LOCATION East of CR 951 & 1.5 miles north of Rattlesnake Hammock Road
PLANNING COMMUNITY: Royal Fakapalm D. TAZ 358
E. SIZE IN ACRES 196.4+/-acres F. ZONING Planned Unit Development
G. SURROUNDING LAND USE PATTERN Multi-and Single-Family Residential;Golf Course-See
also Justification Narrative attached as Exhibit"P"
H. FUTURE LAND USE MAP DESIGNATION(S) Urban Residential Fringe Subdistrict
IV. TYPE OF REQUEST:
A. GROWTH MANAGEMENT PLAN ELEMENT (5) TO BE AMENDED:
Housing Element Recreation/Open Space
Traffic Circulation Sub-Element Mass Transit Sub-Element
Aviation Sub-Element Potable Water Sub-Element
Sanitary Sewer Sub-Element NGWAR Sub-Element
3
Solid Waste Sub-Element Drainage Sub-Element
Capital Improvement Element CCME Element
X Future Land Use Element Golden Gate Master Plan
Immokalee Master Plan
B. AMEND PAGE (5) 29&49 OF THE FUTURE LAND USE ELEMENT
AS FOLLOWS: (Use Strike through to identify language to be deleted;Use Underline to
identify language to be added). Attach additional pages if necessary:
Please refer to Exhibit"C"
C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM N/A
TO
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name &Page #)
N/A
E. DESCRIBE ADDITIONAL CHANGES REQUESTED: N/A
REQUIRED INFORMATION:
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1"=400'. At least one copy reduced to 8-
1/2 x 11 shall be provided of all aerials and/or maps.
A. LAND USE
See Exhibit"D" Provide general location map showing surrounding developments (PUD,
DRI's,existing zoning)with subject property outlined.
See Exhibit"E" Provide most recent aerial of site showing subject boundaries,source,and
date.
See Exhibit"F" Provide a map and summary table of existing land use and zoning within
a radius of 300 feet from boundaries of subject properly.
B. FUTURE LAND USE AND DESIGNATION
See Exhibit"G" Provide map of existing Future Land Use Designation(s) of subject properly
and adjacent lands,with acreage totals for each land use designation on
the subject property.
C. ENVIRONMENTAL
See Exhibit"I" Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE
CONSISTENT WITH THE FDOT-FLORIDA LAND USE,COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE:THIS MAY BE INDICATED
ON SAME AERIAL AS THE LAND USE AERIAL IN "A"ABOVE.
See Exhibit"I" Provide a summary table of Federal (US Fish &Wildlife Service) and State
(Florida Game & Freshwater Fish Commission) listed plant and animal
species known to occur on the site and/or known to inhabit biological
communities similar to the site (e.g. panther or black bear range, avian
rookery, bird migratory route,etc.),Identify historic and/or
archaeological sites on the subject property.
4
D.GROWTH MANAGEMENT
Reference 9J-11.006, F.A.C. and Collier County's Capital Improvements Element
Policy 1.1.2(Copies attached).
1. INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING:
N Is the proposed amendment located in an Area of Critical State
Concern? (Reference 9J-11.006(1)(a)(5), F.A.C.). IF so,identify area
located in ACSC.
N Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380 F.S. ?
(Reference 9J-11,006(1)(0)7.a, F.A.C.)
N Is the proposed amendment directly related to a proposed Small Scale
Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ?
(Reference 9J-11.006{1)(a)7.b, F.A.C.) Does the proposed amendment
create a significant impact in population which is defined as a potential
increase in County-wide population by more than 5%of population
projections? (Reference Capital Improvement Element Policy 1.1.2). If
yes, indicate mitigation measures being proposed in conjunction with the
proposed amendment.
Yes, Please refer to Exhibit P-Justification Narrative Does the proposed land use cause
an increase in density and/or intensity to the uses permitted in a specific land use
designation and district identified (commercial,industrial, etc.) or is the proposed
land use a new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.).
If so, provide data and analysis to support the suitability of land for the proposed
use, and of environmentally sensitive land, ground water and natural resources.
(Reference Rule 9J-11.007, F.A.C.)
E. PUBLIC FACILITIES
1. Provide the existing Level of Service Standard (LOS) and document the
impact the proposed change will have on the following public facilities:
See Exhibit"L" Potable Water
See Exhibit"1" Sanitary Sewer
See Exhibit"M" Arterial &Collector Roads; Name specific road and LOS
N/A Drainage
Collier County does not enforce a Level of Service Standards beyond complying with the South
Florida Water Management District(SFWMD)standards for water quality and off-site discharge
of stormwater.The project will designed in accordance with SFWMD standards in effect at the
time of Environmental Resource Permit review and approval.
See Exhibit "N" Solid Waste
See Exhibit"K" Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or an
increase in intensity for commercial and/or industrial development that would
cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation
measures being proposed in conjunction with the proposed amendment.
(Reference Capital Improvement Element Objective 1 and Policies)
2. See Exhibit"K" Provide a map showing the location of existing services and public
5
facilities that will serve the subject properly (i.e.water,sewer,fire
protection,police protection,schools and emergency medical services.
3. See Exhibits"K" & "P" Document proposed services and public facilities,identify provider,
and describe the effect the proposed change will have on schools,fire
protection and emergency medical services.
F. OTHER
Identify the following areas relating to the subject property:
Flood Zone"X" Flood zone based on Flood Insurance Rate Map data (FIRM).
N/A Location of wellfields and cones of influence,if applicable. (Identified on
Collier County Zoning Maps)
N/A Traffic Congestion Boundary,if applicable
N/A Coastal Management Boundary,if applicable
N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport,if
applicable (identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
X $16,700.00 non-refundable filing fee made payable to the Board of County
Commissioners due at time of submittal. (Plus proportionate share of advertising costs)
N/A $9,000.00 non-refundable filing fee for a Small Scale Amendment made
payable to the Board of County Commissioners due at time of submittal.
(Plus proportionate share of advertising costs)
X Proof of ownership (copy of deed)
X`Notarized Letter of Authorization if Agent is not the Owner(See attached form)
X 1 Original and 5 complete,signed applications with all attachments including
maps,at time of submittal. After sufficiency is completed,25 copies of the
complete application will be required.
* Maps shall include:North arrow, name and location of principal roadways and shall be
at a scale of 1"=400' or at a scale as determined during the pre-application meeting.
6
San Marino
GMPA-P12014-0000113
2nd Submittal
EXECUTED LETTER OF
AUTHORIZATION & DEED
LETTER OF AUTHORIZATION
TO WHOM IT MAY CONCERN
I hereby authorize Richard Yovanovich, ESQ. and Alexis Cresoo,AICP
(Name of Agent)
to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting
property identified in this Application.
Signed: Joseph Soft,Managing Member of H&LD Venture, LLC Date: ' eia ,2x1`4
(Name of Owner(s) of Record)
I hereby certify that I have the authority to make the fore•_•mg ap.•licatior %nd that the application is
true, correct and complete to the best of my knowledge.
Jil
Sign•��e�et" plicant
N6me-.•Typed or Printed
STATE OF ( vYi )
COUNTY OF (
Sworn to and subscribed before me this day of El'° 1-`0'014
by Q C. N MY COMMISSION EXPIRES:
Not ry Public
CHOOSE ONE OF THE FOLLOWING:
who is personally known to me,
who has produced as identification
and
411 A4.,, JACQUELYN LAROCQUE
oP o "* ltc-Sl2te al FloitIas
did take an Oath My mm Expires pct 12,
did not take and Oath Gamrn�aslan rr Ee eat
NOTICE-BE AWARE THAT:
Florida Statute Section 837.06 - False Official Law states that:
"Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in
the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable
as provided by a line to a maximum of%500.00 and/or maximum of a sixty day jail term."
7
LETTER OF AUTHORIZATION
TO WHOM IT MAY CONCERN
t hereby authorize Keith Gelder,Stock Development
(Name of Agent)
to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting
property identified in this Application.
Signed: Joseph Boll,Manaaina Member of H& LD Venture, LLC Date: `-/
(Name of Owner(s)of Record)
I hereby certify that I have the authority to make the foregoing application,and ti.•t the application
is true,correct and complete to the best of my knowledge.
Signatat re of Applican 1`
\ , t
Name-Typed or Printed
STATE OF ( PL i J 1 k)
COUNTY OF ( L& )
Sworn to and subscri ed before me this day of FLIA121 , t
by c-�\�L., ( -._'f MY COMMISSION EXPIRES:
Notary Publi
otom4,,,, TERI L WILSON
CHOOSE ONE OF THE FOLLOWING: , ; _� tt? Notary Public-State of Florida
+ �� My Comm_Expires Mar 7,2016
f' •=; ;. ,� Commission#r EE 145786
who is personally known to me, ,440;
,����+ @apdad Through National Notary Assn.
who has produced as identi
and
did take an Oath
did not take and Oath
NOTICE- BE AWARE THAT:
Florida Statute Section 837.06 - False Official Law states that:
"Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in
the performance of his official duty shall be guilty of a misdemeanor of the second degree,punishable
as provided by a fine to a maximum of 70500.00 and/or maximum of a sixty day jail term."
7
INSTR 4551887 OR 4674 PG 321 RECORDED 4/21/2011 9:45 AM PAGES 7
DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA
DOCO.70 $8,750.00 REC $61.00 INDX $1.00
CONS 51,250,000.00
This instrument prepared by:
and after recording return to:
James D.Barnett,Esquire
GrayRobinson,P.A.
401 East Las Olas Boulevard,Suite 1850
Fort Lauderdale,Florida 33301
Parcel I.D.Nos.:
00411440000
00411640004
00410640005
00410840009 (Reserved for Clerk of Court)
00410880001
00410960002
00411200004
00411240006
00411320007 CO
THIS SPECIAL W • ' ► 't • a into as of the day of
. . ,} '�l:T -fir __ �*J.
April 2011 by SAN •e - -' _ _ .• .eral partnership, Grantor,
whose office address is 1441 = ` : Street,Naples, `± • ,t " &LD VENTURE,LLC, a
Florida limited liability corn...-. y -I _ , and who -.� i ��•• ess is 11145 Tamiami Trail
East,Naples,FL 34113. Where ' i herein,the terms r"and"Grantee"shall include,
as to each party to this instrument, s,- w. •,.: - -;a; , Z%.
►and assigns.
TR-
W I - H:
GRANTOR, for and in consideration of Ten and No/100 Dollars ($10.00) and other
good and valuable consideration,the receipt and sufficiency of which are hereby acknowledged,
has granted, bargained and sold, and by these presents does hereby grant, bargain and sell to
Grantee, the following described land situated and being in Collier County, Florida (the
"Property"):
SEE EXHIBIT A ATTACHED HERETO AND MADE A PART HEREOF
TOGETHER WITH all the tenements, hereditaments and appurtenances •
thereunto belonging or appertaining thereto.
•
THIS CONVEYANCE is subject to: taxes and assessments for the 2009 calendar year
and all subsequent years; zoning ordinances, restrictions, prohibitions and.other requirements •
imposed by governmental authority; conditions, restrictions, reservations, limitations and
easements of record,if any,but this reference shall not operate to re-impose same.
# 966173 vl
OR 4674 PG 322
GRANTOR hereby warrants the title to the Property and will defend the same against
the lawful claims of all persons cl»iring by,through or under Grantor. Grantee, by acceptance
and recordation of this Special Warranty Deed,(a)except as otherwise expressly set forth herein,
Grantee acknowledges that Grantor has made no representations or warranties regarding the
Property,(b)Grantee agrees to accept the Property in its AS-IS condition,and(c)Grantee agrees
to cause this Special Warranty Deed to be recorded in the Public Records of Collier County,
Florida and to pay all recording fees and documentary stamp taxes due in connecticin therewith.
IN WITNESS WHEREOF,Grantor has hereunto set its hand and seal as of the day and
year first above written.
Witnesses: SAN MARINO JOINT VENTURE
a Florida general partnership
C TERWAYS JOINT VENTURE VI,
, ',rida general partnership,as
partner
By:. + :•, and San Marino,LLC,
..�y 1. da limited liability
..1111 y,as general party
•
/ 111L, OAF ref .44,F7 ,,/
ze
Goodland Golden Gate,LLC,
C a Florida limited liability
company,as general partn:--
�., ► , By:
l i • Name: - 1 �.�e ,:,tLL ' Title: rYS.�
By: HABITAT FOR HUMANITY
OF COLLIER COUNTY,INC.,
a Florida corporation not for profit,as
general partner
By:
Name: •
Title:
# 966173 vi 2
OR 4674 PG 323
STATE OF FLORIDA )
):SS •
COUNTY OF (I 4-IeR )
The foregoing instrument was acknowledged before me this/7m' day of April 2011,by
Richard Davenport,as Manager of Goodland San Marino,LLC,as general partner of Waterways
Joint Venture VI,as general partner of SAN MARINO JONIT VENTURE. He/She is personally
known to me or produced drivers license as identificati..' .
T
Notaryi ;1!it.1:4 •f Florida at Large
Notary Pubs slate of • '41
°'" ' .w Jeffrey Cecil ,,•n No.
y� My Cmnmissioa EE03"- j. O„ It • ion:rv'
p'
'to,4n
Expires 09129/2014 C 0 py
E.. -
STATE OF FLORIDA
COUNTY OF 6-0adEZ ) Ga
The foregoing instrument w it; me this /'2ri day of April 2011,by
Richard Davenport, as Manager of Goo•r. . • den Gate, LLC, as general partner of
Waterways Joint Venture VI,as general partner of SAN MARINO JONIT VENTURE. He/She
is personally known to me or produced drivers lic -e '•entification.
!
Print or 1,..•:/
i Notary stele „ Notary ••�> ,P of Florida at Large
`d'`E w Jeffrey cedi Commissi•' o./
• My cornoduiaal EE030933
-,, • Expires oelter2014 My Commission Expires:
#966173 vi 3
OR 4674 PG 324
GRANTOR hereby warrants is the title to the Property and will defend the same against
the lawful claims of all persons claiming by,through or under Grantor. Grantee,by acceptance
and recordation of this Special Warranty Deed,(a)except as otherwise expressly set forth herein,
Grantee acknowledges that Grantor has made no representations or warranties regarding the
Property, (b)Grantee agrees to accept the Property in its AS-IS condition, and(c)Grantee agrees
to cause this. Special Warranty Deed to be recorded in the Public Records of Collier County,
Florida and to pay all recording fees and documentary stamp taxes due in connection therewith.
IN WITNESS WHEREOF, Grantor has hereunto set its hand and seal as of the day and
year first above written.
Witnesses: SAN MARINO JOINT VENTURE
a Florida general partnership
By: WATERWAYS JOINT VENTURE VI,
a Florida general partnership,as
'8 ii COO- general partner
(JO . e4t., oodland San Marino,LLC,
a orida limited liability
om any,as general partner
C 0 p-y. ,
4 ({� rttand Golden Gate,LLC,
orida limited liability
- Q " company,as general partner
.11/E C --C
By:
Name:
Title:
By: HABITAT FOR HUMMANITY
OF COLLIER COUNTY,INC.,
a Florida corporation not for profit,as
/ general partner
le lAiLliitAA14 47A /Asa 6 12fikiV✓
If =„,_Ars, ,-----
Name: . rn ae l T. '0 u rSO
eYe Title: Presider+
/
1 966173 vi
OR 4674 PG 325
•
STATE OF FLORIDA )
((��1� ):SS
COUNTY OP�� t )
The foregoing instrument was acknowledged before me this P.. day of April 2011,by
Sam Durso, as President of Habitat for Humanity of Collier County,Inc., as general partner of
SAN MARINO JONIT VENTURE. He/ ' nersonat known to me or produced drivers
license as identification.
Vsibeece_ P
Print or Stamp Name:REBECCA PARATORE
- Notary Public,State oFlorida e
� PsoPa Carrmrnission No. :
1,_,,. ,.. MyQ�gypp86J� rf��
= r a My Commission Expires:1 j T i 3
77rOR COU'il
(2(IC ° P1( E.,
.__
Tr-Alf,6_ .4"-- .ecc.)631:
\N,„,.._______
-P CM-C
# 966173 al
San Marino
GMPA-P12014-0000113
2nd Submittal
EXHIBIT D
SURROUNDING DEVELOPMENT MAP
' . l ° F d� r rrr
Y 3 .Fri .1 - 1el1"_`By "1 ,--- ''�F7
- �` '�' Cedar Hammock Gal i I -E - Forest Glen Go i' _ p
l 1 d Country Club ; s -I ``v 4y 8 County Club + 4j
4 1' SAN MARINO;1 ' i kr'44-1 1 5...'-4:7;1 -4:1'''' ..''''‘'.a::'.'_*_......1.1ii'':.*":I:i r'
tf10-
i e
1
, _ r i
,...,
,.. -„,.....--..-.4 ,,,,p _N4,,,,,.",,,,, ---- --,, -,---, i li
, , ,
_4!„,_ ,,,, ,4-. ...44,...,;;;str,..-_4 , IR , ,,
-
ari11. ; Naples National .4'44-, - --
"""°°P Golf&Country Club L _
} t...
it.--% ' 4.
_.
,..„. . _ ,,,,„,„ ..... .... , . .
..,.,ic Ilkik
Naples National";'illt l i
F
- -
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.a
1_ L San hfar:7 y� N�enda
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. .....1�.4 7sAi
-Naples Club .
-- Estates
,,FF # -.
U 'f
a
}
m
w ____---1____— _- _
" x
A i0
sj
1N ! i.
`s United �
* s Methodist Church -
4 4 w ref. .t _
, t g .a'>� p Dr TRe�Lord 4Vay 1.
:rte �n�verne i �� '
ii s
l .. Naples Lakes
u(' Country Club I t LA - , Hacienda
J -. ? _ Lakes
-y'° . .. `.V...- c -. f
1- } 6
'Rattlesnake Hammock Rei _ '=--
t
'.
*�Y MM...YRr.wti�.Ywn d ..
EXHIBIT D
M...�....> tt��-- 2/25/14
1 ,SAN A'1.-1RINO SURROUNDING DEUELOPi%LENT A`L-1P �,,,, c>sso✓tfrro,t,
-- _ --— rf MAN
_ - V Prepared For: H & LD Venture, LLC °�-~
San Marino
GMPA-PL2014-0000113
2nd Submittal
EXHIBIT E
AERIAL LOCATION MAP
- v 00 t x
t'^ B d� _ .
- ` tea ° .•.
a
,l•' �._ ", { . ,, • �" Forest Glen Gof ,f... ..-
a -., . ,, -',.. — - &Country Club; �'F V
Cedar Hammock Gol,` i -- ,� te r '.. '' ...
d Country Club F' ,,
,
1 z ,0' r
0 e 1a ' P I SAN MARINO 0,.,\A' `,
—
m t < \,. � ` r s
r _____, ..,....„,....;0, ... i--
„ ,,,,,„,,,,..T. , 3,.. ,
i. es,,90 . ,,.., ,.„ ,
St r * .
lg Country Club
_a�'s0.f T .CA=.-Y"
'A:.: ....
__" ,� Q\,y 1
1 "I.` San Marino r
Apartmenfs
I,
. .fI
, .a y 1. - � �" � A �i,i
y��a
WfdowRun'
EXHIBIT E
ti 2125, 01
---1, il SAN 111.1 R I N G .-1 I:R L4 L MA P i n -.1 GIS Solutions'el fiord:IR
J Prepared For: H & LD Venture. LLC `� °�_
San Marino
GMPA-PL2014-0000113
2"d Submittal
EXHIBIT F
ZONING MAP
t
MPUD Zoning 0.
re
;� 1�
�.e iPU DunZoning� . . • t :
•„'� ki'
mem4
,
Fd res TGlen-8 " •► y n
t 1h sc cb f • f € Zoning� 5 AZonin j
*k*t :S' AN MARINO 4
�
r•
� . ,Y,11/ '
•
I
_ �' AZoning t1
4 ✓ I;� -�d'44444/4,"tlY �. t $. ''+�,.��, Ip' � � +.
/3 �}, PUDZonin `'-'!i✓+b0e l
—of ql�e' r=-`: Nap,. Natiwui a, • I s
" GoniCountClub e-Country `. - - `_
f. tt
ia. .''"‘ d• l t I
1
Ili i , i•it
,, F` _ _ —-
ems' i t rr8f
Naples National .
Ooh... 41/4 fP7arano 7 ` ent. a 1. MPUD Zoning
1 et AZoning e
_..1.21/iiii
-% RPUD Zoning
% - -.>.- I
Naples Club ,lr
1��--Esbls.. .-1 ,.... - ------
U
11' MPUD Zoning 1
CFPUD Zoning
L ,, a..-- R►®K �� A Zonin•
��K ChM* _• �s AC' A s I co xt
x
-7,11, •i `,... .` z* MPUD Zoning .
err �` r`*j• :a"
United 3 -
i Methodist Church I
'' ,d PUD Zoning r , :. _,,.
4 rt♦ ,, :'. u Dr. TheW[IS Way gg �` r..........__
d `� t t G�J
r '-"4
yy. = _ t irk-%''
10 M. - AZoning �, a
"` ,, -" MPUDZoning
� Naples caRas G3 Zoning ,
t1• Country Club I r� i __ r
4 s. C-5 Zoning i ES
, ell" -` ` rt a • MPUD Zoning
et t. I ...
f MPUD Zoning z-
i s CPUD Zoning
,. , i,. __
IR'a t t i atm 1,reltaiii ino:ckRd it ,
f
' PUD Zoning , i
w� EXHIBIT F
--. PuDZoning 02/26/2014
— i EN SAN X11,-1 RI NO ZONING X11AI' I"r Solutions
�� Prepared For: H & LD Venture, LLC � al MO
San Marino
GMPA-PL2014-0000113
2nd Submittal
EXHIBIT G
FUTURE LAND USE MAP
Urban Residential mem Urban Residential
Subdistrict r* j i Fringe Subdstrict
Industrial �I + AgriDesicultural/Rare gnation
.. Millet ' ""' 1ForestGlen E'' /RF-Sending
fr, ,,,..........._
______ SAN MARINO
i0 Residential Density
Band
""may,`-, �NaP/ i#l��
tr,Z4N pl National
Golf 6 Country Chrb Ft4u
ge.}`-'4
x ; ,....,..4 r';,, ; ,,,r.:' ; 'Ilk^*;;-
,,# Naples NaGanal
'` 2 Goact ; ,s, � :
aa, f '2 -Sao Mama
4 /
s
" ..ri�,*_ a, Urban Residential �' -- - "' `
lEi, a Subdistrict;* 's
rt
ecma 3 to Agrfcultura)/Ru•
Urban Residential Designation
Fringe Subdistrict /RF-Sending
- _ _U -01,1; i..,
Conservation m
Residential Density' Designation Collier Blvd Community
Band � _
---.- - - - Facility Subdistrict
*CO
- -i a 'Mk"Ay� ''"t!
i
/ 1r
l
r�.* ' United
/
/ ,�` 4 t Methodist Church
4. prs Tille¢L•ords^WaY
( G pP (jam
' ' 'e�ne` I ti
AL
*11h.
tau z,> �F, y Ncaapunersq l acmee. _ , ^ i l
tietiliPitir te.t, ' , t. IA l't
Mixed Use Activity
+
Center Subdistrict
i
R'attlesnake„Hammock Rd� "
Urban Residential agricultural!R
Urban Residential p` Designation Subdistrict Fringe Subdistrict /RF-Send' •
-..._._ ..�., �� EXHIBIT G ri-
= ` 02/25/2014 20104 r ,, ,�irL a aon... w ,1-5.-1-AT�r %L4RJNO FU TUR1 I:1VI C/SF lf,�P n� �_ C -
Prepared For: H & LD Venture. LLC
San Marino
GMPA-PL20140000113
2"d Submittal
EXHIBIT H
ARCHAEOLOGICAL PROBABILITY
This record search is for informational purposes only and does HOT constitute a
STOP: project review. This search only identifies resources recorded at the Florida Master
,s. _ .-- Site File and does NOT provide project approval from the Division of Historical
Resources. Contact the Compliance and Review Section of the Division of Historical
Resources at DSO-245-6333 for project review information.
February 25, 2014 '7; Florida
Master
-`1: Site...A.,"—•
Alexis V. Crespo,AICP,LEED AP
Principal Planner
.
I' , 1 WALDROP
-, !ENGINEERING
Direct:E:alexisc',,,waldropcnzineer:n2.co.:11C:(239)850-8525
Office:P:(239)405-7777 i F:(239)405-7899
INTO 4.waldropen2ineering‘cern
in response to your inquiry of February 25, 2014,the Florida Master Site File lists no archeological sites
and no other cultural resources found in the following parcel:
Township 50S Range 26E Section 11 based on the project area submitted with search request.
When interpreting the results of this search,please consider the following information:
• This search area may contain unrecorded archaeological sites, historical structures
or other resources even if previously surveyed for cultural resources.
• Federal, state and local laws require formal environmental review for most
projects. This search DOES NOT constitute such a review. If your project falls
under these laws, you should contact the Compliance and Review Section of the
Division of Historical Resources at 850-245-6333.
Please do not hesitate to contact us if you have any questions regarding the results of this search.
Sincerely,
• 2
c
Email M.Vovsi
Historical Data Analyst
Florida Master Site File
EM.Voysi0),DOS.MyFiorida.corn
500 South Bronough Street• Tallahassee,FL 32399-0250 • www.flheritage.com/preservationisitefile
850.245.6440 ph i 850.245.6439 fax 1 SiteFile@dos.state.fl.us
EXHIBIT H
San Marino
G M PA-P L2014-0000113
2nd Submittal
EXHIBIT I
ENVIRONMENTAL REPORT, FLUCCS &
SUPPORTIVE EXHIBITS
SAN MARINO
ENVIRONMENTAL REPORT FOR
GROWTH MANAGEMENT PLAN AMENDMENT
February 2014
Prepared For:
Stock Development,LLC
2647 Professional Circle, Suite 1201
Naples,Florida 34119
(239)449-5227
Prepared By:
Passarella and Associates,Inc.
13620 Metropolis Avenue,Suite 200
Fort Myers,Florida 33912
(239)274-0067
EXHIBIT I
02/27/2014
Project No.99DCB454
TABLE OF CONTENTS
Page
Introduction 1
Vegetation Associations and Land Uses 1
Soils 3
Listed Species 5
References 6
i
LIST OF FIGURES
Page
Figure 1. Project Location Map 2
Figure 2. Soils Map 4
ii
LIST OF TABLES
Page
Table 1. Existing Land Use and Cover Summary 1
Table 2. Soils Listed By the NRCS 3
Table 3. Listed Plant Species Observed Within the Project 5
iii
LIST OF EXHIBITS
Page
Exhibit A. Aerial with FLUCFCS and Wetlands Map A-1
Exhibit B. Soil Descriptions B-1
Exhibit C. Listed Species Survey Report C-1.
iv
INTRODUCTION
The following information regarding site conditions and environmental considerations has been
prepared for the Growth Management Plan Amendment Application for the San Marino(Project).
The 196.43+acre San Marino property is located in Section 11,Township 50 South,Range 26 East,
Collier County(Figure 1). The latitude and longitude coordinates for San Marino are 26°08'08"and
81°40'45", respectively. More specifically the property is found on the east side of Collier
Boulevard(County Road 951),approximately 1.5 miles south of the intersection of Davis Boulevard
and Collier Boulevard.
The existing land use of the site is undeveloped, forested lands. The adjacent land uses or cover
types consist of undeveloped, forested land to the east; State Road 951 to the west; Willow Run
Quarry to the south; and Forest Glen,a golf and residential development,to the north.
VEGETATION ASSOCIATIONS AND LAND USES
Vegetation mapping for the property was originally accomplished using 1996 Collier County
unrectified aerial photographs(Scale: I"=200')and groundtruthing conducted in December 1996,
January 1997, and November 1997. Field visits were conducted in March 2013 to update the
vegetation mapping using 2012 Collier County unrectified aerial photographs(Scale: 1"=200').
The vegetation associations and land uses were mapped utilizing the Florida Land Use,Cover and
Forms Classification System(FLUCFCS)Levels III and IV(Florida Department of Transportation
1999). Level IV was used to denote exotic infestations,disturbances,and hydrological conditions.
To identify levels of exotic infestation (i.e., melaleuca(Melaleuca quinquenervia) and Brazilian
pepper(Schinus terebinthifolius)),"E"codes were used. AutoCAD Map 3D 2013 software was then
used to determine the acreage of each mapping area, produce summaries, and generate the
FLUCFCS map for the Project site(Exhibit A). Table 1 summarizes the acreages of each FLUCFCS
classification.
Table 1. Existing Land Use and Cover Summary
FLUCFCS Description Acreage Percent
Code of Total
4119 El Pine Flatwoods,Disturbed(0-24% Exotics) 0.28 0.1
4119 E2 Pine Flatwoods,Disturbed(25-49% Exotics) 17.45 8.9
4119 E3 Pine Flatwoods, Disturbed(50-75% Exotics) 1.39 0.7
4159 El Pine, Disturbed(0-24%Exotics) 1.50 0.8
4159 E2 Pine, Disturbed(25-49%Exotics) 1.81 0.9
4159 E3 Pine,Disturbed(50-75%Exotics) 22.91 11.7
4159 E4 Pine,Disturbed(76-100%Exotics) 5.90 3.0
4269 El Tropical Hardwoods,Disturbed(0-24%Exotics) 0.46 0.2
1
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FIGURE 1.PROJECT LOCATION MAP ^^I ThBY DATE
PASSARELLA
SAN MARINO S.J. 2/27/14 �,s ,, ASS
���D tr & ASSOCIATES t•
•5
2
Table 1. (Continued)
FLUCFCS Description Acreage Percent
Code of Total
4269 E3 Tropical Hardwoods,Disturbed(50-75%Exotics) 0.57 0.3
6219 E2 Cypress, Disturbed(25-49%Exotics) 3.15 1.6
6219 E3 Cypress,Disturbed(50-75%Exotics) 1.92 1.0
6219 E4 Cypress,Disturbed(76-100%Exotics) 0.81 0.4
6249 El Cypress/Pine/Cabbage Palm,Disturbed 10.90 5.5
(0-24%Exotics)
6249 E2 Cypress/Pine/Cabbage Palm,Disturbed 38.34 19.5
(25-49%Exotics)
6249 E3 Cypress/Pine/Cabbage Palm,Disturbed 57.24 29.1
(50-75%Exotics)
6249 E4 Cypress/Pine/Cabbage Palm,Disturbed 10.70 5.4
(76-100%Exotics)
6259 E4 Pine,Hydric,Disturbed(76-100%Exotics) 16.35 8.3
740 Disturbed Land 0.68 0.3
7401 Disturbed Land,Hydric 0.09 0.0
832 Electrical Power Transmission Lines 2.12 1.1
8334 Well Field 1.77 0.9
8335 Pumping Station 0.09 0.0
Total 196.43 100.0
SOILS
The soils for the property,per the Natural Resource Conservation Service(MRCS)(formerly the Soil
Conservation Service),are listed in Table 2 and are shown on Figure 2. A brief description for each
soil type is attached as Exhibit B.
Table 2. Soils Listed by the NRCS
Mapping Description
Unit
4 Chobee, Limestone Substratum and Dania Mucks,Depressional
11 Hallandale Fine Sand
14 Pineda Fine Sand,Limestone Substratum
21 Boca Fine Sand
3
.1t.e,..,,L,_-•--ot.74.;-F;._ .... ,,,, '..4,:\:.* e.. - x '...
II- 5 ...,.... `ii-,taress-tilek 4', c'...h.:41,4:sira-0 -1 Ns /
• •, !et ,,,,,,----N-;,...,-.:,-‹:-Aft ...-:,), -.-7!;:,./' _ t .:•ki ibes .,. .
: , • •.1'..177:.(:ti.::-.1--::: -"14- '-'"--- - :0411!", :i4".1'.; '`..._.:,0,... _..4.,,,,s...„.„,,. ., ,,, , c.iijorkirt--.".--
' —4-,:;,---.it.1:-?.-', *, MI, ',, 'r,.-7 '11` t -'-'*''''.1.7.41 '," -*....,....,,,t.-..le:1 , , ft , - . ...„0 ..
. , ....,„ . ,
•,),k'',.r''_ :: :‘;:;■:.:'1 ''' . i :1' ''' *t:1'...'.;7".'' .'',7 S './. 417.A4 ik' ' L"n'
7.,,, . .,... t....'..v,,, .... .,01:.'.-t, .r.,,,,‘,14...i,,f,i'.7.::,,.7:, 5y1-.:':•430.7.11 tt. 1.16t, .,,,,t;' r ,. ,,,,....r 4:.
-71.," .,.._.,,-
_---,., ,,,--
' ,41e,::- .,_,.''c'i.i..&-.1S.",z•if•-,,„-ZIA,,,,..,L't -.!,4444 .4.-Ai-.74,i-1,k-'41,_.7_ ' td-''''' ...-4=."-' '.- .4-'..1.
'-', ' ,r:-',:7': ': it t -.- '''''..,,' ; - - i:,e''--„,4Dc' .?.._;*T-1. :7;^-Z'Vrrt-'•-747.,;;;44,;-;-r,S,IL,%:-,.-T5.",1,44-,,5.*4.T.:.', .:_. P-''. "t ,-.'",-;L'"
CD ''' '-'':': \-, ,' .'----k 4-r-'"4.-,:' - ---.7-,;;75*-z-7-..---',7_:--;-‘:,..".....-,-.- -..• ,\.---'..-,--t-Q-,r-t-•:-• ,-----;.--(--=7------''--'-‘-'-'' ' --- .. -----,,"..o• ,
,1 t
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(...„,.....„
147
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• ,'j.,::..,..,, ..•- -._. -•:_.%.-. _-.-: - -.- --. -: -.--•- -' - . .i. --. ,----- - _ -•'_ ' - -, ••: --' .-,-•.',Lvroe-:::,--F;•,:s..P.1;.--- '-ii- z-H-::-‘1-i,,-
v.
' I.•.,...r.,,,..?;,..-;!!-:,'.7 . ---. -...--.-„•,-;_,,, ::.‘ - •,_ -7'.-- . . • -..• _- --,• -•: ,-.- •:•- -_-.=,:r_ ..-: •',..,0-..-,----:, •••.'•••,,--:•:-,-7- 'iii.,-t1-` ,i''.----:-'•-. •'•._p,
. • ,..?„...,....1.-r- ......,.. --
PROJECTr!,.,, :....,-,: - ....-..- • - _-•. . . .. . : ..:, _-... -.-__ ,-.---,k,:-..,..t.D41/4-..„--. ,--.-1-J.,,-,4.,-c.,.kt....- -._-: .- .-'-,t
LOCATION - --..ir ---',',I,' • - . '..11.- • ._.-':'-' -2- -,---.-`,:-.--.•c:f.r.,-;-•-r, - -:*,-.,-,-.3,'' '- "-- _-•"••• _•_,t,: ,
. 1•-rIe• '."-•---_
..-,' ,"';4* - :,, -- , . . It - 1.,,,,1,-,-,..-1- ...•,, - ..: ,•. •'• - .._ '- '- . -••- -1..4.'--.''.• ,•',.!:,-,.,,,:',... .-- r - . 7.,,1-,,,_-,,,
• 4
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,. . . _. ._ _ ._ . ._. . . . _,. . ....,..... _.
• , . 11,.. k _ -'i _•. ,r-....+1.,,f.-...!-i r, _ _-.-. - ,.. r•-, -
er 400
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Z ' .:•:---' ' ' .7,A--C-ith:lit",,i_: _-.... _ -'-N. .
NOTES:
soil Una Deception
AE
1 4 CHOBEE,LIMESTONE SUBSTRATUM,AND DANIA MUCKS,DEPRESSIONAL RIAL PHOTOGRAPHS WERE ACQUIRED
11 HALLANDALE FINE SAND THROUGH THE COLLIER COUNTY PROPERTY
AP I
LEGEND 1 14 PINEDA FINE SAND,LIMESTONE SUBSTRATUM FRAIDDR OFFICE WITH A FLIGHT DATE
DECEMBER 2012.
21 SODA FINE SAND
SAN MA RIND 1 ROADWAY NETWORKS WERE ACQUIRED
i
._..__.., ,___.,.....,,,„• FROM THE FLORIDA GEOGRAPHIC DATA
LIBRARY WEBS1TE,
SOILS MAPPING WAS ACQUIRED FROM
i
THE FLORIDA GEOGRAPHIC DATA LIBRARY
3 0 400 800 WEBSITE OCTOBER 2007 AND CREATED BY
THE NATURAL RESOURCES CONSERVATION
U Feet SERVICE 1990.
I
i
:-..;
DRAWN BY DATE
E T.S. 2/26/14
:-,-
P
FIGURE 2.SOILS MAP REVIEWM BT OATS ASSARELLA
s . 2/26/14 c--. 10CI.-A
SAIs7 MARINO J
REMED DATE • .-...614""'St PIASS()(7.1ATES 14
4
LISTED SPECIES
A listed species survey was conducted on the Project by Passarella&Associates,Inc.in February
2014. The survey methodology and results are provided as Exhibit C. No listed wildlife species
were observed during the survey, however, two listed plant species were identified within the
Project site. Table 3 provides a summary of the listed plant species identified within the Project.
The approximate location of the listed plant species are provided in Exhibit C.
Table 3. Listed Plant Species Observed Within the Project
Common Name Scientific Name Status
FDACS USDA
Plants
Butterfly orchid Encyclia tampensis -- CE
Hand fern Ophioglossum palmatum E
FDACS—Florida Department of Agriculture and Consumer Services
USDA—U.S.Department of Agriculture
CE—Commercially Exploited
E—Endangered
5
REFERENCES
Florida Association of Environmental Soil Scientists. 1995. Hydric Soils of Florida Handbook,
Second Edition. Victor W. Carlisle,Ed.
Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification
System. Procedure No. 550-010-001-a. Third Edition.
6
EXHIBIT A
AERIAL WITH FLUCFCS AND WETLANDS MAP
J 0.r1910.100.14.010.m..w.komodthstart AAmmo.cwsa AM newts i.an u.WU-en Fa n.eac-z,..t haws.N..
1!• - r
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6 1.ill'. 1 1 4 p 11 0 11. 1.1 11 p 1 •I ,1 I 11
J S� 'AA 0U0 p-AAAno9#
4-Chobee, limestone substratum, and Dania These soils are moderately suited to range. The
mucks,depressional dominant forage is maidencane.Since the depth of
the water table fluctuates throughout the year, a
These level, very poorly drained soils are in natural deferment from cattle grazing occurs.
cypress swamps and marshes.Individual areas are Although this rest period increases forage
elongated and irregular in shape, and they range production,the periods of high water may reduce
from 10 to 100 acres in size. The slope is 0 to 1 the grazing value of the site. The Chobee and
percent. Dania soils are in the Freshwater Marshes and
Ponds range site.
Typically,the surface layer of the Chobee soil is
black fine sandy loam to a depth of about 6 inches. These soils have severe limitations for all urban
The subsurface layer is black fine sandy loam to a and recreational uses because of ponding and the
depth of about 13 inches. The subsoil is mottled depth to bedrock. They also have severe
sandy clay loam to a depth of about 45 inches.The limitations for septic tank absorption fields
upper part of the subsoil 17 is dark gray,and the because of ponding, the depth to bedrock, slow
lower part is gray.Limestone bedrock is at a depth percolation, and poor filtration. An effective
of about 45 inches. drainage system that keeps the water table at a
given depth is expensive and difficult to establish
Typically, the surface layer of the Dania soil is and maintain Also,these soils act as a collecting
black muck about 10 inches thick.The substratum basin for the area; therefore, a suitable outlet to
is light gray loamy fine sand to a depth of about remove the water is not available.They require an
12 inches. Limestone bedrock is at a depth of adequate amount of fill material to maintain house
about 12 inches. foundations and road beds above the high water
table. Even when a good drainage system is
Mapped areas can consist entirely of the Chobee installed and the proper amount of fill material is
soil,entirely of the Dania soil,or any combination added,keeping the area dry is a continual problem
of the two soils.The two soils were not separated because of seepage water from the slightly higher
in mapping because of similar management needs adjacent sloughs or flatwoods.
resulting from the ponding.
The Chobee and Dania soils are in capability
The dissimilar soils in this map unit are small subclass VIIw.
areas of Gator and Hallandale soils in similar
landscape positions.These soils make up about S
to 15 percent of the unit. 11-Hallandale fine sand
The permeability in the Chobee soil is moderate, This nearly level, poorly drained soil is on
and the available water capacity is moderate.The flatwoods. Individual areas are elongated and
permeability in the Dania soil is rapid, and the irregular in shape,and they range from 20 to 1,000
available water capacity is very low.Under natural acres in size.The slope is 0 to 2 percent.
conditions,these soils are ponded for 6 months or Typically,the surface layer is very dark gray fine
more during most years.During the other months, sand about 3 inches thick.The subsurface layer is
the water table is within a depth of 12 inches,and grayish brown fine sand to a depth of about 9
it recedes to a depth of 12 to 40 inches during inches.The subsoil is yellowish brown fine sand
extended dry periods. to a depth of about 12 inches.Limestone bedrock
is at a depth of about 12 inches.
These soils are not suited to cultivated crops or
citrus because of ponding and wetness.They are In 95 percent of the areas mapped as Hallandale
used for natural wetlands. The natural vegetation fine sand,Hallandale and similar soils make up 83
consists of cypress,red maple,ferns,maidencane, to 98 percent of the map unit. In the remaining
and other wetland plants. areas,the Hallandale soil makes up either a higher
B-1
or lower percentage of the mapped areas. The bahiagrass,and clover.Excellent pastures of grass
characteristics of Boca and Jupiter soils are similar or a grass-clover mixture can be grown with good
to those of the Hallandale soil. management.Regular applications of fertilizer and
controlled grazing are needed for the highest
The dissimilar soils in this map unit are small possible yields.
areas of Pineda and Riviera,limestone substratum,
soils in sloughs. These soils make up about 17 This soil is moderately suited to range. The
percent or less of the unit. dominant forage consists of creeping bluestem,
lopsided indian grass, pineland threeawn, and
The pennieability of this soil is rapid. The chalky bluestem. Management practices should
available water capacity is very low.Under natural include deferred grazing and brush control. This
conditions, the seasonal high water table is Hallandale soil is in the South Florida Flatwoods
between a depth of 6 to 18 inches for 1 to 6 range site.
months during most years. During the other
months, the water table is below a depth of 18 This soil has severe limitations for most urban
inches, and it recedes to a depth of more than 40 uses because of the shallow depth to bedrock and
inches during extended dry periods. the wetness. It has severe limitations for septic
tank absorption fields because of the depth to
The natural vegetation consists of South Florida bedrock,wetness,and poor filtration.If this soil is
slash pine, saw palmetto, creeping bluestem, used as a septic tank absorption field,it should be
chalky bluestem,and pineland threeawn. mounded to maintain the system well above the
seasonal high water table. For recreational uses,
This soil is poorly suited to cultivated crops this soil has severe limitations because of wetness,
because of the wetness and droughtiness. The the sandy texture, and the shallow depth to
number of adapted crops is limited unless very bedrock;however,with proper drainage to remove
intensive management practices are used. With excess surface water during wet periods,some of
good water-control and soil improving measures, these limitations can be overcome.
this soil is suitable for many fruit and vegetable
crops.A water-control system is needed to remove This Hallandale soil is in capability subclass Nw.
excess water during wet seasons and to provide
water through subsurface irrigation during dry
seasons. Row crops should be rotated with cover 14-Pineda fine sand,limestone substratum
crops. Seedbed preparation should include
bedding of the rows.Applications of fertilizer and This nearly level,poorly drained soil is in sloughs
lime should be based on the needs of the crops. and poorly defined drainage ways. Individual
areas are elongated and irregular in shape, and
With proper water-control measures, the soil is they range from 20 to 300 acres in size.The slope
well suited to citrus.A water-control system that is 0 to 2 percent.
maintains good drainage to an effective depth is
needed. Planting on raised beds provides good Typically,the surface layer is dark grayish brown
surface and internal drainage and elevates the trees fine sand about 4 inches thick. The subsurface
above the seasonal high water table. Planting a layer is light brownish gray fine sand to a depth of
good grass cover crop between the trees helps to about 12 inches.The subsoil extends to a depth of
protect the soil from blowing when the trees are about 55 inches.The upper part of the subsoil is
younger. brownish yellow and very pale brown fine sand,
the next part is grayish brown sandy clay loam,
With good water-control management,this soil is and the lower part is light brownish gray and dark
well suited to pasture. A water-control system is grayish brown fine sandy loam. Limestone
needed to remove excess water during the wet bedrock is at a depth of about 55 inches.
season. This soil is well suited to pangolagrass,
B-2
In 95 percent of the areas mapped as Pineda fine With good water-control management,this soil is
sand, limestone substratum, Pineda and similar well suited to pasture. A water-control system is
soils make up 79 to 98 percent of the map unit.In needed to remove excess water during the wet
the remaining areas, the Pineda soil makes up season. This soil is well suited to pangolagrass,
either a higher or lower percentage of the mapped bahiagrass,and clover.Excellent pastures of grass
areas.The characteristics of Holopaw and Riviera, or a grass-clover mixture can be grown with good
limestone substratum,soils are similar to those of management.Regular applications of fertilizer and
the Pineda soil. controlled grazing are needed for the highest
possible yields.
The dissimilar soils in this map unit are small
areas of Boca, Hallandale, and Malabar soils in This soil is well suited to range. The dominant
landscape positions similar to those of the Pineda forage consists of blue maidencane, chalky
soil.These soils make up about 11 percent of less bluestem, and bluejoint panicum. Management
of the unit. practices should include deferred grazing. This
soil is in the Slough range site.
The permeability of this soil is slow.The available
water capacity is low. Under natural conditions, This soil has severe limitations for most urban
the seasonal high water table is within a depth of uses because of the high water table.It has severe
12 inches for 3 to 6 months during most years. limitations for septic tank absorption fields
During the other months,the water table is below because of the wetness,slow percolation,and poor
a depth of 12 inches,and it recedes to a depth of filtration.Building sites and septic tank absorption
more than 40 inches during extended dry periods. fields should be mounded to overcome these
During periods of high rainfall,the soil is covered limitations. This soil also has severe limitations
by shallow,slowly moving water for about 7 days. for recreational development because of wetness
and the sandy texture. The problems associated
The natural vegetation consists of South Florida with wetness can be corrected by providing
slash pine, wax myrtle, chalky bluestem, blue adequate drainage and drainage outlets to control
maidencane,and gulf mutely. the high water table. The sandy texture can be
overcome by adding suitable topsoil or by
This soil is poorly suited to cultivated crops resurfacing the area.
because of the wetness and droughtiness. With
good water-control and soil-improving measures, This Pineda soil is in capability subclass lllw.
this soil is suitable for many fruit and vegetable
crops.A water-control system is needed to remove
excess water during wet seasons and to provide 21-Boca fine sand
water through subsurface irrigation during dry
seasons.Row crops should be rotated with cover This nearly level, poorly drained soil is on
crops. Seedbed preparation should include flatwoods. Individual areas are elongated and
bedding of the rows.Applications of fertilizer and irregular in shape,and they range from 20 to 350
lime should be based on the needs of the crops. acres in size.The slope is 0 to 2 percent.
With proper water-control measures, the soil is Typically,the surface layer is very dark gray fine
moderately suited to citrus. A water-control sand about 4 inches thick.The subsurface layer is
system that maintains good drainage to an fine sand to a depth of about 26 inches.The upper
effective depth is needed.Planting on raised beds part of the subsurface layer is light gray,and the
provides good surface and internal drainage and lower part is brown. The subsoil is dark grayish
elevates the trees above the seasonal high water brown fine sandy loam to a depth of about 30
table. Planting a good grass cover crop between inches. Limestone bedrock is at a depth of about
the trees helps to protect the soil from blowing 30 inches.
when the trees are younger.
B-3
In 95 percent of the areas mapped as Boca fine above the seasonal high water table. Planting a
sand, Boca and similar soils make up 79 to 93 good grass cover crop between the trees helps to
percent of the map unit.In the remaining areas,the protect the soil from blowing when the trees are
Boca soil makes up either a higher or lower younger.
percentage of the mapped areas. The
characteristics of Hallandale soils are similar to With proper water management, this soil is well
those of the Boca soil. suited to pasture. A water-control system is
The dissimilar soils in this map unit are small needed to remove excess water during the wet
areas of Pineda and Riviera,limestone substratum, season. This soil is well suited to pangolagrass,
soils in sloughs.These soils make up about 7 to 21 bahiagrass,and clover.Excellent pastures of grass
percent of the unit. or a grass-clover mixture can be grown with good
management.Regular applications of fertilizer and
The permeability of this soil is moderate. The controlled grazing are needed for the highest
available water capacity is very low.Under natural possible yields.
conditions, the seasonal high water table is at a
depth of 6 to 18 inches for 1 to 6 months during This soil is moderately suited to range. The
most years. During the other months, the water dominant forage consists of creeping bluestem,
table is below a depth of 18 inches,and it recedes lopsided indian grass, pineland threeawn, and
to a depth of more than 40 inches during extended chalky bluestem. Management practices should
dry periods. include deferred grazing and brush control. This
Boca soil is in the South Florida Flatwood range
The natural vegetation consists mostly of South site.
Florida slash pine, cabbage palm, saw palmetto,
wax myrtle, chalky bluestem, and pineland This soil has severe limitations for most urban
threeawn. uses because of the depth to bedrock and wetness.
It has severe limitations for septic tank absorption
This soil is poorly suited to cultivated crops fields because of the shallow depth to bedrock,
because of the wetness and droughtiness. The wetness,and poor filtration.If this soil is used as a
number of adapted crops is limited unless very septic tank absorption field,it should be mounded
intensive management practices are used. With to maintain the system well above the seasonal
good water-control and soil improving measures, high water table. For recreational uses, this soil
this soil is suitable for many fruit and vegetable also has severe limitations because of wetness and
crops.A water-control system is needed to remove the sandy texture;however,with proper drainage
excess water during wet seasons and to provide to remove excess surface water during wet
water through subsurface irrigation during dry periods, many of the effects of these limitations
seasons. Row crops should be rotated with cover can be overcome.
crops. Seedbed preparation should include
bedding of the rows.Applications of fertilizer and This Boca soil is in capability subclass Illw.
lime should be based on the needs of the crops.
With proper water-control measures, the soil is
well suited to citrus.A water-control system that
maintains good drainage to an effective depth is
needed. Planting on raised beds provides good
surface and internal drainage and elevates the trees
B-4
EXHIBIT C
LISTED SPECIES SURVEY REPORT
SAN MARINO
LISTED SPECIES SURVEY REPORT
February 2014
INTRODUCTION AND METHODOLOGY
This report documents the results of a literature review to identify potential listed species that
could utilize the San Marino project (Project) and summarizes the results of the listed species
survey conducted on the Project site by Passarella&Associates, Inc. (PAI)in February 2014.
As part of the literature review, the Florida Atlas of Breeding Sites for Herons and Their Allies
was referenced for the location of breeding colonies for both listed and non-listed wading birds
including;but not limited to,the snowy egret(Egretta thula), tri-colored heron(Egretta tricolor),
little blue heron (Egretta caerulea), wood stork (Mycteria americana), and white ibis
(Eudocimus albus) (Runde et al. 1991). There was no reference in the atlas to any breeding
colonies located on or adjacent to the Project site.
The Florida Fish and Wildlife Conservation Commission (FWCC) database for bald eagle
(Haliaeetus leucocephalus) nests was checked to determine if any eagle nests have been
documented on or near the Project site. According to FWCC records,the nearest bald eagle nest
(CO-015) is located approximately 2.0 miles northeast of the Project (Appendix A). No bald
eagle nests were identified within the Project limits. The bald eagle nest database is current
through August 2013.
The FWCC database for red-cockaded woodpecker (RCW) (Picoides borealis) colonies shows
the closest historic nesting colony to be approximately 0.5 mile east of the property (Appendix
A). No RCW colonies were located within the Project limits.
The FWCC database for the Florida panther (Puma concolor cotyi) shows several historic
panther telemetry locations within the Project(Appendix A).
A listed species survey was conducted on the Project by PAI in February 2014 for wildlife listed
by the FWCC and the U.S. Fish and Wildlife Service (USFWS) as an endangered,threatened, or
species of special concern (FWCC 2013). These species include; but are not limited to, the
Florida panther, Big Cypress fox squirrel (Sciurus niger avicennia), RCW, gopher tortoise
(Gopherus polyphemus), and the Eastern indigo snake (Dtynwrchon corals couperi). The
Project site was also surveyed by PAI for plant species listed by the Florida Department of
Agriculture and Consumer Services (FDACS), the U.S. Department of Agriculture (USDA), and
the USFWS as endangered,threatened, or commercially exploited(FDACS 2004).
The weather during the February 2014 survey period was seasonal, with temperatures in the low
to mid-80s, partly cloudy, skies and five to ten mile per hour winds. Three qualified ecologists
walked parallel transects at intervals close enough to ensure that sufficient visual coverage was
obtained. Direct sightings of listed species, as well as evidence and signs of listed wildlife (i.e.,
C-1
•
burrows, nests, tracks, scrapes, droppings, etc.) were recorded and Global Positioning System
(GPS) located.
SURVEY RESULTS
No listed wildlife species were observed during the listed species survey conducted by PAL
Two listed plant species were identified during the survey.
The Project contains suitable habitat for listed wading bird species, including the wood stork.
However,no listed wading bird species,wading bird nests, or wading bird nesting activities were
observed within the Project site during the listed species survey.
The FWCC database for bald eagle nests shows no documented bald eagle nests on or adjacent to
the property. According to FWCC records, the nearest bald eagle nest (CO-015) is located
approximately 2.0 miles northeast of the Project. No bald eagles, eagle nests, or nesting activity
was observed on the Project site during the listed species survey.
The Project contains suitable habitat that could be potentially utilized by the RCW; however, no
RCWs or RCW cavity trees were observed within the Project during the listed species survey.
The Project contains suitable habitat that could be utilized by the Florida panther. In addition,
the FWCC database for Florida panthers shows several historic panther telemetry locations
within the Project site. However, no Florida panthers or sign of Florida panther (i.e., tracks,
scrapes, scat, etc.)were observed within the Project during the listed species survey.
Florida black bear (Ursus americanus floridanus) scratch trees and a black bear bite tree were
observed within the Project site during the listed species survey. The approximate locations of
the black bear scratch trees and bite tree are depicted on Appendix B. The Florida black bear has
been delisted by the state but is still protected by the FWCC Management Plan.
The listed plant species identified during the listed species survey include butterfly orchids
(Encyclia tampensis) and hand fern (Ophioglossuni palmatum). The butterfly orchid is listed as
a commercially exploited species by the USDA. The hand fern is listed as endangered by the
FDACS. The approximate location of the butterfly orchids and hand fern are depicted on
Appendix B.
C-2
REFERENCES
Florida Department of Agriculture and Consumer Services. 2004. Florida's Federally Listed
Plant Species. Chapter 5B-40,F.A.C.
Florida Fish and Wildlife Conservation Commission. 2013. Florida's Endangered and
Threatened Species.
Runde, D.E., 3.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of
Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife
Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission,
Tallahassee,Florida.
•
C-3
APPENDIX A
DOCUMENTED OCCURRENCES OF LISTED SPECIES
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AERIAL WITH LISTED SPECIES LOCATION
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San Marino
GMPA-PL2014-0000113
2nd Submittal
EXHIBIT J
CONSERVATION LANDS MAP
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1m ■Iii S.L1 .1L4RINO CONSERJ'1 HON& PUBLIC L.-1ND MAP �.1��,�_ i Solutions
Prepared For: H & LD Venture, LLC '""` dam
San Marino
GMPA-PL2014-0000113
2nd Submittal
EXHIBIT K
PUBLIC FACILITIES MAP
E .t
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//1-Golden Gate Communfry Park _ .� • ••I,_ 1
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---f t I '� SAN 11 ARIVTO SER17CES e& F.•1 CIT,ITY 4L I P :� ill O Solutions
Prepared For: Fl & LD Venture, LLC , n.frd. °""
San Marino
GMPA-PL2014-0000113
2nd Submittal
EXHIBIT L
UTILITY AVAILABILITY LETTER
Ldatajer
February 25, 2014 Planning & Project Management
Alexis Crespo,AICP LEED AP VIA:E-N0A1
Waldrop Engineering
28100 Bonita Grande Drive,#305
Bonita Springs, FL 34I35
Subject: San Marina PUD
Parcel#: 00411440000 and related
Water and Wastewater Availability
Dear Ms. Crespo:
Both water and wastewater service are available for the above referenced project from a 36"
water main and a 12"force main, both located in the Collier Blvd. (CR 951) right-of-way.
Connection points for the system tie-ins to water and wastewater lines may be made after
submission and approval of the hydraulic calculations by the Planning and Project Management
Department, validating that the up/downstream systems are adequate to handle the increase
in flow. Interconnection with adjacent development must be evaluated.
This letter implies no guarantee that other developments throughout the District will not have
an impact on the quantity of potable water and sewage treatment and disposal capacity
available to this property until the project has received a commitment for service.
Should you have any further questions, please feel free to contact me at(239) 252-5366.
Sincerely,
(�
Kris Van Lengen, Principal Planner
Planning and Project Management Department
cc: Aaron Cromer, Principal Project Manager Matt McLean, Engineering Review
EXHIBIT L
02/25/2014
o
Piam/r9 TsnsmF,-t^Suite.3D0 Fiormo ^%3:3-252-42[35-FAX 23:32�2^��r3
e - WALDROP ENGINEERING
CIVIL ENGINEERING&LAND DEVELOPMENT CONSULTANTS
�y Z
z`—.....� -( 32 4r `'W4�- AMK1 l.- r* �v �=- �' of
EXHIBIT I
UTILITY DEMAND CALCUATION SHEET
The proposed increase in demand for potable water upon approval of this GMPA is 252.4 GPM.
The proposed increase in demand for sanitary sewer upon approval of this GMPA is 196.8 GMP
CALCULATION OF EXISTING DEMAND PER GMP
Potable Consumption Demands Estimate per Collier County Public Utilities Division
Population=396(1.0 du/acre X 196.4 acres+2 du per existing PUD X 2 persons per unit)
Peak Factor=4.0
Number Persons Per Capita Consumption Rates Peak Consumption
of Units Per Unit Consumption Rates
(GPD)
GPD GPM GPD GPM
198 2 154 60,984 42.4 243,936 169.4
Sanitary Sewer Demands Estimate per Collier County Public Utilities Division
Population=396(1.0 du/acre X 196.4 acres+2 du per existing PUD X 2 persons per unit)
Peak Factor=4.0
Number Persons Per Capita Consumption Rates Peak Consumption
of Units Per Unit Consumption Rates
(GPD)
GPD GPM GPD GPM
198 2 120 47,520 33 190,080 132
SUMMARY OF EXISTING DEMAND:
Estimated Peak Potable Water Demand=169.4 GPM
Estimated Peak Sanitary Sewer Demand =132 GPM
CALCULATION OF PROPOSED DEMAND PER GMPA
Potable Consumption Demands Estimate per Collier County Public Utilities Division
Population=986(2.5 du/acre X 196.4 acres+2 du per existing PUD X 2 persons per unit)
Peak Factor=4.0
San Marino GMPA
Utility Demand Calculation
Page 1 of 2
Number Persons Per Capita Consumption Rates Peak Consumption
of Units Per Unit Consumption Rates
(GPD)
GPD GPM GPD GPM
493 2 154 151,844 105.4 607,376 421.8
Sanitary Sewer Demands Estimate per Collier County Public Utilities Division
Population =986 (2.5 du/acre X 196.4 acres+2 du per existing PUD X 2 persons per unit)
Peak Factor=4.0
Number Persons Per Capita Consumption Rates Peak Consumption
of Units Per Unit Consumption Rates
(GPD)
GPD GPM GPD GPM
493 2 120 118,320 82.2 476,280 328.8
SUMMARY OF PROPOSED DEMAND
Estimated Peak Potable Water Demand =421.8 GPM
Estimated Peak Sanitary Sewer Demand=328.8 GPM
San Marino GMPA
Utility Demand Calculation
Page 2 of 2
San Marino
GMPA-PL2014-0000113
2"d Submittal
EXHIBITM
TRAFFIC IMPACT STUDY
- -
JMB TRANSPORTATION ENGINERING, iNC.
TRAFFIC/TRANSPORTATION ENGINEERING & PLANNING SERVICES
-
FIC IMPACT STATEMENT
For
San Marino RPUD
(Collier Boulevard, Collier County,Florida)
February 26,.2014
Prepared by
JMB TPANSP0RTAT1014 EN31NEERING, iNC.
781 215' STRET NW
NAPLES, FLORIDA 34120
C23919 1 9-2787
CERTIFICATE OF AUTHORIZATION No. 271330
(PRodEoT No. 140214)
EXHIBIT M
e-26 -/0/4
M. p . DATE
F •■•-IDA R . No. 43E1E0
TABLE OF CONTENTS
Conclusions 2
Methodology 2
Scope of Project 2
Table A - Proposed Land Use 2
Figure 1 - Project Location& E+C Road Classification 2.1
Project Generated Traffic 3
Table 13 -Total Development-Generated Trips 3
Table C -New Site-Generated Trips 3
Table 1 - Trip Generation Computations 3.1
Exisilag± Committed Road Network 4
Table 2A-Area of Impact/Road Classification 4.1
Project Traffic Distribution 5
Area of Significant Impact 5
Figure 2A -Project Traffic Distribution 5.1
Table 2A-Area of Impact/Road Classification 5.2
2013 Oyu 2020 Project Build-out Traffic Conditions 6
Table 28- 2013 &2020 Link Volumes 6.1
Table 2C - 2020 Link Volumes/Capacity Analysis 6.2
Appendix 7
1
Conclusions
Based upon the findings of this report, it was determined that the proposed development
of San Marino RPUD will not have a negative impact upon the surrounding road
network. It was verified that all roadways& intersections,within the project's area of
influence,currently have a surplus of capacity and can accommodate the traffic
associated with the proposed 491 dwelling units. As determined,the road network will
continue to operate at acceptable levels of service for 2020 project build-out conditions
and will not create any off-site transportation deficiencies that need to be.mitigated.
Methodology
On February 24,2014, a methodology meeting was held with Mr. John Podezerwinsky
and Mr, Reed Jarvi of Collier County's Transportation Planning Department. The results
of that meeting are provided in the attached Methodology Report Traffic Impact
Statement for San Marino RPUD,dated February 24,2014.
As discussed, the project is proposing to construct a directional left-in median opening on.
C.R. 951. The directional left-in median opening(if approve)will be located between the
existing Naples Heritage Access(to the north)and the existing San Marino Apartments
access(to the south). At this time,the County will not make a final determination as to
whether or not a.directional left-in will be approved.If not approved,the site's access will
be restricted to right-in/out. A final determination will be made by the County prior to the
issuance of zoning and SDP approval.
Scope of Project
San Marino RPUD is a proposed residential community that will consist of 368 single-
family units and 123 multi-family units at completion. Previously,a portion of the
property was developed by others as an apartment complex that has 350 dwelling units.
The site is located on the east side of Collier Boulevard (C.R. 951)and approximately
one and one-half miles north of the Rattlesnake.Hammock Road. Access to San Marino
will be provided by one entrance road that intersects C.R. 951. For additional site details,
refer to the development plans prepared by Waldrop Engineering.
Table A
Proposed Land Use
Proposed Land Use Number of Units
Single-Family 368 Dwelling Units
Multi-Family 123 Dwelling Units
Total Build-out 491 Dwelling Units
1 1 B 1 1
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TE ANSPO TATION N IGI:NEEE2 I INC, iNO. !,,
San Marino
Project Location
Feb Roadway Classification FIGURE !24, 2014
2, 1
Project Generated Traffic
Traffic that can be expected to be generated by San Marino RPUD was estimated based
upon the guidelines established by the Institute of Transportation Engineers, Trip
Generation Manual,9th Edition. That is,historical traffic data collected at similar land
uses was relied upon in estimating the project's traffic. It was concluded that land use
codes"Situ!le-Family Detached Housing" (LUC 210)and "Condominium/Townhouse"
(LUC 230) were most appropriate in estimating the new trips associated with the
proposed project In addition, trips associated with the previously constructed San Marino
Apartments were estimated using ITE's land use code "Apartments" (LUC 220).
As determined,the total development traffic will be 504 vph &621 vph (existing+ new)
trips during the AM and PM peak hours,respectively. Table 1 depicts the computations
performed in determining the total existing÷new trips. Table B provides a summary of
the trip generation computation results that are shown in Table 1.
Table 13
Total Development-Generated Trips
(Summation ofTable 1)
Daily Weekday AM Peak Hour PM Peak Hour 1
Trips Generated , Trips Generated Trips Generated
ADT) (vph) ( h)
6,580 504 621
As determined., San Marino RPUD will generate 328 vph&411 vph new trips during the
AM and PM peak hours,respectively. Table 1 depicts the computations performed in
determining the project's new trips. Table C provides a summary of the trip generation
computation results that are shown in Table I.
Table C
New Site-Generated Trips
(Summation of Table I)
Daily Weekday I AM Peak HOW" PM Peak Hour
Trips Generated 1 Trips Generated Trips Generated
(ADT) I (vph) (vph)
4,252 ; 328
411
3
TABLE 1
TRIP GENERATION COMPUTATIONS
San Marino RPUD
Land Use
Code Land Use Description Build Schedule
210 Single-Family Housing (Proposed Land Use) 368 Units
230 Condo/Townhouse (Proposed Land Use) 123 Units
220 Apartment (Existing Land Use) 350 Units
Land Use Trip Generation Equation
Code Trio Period (Based upon Units) Total Trips Trips Enter/Exit
LUC 210 Daily Traffic(AQT) L#/T>=8,92Ln(X)+3.72= 3482 ADT
AM Peak Hour(vph)= T=0.70(X)+9.74= 267 vph 67/ 2O1 vph
ZS%Enter/7S96 Exit=
PM Peak Hour(vph)= Ln(T)=0.9OLn(X)+O.51= 339 vph 2I4 / I26 vph
63%Enter/3796 Exit=
***~*~*r** ***w***°***w****p****°********* **+**+*p********* *****^***+*^**^*p*+*
LUC 220 Daily Traffic(ADT) T 6.65(X) = 2,328/\DT
AM Peak Hour(vph) = T 0.49(X)+3.73= 175 vph 35 / 140 vph
20%Enter/80%Exit=
PM Peak Hour(vph) T=D.S5(X)+17.G5 = 210 vph 137 / 74 vph
G5Y&Enter/35%Exit=
^*+**+** *******************^****+***********+*^*************^+*x*** *~*********^
LUC23O Daily Traffic(ADT) Ln(T)=O.O7Ln(X)+2.46= 770 ADT
AW1 Peak Hour(vph)'= Ln(T)=O.8DLh(X)+O.26= 61 vph 10 / 51 vph
I7f6 Enter/83Y6 Exit=
PK4 Peak Hour(Voh)= Ln(T) =O.82Ln(X)+0.32= 71 vph 4D / 24 vph
67%Enter/33%Exit=
****�***"~****+********+^^*~******+^**^**+,**~.*~**~.**v*w*+°,***~*4<*,k*+**** ***
Total Trips (Existing+Proposed) Daily Traffic(A0T)= 5,580 ADT
AM Peak Hour(vph)= 504 vph 112 / 391 vph
621 vph 398 / 223 vph
******^***+*************°*'*****+************** *+~******,*^******* ****�^*�*r~**
Total Net New Trips Daily Traffic(ADT)= 4,252 ADT
AK8 Peak Hour(vph)= 328 vph 77 / 251 vph
PM Peak Hour(vph) 411 vph 262 / 149 vph
3 (
Existing+Committed Road Network
Figure 1 and Table 2A provide a detail of the surrounding E C road network. Table 2A
depicts the minimum level of service performance standards and capacity for the roads
within the project's are of influence.
Collier Boulevard is classified as a.six-lane divided arterial. The road functions as a
primary north/south corridor that extends between Immokalee Road and Marco Island.
Within proximity of the site,the posted speed limit of C.R. 951 is 45 MPH.
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Project Traffic Distribution
The project's traffic was distributed to the surrounding roadway network based upon
logical means of inuessiegress;current and future traffic patterns in the area; location of
surrounding businesses and commercial centers.Figure 2A and Table 2A provide a detail
of the traffic distributions based on a percentage basis and by volume.
The project traffic assignments were agreed to during the February 24,2014
methodology meeting as shown in the attached summary report.
Area of Significant Impact
The,area of significant impact was determined based upon Collier County's 2%,2%and
3%criteria(i.e., if the project's traffic is 2%or more of a roadway's adopted level of
service capacity, then the project has a significant impact upon that link). Table 2A
describes the project traffic distributions and the level of impact on the surrounding
roadways. Roads and intersections that were identified as being within the projects area
impact are shown in Table 2A.
5
� � ® � 0 1
1
1-75
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...............,,.Q��me�>.aeas. �, ��yyeep.�, -ate ,. Beck Boulevard
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y/o r$ SR Trip Absorption 1
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5% Trip Absorption
de
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\ 1
LEGEND
65 PROJECT TRAFFIC DISTRIBUTIO B PERCENT
f.
TRANSPORTATION ENBlNE RIN , ING.
San Marin PROJECT—GENERATED
TRAFFIC DISTRIBUTION FIGURE 2A
Feb 24, 2014 =
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2013 thru 2020 Project Build-out Traffic Conditions
In order to establish 2013 thru 2020 project build-out traffic conditions,two forecasting
methods were used.
The first traffic forecasting method was the County's traffic count data was adjusted for
peak season mnditions,peak hour conditions,peak direction,and an annual growth rate
was then applied.The peak season/peak hour/peak direction factor as shown on Table 2B
was derived from the 2013 Collier County AUIR Reports.The annual growth rate was
extracted from the growth trend determined via the 2007 thru 2013 AUIR Reports.Using
the annual growth rate,the 2020 background traffic conditions were determined,which
are depicted in Table 2B.
The second traffic forecasting method was to add the vested trips (trip bank)identified in.
the 2013 AUIR report to the adjusted peak season, peak hour and peak direction traffic
counts. The 2020 vested trips "+' background traffic volumes are depicted in Table 2B.
The greater of the two values produced by the two forecasting procedures was then
considered to reflect the 2020 background traffic.The net new project generated traffic
was then added to the background traffic. Table 2C provides a summary of the 2013 thru
2020 traffic conditions and the roadways'level of service and remaining available
capacity. As shown,all project impacted roadways will continue to operate at the
County's adopted minimum level of service thresholds at project build-out.
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APPENDIX
Support Documents
7
iii .i.......
: . .
ki
JI1413 TRANSPORTATION ENGINEERING, INC. Itl
TRAFFIC/TRANSPORTATION ENGINEERING & .PLANNING SERVICES
HI
II'
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it
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li it:
r v
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II. 4:
it!
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TRAFFIC IMPACT STATEMENT ill
th
t METHODOLOGY REPORT
if
k. For Itl
(
11: 1;1
li id
Ii San Marino RPUD
(Collier Boulevard,Collier County,Florida) Fi
f RI
li tu
Ill t
iF1 February 24,2014 ri
ih M
itt
,..i
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il
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41
hi
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if
;I;ig,
if-
I r, Prepared by:
ig. siMB TRANSPORTATION ENSINEERINGt INC. 41
if, 761 21-'"- STREET NW it'
U?
lqNAPLES, FLORIDA 34120 rfl
.I. (239) 919-2767
It
4 CERTIFICATE OF AUTHORIZATION NO. 27530 I I
IF ,,
it
(PROJEOT No 140214)
ifl
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it /7 /
tr JAMES M nANKs, P.E. DATE II'l
Ivj
il FLORID- rE . No 43660 10
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IF_ 1,7.i
M-0
APPENDIX A
INITIAL MEETING CHECKLIST
Suggestion: Use this Appendix as a worksheet to ensure that no important elements
are overlooked. Cross out the items that do not apply.
Date:02-24-2014 Time: 9:30 AM
Location: Collier County Government Offices(North Horseshoe Drive)
People Attending:
Name,Organization,and Telephone Numbers
1)James M. Banks, JMB Transportation Engineering, Inc., 239-919-2767
2)Reed Jarvi,Collier County Government,
3)John Podczerwinsky, Collier County Government,
4)
Study Preparer:
Preparer's Name and Title:James M.Banks.P.E..President
Organization: JMB Transportation Engineering..Inc.
Address & Telephone Number 761 21'1 Street NW Naples. Florida 34120 (239)-919-
2767
Reviewer(s):
Reviewer's Name &Title: Reed Joni.Planning Manager
Collier County Transportation Planning Department
Reviewer's Name&Title:John Podczerwinskv,Project Manager
Organization&Telephone Number Collier County Transportation Planning Department
Applicant:
Applicant's Name:
Address:
Telephone Number:
Proposed Development:
Name: San Marino RPUD
Location: East side of C.R.951 and North of Rattlesnake Hammock Road
Land Use Type: Single-Family&Multi-Family
ITE Code#: LUC 210&LUC 230
Proposed number of development units: 368 S-F and 123 M-F dwelling units
Other.
Description:
Zoning:
Existing: Vacant
Comprehensive plan recommendation:
Requested:
ilL:re-:.1.,:,c6a 2.1 Eaom,Dir;ZA5FFearr.:;n13,15.11•.en•
Findings of the Preliminary Study: See the attached
Study Type: Major Study TIS
Study Area:
Boundaries: Based upon the Countv's 2%,2%& 3%impact rule. See attached
Additional intersections to be analyzed: To be determined
Horizon Year(s):2020
Analysis Time Period(s): AM and PM Peak
Future Off-Site Developments: None
Source of Trip Generation Rates: ITE Trip Generation Manual. 9th Edition(See Table 1)
Reductions in Trip Generation Rates:
Pass-by trips:None
Internal trips(PUD):
Transmit use:
Other: -
Horizon Year Roadway Network Improvements: 2020 per Collier County's 5-year
CIE.
1VIethodolo2y&Assumptions:
Non-site traffic estimates: See Attached
Site-trip generation: See Table 1
Trip distribution method:Based upon manual assignment(See Table 2A&Figure 2A)
Traffic assignment method:Based upon manual assimment(See Table 2A& Figure 2M
Traffic growth rate: Per Collier County Historical & Current AUIR Reports. but not less
than 2%or background plus vested trips method,whichever is treater.
•
'P. .„77V,V-n-,77.:zir.1.57 7
111°.
Special Features: (from preliminary study or prior experience)
Accidents locations:
Sight distance:
Queuing:
Access location&cnficruration:t
Traffic control: 700 peuj az? --c v
Signal system location&progression needs:
On-site parking needs: Cf)A.)A-iec..T/0/3 ("e)
Data Sources:. A-)6
Base maps: wr y Co c.)Airy
Prior study reports:
Access policy and jurisdiction:
Review process: OM 4 tet6 6--f ‘1,-11 --4 -) 7 2_6
Requirements: -TT ; . S
Miscellaneous:
Small Scale Study—No Fee
Minor Study-$750.00
Major Study-$1500.00 X
Includes 2 intersections C,AJC6 •
Additional Intersections-$500.00 each To be determined
All fees will be agreed to during the Methodology meeting and must be paid to Transportation prior to
our sign-off on the application.
SIGN.
S • - ep. er
.■wm
•evi ewers
Applicant
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..—.—....1 41-----40. 4C ›, (NI :
flleck Boulevard
.........*....w..■..—=—.....,........m......
yotrovis Boulevard
1 / . i
;
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.,.
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t / 1
6
PROJECT TRAFFIC DISTRIBUT i
IO BY PERCENT 1
\ F
j N. i
-: JIM TRANSPORTATION ENSINEERING, INC. 4'
San Marino PROJECT—GENERATED I- •
Feb 14
TRAT,FIC D,I _STR_IBUTION FIGURE 2A
_, ,
-4-_,,,2_0
I TEIR
TABLE 1
TRIP GENERATION COMPUTATIONS
San Marino
Land Use.
Code Land Use Description Build Schedule
210 Single-Family Detached Housing 368 Units
230 Residential Condo/Townhouse 123 Units
Land Use Trip Generation Equation
Code Trip Period 'Based upon 5.F.) Total Trips Trips Enter/Exit
WC 210 Daily Traffic(AN) Ln(T) 0.92Ln(X)+2.72 3482 ADT
AM Peak Hour(vph) T=0.70(X)÷9,74 267 vph 67 /201 vph
25%Enter/75%Exit=
PM Peak Hour(vph)= Ln(T)=0.90Ln(X)+0.51= 339 vph 214 / 126 vph
63% Enter/37%Exit=
***********************4:4-***********************_*********************************
LUC 230 Daily Traffic(ADT)= Ln(T) 0.87Ln(X)+2.46= 770 ADT
AM Peek Hour(vph)= Ln(T)=0.80Ln(X)+0.26= 51 vp!--z 10 /51 vph
17%Enter/83%Exit=
PM Peak Hour(vph) Ln(T)=0.82Ln(X)+0.32 71 vph 48 / 24 vph
67%Enter/33%Exit=
Total New Daily Traffic(ADT)= 4,252 ADT
AM Peak Hour(vph)= 328 vph 77 / 251 vph
PM Peak Hour(vph)= 411 vph 262 / 149 vph
LCUL-,4%.,7
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San Marino
G M PA-P 12014-0000113
2nd Submittal
EXHIBIT N
WASTE GENERATION RATES
WALDROP ENGINEERING
CIVIL ENGINEERING&EARL DEVELOPMENT CONSULTANTS
G<
EXHIBIT N
WASTE GENERATION RATES
The proposed increase in demand for solid waste services upon approval of this GMPA is 3,267
lbs. per day.
The Solid Waste Demands Estimate below is based upon 4.43 lbs/day/capita @ 2.5 persons per
unit.
CALCULATION OF EXISTING DEMAND PER GMP
Population=495(1.0 du/acre X 196.4 acres+2 du per existing PUD X 2.5 persons per unit)
Number Persons Per Per Capita
Use of Units Unit Consumption Total Demand
(lbs./day)
Residential 198 2.5 4.43 lbs./day 2,193 lbs./day
CALCULATION OF PROPOSED DEMAND PER GMPA
Population=1,233(2.5 du/acre X 196.4 acres+2 du per existing PUD X 2.5 persons per unit)
Number Persons Per Per Capita
Use of Units Unit Consumption Total Demand
(Ibs./day)
Residential 493 2.5 4.43 lbs./day 5,460 Ibs./day
EXHIBIT N
02/26/2014
San Marino GMPA
Waste Generation Rates
Page 1 of 1
San Marina
G M PA-P L2014-0000113
2nd Submittal
EXHIBIT 0
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San Marino
G M PA-PL2014-0000113
2"d Submittal
EXHIBIT P
AMENDMENT
JUSTIFICATION NARRATIVE
�1. WALDROP ENGINEERING
CIVIL ENGINEERING&LAND DEVELOPMENT CONSULTANTS
//'\ rx +..r t c an x •
° -
EXHIBIT P
AM EN DM ENT JUSTI FI CATION NARRATIVE
INTRODUCTION
The subject property ("Property") comprises 196 acres and is located immediately east of
Collier Blvd., 1+1- mile south of Beck Blvd., and 1.5+1- miles north of Rattlesnake Hammock
Road in southern Collier County. The Property has direct access to Collier Blvd., and
approximately 1,000 feet of frontage on this arterial roadway.
The Property is designated in the Urban Fringe Residential (URF) Subdistrict and is zoned
Planned Unit Development (PUD) per Ordinance 00-10. Approximately 39 acres of the overall
PUD have been developed with 350 multi-family dwelling units known as the "Aventine at
Naples" apartment complex. The remaining undeveloped 196 acres are the subject of this
amendment request, and a forthcoming PUD Amendment, to allow for the development of the
Property as a stand-alone residential community.
The property is currently eligible for a density bonus of one unit per acre through the use of
transferable development rights (TDRs). The Applicant is requesting two (2) site-specific text
amendments to the Future Land Use Element to allow: 1) an additional density bonus of 1.5
units per acre to allow up to 2.5 units per gross acre via the transfer of up to 2.5 units TDRS per
acre from lands designated as Rural Fringe Mixed Use District Sending Lands; and 2) to allow
the use of TDRS from any lands designated as Sending within the Rural Fringe Mixed Use
District, thereby omitting the requirement to obtain TDRs from lands within one (1) mile of the
Urban Boundary. The proposed text amendments apply solely to the 196.4-acre Property as
described in the application.
As outlined in detail below, the proposed text amendments will further the County's stated
objectives regarding the TOR program by directing new development to an urbanized area of
the County with adequate public infrastructure,while assisting in the protection of Rural Fringe
Mixed Use Sending Lands by increasing the demand for their perpetual conservation through
the severance of development rights.The unique development pattern surrounding the subject
property, specifically the location of Forest Glen's and Willow Run's preservation areas under
conservation easement, will ensure that the intended transition between urban and rural areas
of the County is achieved through build-out of this property at the requested density.
PROJECT HISTORY EXHIBIT P
San Marino GMPA
Justification Narrative
Page lof7
The Property was originally rezoned in 2000 from Agriculture and Rural Agriculture with Special
Treatment Overlay ("A-ST") to PUD, allowing for the development of the 235-acre property
with a maximum of 352 dwelling units, a golf course, and preserves. The approval utilized the
"base density"of 1.5 dwelling units per gross acre permitted in the URF Subdistrict.
In 2002, approximately 39 acres of the PUD was developed with 350 multi-family dwelling units
known as the "Aventine at Naples" apartment complex, effectively utilizing all of the available
base density for the entire PUD. The intent at that time for the remaining 196 acres was for
development as a golf course and club. Since the rezoning approval market demand for stand-
alone golf courses and golf course communities has significantly decreased, along with their
financial feasibility. In response to Staff's questions at the pre-application meeting, the golf
course was not intended as a private amenity for the 350 apartment homes, and it's removal
through this petition and the forthcoming PUD amendment will not impact any rights enjoyed
by residents of Aventine at Naples.
SURROUNDING DEVELOPMENT PATTERN&COMPATIBILITY
The subject property is located in an urbanized portion of the County as evidenced by the
property's proximity to Collier Boulevard a six-lane arterial roadway, and other major
thoroughfares such as 1-75 and Rattlesnake Hammock Rd.
Additionally, the surrounding development pattern to the north, south and west is also
indicative of the urban and suburban character of the area, and includes a diverse mix of multi-
family,single-family, golf course, mixed-use development and non-residential uses.
Please refer to Table 1 below and Exhibits D, F & G, which provide an inventory of the
immediately adjacent Future Land Use Categories,zoning districts, and existing land uses.
TABLE 1: INVENTORY OF SURROUNDING LANDS
DIRECTION FUTURE LAND USE. ZONING DISTRICT EXISTING LAND USE
North Urban Residential Fringe PUD;Rural Agriculture Multi-Family&Golf Course
(Forest Glen Golf&Country Club);
Vacant Lands
South Urban Residential Fringe PUD;Rural Agriculture Multi-Family (Aventine at Naples);
(Pending PUD Approval) Mining(Willow Run)
East Urban Residential Fringe Rural Agriculture(Pending Mining(Willow Run)
PUD Approval)
West Urban Residential PUD Multi-Family&Golf Course
(Naples Heritage)
Densities in the adjacent communities are developed at approximately 1.5 du/acre. These
lower densities are largely a result of the internal golf courses that significantly reduce the gross
density across the site. As noted above, development of the property as a golf course is no
longer financially feasible, and would also serve to underutilize the public services and
infrastructure available to service additional density.
San Marino GMPA
Justification Narrative
Page 2 of 7
The requested density of 2.5 du/acre on the 196 acre subject property, or 4.0 du/acre when
combined with the existing density on the Aventine at Naples property, is consistent with the
approved density of 3.67 du/acre within the Lely Resort PUD/DRI, which is 1.5 miles southwest
of the subject property. In addition to this comparable density, the Lely Resort approval allows
for 820,000 square feet of commercial uses, which further intensifies the project and
development pattern along Collier Blvd.
Similarly, Hacienda Lakes is approved at a density of 2.8 du/acre, but also has 587,500 square
feet of commercial uses permitted in the development. When the commercial lands are
excluded from the density calculation, Hacienda Lakes' density is similar to that proposed
through this application (1,760 approved dwelling units/447 acres of Residential Tracts = 3.9
du/acre).
It is also important to note that uses immediately north in Forest Glen are multi-family
dwellings, at a relatively high net density of approximately 12 du/acre. Additionally, these
higher density residential uses are buffered from the subject property by the on-site preserve
areas and golf course.
Therefore, the proposed text amendment is supported by surrounding development patterns,
and will not be inconsistent with the residential character and approved densities/intensities
along the Collier Blvd. corridor. Compatibility will be further addressed through performance
standards and development regulations provided in the companion PUD application.
GMP ANALYSIS&CONSISTENCY
The subject property is within the Urban Residential Fringe (URF) Subdistrict per the Collier
County Growth Management Plan (GMP).This subdistrict is specifically sited on the Future Land
Use Map to provide transitional densities between the Urban designated area and the
Agricultural/Rural area, and extends 1 mile east of Collier Blvd.,from Davis Blvd. south to US 41.
See also Exhibit G.
The maximum allowable "base" density within the URF subdistrict is 1.5 units per acre, which
may be increased by 1.0 unit per acre via the use of transferable development rights (TDRs)
severed from Sending Lands located within one(1) mile of the Urban Boundary.
The Urban Residential Fringe Subdistrict was established in 1989 to provide a transition from
the urban area which allowed a density of 4 units per acre to the rural area that allowed a
density of 1 unit per 5 acres. Since the original adoption of the GMP in 1989 the need for a
transition area no longer exists and higher density can easily be accommodated from an
infrastructure and environmental standpoint. See Exhibit J demonstrating the predominance of
publicly owned conservation lands east of the Collier Blvd. corridor. There is existing utility
infrastructure along Collier Boulevard, which is now a 6 lane arterial road and not a two lane
road as was the case in 1989. Impact fees have been adopted to address other infrastructure
related issues which may result from an increase in density. In addition, the RFMUD concept
has been introduced into the GMP which provides for the necessary transition or protections to
San Marino GMPA
Justification Narrative
Page 3 of 7
the environment that was initially provided by the transition in density. Therefore, there no
longer is a need to allow for a transitional density between the urban area and rural area. The
proposed amendment furthers the RFMUD goal to preserve sending lands by providing
additional opportunities for TDRs to be utilized by receiving lands.
The stated intent of the TDR Program is two-fold. Its primary purpose is to provide a
mechanism for the protection of the County's most valuable environmental land. Additionally,
the TDR Program is intended to implement the Collier County Growth Management Plan's
objectives of focusing growth and development towards areas where services such as sewer,
water and transportation exist or can be readily provided.
As outlined above, the proposed site-specific text amendments directly support the intent of
the TDR program by increasing the demand for TDR credits, thereby increasing the amount of
Sending lands put into permanent conservation, as well as directing new development to an
area with existing public infrastructure and services.
Per recent amendments, the County agreed that an increase to 1.3 units per acre of bonus
density was appropriate for lands that "straddle the Urban Residential Fringe and Rural Fringe
Mixed Use Sending Lands designations and meet other Density Blending criteria..." Therefore,
the County has decided that higher densities are appropriate on certain properties within the
URF where TDRs are utilized to achieve the density bonus, based upon site-specific
characteristics.
Additionally, Staff has agreed that the potential demand for TDR credits within the URF
subdistrict exceeds the TDRs available in "qualified" Sending Lands, or those Sending Lands
within the 1 mile Urban Boundary, by more than 1,000 TDR credits. Table 2 below is excerpted
data from the staff report for GMPA-PL-2013-0000139, as amended, and excludes Winding
Cypress PUD/DRI, Naples Reserve,and the pending Willow Run RPUD as eligible for TDR use.
Table 2:TDR Availability vs. Demand within 1 Mile of Urban Boundary
TDR AVAILABILITY WITHIN 1 MILE BOUNDARY
Total TDRs in Qualified Sending Lands 1,804
TDRs Committed for Use in URF . 721
Remaining Available TDRs from Qualified Sending Lands=1,083
TDR DEMAND IN ;
URF Acreage Eligible for TDR Use 1,876
Remaining Available TDRs from Qualified Sending Lands 1,083
Based upon the above information, the request to obtain TDRs from outside the 1 mile
boundary is appropriate in consideration of the lack of "qualified" TDRs, and complies with the
intent of the TDR Program to permanently protect Sending Lands.
In terms of the request for bonus density of up to 2.5 du/acre through the use of TDRs, the
property's boundary does not "straddle" the URF and Rural Fringe Mixed Use Sending Land
designations, and is not eligible for the additional 0.3 units of available density bonus.
San Marino GMPA
Justification Narrative
Page 4 of 7
Therefore, under the County's current policies and regulations, the maximum attainable
density for the 196-acre subject property is 198 dwelling units through the purchase of 196 TDR
units as outlined in Table 3 below. The Applicant respectfully submits that building out the
property at 1.0 du/acre will result in an underutilization of the available infrastructure in the
area,and is not necessary to achieve the transition from Urban to Rural required in the URF for
the reasons outlined above, as well as the location of off-site preserves along the northern and
eastern boundaries.
Table 3: Density Calculation-Existing
MAX. DENSITY DENSITY
DU/ACRE ACREAGE ALLOWABLE UTILiZEQ AVAILABLE
DENSITY
Existing Base Density 1.5 235* 352 350 2
Existing Bonus Density 1.0 196.4** 196 0 196
EXISTING DENSITY 198 units
[1 du/acre]
*San Marino PUD acreage
"*Amendment Acreage less apartment site/developed acreage
The Applicant is requesting a text amendment to the URF policy within the Future Land Use
Element to allow for the build-out of the 196-acre subject property with a maximum of 493
units, which are calculated in Table 4 below.This calculation outlines the intent to exclude the
"Aventine at Naples" portion of the San Marino PUD from the amendment request, as the
Applicant does not own this property.
Table 4: Density Calculation—Proposed
MAX. DENSITY DENSITY
DU/ACRE ACREAGE ALLOWABLE UTILIZED AVAILABLE
DENSITY
Existing Base Density 1.5 235* 352 350 2
Existing Density Bonus 1.0 196.4 196 0 196
Proposed Bonus Density 1.5. 196.4** 295 0 295
493 units/
PROPOSED DENSITY [2.5 du/acre]
The amendment is justified by the infill nature of the property, and its location along an
urbanized 6-lane arterial corridor, which is a desirable location to direct higher densities from a
land use standpoint.
This application demonstrates that the required infrastructure is available to support the
project based upon the additional 1.5 units of bonus density requested. The request will
prevent the underutilization of the County's ongoing investment in the public infrastructure
along the Collier Blvd. corridor. The amendment will serve to direct new development to an
area of the County intended for development, while reducing the pressure to develop eastern
San Marino GMPA
Justification Narrative
Page 5 of 7
portions targeted for long-term preservation in direct alignment with the stated TDR Program
goals.
The subject property is uniquely located immediately west and south of preserve lands under
conservation easement, which and ensures compatibility with the surrounding development
pattern,while accommodating the demand for housing along the Collier Blvd.corridor.
ENVIRONMENTAL
The proposed site-specific text amendments will have no effect on the requirements of the
Conservation and Coastal Management Element. As outlined in the Environmental Report
prepared by Passarella &Associates,the site contains wetlands that are largely concentrated in
the northeastern portion of the site. The Applicant's intent is to meet the required native
preservation requirements via the conservation of these lands, which will provide a natural
connection to the off-site wetlands to the east within the Willow Run property, and north
•
within Forest Glen.
INFRASTRUCTURE
The subject property will be accessed from Collier Blvd, a 6-lane arterial roadway. As outlined
in the Traffic Impact Statement (TIS) prepared by JMB Transportation Engineering, Inc., all
roadways impacted by the project will continue to operate at the County's adopted minimum
Level of Service through project build-out.
Potable water and sanitary sewer for this project will be provided by Collier County Utilities
(CCU)through existing infrastructure located along Collier Blvd. A statement of availability from
CCU is enclosed as part of this application.
Exhibit "K" demonstrates the property's proximity to available public infrastructure including
parks, schools, fire, and EMS services. This data reflects that the subject property is an
appropriate location for additional density, and proposed text amendments will serve to utilize
the County's investment in public infrastructure along the Collier Blvd. corridor.
CONCLUSION
In summary,the proposed site-specific text amendments are justified as follows:
1) The proposed amendment furthers the RFMUD goal to preserve Sending Lands by
providing additional opportunities for TDRs to be utilized by Receiving Lands;
2) Will further the objectives of the TOR Program by increasing demand for TDRs;
3) Will allow for a compact and contiguous development pattern along a major arterial
thoroughfare with available public services and infrastructure;
San Marino GMPA
Justification Narrative
Page 6 of 7
4) Will be compatible with adjacent developments, both existing and proposed.
5) Will recognize that sufficient "qualified" Sending Lands are not available to support the
development potential in the URF.
Accordingly, the Applicant respectfully requests approval of this petition.
•
San Marino GMPA
Justification Narrative
Page 7 of 7
PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE
NOTICE OF PUBLIC HEARING AND
NOTICE OF INTENT TO CONSIDER RESOLUTION
Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing
on Tuesday, December 09, 2014, in the Board of County Commissioners Chamber, Third Floor, Collier
County Government Center,3299 E.Tamiami Trail, Naples, FL.The purpose of the hearing is to consider:
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 TO INCREASE
THE MAXIMUM ALLOWABLE RESIDENTIAL DENSITY THAT MAY BE ACHIEVED IN THE
196.4 ACRE UNDEVELOPED PORTION OF THE SAN MARINO RESIDENTIAL PLANNED UNIT
DEVELOPMENT FROM 2.5 UNITS PER ACRE UTILIZING TRANSFER OF DEVELOPMENT
RIGHTS("TDRS")TO 3.02 UNITS PER ACRE UTILIZING TDRS,AND TO ALLOW THE TRANSFER
OF RESIDENTIAL DENSITY TO THAT PORTION OF THE SAN MARINO RESIDENTIAL PLANNED
UNIT DEVELOPMENT FROM SENDING LANDS LOCATED MORE THAN ONE (1) MILE FROM
THE URBAN BOUNDARY, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE
AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY.THE SUBJECT
196.4-ACRE PROPERTY IS LOCATED EAST OF COLLIER BOULEVARD APPROXIMATELY 1-1/2
MILES NORTH OF RATTLESNAKE-HAMMOCK ROAD IN SECTION 11,TOWNSHIP 50 SOUTH,
RANGE 26 EAST,COLLIER COUNTY,FLORIDA. [PL201 400001 1 3/CP-2014-2] -
GALLM ALLIGATOR ALLEY
OLDS 1-75/CIXLER EAST To,J� Mira PLAZA" �PLAZA (S.R.84)
0` WESTPORT CENTER RV ——
0 COMMERCE
OP y' CENTER
3 7 2 6
0¢ FOREST GLEN
CEDAR U OF NAPLES
HAMMOCK iFJ
8 PROJECT
NAPLES HERITAGE LOCATION
GOLF AND COUNTRY CLUB
Fes.
^GM71
HACIENDA LAKES
NAPLES NATIONAL (DRI)
GOLF CLUB
10 11 12 7
WILLOW RUN
(P)
HOMES OF ISLANDIA
LASIP CONSERVATION AREA
/1
NAPLES LAKES FIRST (DRI)
COUNTRY CLUB ASSEMBLY HACIENDA LAKES
15 MINISTRIES 14 -7 13 16
All interested parties are invited to appear and be heard. Copies of the proposed RESOLUTION will be
made available for inspection at the Planning & Zoning Department, Comprehensive Planning Section,
2800 N. Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday.
Furthermore the materials will be made available for inspection at the Collier County Clerk's Office,fourth
floor,Collier County Government Center,3299 East Tamiami Trail,suite 401 Naples,one week prior to the
scheduled hearing.Any questions pertaining to the documents should be directed to the Comprehensive
Planning Section of the Planning&Zoning Department.Written comments filed with the Clerk to the Board's
Office prior to Tuesday,December 09,2014 will be read and considered at the public hearing.
If a person decides to appeal any decision made by the Collier County Board of County Commissioners
with respect to any matter considered at such meeting or hearing,he will need a record of that proceeding,
and for such purpose he 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.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding,
you are entitled,at no cost to you,to the provision of certain assistance. Please contact the Collier County
Facilities Management Department,located at 3335 Tamiami Trail East,Suite 101,Naples,FL 34112-5356,
(239)252-8380,at least two days prior to the meeting. Assisted listening devices for the hearing impaired
are available in the Board of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
TOM HENNING,CHAIRMAN
DWIGHT E.BROCK,CLERK
By: Martha Vergara
Deputy Clerk(SEAL)
No.231123885 November 19.2014
=- ry NOTICE.OF,MEETING
NOTICE OF INTENT
TO CONSIDER A RESOLUTION
NAPLES DAILY NEWS
Published Daily Notice is hereby given that the Collier County Planning Commission will hold a public meeting
Naples,FL 34110 on November 06, 2014 at 9:00 A.M. in the Board of County Commissioners Chambers,Third
Floor,Collier County Government Center,3299 Tamiami Trail East,Naples,FL.
Affidavit of Publicati I The purpose of the hearing is to consider:
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING
State of Florida ORDINANCE 89-05,TAS AMENDEDCSPE SPECIFICALLY AM NDINGETHE FUTURE
Counties of Collier and Lee
DENSITY THAT MAY BE ACHIEVED SIN THE URN RESIDENTIAL FRINGE PORTION
OF THE UNDEVELOPED PORTION OF THE SAN MARINO RESIDENTIAL PLANNED
UNIT DEVELOPMENT FROM 2.5 UNITS PER ACRE UTILIZING TRANSFER OF
Before the undersigned they serve as t i DEVELOPMENT RIGHTS ("TDRS")TO 4 UNITS PER ACRE UTILIZING TDRS,AND
appeared Daniel McDeiinott who on • TO ALLOW THE TRANSFER OF RESIDENTIAL DENSITY TO THE SAN MARINO
RESIDENTIAL PLANNED UNIT DEVELOPMENT FROM PROPERTY MORE THAN ONE
Inside Sales Manager of the Naples Da (1) MILE FROM THE URBAN BOUNDARY AND FURTHERMORE RECOMMENDING
TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF
newspaper published at Naples, in Col EAST OFI COLL ER BOULEVARD i•APPR T 196-ELYE1PPR/22o ER ES I NORTHTED
distributed in Collier and Lee Counties RATTLESNAKE-HAMMOCK ROAD IN SECTION 11,TOWNSHIP 50 SOUTH,RANGE
attached copy of the advertising, being 26 EAST,COLLIER COUNTY,FLORIDA. [PL20140000113/CP-2014-2]
\ OLL ALLIGATOR ALLEY
/��� E/Si {S.R.Sal
PUBLIC NOTICE �, NEST
OU EXOE
H Ep
5 S
CuuOC CF AGL3
in the matter of PUBLIC NOTICE - PRO ecr
was published in said newspaper 1 time NALESHERITAGE PPP' LOCATION
on October 17, 2014, °
RA uK
iR°A LAKES
'
GOLF CLUB /12 u
• 0 11 T
Affiant further says that the said Napl I .u"'..uR
110.5 OF ISUHDA
published at Naples, in said Collier Cou , u5�°�5 R AR°R ARE^ 1 Ll
newspaper has heretofore been continue .A S E.�E3 RRn °T° 4
OORm15cwe u5EEb0 uA'""WES —1 ,3 18
County, Florida; distributed in Collier a
each day and has been entered as secon' All interested parties are invited to appear and be heard. Copies of the proposed RESOLUTION will be
office in Naples, in said Collier County, made available for inspection at the Planning &Zoning Department, Comprehensive Planning Section,,
2800 N. Horseshoe Dr:, Naples, he-
of 8:00 A.M.and 5:00 P.M., Mondaythrough Friday.=
year next preceding the first publCatio Furthermore the materials will be made available for inspection at the Collier County Clerk's Office,Fourth
advertisement; and affiant further says t I Floor,Collier County Government Center,3299 Tamiami Trail East,Suite 401,Naples,one week prior to the
scheduled hearing.Any questions pertaining to the documents should be directed to the Comprehensive
promised any person, fiitll or corporatio Planning Section of the Planning&Zoning Department Written comments filed with the Clerkto the Board's
commission or refund for the purpose Office prior to on November 06,2014 will be read and considered at the public hearing.
publication in the said newspaper. {i`, If'a person decides to appeal any decision made by the Collier County Planning Commission with respect
to any matter considered at such meeting or hearing,he will need a record of that proceeding,and for such
/ r p p Y may cord includes
_ purpose he ma need to ensure that a verbatim record,of the proceedings is made,which re
j = ' i the testimony and evidence upon vihich the appeal is to be based. - a
(Signature of affiant)
If you are a person with a disability who needs any accommodation in order to participate in this praceeding,.
you are entitled,at no cost to you,to the provision of certain assistance. Please contact the Collier County
Facilities Management Department,located at'3335 Tamiami Trail East,Suite 101,Naples,FL 34•12-5356,
Vil to and (ubseribed before me (239)252-8380,at least two days prior to the meeting. Assisted listening devices for the hearing impaired
I are available in the Board of County Commissioners Office.
23rd day o tober (.14
Mark P Strain,Chairman
Collier County Planning Commission
`s /,jcL..__
l/ 231123859 October 17,2014
(Signature of notary public) No.
ice-,„ .
M'R CAROL POLIDORA
., "___ MY COMMISSION«EE 851758
`'° EXPIRES:November 28,2014
�,;„ Bonded Thru Prehard Insurance Agency
PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE
NOTICE OF MEETING
NOTICE OF INTENT
TO CONSIDER A RESOLUTION
Notice is hereby given that the Collier County Planning Commission will hold a public meeting
on November 06, 2014 at 9:00 A.M. in the Board of County Commissioners Chambers, Third
Floor, Collier County Government Center, 3299 Tamiami Trail East, Naples, FL.
The purpose of the hearing is to consider:
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 TO INCREASE THE MAXIMUM ALLOWABLE RESIDENTIAL
DENSITY THAT MAY BE ACHIEVED IN THE URBAN RESIDENTIAL FRINGE PORTION
OF THE UNDEVELOPED PORTION OF THE SAN MARINO RESIDENTIAL PLANNED
UNIT DEVELOPMENT FROM 2.5 UNITS PER ACRE UTILIZING TRANSFER OF
DEVELOPMENT RIGHTS ("TDRS") TO 4 UNITS PER ACRE UTILIZING TDRS, AND
TO ALLOW THE TRANSFER OF RESIDENTIAL DENSITY TO THE SAN MARINO
RESIDENTIAL PLANNED UNIT DEVELOPMENT FROM PROPERTY MORE THAN ONE
(1) MILE FROM THE URBAN BOUNDARY AND FURTHERMORE RECOMMENDING
TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF
ECONOMIC OPPORTUNITY. THE SUBJECT 196-ACRE PROPERTY IS LOCATED
EAST OF COLLIER BOULEVARD APPROXIMATELY 1-1/2 MILES NORTH OF
RATTLESNAKE-HAMMOCK ROAD IN SECTION 11,TOWNSHIP 50 SOUTH, RANGE
26 EAST,COLLIER COUNTY, FLORIDA. [PL201 400001 1 3/CP-2014-2]
G 45" zv ALLIGATOR R ALLEY
I-Tfi/C CTR EAST
BWLEVARD T011 TOLL
(S R.t#)
CENT ERCIgL PLAZA PLAZA
Sy 'D°� COU EB CENTER R.V.
E
Ot 2 -CEM1ER
3 2 1 6
mFOREST GLEN
CEDM OF NAPLES
HAMMOL%
O
PROJECT
NAPLES HERITAGE LOCATION
GOLF AND COUNTRY CLUB
EZNED
HACIENDA LAKES
NAPLES NATIONAL (DRI)
GOLF CLUB
0 11 12 7
WLLOW RUN
(P)
HOMES OF ISLANDIA
LASIP CONSERVATON AREA L
NAPLES LAKES Fl (OR,)
W
CNIR CLUB ASSEMBLY
15 HACIENDA LAKES
15 MINISTRIES 14 13 18
All interested parties are invited to appear and be heard. Copies of the proposed RESOLUTION will be
made available for inspection at the Planning & Zoning Department, Comprehensive Planning Section,
2800 N. Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday.
Furthermore the materials will be made available for inspection at the Collier County Clerk's Office,Fourth
Floor,Collier County Government Center,3299 Tamiami Trail East,Suite 401,Naples,one week prior to the
scheduled hearing.Any questions pertaining to the documents should be directed to the Comprehensive
Planning Section of the Planning&Zoning Department.Written comments filed with the Clerk to the Board's
Office prior to on November 06,2014 will be read and considered at the public hearing.
If a person decides to appeal any decision made by the Collier County Planning Commission with respect
to any matter considered at such meeting or hearing,he will need a record of that proceeding,and for such
purpose he 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.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding,
you are entitled,at no cost to you,to the provision of certain assistance. Please contact the Collier County
Facilities Management Department,located at 3335 Tamiami Trail East,Suite 101,Naples,FL 34112-5356,
(239)252-8380,at least two days prior to the meeting. Assisted listening devices for the hearing impaired
are available in the Board of County Commissioners Office.
Mark P.Strain, Chairman
Collier County Planning Commission
No.231123859 October 17,2014