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CCPC Agenda 11/17/2016 COVIOR pQ ��'Cll`1G QLA�NING COMIMVSStOS AGENDA SONICM-13CR 11 , 2016 AGENDA COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 9:00 A.M.,NOVEMBER 17, 2016, IN THE BOARD OF COUNTY COMMISSIONERS MEETING ROOM, ADMINISTRATION BUILDING, COUNTY GOVERNMENT CENTER, THIRD FLOOR, 3299 TAMIAMI TRAIL EAST, NAPLES, FLORIDA: NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES ON ANY ITEM. INDIVIDUALS SELECTED TO SPEAK ON BEHALF OF AN ORGANIZATION OR GROUP ARE ENCOURAGED AND MAY BE ALLOTTED 10 MINUTES TO SPEAK ON AN ITEM IF SO RECOGNIZED BY THE CHAIRMAN. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS INCLUDED IN THE CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL A MINIMUM OF 10 DAYS PRIOR TO THE RESPECTIVE PUBLIC HEARING. IN ANY CASE, WRITTEN MATERIALS INTENDED TO BE CONSIDERED BY THE CCPC SHALL BE SUBMITTED TO THE APPROPRIATE COUNTY STAFF A MINIMUM OF SEVEN DAYS PRIOR TO THE PUBLIC HEARING. ALL MATERIAL USED IN PRESENTATIONS BEFORE THE CCPC WILL BECOME A PERMANENT PART OF THE RECORD AND WILL BE AVAILABLE FOR PRESENTATION TO THE BOARD OF COUNTY COMMISSIONERS IF APPLICABLE. ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE CCPC WILL NEED A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. 1. PLEDGE OF ALLEGIANCE 2. ROLL CALL BY SECRETARY 3. ADDENDA TO THE AGENDA 4. PLANNING COMMISSION ABSENCES 5. APPROVAL OF MINUTES: October 20,2016 6. BCC REPORT-RECAPS 7. CHAIRMAN'S REPORT 8. CONSENT AGENDA 9. ADVERTISED PUBLIC HEARINGS: A. PUDZ-PL20150001416: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 95-74,the Naples Heritage Golf and Country Club Planned Unit Development, and amending Ordinance No. 2004-41, the Collier County Land Development Code, by amending the appropriate zoning atlas map or maps by changing the zoning classification of an additional 5.21+ acres of land zoned Rural Agricultural (A) to Naples Heritage Golf and Country Club PUD; by revising the property description; by adding a recreation area to Tract A; by revising development standards; by amending the Master Plan; by adding a tennis center conceptual site plan and a landscape buffer exhibit; and providing an effective date. The subject property, consisting of 563+ acres, is located south of Davis Boulevard and west of Collier Boulevard in Sections 3, 4, 9 And 10, Township 50 South, Range 26 East, Collier County, Florida. [Coordinator: Eric Johnson, AICP,CFM,Principal Planner] B. RZ-PL20160001132: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from the Rural Agricultural (A) zoning district to the Residential Single Family (RSF-1) for property located on the west side of Morgan Road, approximately 750 feet north of Sabal Palm Road in Section 23, Township 50 South, Range 26 East, Collier County, Florida, consisting of 5.7+ acres; and by providing an effective date. [Coordinator: Eric Johnson, AICP, CFM, Principal Planner] C. PUDA-PL20140001836: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 86-19, commonly known as the Regency Autohaus Planned Unit Development, by deleting provisions relating to restoration of wetland site and allow offsite preservation of native vegetation to accommodate additional parking on Tract D; by adding two access points on Hazel Road; by deleting outdated provisions; by adding deviations relating to offsite preserves, usable open space and architectural standards; by revising the Master Plan to reconfigure the wildlife and retention area and depict the parking/water management area; by deleting figures and attachments; by correcting acreage of the project from 14.6 acres to 15.44 acres and by providing an effective date. The property is located on the east side of Airport-Pulling Road, north of Hazel Road and south of Westview Drive in Section 1, Township 50 South, Range 25 East, Collier County, Florida, consisting of 15.44+ acres. [Coordinator: Daniel J. Smith, AICP, Principal Planner] D. PL20160001369: Commercial Excavation Permit and approval of off-site removal of up to 350,000 cubic yards (cy) of material associated with the Panther Island Mitigation Bank (PIMB) Expansion on property owned by the National Audubon Society, Inc., located in Sections 3 and 4, Township 47 South, Range 27 East. The property is Zoned Agricultural with a Natural Resource Protection Area (NRPA) designation. The maximum depth of the excavation is 3' with the intent to create additional wetlands on the subject property. Subject to the stipulations noted in the Staff Report. [Coordinator: Matthew McLean, P.E., Development Review Division Director] 10. NEW BUSINESS 11. OLD BUSINESS 12. PUBLIC COMMENT 13. ADJORN CCPC Agenda/Ray Bellows/jmp AGENDA ITEM 9-C Co 'er County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: DANIEL JAMES SMITH, AICP -ZONING DIVISION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: NOVEMBER 17, 2016 SUBJECT: PLANNED UNIT DEVELOPMENT AMENDMENT(PUDA) PL20140001836- REGENCY AUTOHAUS APPLICANT/OWNER Regency Autohaus, Inc. 501 Airport Road South,Naples FL 34104 AGENTS Robert Mulhere, FAICP Richard D. Yovanovich, Esquire Hole Montes, Inc. Coleman, Yovanovich&Koester, PA 950 Encore Way,Naples,FL 34110 4001 Tamiami Trail N., Suite 300,Naples, FL 34103 REQUESTED ACTION: The applicant is asking the Collier County Planning Commission (CCPC) to make a recommendation on the adoption of an Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance Number 86-19, commonly known as the Regency Autohaus Planned Unit Development, by deleting provisions relating to restoration of the existing preserve and allow off-site preservation of native vegetation to accommodate additional parking on Tract D; by adding two access points on Hazel Road; by deleting outdated provisions; by adding deviations relating to off-site preserves, usable open space and architectural standards; by revising the Master Plan to reconfigure the wildlife and retention area and depict the parking/water management area; by revising the Master Plan to remove the 25' landscaped setbacks along Hazel Road and Westview Drive and 20' landscaped area along US 41 and replace all of them with reduced buffers, and to eliminate the 30' canal offset on the Master Plan; by deleting figures and attachments; by correcting acreage of the project from 14.6 acres to 15.44 acres and by providing an effective date. GEOGRAPHIC LOCATION: The property is located on the east side of Airport-Pulling Road, north and west of Hazel Road and south of Westview Drive in Section 1, Township 50 South, Range 25 East, Collier County, Florida, consisting of 15.44±acres. (See location map on page 2). PUDA—Regency Autohaus P120140001836 Page 1 of 19 November 17,2016 CCPC - I[ -I— _ •I. Jj .... ila I ' _ -H- —CM �1� t<1 a ii �]ra �L� Ali c ... ri.itI i minori• �/— ammo= illi' •�.-3I �I(� Sl ii • allr� �r� o IIMO �'!i 4 �1 it-- �!"� Ili t /n Ali -- �!� —Iia • V 4_•I i t1 r� -11111014/1/1 in i : �Li ®L� .�ti♦ Ali e m i i ■w WORM ..- iii Zg • _ -A ac� O . 1 g 1 I i---4 � � 'i ` N1� C. 4.■Fi.-rR i 1 I` I I E •I i�°11i J • 2 a 41 11 i r 11 ._ !M r..rt a IIIA ,�1` 1 ,. . I ° I111 ii . re . a Z ft A ij ' A t \g kl 4P ` t ,/'- z Z1 55 i i $il 4ik lig r + 44110 310,01.40Y ----..1%;„-) tialridifyieti . - t ,.....•2 1.911 illW ...7, in__, __",r--:::;:,004t ii --- ige Iiiiiiiir—,— x A a 110' , > - PUDA—Regency Autohaus PL20140001836 Page 2 of 19 November 17,2016 CCPC IS III ; 4 4.1 141:1 1 1 ISAS4 d 1 g;:-1-7 titt :47.- If I A - 1 1 1 t I 111 01 - 1 z) . 1 , dA44 4 ,( ' I i*8 AASA A g 1 :tpli 0 2 s > 1 1' I.. .!4 I ': 60 f 4:.11 ; 03 41 4414/ al i 4 ll$ I 5 I 0 4 i , • 6 , — § wiiiiIIIi i 1 1 N...., 1.. ,..... ........*...m. l !i N'• ,,„.., '''• ' '*,,,'',' Xs g fill I 1 ...._ ,,,,..., ,....--....„ "--.... ! 7 ,, i+ ,_ I \ ---.. f 0/1 , il I \ \ ,‘ d \ ,„„ i, ;\ \,i, , 5 t-r, „ AAA..^:• -,,,,,,, 0 l 1 la 4,,, ' 1,.. - z,-717-,1-7 4, I I? II r 1 -----1 L :g t; I 1 .11-- ; ----r--, -- . , , 1, , - 1 r• '., rc— -'—' v < : ,,,,, •., '- : z-li: 1 1 k, - . 1 f r i ii cigi—ii 1 I 'IN ,_ i---'----1Ili 11 ko 41 I < ,I, ' i 179'..A41 - -AO 1 er c74 g 1 i ei" < I'- i h3.4 1 / 1111 11.-- #.---I4 t 1.-E-ki, -.7- -,' 1 )1glf/ .„.1, IT 112 < 2 - ii 0 li . 1 , ,_ „fi p v 1 , ,11 . ,1 , 0 1 .4 f #^ i 11:`” ' , '''r t„., 1 , . '31 i ',: 4-.-., k ---,, L-...•t----t ','',' ' '.,e- -,- , --7... il 1. L, L- - , 1A'•A' /1;/..S' ''' (i I ;\,,,..,.*,...(:=1 _ ..: .V . .__ 44 IWO awe roma•AWN" 11 : ------ ' -- ...........----—--..........—..,......--........................----- kill bi it 1 1 1 11111 I ' g61 i loll Ji 41441 REGENCY AUTOHAUS MASTER PLAN-PAGE 1 PUDA-Regency Autohaus PL20140001836 Page 3 of 19 November 17,2016 CCPC § g` .41 ill igl!i I 1#1 il 11 6 ' 1 iii iliq 1111 4 i f y-- _ l *;i Ili l"/ 8128 /,, ,,,, f „ � b . 'Y' ' it _::' rj // 141 i;; lir 11 lei a4t1I f , ,' 4 :11 i ti / /V, / t 1415 3 ��s}�� it a f g � I. 14144/ pi i �` � b 5 1 4 r ,/ ,i' /, 4 ` ilii/ 1111 1.111 1' e fr ,, f ': r Vf ,a l / i , , , • rfl f / _.® tp ; M _ '3r � d3 'frtE „rpW i 417/ 1t f 't �3 e Ji! r' tf 1 t 1 L $4! Al t Y id 411 +I /J// h tip 0 YdtY E, co. ffff - 0 Q s fff _ Vg�' II. .. f _.._____, UI /i f 0 lit r i ref 1 1[,11 1!�Er 1 all t REGENCY AUTOBAUS MASTER PLAN-PAGE 2 PUDA—Regency Autohaus PL20140001836 Page 4 of 19 November 17,2016 CCPC PURPOSE/DESCRIPTION OF PROJECT: This is an amendment to the existing Regency Autohaus Planned Unit Development (PUD) consisting of approximately 15.44 acres. The property was rezoned in 1986 from Light Industrial (IL)and Rural Agriculture (A-2) to Regency Autohaus PUD (Ordinance 86-19). At the time, the property was originally thought to contain 14.6 acres of land. 11.6 acres from the property zoned A-2 and three acres from the IL zoned property. A new survey has proven a correction is needed to reflect that the PUD contains 15.44 acres. The applicant also wishes to remove outdated text language no longer significant to the PUD. The Regency Autohaus PUD, which allows for heavy commercial uses, is currently developed as Mercedes,Volkswagen,and Audi car dealerships. The applicant wishes to(applicant's narrative): Amend the PUD to reconfigure the existing "Wildlife and Water Retention Area" in order to accommodate a two-story parking structure while maintaining the stormwater function of the area. The required native vegetation preserve area will be satisfied off- site. The amendment also proposes two new access points (exit-only) onto hazel Road, to better accommodate on-site traffic flow and to allow off-loading of trucks in a safe and convenient location Currently, trucks are off-loaded at a site on Radio Road, and the cars are then driven to the dealership. Three important changes are proposed. They are as follows: 1. Relocation of existing preserve off-site. The 2.15 acres of preserve is located on the eastern portion of the PUD. 2. Adding two additional egress points to the PUD. Currently there are no access points onto Hazel Road. The applicant proposes to add one"right turn only"egress for truck traffic that will be gated, and one"right turn only"egress near Airport-Pulling Road for the general public. 3. Reduction of the buffer along Airport Pulling Road from 20 feet to 15 feet (Due to road expansion), and reduction of a buffer along Hazel Road from 25 feet to 10 feet, with 10 feet of buffer overlapping the canal, which is allowed by the Land Development Code (LDC). The applicant is also asking for the following deviations: 1. Deviation #1 seeks relief from LDC Section 3.05.07 Hifi. (a), "Preservation Standards," which allows properties zoned commercial that have a native vegetation retention requirement of 2 acres or less to provide all or a portion of the required native preserve off-site, to allow a property zoned commercial with a native vegetation retention requirement of 2.15 acres to provide an off-site preserve. 2. Deviation#2 seeks relief from LDC Section 4.02.01 B.2, "Open Space Requirements,"which requires commercial developments to devote at least 30 percent of the gross area to usable open space, to allow 29 percent of the gross area to be devoted to usable open space. PUDA-Regency Autohaus PL20140001836 Page 5 of 19 November 17,2016 CCPC I Deviation #3 seeks relief from LDC Section 5.05.08 D.9, "Building Design Standards," which requires that within a PUD, all exterior facades of freestanding structures, including structures located on outparcels, be considered primary facades, to allow the northern facade of the parking structure to be considered a secondary facade. Deviation #4 seeks relief from LDC Section 4.06.05 C., "Building Foundation Planting," which requires perimeter building foundation plantings at grade, to allow retained existing native vegetation, the addition of bald cypress trees into the stormwater management area, and the enhanced Type C landscape buffer to be used to meet the required building foundation plantings along the eastern and southern façades of the parking structure. SURROUNDING LAND USE AND ZONING (Subject property highlighted in yellow below) North: Westview Drive, existing commercial (Kia)with a zoning designation of Liebig PUD, parking lots and various industrial uses with a zoning designation of Industrial (I). West: Airport-Pulling Road,Naples Airport. South: Hazel Road, Collier County Driver License Division and Preserve with a zoning designation of Airport Plaza PUD. East: Hazel Road, single family homes (across Hazel Road)with a zoning designation of Estates(E). />%%61, ; . r . 10.4._, . . I . ...... • 4 ' ' ri ri= : • • de V 4 F , v......,Ir v lb I ' - AL ill 1 .. 1. s — 4"* , , ' .� t I ip . / -- .1 I _- 1 ' ' !,'.ll'A-.,..7::„ I �, Preserve Area r - , i rill 44, Subject Pt ' — 'i- - fa;,` • g r '_41z - • PUDA–Regency Autohaus PL20140001836 Page 6 of 19 November 17, 2016 CCPC GROWTH MANAGEMENT PLAN CONSISTENCY: Comprehensive Planning Comments: The property is designated Urban Mixed Use District, Urban Residential Subdistrict and is within the Coastal High Hazard Area per the Future Land Use Map(FLUM)of the Future Land Use Element. Based upon staff's analysis, the proposed PUD may be deemed consistent with the Future Land Use Element of the Growth Management Plan (See "Consistency Review Memorandum" attachment), Conservation and Coastal Management Element (CCME): Environmental Review staff found this project to be consistent with the Conservation and Coastal Management Element (CCME). The area to be used in calculating required preservation is the total area of the site (15.4 acres), excluding areas within utility easements and easements for ingress and egress per LDC Section 3.05.07 B.2.d (1.1 acres), or 14.3 acres. The required preservation is 2.15 acres (15%of 14.3 acres). Transportation Element: In evaluating this project, staff reviewed the applicant's submittal package for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the 2014 and 2015 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states, The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impactsan adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur. a For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2%of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2%of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3%of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project's significant impacts on all roadways. PUDA-Regency Autohaus PL20140001836 Page 7 of 19 November 17,2016 CCPC The proposed PUD Amendment determination on the subject property was reviewed based on Institute of Transportation Engineers (I1'E) land use designation 841, Automobile Sales which determines average vehicle trips based on the gross floor area of the proposed use in square feet (note that the average rate is per 1,000 square feet gross floor area). Because the proposed rezoning request is for vehicle storage only and does not increase the sales area, this petition can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Additionally, staff reviewed this petition for operational changes as outlined in the application and Master Plan, specifically the proposed access points on Hazel Road. Working within the existing site configuration, including structures and the County's Stormwater weir structure, staff is recommending approval of two access points as shown on the master Plan — limiting the west bound to right out exit only and further limiting the second/eastem most access to a gated condition for vehicle carrier use only. ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in LDC Subsection 10.02.13.B.5, Planning Commission Recommendation (commonly referred to as the "PUD Findings"), and Subsection 10.02.08.F., Nature of Requirements of Planning Commission Report (referred to as "Rezone Findings"), which establish the legal basis to support the CCPC's recommendation. The CCPC uses these same criteria as the basis for their recommendation to the Board, who in turn use the criteria to support their action on the rezoning or amendment request. An evaluation relative to these subsections is discussed below, under the heading "Zoning Services Analysis."In addition,staff offers the following analyses: Environmental Review: Environmental Services staff has reviewed the petition and the PUD Document to address environmental aspects. The applicant provided a history within their request for Deviation #1 which provides a summary of the history on this site; some history is also included within the PUD document. Given the current format for PUD Documents,much of this history is being struck through with the current PUDA. The Regency Autohaus PUD was approved by Ordinance 86-19. As approved, the PUD includes a 2.8-acre "wildlife/water retention" area as mitigation for the clearing of a "viable three-quarter acre to one acre cypress head." The resulting restoration area, essentially a created stormwater retention area, required the area to be excavated and native species to be planted. In 2009, as part of an approval for an SDPA,the preserve area,totaling 3.6 acres,was placed into a conservation easement. The current PUD Document includes the requirement for a 2.8-acre preserve; this is above the minimum requirement. It is not possible to determine the native vegetation at the time of the first PUD Ordinance,therefore the petitioner has recalculated the preserve based on the site acreage. The area to be used in calculating required preservation is the total area of the site(15.4 acres), excluding areas within utility easements and easements for ingress and egress per LDC Section 3.05.07 B.2(1.1 acres),or 14.3 acres. The required preservation is 2.15 acres(15%of 14.3 acres). PUDA—Regency Autohaus PL20140001836 Page 8 of 19 November 17,2016 CCPC The applicant now proposes to include the option to convert the preserve area into a two-level parking structure, while maintaining the stormwater management functions of the area. This will require that the conservation easement be vacated prior to Site Development Plan approval for the garage/structure and that an off-site native vegetation preserve be provided. In addition, a deviation is needed as the preserve requirement is 0.15 acres above the allowable 2 acres for properties zoned commercial that have a native vegetation retention requirement of 2 acres or less. Stormwater Review: Stormwater staff recommends approval subject to the following language added to the PUD: The proposed pipes under the crossings over Hazel Road ditch shall have a maximum head loss of 0.1 foot total,or 0.05-foot per crossing. Landscape Review: Landscape staff recommends approval. The applicant is adding 55 Bald Cypress trees, which over time, should provide a thick vegetated buffer between the proposed parking garage and residential homes to the east. Transportation Review: Transportation staff recommends approval. The roadway infrastructure has sufficient capacity to serve the proposed project at this time. Zoning Services Review: FI,UE Policy 5.4 requires new land uses to be compatible with, and complementary to, the surrounding land uses. In reviewing the appropriateness of the requested uses and intensity on the subject site, the compatibility analysis included a review of the subject proposal comparing it to surrounding or nearby properties as to allow use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location and orientation, architectural features, amount and type of open space, and location. Staff is of the opinion that the design standards and uses are compatible with the surrounding area and recommends approval. Although there were concerns at the Neighborhood Information Meeting (NIM) in regards to the height of the parking structure, 55 Bald Cypress trees along with a Type C buffer are proposed, which over time should provide a thick vegetated screen. Residential complaints from the NIM were mainly directed toward transportation issues such as bypass/test-drive vehicle traffic, blind spots at the road curve, narrowness of Hazel Road, and turning capabilities from Airport-Pulling Road onto Hazel Road. Transportation staff is aware of these concerns and has tried to resolve some of these issues in the PUD transportation language. Deviation Discussion: The petitioner is seeking four deviations. The petitioner has provided justification in support of the deviations. Deviations are a normal derivative of the PUD zoning process following the purpose and intent of the PUD zoning district as set forth in LDC Section 2.03.06 which says in part: PUDA-Regency Autohaus PL20140001836 Page 9 of 19 November 17,2016 CCPC It is further the purpose and intent of these PUD regulations to encourage ingenuity, innovation and imagination in the planning, design, and development or redevelopment of relatively large tracts of land under unified ownership or control. PUDs . . . may depart from the strict application of setback, height, and minimum lot requirements of conventional zoning districts while maintaining minimum standards by which flexibility may be accomplished, and while protecting the public interest. . . Staff has analyzed the deviation requests and has provided the analyses and recommendations below. Deviation 1 seeks relief from LDC Section 3.05.07 H.1.f.i. (a), "Preservation Standards," which allows properties zoned commercial that have a native vegetation retention requirement of 2 acres or less to provide all or a portion of the required native preserve off-site, to allow a property zoned commercial with a native vegetation retention requirement of 2.15 acres to provide an off- site preserve. Justification: The Regency Autohaus PUD was approved by Ordinance 86-19 almost thirty years ago. This was prior to the adoption of the Growth Management Plan in 1989. As approved, the PUD includes a 2.8-acre "wildlife/water retention"area as mitigation for the clearing of a"viable three-quarter acre to one acre cypress head." The resulting restoration area, essentially a created stormwater retention area, required the area to be excavated; existing soils to be supplemented with muck; and native species to be replanted. The topography of the retention area varies from 6.5± feet along the outside berm to less than one foot towards the center of the parcel. Please see the exhibit illustrating the requested deviations. In 2009, as part of an approval for an SDPA, this parcel,totaling 3.6 acres, was placed into a conservation easement. The applicant now proposes to include the option to convert this portion of the approved PUD into a two-level parking structure, while maintaining the stormwater management functions of the area. This will require that the conservation easement be vacated and that an off-site native vegetation preserve be provided. While the PUD Ordinance (Ord. 86-19) estimates the area of the impacted native vegetation at under one acre, Environmental Services is requiring that the amount of native vegetation preservation be based on the entire area included in the PUD. The area to be used in calculating required preservation is the total area of the site (15.4 acres), excluding areas within utility easements and easements for ingress and egress per LDC Section 3.05.07 B.2.e (1.1 acres), or 14.3 acres. The required preservation is 2.15 acres (15% of 14.3 acres). Per LDC Section 3.05.07 H.1.f., commercial zoned properties can satisfy native vegetation preservation retention requirement off-site if the area is 2 acres or less. The Regency Autohaus PUD is developed as a Mercedes and a Volkswagen/Audi car dealership. It is located within the Urban Area, located immediately adjacent to Airport-Pulling Road and across from the Naples Municipal Airport. Property to the north, adjacent and across Westview Drive, is zoned I and CPUD, and is developed as light industrial use(warehousing) and a Kia dealership,respectively. Property to the south, across Hazel Road, is zoned PUD and developed as a Collier County Driver License Division office. Property to the east is zoned E-Estates, and is developed with single-family homes. PUDA-Regency Autohaus PL20140001836 Page 10 of 19 November 17,2016 CCPC A monetary payment, for the County to acquire suitable property, or a land donation, in an area designated by the County for preservation, is consistent with CCME Policy 6.1.1 (10). Such property will contain native vegetative communities equal to or of a higher priority than those on the land being impacted, consistent with Policy 6.1.1. (10). Off-site preserve areas shall be protected by a permanent conservation easement(Policy 6.1.1. (3)). Given the above, an off-site preserve, located in an area the County has designated as important for habitat preservation in a regional context, would have significantly more value than a small, isolated on-site preserve within this developed portion of the County. Staff Analysis and Recommendation: Staff concurs with the applicant's justification and recommends approval. Collier County GMP CCME Policy 6.1.1. (13) states, "The County may grant a deviation to the native vegetation retention requirements of CCME Policy 6.1.1 (10). Per LDC Section 3.05.07 H.1.f, commercial zoned properties can satisfy native vegetation preservation retention requirement off-site if the preserve requirement is two acres or less. Environmental Planning staff recommends approval of this deviation given that the deviation request is relatively small at 0.15 above two acres. Deviation 2 seeks relief from LDC Section 4.02.01 B.2, "Open Space Requirements," which requires commercial developments to devote at least 30 percent of the gross area to usable open space,to allow 29 percent of the gross area to be devoted to usable open space. Justification: If the on-site preserve is relocated off-site, the development will no longer comply with the minimum 30 percent open space requirement. Other than the conservation parcel, the PUD is developed. Opportunities to introduce additional areas of open space do not exist. The County acquired an approximately 12-foot wide section of right-of-way along the property frontage on Airport-Pulling Road in 1991,totaling 0.25 acre, after the PUD had been developed (see OR 1713 Page 551). This area had been dedicated to landscape buffers (open space). This additional 0.25 acre would bring the total open space to 4.55 acres, or 29.6 percent. Usable open space is defined in LDC Section 1.08.02 as" ... those portions of areas set aside for preservation of native vegetation,required yards (setbacks) and landscaped areas, which are accessible to and usable by residents of an individual lot, the development, or the general public." All of the open space remaining on-site, made up of required yards and landscaped areas, will be more "usable" than the conservation/water management area, which is both fenced (a requirement of the PUD) and usually contains stormwater runoff. Additionally, the off-site preservation will result in conservation of native vegetation communities of equal or higher priority than the area now preserved on-site. Staff Analysis and Recommendation: Staff concurs with the applicant's justification and recommends approval.The open space deviation is minimal. Deviation 3 seeks relief from LDC Section 5.05.08 D.9, "Building Design Standards," which requires that within a PUD, all exterior facades of freestanding structures, including structures located on outparcels, be considered primary facades, to allow the northern facade of the parking structure to be considered a secondary facade. PUDA-Regency Autohaus PL20140001836 Page 11 of 19 November 17, 2016 CCPC Justification: The northern facade of the parking structure faces the back of industrially zoned warehouse buildings, and will be minimally visible from Westview Drive, a dead-end street approximately a third of a mile long with little public traffic. Uses along Westview are entirely commercial (car dealerships)and industrial warehousing and manufacturing. The three parcels directly abutting Tract D of the PUD are all industrially zoned and not subject to the architectural and site design review standards. The parking structure as proposed only abuts two of these parcels, and there will only be two direct views from Westview to the structure, between industrially zoned buildings that were constructed in the 70's and 80's. The parking structure, to the top of the parapet wall, is 17' high and is located more than 300' away from Westview Drive. Please see the graphic below. 4 'I � I . Zonlft I Zoning CPUD It►sh i ew Westview r. F i 1 _ z x,n 'f v , ® ` v ri NAPLES VI «. , ;, 1 OW Zoning PUD Ex,:p Zr>nmcl E 0 rl,tl J h.. 1 / uny'PIM ®�� Ze ,it/ \ oin' -Cof Golfer,Esn,HERE,DeLorme,INCREMENT P.USGS Staff Analysis and Recommendation: Staff concurs with the applicant's justification and recommends approval. The parking structure elevation will be facing existing industrial buildings, not in view from any roads. Deviation 4 seeks relief from LDC Section 4.06.05 C.. "Building Foundation Planting," which requires perimeter building foundation plantings at grade, to allow retained existing native vegetation, the addition of bald cypress trees into the water management area, and the enhanced Type C landscape buffer to be used to meet the required building foundation plantings along the eastern and southern facades of the parking structure. Justification: The topography of the retention/conservation area varies from 6.5± feet along the outside berm to less than one-foot towards the center of the parcel. Approximately 50 feet from the property line, that is, along the edge of the eastern façade of the proposed structure, elevations range generally from 4.5 to 5.5 feet. Please see the deviation exhibit, which shows PUDA—Regency Autohaus PL20140001836 Page 12 of 19 November 17,2016 CCPC elevations and the proposed footprint of the parking structure. The building will be constructed on pilings, so that the entrance to the garage will be at or close to the surrounding grade, but the building itself will be elevated above the water. Mean high water level is estimated at 3.5 feet, plus any additional height required accommodating maximum projected flood elevation. As the exhibit illustrates, -grade" in this instance would be below the building foundation. The applicant proposes to plant 55 Bald Cypress trees within this water management area, 10-12 feet tall at time of installation, to meet the intent of the building foundation plantings. A 20-foot wide landscape buffer is also proposed, made up of existing retained vegetation and supplemented as necessary to ensure that the structure is minimally visible, if at all, from Gail Blvd./Hazel Road and the adjacent Estates zoned property. The amount of this landscaping will exceed that otherwise required as foundation plantings, so that there will be no net loss in the amount of landscaping provided. Staff Analysis and Recommendation: Staff concurs with the applicant's justification and recommends approval. The Type C buffer and the 55 Bald Cypress trees provide a better solution for screening and softening the proposed parking structure. FINDINGS OF FACT: LDC Subsection 10.02.08.F states, "When pertaining to the rezoning of land, the report and recommendations to the Planning Commission to the Board of County Commissioners...shall show that the planning commission has studied and considered proposed change in relation to the following when applicable." Additionally, Section 10.02.13 of the Collier County LDC requires the Planning Commission to make findings as to the PUD Master Plan's compliance with the additional criteria as also noted below. PUD Findings: LDC Subsection 10.02.133.5 states that,"In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan's compliance with the following criteria." 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,water, and other utilities. Staff has reviewed the proposed amendment and believes the uses are compatible with the developments approved in the area. The commitments made by the applicant and staffs recommended with stipulations and conditions should provide adequate assurances that the proposed change should not adversely affect living conditions in the area. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with the application, which were reviewed by the County Attorney's PUDA-Regency Autohaus PL20140001836 Page 13 of 19 November 17,2016 CCPC Office, demonstrate unified control of the property. Additionally, the development will be required to gain platting andlor site development approval. Both processes will ensure that appropriate stipulations for the provision of and continuing operation and maintenance of infrastructure will be provided by the developer. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the Growth Management Plan (GMP). Staff has reviewed this petition and has offered an analysis of the relevant goals, objectives, and policies of the GMP within the GMP discussion and the zoning analysis of this staff report. Based on those staff analyses, Planning and Zoning staff is of the opinion that this petition may be found consistent with the Future Land Use Element. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. Staff concurs that the proposed uses and associated deviations will provide compatibility, both internal and external of the PUD. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. Me applicant is requesting a deviation from usable open space. However, the deviation is minimal and resulting from the expansion of Airport-Pulling Road and the relocation of preserves off-site. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The proposed development is not proposing additional trip generation improvements as outlined in the GMP transportation notes above, and the roadway infrastructure continues to have sufficient capacity to serve the proposed project. Additional operational impacts beyond those noted above will also be addressed at time of first development order (SDP or Plat), at which time a new TIS will be required to demonstrate detailed turning movements for all site access points. Finally, the project's development must comply with all other applicable concurrency management regulations when development approvals, including but not limited to any plats and/or site development plans,are sought. 7.The ability of the subject property and of surrounding areas to accommodate expansion. The roadway infrastructure has sufficient capacity to serve the proposed project at this time. The project is subject to the Transportation Commitments contained in the CPUD Ordinance, which includes provisions to address public safety. PUDA—Regency Autohaus PL20140001836 Page 14 of 19 November 17,2016 CCPC 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The petitioner is seeking approval of four deviations to allow design flexibility in compliance with the purpose and intent of the Planned Unit Development Districts. This criterion requires an evaluation of the extent to which development standards and deviations proposed for this PUD depart from development standards that would be required for the most similar conventional zoning district. Staff has provided an analysis of the deviations in the Deviation Discussion portion of this staff report, and is recommending approval. Rezone Findings: LDC Subsection 10.02.08 F. states, "When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners...shall show that the planning commission has studied and considered proposed change in relation to the following when applicable." 1. Whether the proposed change will be consistent with the goals,objectives, and policies of the Future Land Use Map and the elements of the Growth Management Plan. The Growth Management Consistency Review provides an in-depth review of the proposed amendment. Staff is of the opinion that the project as proposed is consistent with GMP FLUE Policy 5.4 requiring the project to be compatible with adjacent neighborhood development. Comprehensive Planning staff finds the proposed PUD Application consistent with the Future Land Use Element (FLUE). The petition can be deemed consistent with the CCME and the Transportation Element. Therefore, staff recommends that this petition be deemed consistent with the GMP. 2.The existing land use pattern. Staff has described the existing land use pattern in the "Surrounding Land Use and Zoning" portion of this report. Staff believes the proposed PUD is appropriate given the development restrictions included in the PUD Ordinance and the conditions and stipulations proposed by staff. 3.The possible creation of an isolated district unrelated to adjacent and nearby districts. The proposed PUD with conditions and stipulations would not create an isolated zoning district. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. Staff is of the opinion that the district boundaries are logically drawn given the current property ownership boundaries. PUDA-Regency Autohaus PL20140001836 Page 15 of 19 November 17,2016 CCPC 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed amendment is not necessary,per Sc; but it is being requested in compliance with the WC provisions to seek such an amendment to allow the owner the opportunity to develop the land with uses other than what the existing zoning district would allow. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Staff is of the opinion that the proposed PUD, with conditions offered by staff, has been deemed consistent with the County's land use policies and LDC that are reflected by the Future Land Use Element(FLUE)of the GMP. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development,or otherwise affect public safety. The roadway infrastructure has sufficient capacity to serve the proposed project at this time. However, at the NIM, residents raised concerns of current cut through traffic by Audi staff and test drivers. The applicant has committed to installing only "right turn only" egress onto Hazel Road. 8. Whether the proposed change will create a drainage problem. Stormwater BMPs, flow paths, treatment,and storage from this project will be addressed through Environmental Resource Permitting with SFWMD, and County staff will evaluate all required stormwater calculation, site plans, and documentation during the development review process. Additionally, the proposed project shall be treated as a redevelopment project; therefore, comply with the existing, as the date of this PUD Amendment approval, off-site allowable discharge rates and retention/detention criteria. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. If this PUD Petition is approved, any subsequent development would need to comply with the applicable LDC standards for development or as outlined in the PUD Document. The setbacks and project buffers will help ensure that light and air to adjacent areas will not be substantially reduced. 10. Whether the proposed change will adversely affect property values in the adjacent area. This is a subjective determination based upon anticipated results, which may be internal or external to the subject property. Property valuation is affected by a host of factors including zoning, however zoning by itself may or may not affect values, since value determination is driven by market conditions. PUDA—Regency Autohaus PL20140001836 Page 16 of 19 November 17,2016 CCPC 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed zoning change should not be a deterrent to the improvement of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. If the proposed development complies with the Growth Management Plan through the proposed PUD, then that constitutes a public policy statement supporting zoning actions when they are consistent with said Comprehensive Plan. In light of this fact, the proposed PUD does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property could be developed within the parameters of the existing zoning designations; however, the petitioner is seeking this amendment in compliance with LDC provisions for such action. The petition can be evaluated and action taken as deemed appropriate through the public hearing process. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. The GMP is a policy statement which has evaluated the scale, density, and intensity of land uses deemed to be acceptable throughout the urban-designated areas of Collier County. Staff is of the opinion that the PUD development standards with conditions will ensure that the project is not out of scale with the needs of the neighborhood and County. 15. Whether it's impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The petition was reviewed on its own merit for compliance with the proposed GMPA and the LDC, and staff does not review other sites in conjunction with a specific petition. The proposed amendment is consistent with the GMP as it is proposed to be amended as discussed in other portions of the staff report. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Any development anticipated by the PUD Document would require considerable site alteration. This project will undergo extensive evaluation relative to all federal, state, and local development regulations during the site development plan or platting approval process and again later as part of the building permit process. PuDA-Regency Autohaus PL20140001836 Page 17 of 19 November 17,2016 CCPC 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. This petition has been reviewed by County staff that is responsible for jurisdictional elements of the GMP &s part of the amendment process, and County staff has concluded that no Level of Service will be adversely impacted. 18. Such other factors, standards, or criteria that the Board of County Commissioners (BCC)shall deem important in the protection of the public health,safety,and welfare. To be determined by the BCC during its advertised public hearing. NEIGHBORHOOD INFORMATION MEETING: The applicant's agents conducted a duly noticed NIM on July 13, 2016, at the Collier County Government Center. Please see the attached MM summary provided by the agent. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney's Office reviewed the staff report for this petition on November 4, 2016. RECOMMENDATION: Zoning Services staff recommends that the Collier County Planning Commission forward PETITION PUDA-PL20140001836 to the BCC with a recommendation of approval with the following condition. 1. The proposed pipes under the crossings over Hazel Road ditch shall have a maximum head loss of 0.1 foot total,or 0.05-foot per crossing. 2. Vacation of the conservation easement prior to SDP approval of the parking garage/structure. Attachment 1: PUD Ordinance Attachment 2: Applicant's Backup Material Attachment 3: GMP Consistency Review PUDA—Regency Autohaus PL20140001836 Page 18 of 19 November 17,2016 CCPC PREPARED BY: cil)...._0) ......Cf 10 //0.2r0.1 1 (0. DANIEL JAI S SMITH, AICP DATE PRINCIPAL PLANNER ZONING DIVISION REVIEWED BY: 77 4.--N . /61 • z; - r6 RAYM ELLO , Z ANAGER DATE ZONI "D"'DIVISION /�� 2 /V-) I - 1(t MIKE BOSI. AICP. DIRECTOR DATE ZONING DIVISION APPROVED BY: AMA ....„-"„.2.,t440r.,..---j .2-1-......._.- // - ..2 - / S FRENCH. DEPUTY DEPARTMENT HEAD DATE GROWTH MANAGEMENT DEPARTMENT f%/r-Z( -, L,/4 A G DAVID S. WILKISON, P.E. DEPARTMENT HEAD DATE GROWTH MANAGEMENT DEPARTMENT PUDA—Regency Autohaus PL20140001836 Page 19 of 19 December 17,2016 CCPC ORDINANCE NO. 16- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 86-19, COMMONLY KNOWN AS THE REGENCY AUTOHAUS PLANNED UNIT DEVELOPMENT, BY DELETING PROVISIONS RELATING TO RESTORATION OF WETLAND SITE AND ALLOW OFFSITE PRESERVATION OF NATIVE VEGETATION TO ACCOMMODATE ADDITIONAL PARKING ON TRACT D; BY ADDING TWO ACCESS POINTS ON HAZEL ROAD; BY DELETING OUTDATED PROVISIONS; BY ADDING DEVIATIONS RELATING TO OFFSITE PRESERVES, USABLE OPEN SPACE AND ARCHITECTURAL STANDARDS; BY REVISING THE MASTER PLAN TO RECONFIGURE THE WILDLIFE AND RETENTION AREA AND DEPICT THE PARKING/WATER MANAGEMENT AREA; BY REVISING THE MASTER PLAN TO REMOVE THE 25' LANDSCAPED SETBACKS ALONG HAZEL ROAD AND WESTVIEW DRIVE AND 20' LANDSCAPED AREA ALONG US 41 AND REPLACE ALL OF THEM WITH REDUCED BUFFERS, AND TO ELIMINATE THE 30' CANAL OFFSET ON THE MASTER PLAN; BY DELETING FIGURES AND ATTACHMENTS; BY CORRECTING ACREAGE OF THE PROJECT FROM 14.6 ACRES TO 15.44 ACRES AND BY PROVIDING AN EFFECTIVE DATE. THE PROPERTY IS LOCATED ON THE EAST SIDE OF AIRPORT-PULLING ROAD, NORTH OF HAZEL ROAD AND SOUTH OF WESTVIEW DRIVE IN SECTION 1, TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 15.44± ACRES. [PETITION PUDA- PL20140001836J WHEREAS, Regency Autohaus, Inc., represented by Robert J. Muthere, FAICP of Hole Montes, Inc., petitioned the Board of County Commissioners to amend the PUD and change the zoning classification of the additional herein described real property. NOW, THEREFORE, BE IT ORDAI.NED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: Amendment to PUD Document. The PUD document attached as Exhibit A to Ordinance No. 86-19, is hereby amended in accordance with the revised PUD document attached hereto and incorporated herein by reference. [15-CPS-01416/1227427/1)71 Regency Autohaus 1 PUDA-M20140001836 Paget of 2 11/8116 SECTION TWO; Effective Date. This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County,Florida, this day of ,2016. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK,CLERK COLLIER COUNTY, FLORIDA By: By: Deputy Clerk DONNA FIALA,Chairman Approved as to form and legality: 'o I leidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit A Revised PUD Document 1154,PS-01416,1227427/1j 71 Regency Autohaus i PUDA-PL24140001836 Page 2 of 2 11:'8'16 REGENCY AUTOHAUS PUD TABLE OF CONTENTS Subject Page Table of Contents Section 1 1.1 Purpose 4,1 0 “se-of-Wor-d-`1Restopation2 1.2 Legal Description 1.3 Property Ownership 1.4 General Description 4.5 Current Zoning , 1.?•- • . • : • Section 2 Project Development 2,1 Purpose 2.2 General 2.3 Master Plan and Land Use 2.4 Development and Fractionalization of Tracts 2.5 PUD Conceptual Site Plan Approval Process• 2.6 Site Plan Approval Process •:• • t."• - Section 3 Land Use Regulations 3,1 Purpose 3.2 Permitted Principal Uses and Structures 3.3 Permitted Accessory Uses and Structures 3.4 Prohibited Uses and Structures 3.5 Development Standards 3.6 Deviations Section 4 General Development Requirements 4.1 Purpose 4.2 PUD Master Plan 4,3 Water Management 4.4 Private Roads Page 1 of 18 Words underlined are added;words strtrair—thfoutli are deletions It\2014\2014046tWPtPULVOCCPC\ 1-7-10'.Regency Autabaus POD(II-7-2016)docx 4.5 Solid Waste Disposal 4.6 Electricity, Telephone, Cablevision 4.7 Transportation 4.8 Planning Seel4on-5 11, • -; - - -; • - - ;• •5,1 L- ° ;-.-- ;teetion 5.2 Restoration Steps 5.3 Truffle 5.4 5,5 EFIVi ;; * ; • ' ; -« Figure 1 Location Map - • - ; - «; Figure 3 Contour Elevation Map Figure 5 Rotefetion-Plan Figure 6 Illustrative X Section of Vegetative Cover Figure-7-Exhibit A Regency Autohaus PUD Master Plan Sidewalk Payment in Lieu Exhibit Exhibit C Retention Area Cross-Section Exhibit !) Landscape Buffer Planting Plan • - •-• - Attaelurtent-fi A4taehrrient-F Page 2 of 28 Words Ituderimed are added,words 64i:talc-liven+)are delettoni 11 Q0114\2014046kWPWIMMCCPCtl I-7-16\Regency/imams PUD(11-7-2016)docx REGENCY AUTOHAUS PUD Li Purpose The purpose of this section is to set forth the location and ownership of the property, and to describe the existing conditions of the property proposed to be developed under the project name of Regency Autohaus PUD. - "1' "` *4"" ; : • " r. • r• ; •• „: * : • ;• -• •* " • • •: ..-« its-p-referenee4e4he Gypfes a ;. : • " - -•-• ;" 1.2 Legal Description Lot 16, Coconut Creek, Unit 1, according to the plat thereof, recorded in Plat Book 1, Page 108, in the public records of Collier County; and, the NW V4 of the SW 1/4 of the NW V:, less road right of way, Section 1, Township 50 South, Range 25 East; and the West 428.41 feet of the East 567.61 feet of the SW 1/: of the NW 1/4 of the NW 1/4, less North 334 feet, Section 1, Township 50 South, Range 25 East, all in Collier County,Florida. 1.3 Property Ownership The subject property is owned by Regency Autohaus Inc., 501 Airport Road North, ;': • • -•- • , • •• - •: ; * - • • , • ; - ; :,Naples, Florida. 1.4 General Description of Property The project site is located at the northeast corner of Hazel Road and Airport-Pulling Road and consists of approximately 15.44 146 acres of land. 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Nene;* Page 9 of 28 Words undetbled are added;words Afuelt-tisffittgli are deletions H.\2014\20/40461WP\PUDA\CCPC\II.-7-164tegeney Autollaus PUD(I I-7-2016)doex A. Not applicable, Q. Estimated ettange., • • e. :4 ; Q-:--------L4eseribe-the change in-de e*; *-• -; • - . '• : : *• ; ;; • -: - *- - -3*-- • •affticipit • •; .• ' • : ;-- - ;•-; - •: Nefffial--11 a • * a- ; a a a. fers—attd—seleeted Ittatis‘tai)ittg7 • ;-•; tt. • .• :- a -- ••: •. , -• ; *- •: ;a itncl-Setvices frieftt, systetn:rr t).. Water supply. , ' - • '- -- : • •: •, ; * System , ' ,-; • ; 1. . ••• ; 4 . Z. -httlidretzt-squitrefeeki, .4 a• a a Page let of 28 Words alildgittod,are added;wools atfook-8wough are deletions II U014\2014046\VirtPliDA\CCPC‘11-7-161ftegeney Autehaus PUD(11-7.2016)docx , ♦ e a. , A. No. . .. _ A. None. • 'M, ;,•• ♦ a A, None. ., : R" A. None. 4 1 n z a + w•r++ ,v ♦a .r. 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Menioring 44, ;; • ta-* --; •* ; -; eee1:1P5"." ; ; ;a:« ." • "; - "' «"°: **4: - 4 A.: a • ; ; ; • :.. ; ' ;.; • - - 4. •':.- ; ; ;;; ; ' ; - • ; ; - - ;;:« ":" eVt--' *; ; •;*- • '; - • i ; --; *;* *• •--• t • ; • ;*• ; ; ; - -- Page 12 o28 Words unsigiiracil are addcat,%.,0L)rds mfata4(41baottgla arc daiallores 1-1\2014\2014046\WP‘P111/ANC(.1:PC4 1 I,.7-16kRagerIcy Auto)lers PUD(1 I-7-2016)docx •: ;° a -sY aftn - t ,, Rte-4o Y Y w a he-site•idrainatot-4‘vithatit - � • 3 R a . a w e 3 —#3t33it+'t3 s c nvir4 Birnient r-; a .," : eve- - ax , 'a - Ys , -1- . *. aere4e- . _ to . . `. • . , .; s ", it i al' -{a a ill is fela y--ste iiE p�y� �y, -.. Y . • i W • as a a w. a 1'�f 3,1 Ti: w . . a a. - r t • �.. �.. a r ♦,:.';far�a� � y � +� w a ,w •... a r+..*S ♦ . _ a - .�yy �y (y n a � it> v . Z a a ' w - w Y M77� a•"+ng- It a• SCS sr • `�'W'.i.. i} }'age 13 oi`23 Words 11 are added;wards stsiss4t-Ifiretrlil are letiouas t1 014\2014046\W1'\PUI7AWC" 31-7-9 htiRc eats}Azrteahaua P1,917(11-7-2(916)dacx r • ' • = *.. .:, eti « . . ; :mak;:--s € . • ; ;' n$h/e-41410n -;t ::; " .. «' ;,, # .s ' rn 1. i_' Sec : ' '; ;; : *; •, •- -• • ; : '• ikely establish eatfiedt-eta-taaier-4he-supervisie- : - , Pay 15 of 28 Words kind/dined are added;words atrtoal-clir•egh are deletions II U014‘201.4046\WP PUDAkCCPC11 I-1-16\Regency Autohaus PUD(1 I-7-20 I 6),docx SECTION 2 PROJECT DEVELOPMENT 2.1 Purpose The purpose of this section is to delineate and generally describe the project plan of development, the respective uses of the parcels in the project, as well as the project criteria for future development. 2.2 General A. Regulations for development of this project shall be in accordance with the contents of this document, PUD-planned unit development district and; other applicable sections and parts of the Collier County Zofting—Ondinanee—Land Development Code. B. Unless otherwise noted, the definitions of all terms shall be the same as the definitions set forth in the Collier County Zeni*g-Ordiftenee-Lan Development Code. 2.3 Master Plan and Land Use The Master Plan, Exhibit A. Figure 7, consists of an overall layout of approximately 15,4 344 acres of light industrial land including its related streets,off-street parking, off-street loading/unloading and the-emotion-of a wildlife/water retention are. : : aefes-in-aroa, 2.4 Development and Fractionalization of Tracts 1. When the developer sells an entire tract or a building parcel (fraction of a tract) to a subsequent owner, or proposes development of such property himself, the developer shall provide to the administrator for approval, prior to the development of the tract by the developer or prior to the sale to a subsequent owner of such property, a boundary drawing showing the tract and the building parcel therein (when applicable) and the square footage assigned to the property. The drawing shall also show the location and size of access to those fractional parts that do not abut a public street. 2. In the event any tract or building parcel is sold by any subsequent owner, as identified in Section 2.4.1, in fractional parts to other parties for development, the subsequent owner shall provide to the administrator, for approval, prior to development of the tract by the developer or prior to the sale to a subsequent owner of a fractional part, a boundary drawing showing his originally purchased tract or building parcel and the fractional part therein and the square footage assigned to each of the fractional parts. The drawing shall also show the location and size of access to those fractional parts that do not abut a public street. Page 16 of 28 Words Imderlined ate athled,words$(140ifilifetilli arc deletions 1112014\20140461WP1PUDMCCP01 I-7-16kRegeney Autohaus POD(I I 4-20 6)doex 3. The developer of any tract must submit a conceptual site plan for the entire tract in accordance with Section 2.5 of this document prior to final site plan submittal for any portion of that tract. The developer may choose not to submit a conceptual site plan for the entire tract if a final site plan is submitted and approved for the entire tract. 4, The developer of any tract or building parcel must submit, prior to or at the same time of application for a building permit, a detailed site development plan for his tract or parcel in conformance with the tenifiterde-Land Development Code requirements for site development plan approval. This plan shall be in compliance with any approved conceptual site plan as well as all criteria within this document. 5. In evaluating the fractionalization plans, the administrator's decision for approval or denial shall be based on compliance with the criteria and the development intent as set forth in this document, conformance with allowable amount of building square footage and the reasonable accessibility of the fractional parts to public or private roadways, common areas, or other means of ingress and egress, 6. If approval is not issued within ten(10) working days, the submission shall be considered automatically approved. 2.5 PUD Conceptual Site Plan Approval Process When PUD conceptual site plan approval is desired or required by this document, the following procedure shall be followed: 1. A written request for conceptual site plan approval shall be submitted to the director for approval. This request shall include materials necessary to demonstrate that the approval of the conceptual site plan will be in harmony with the general intent and purpose of this document. Such material may include, but is not limited to the following, where applicable: A. Site plans at an appropriate scale showing proposed placement of structures on the property; provisions for ingress and egress, off-street loading areas; yards and other open space. B. Plans showing proposed location for utilities hookup. C. Plans for screening and buffering. 2. In the case of clustered buildings required property development regulations may be waived or reduced provided a site plan is approved under this section. 3. A fee consistent with the current fee schedule for County site plan approval shall accompany the application. Page 17 of 28 Words underlincd arc added;words,4 elttkeeagh are deletions H:12014\20140461WPU'UDAICCPC111-7-161Rcgcncy Autohaas PUU(I 1.7-2016).docx 4. If approval or denial is not issued within twenty(20) working days, the submission shall be considered automatically approved. 2.6 Site Development Plan Approval Process Site development plan approval, when desired or required by this document, shall follow the procedure as outlined in the . - ; -;.- - Land Development Code. 2,7 Phases of 19eve•1ivfnet1t - $ .;-• - • ‘.1,* ; -; • ; ; :•- -; - ; • , *-: •$: : ":- • ;;;‘, • , •- ; 54 ; • : ; • - -• *:- **-."• ;- ' .; -• '; • ; • 9 -:- •- • . ;•:. ; •• - • ;;: ; . eoippl 'a- •'• ;-: - "; 4, • this-petitien; (2) Phase 2 consist of the site prepar: ';- ; , ; -* • . - : eaty'olt, ;• - •; •• -. ";• 4 '4'. - "a": 41etion of Phase 2 is -: ' 4. • 4,' "" 4. 4. 444; . "*" * *: ". S .- ; if4 " ; " ; ". : "4.`44 ;'' "4. Z • ": ; ;* 411 44 4 :44 4' ** 4" '4' " . ; ' ; ;" a ; • : ' ." :4'4 epect-. ; • - -• . a :;44 : 4" .;', Phitse-Nu ;• : Phase 1 Juno, 1986* June, 1988 •- if •;; . • 4: Phas • -., 988 June, 1991 ±-4:lpet• ; ; •, •:; Page 18 or 28 Word:underlined arc added,words Woik-tlimogli are deletions H\20 I 4\2014046 WP\PI,DA\CCPC)I I-7-ledlegency Autohaus POD(I I 4.2016)doex SECTION 3 LAND USE REGULATIONS 3.1 Purpose It is the purpose of this section to outline the land use regulations of the project so that the development will proceed in a manner which is consistent with the PUD document and according to the general goal and objectives of the County's Cempfeheasive Growth Management Plan. 3.2 Permitted Principal Uses and Structures A. Express office, motor bus, truck or other transportations terminals, research laboratories, and similar uses. B. Light manufacturing, processing (including food processing, but not slaughter house), packaging, fabricating, and assembling in completely enclosed buildings. C. Printing, lithographing,publishing or similar establishments. D. Retail, rental and repair establishments for sale and repair of new and used automobiles, motorcycles, trucks and tractors, mobile homes, automobile vehicle parts and accessories, heavy machinery and equipment, farm equipment, retail establishments for sale of farm supplies, lumber and building supplies, monuments,and similar uses. sanettiafies: F,E. Wholesaling, warehousing, storage (including self-serve), distribution establishments,and similar uses. 3.3 Permitted Accessory Uses and Structures A. Accessory uses and structures customarily associated with uses permitted in this district. B. Caretakers residence,one per parcel of land. 3.4 Prohibited Uses and Structure A. Any uses or structures not specifically or by reasonable implication permitted herein. 3.5 Development Standards Page 19 of 28 Wards goderline4 are added,words striwit-throwel arc deletions 11 V01412014046\WP\PUDAtCCPC11 I-7-16tRegency Atfichus PUD I-7-2016)docx A. Minimum lot area: as determined at the time of fractionalization, but in no case, less than 10,000 square feet. 13. Minimum lot width: as determined at the time of fractionalization, but in no case, less than 100 feet. C. Minimum yard requirements (1) Front yard—twenty-five feet. (2) Side yard—ten(10). (3) Rear yard—fifteen(15) feet, (4) Setback from canal—20 feet, (5) Setback from Hazel Road,Tract 1)—50 feet, D. Maximum height of structures Fifty (50)feet F. Minimum floor area of structures 1,000 square feet for each principal structure F. Minimum off-street parking and off-street loading As required by the County .4 e L:nd Develo em rit Code at the time of application for construction permits, Additional off-street parking will be constructed on an"as-needed"basis. G. Signs As required by the County •*- :*• .•:• Land Development Code at the time of application for construction permits, H. Lighting Lighting facilities shall be arranged in a manner which will protect roadways and adjacent properties from direct glare and other interferences, I. Minimum Landscaping Requirements The petitioner agrees to use only species native to southwest Florida in landscaping, and to submit a landscaping plan to the Natural Resources Management Department for review and approval. .1, Fence Requirements As required by the County Z-ening-OrdieLand Development Code at the time of application for construction permits. ' ' - •- - • *. - ; - ; -- .-• ; :.• pfe : -; „— -; : • * *: . 4 • • -- *4 .est: Page 20 of 28 Words mgdgi kat4 ate added.words addek.Atedgit arc delettons \20 I 41014046\WPTUDAACCPC\I 1-7-16kRegertcy aadohaaa PUD(I1.7-2016)doex K. Native Vegetation The original PUD approval required a wildlife and water retention area of 2.8 acres. The minimum required amount of preservation, recalculated in accordan with the current preservation standards, and based off the total site area,excluding areas within utility easements and easements for ingress and egress (15.4 acres -- 1.1 acres = 14.3 acres), is 2,15 acres (15% of 14.3 acres). This will either be preserved on-site or be met off-site per the requirements of the LDC. 3.6 Deviations A. List of requested deviations from the LDC: 1, From LDC Section 3.05.07 H.Ili, a), "Preservation Standards," which allows rties zo ed commercial that have a nat've ve_etatio re enti•n r,•uiremen of 2 acres or less to provide all or a portion of the required native preserve off- site, to allow a property zoned commercial with a native vegetation retention requirement of 2,15 acres to provide an off-site preserve, 2. From LDC Section 4.02.01 B.2, "Open Space Requirements," which requires commercial developments to devote at least 30 percent of the gross area to usable open space. to allow 29 percent of the gross area to be devoted to usable open space. 3. From LDC Section 5,05.08 D.9,"Building Design Standards,"which requires that within a PUD. all exterior facades of freestanding structures, including structures located on outparcels. be considered primary facades,to allow the northern facade of the parking structure to be considered a secondary facade. 4. From LDC Section 4.06.05 C., "Building Foundation Plantings," which requires perimeter building foundation plantings at grade, to allow retained existing native vegetation,the addition of bald cypress trees into the water management area, and the enhanced Type C landscape buffer to be used to meet the required building foundation plantings along the eastern and southern facades of the parking structure. Page 21 of 28 Words underlined are added;words Wirtrole-41treutsit arc deletions Pi U01412014046\WP\PUDA‘CCPC\I 1-7-16\ltegency Autohaus POD(11-7-2016)docx SECTION 4 GENERAL DEVELOPMENT REQUIREMENTS 4.1 Purpose The purpose of this section is to set forth the general development requirements and conditions for development of the project. 4.2 PUD Master Plan A. The PUD Master Plan herein is intended as an illustrative preliminary conceptual development plan. The design criteria and layout illustrated on the Master Plan shall be understood to be flexible, so that, the final design may satisfy project criteria and comply with all applicable requirements of this ordinance. B. All necessary easements, dedications, or other instruments shall be granted to insure the continued operation and maintenance of all public service utilities. C. Minor design changes shall be permitted with County staff administrative approval. 4.3 Water Management A. Detailed drainage plans be submitted to the County Engineer for review. GB. : , • : • : • . : • The stormwater management system design will be in accordance with Ordinance 01-27. as amended. 4.4 Private Roads A. The internal road system shall be privately owned and maintained by the property owner or assigns and are intended for the use of the property owner, his tenants and their customers, 4.5 Sold Waste Disposal A. Arrangements shall be made with authorized collectors for collection and disposal of solid waste and trash. 4.6 Electricity,Telephone, Cablevision A. Arrangements shall be made with authorized providers for the provision of services on an",; needed"basis. Page 22 of 28 Words uuderjuld are added,words atroaii-Owelsigh are Melons If\2014\20140461WP‘PUDA\CCPCt I I 4-16\Regency Autohaus PUD(I I-1-2016).doex 4.7 Transportation A. Two access points onto Airport Pulling Road and two access points (both exit-_ only)onto Hazel Road shall be allowed. B. The developer has provided payment in lieu for sidewalks along Westview Drive and a portion of the 1-lazel Road frontage. County has approved the payment in lieu exhibit(Exhibit B) for the remaining Hazel Road frontage and payment is due with the approval of the next Development Order. C. All vehicle loading and off-loading activities shall occur on site in a specific location(s)to be shown on the Site Development Plan. D. Sales test drives or service test drives shall avoid Gail Blvd. and North Road and driving through the residential areas to the east. E. The two vehicular egress points to Hazel Road shall be limited to right-out only in the locations as shown on the PUD Master Plan. The westerly egress point shall maintain a minimum distance of 100 feet from the intersection of Airport Road and Hazel Road, and 8 feet between the vehicular crossing over the canal and the County's weir structure. The easterly egress point shall be gated, used for exiting vehicle carriers only, and maintain a minimum distance of 100 feet from the point where Hazel Road forks and turns into Gail Boulevard and North Road,. 4,8 Landscaping A. Exi ling vegetation east of the proposed parking structure on Tract D shall be preserved and supplemented to achieve the equivalent to a 20' Type C Landscape Buffer, in accordance with the landscape planting plan provided as Exhibit D, Sheet L-1, to this amendment, B. The existing landscape buffer along Hazel Road on Tract C shall be enhanced in accordance with the landscape planting plan provided as Exhibit D, Sheet L-2, to this PUD document, 4.9 Outdoor Lighting A. All lighting will be shielded from residential areas to avoid glare. Lighting will be a directional type, aimed downward with shielding to reduce glare to adjacent properties. 13. Lighting for the parking structure on Tract D will be the minimum needed for safety and security, and will have a minimum reduction in average lumens of 50% after business hours. On the second levelno lighting will exceed the height of the parapet, and the parapet will be sufficiently opaque so that automotive headlights will not project light directly onto adjacent properties. Page 23 of 28 Words uusicrlind arc added.words struult-thfeugh are deletions H i2014\2014046,WP\PUDACCPC\11-7-16\Regency Autohaus PIJD(11-7-2016)docs al)pfeve$1-itlett - - Stipttletiefisi -; : • ; . - -' - • - ;: : ;f-the-feste-fia -: ; -ted and a - • ; ;; ; ; ; - - ; -; *;• "" ' : *4 4 ;*''' ' " "" .11 ' P "" ;t93:-It IS CX;". rattge 2 5 feet. *.. * 4. : ' « ;•* .-* zt -4 -* * • . - •: ; " * ' atitfteriftt" ^ 4 ; • --• • • - ed • •: ; ; ; ;;; 4 ..4 ; -- • -• •,fittatliNlieftt ' ' • 3 ; - ; as--iileffned ift-Figtift-57 Page 24 of 2S Words naderldleg are added;words Aftitk-44ifeegif are deletions \2014'2014046\WP\PUDA\CCPCNI -1.,16\ftegency A utollaus PUD(1.1-7-2016)docx a- . : w . -;e . , iese- if" # s--arm weep„, y j iyll .. ; . • •!. r. . a '.;'teasesstlflertts, of less thu -Y`0-- t the s -« ; .;-- . tx ;.• , . r ; ^4;: .* --. . ... s - ; :,- s ;:.- • w A -...a •♦ .. .>..nw:.. 1)-44 »•-v.. • r r * Fi . •. -«1 ..to . x R.,�.. ..v .«.,•+, •. r •« f a � •F•�.w � � " «. C i., ii : i« 2 622tii'.S-h r s r . 's • • « ., . Rest. s. ..S....• .- ......,t=.3 a :... •• :.-$ ' ._ ;mmmun+ty De elep e{tt"-'YJi' . . * • 8 *- , . , e! i s- i . , . « , 7.. ., ti)..'eaehi-";-. ,. • .. -• :• • ` ; :`, 'i w . +.. .. • • • r- «.-. 111:._... •. .- - Page 25 of 28 Words uti erlit d arc added,words staoak-!1wet0 are deletions H:l2014 20.4 4CA6\WP`yPUDA\CCPC\1 17-164Regency Au ohrws PUt)(II-7-2016)docx 44, • lieeo. • - • •; • z- : •- z. '; :• -;•; • -" ; • ieator i, discovered, all 1),-esetirees-Nta-;:• ---- -; ; ' ."."- • -;--- - • ;- . -: :-; ; "rtiiifie-tlietyriat!pef c.. * - fil--Resektrees ; • • •: ; *- . *-- ;.- effie"- -„-- ; ; ; *:- : -'-*--; '• - ; *- - ; : - - '; 5.3 Trtiffio :"*" ;;; ;, .--; " : ; ;I:** • ;" : • ::: • ;: ;at.. ; * *; ; • ass-; • ' ; ; ------T-lit-ileveloper--sitall--provide--4eft-atikt-right-ttir- 1.- •- - • ; oved--act,,esses oti-Airpect-Roitch ;:- :- ; *- ' *I, 1 . l• •Inm, • * • . • • .1 -: .41, • • • V•. E The develciper shall pay irtipttet • •• : ; ; ; • ' r. * • .; •- - ; • - ;; ; ; ; 4 $ ; - • $ - : ; :•'-: : • *-;;,- • ; S ; : z ttnaty-s'" ;-- - --;:- ;. • 'ties • ; ; ; z - • *- ;-.- Page 26 of 28 Words anderilpert are adderi,Words arrue4t-44aatik are deletions H Q0I4`,2314046\WPTUDAiCCPCk I 7- MRegency Autohata PIA)(I1-7-2016)doex app rval- . ._ : >,, a ; ; •r) a'. 'a'. t 1. All 'ter 7 Ya 'R: . . 2. Each parcel is developed as a scpar. ; . ; . ;; . • 3. Each c tc lti ent-- -; a a a 'moi. - 1, Any est: ; .:a . .;. :.; , shall be required to apply 'a !-4: - • t-e Et e t tinted Rt."; a ,.. ..,' ; :.._. _ . - .. .s _ a , 576- Engfneet+ng Th . A. The-p , . - . a -_ ; ; a - a _ . deb'elepfmtetnt: waivers sh tl4be reque to .. . . •', . `a • . : -.,-a a - e' ---8treets)-4e . . ` . . . t'' _ . 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(„„9 Z • , aNtrilnd - .U1OciblV , _ . , . e ^ ' , ^,TAQAHittit A, , j 11, tl P114P,Q81ED 78L PRODIAITTD 8T 'TEto AEBTRICIONtii ^,TZE ' • ` , ILI, 1!orIDE GOAT Ot TUT DL'1D RxEt110TION91 •/ 12, It E AAQVUT h AEs mt or A 7Iot.ATrONt Ho 1r '. TO VIM VA* Tt1E t 1 . NDTIO' : I 1 • r,ti 1 if • . ter , ., tN ° • 'ILL1 ti ,vu e ' April +, 1904 I . To Whod `i Hey Cona•rni • . , .P,. 1 I t Regenvy Aute Hsu* redone petition, { • e . ! I 1 Thio is to o• tity that X -rsan.i.177 Inspected the subject proper- located • the 'outshoot* Darner . or W.etvi.w DAV, •-' Airpor 'mid Ind th.f 1 round no •vid.no• or any a 4101.. eel or historical •l0•1 t and none ere believed ., a at. In the a1!ant that a such sites ere diaoovsrad '. • during the sits prepare '• prays.e, It is raooan.ndad that ail work tease an. th 1 be notified in order that ruoh findings ae •e ee seed and so/looted by the , owner for rutvre aoi' tin* p servation end study• i i . dinoet•Yy, I, , gir1. . To o; iault ' Pill. **presentative south b Florid. Atroh- t ssalogi 1 /Moiety � ' rI , 1,t '1 . I • i* 023wir227 . . . 1' g ' 1 • • 4 mobil Mid 1 • •f , 1' ,d I Iles • , • 8 seola inne:y ,'reeM/ YaviM1 . ' oO U /ICoUNYYOovzRuMlSNrcoMrLEX , ArD9tAL*ZIOVnc21 MAPActnin DR?ARTHINl' . • 11! Nerd 11, 1983 • • ,r d Dr. Jay Re ,t ., 91.3 3t And 0-21 �� Naples, florid MA! pear Dr, Watt. The Peters! Raearcer. , onset Dapar At (Nroc1) hie the fellortnq 1. ratoomeedetLehe aoh(1urnf litfAatita teuuraw for the tori/01 sad rergetatien at the !,leo alto Is. tel eat re Airport Reel, south et ,,, r Y•ot+iw, sad Aprth et lose treat 7 h'ap1.., Midis. NLtiiitiee ' , prooaduree are In eenperutle ler nod deetreetlpo incurred der1Al z pre-aonetrvetien eallrLtiae to Di aniy Auluheuel.preLieihary + ' eittlletlan nepotlsttou here ha ' handled for tht /!outer y Or. Mone Spline. . • f The top ped'dry slope true the b . it the rater ritidtten arca • • ehotld be plantsd vith +14 pine (A 1. !UAW neer ) At s *pietap rah 10' 'mute. ,+hdontp a paneng d iii jinaa eheeld . 1a rapraNntetlree el a palmate (Pervitoed raft.'rile • Qlrrlat. earl alt). At 4 isle el t 47ZTa a the hent. Orly ndtire ' oak tray wale. (roes s Opp,) should be pl .red an 20' teatere. Al soap roes et to... • weals 'hauld is liea ersteol fate the taps ride slope, led heel /t o dry alis of the yarn. aeet ahwld not he planted • in dtearata row b oheell net Ie plated erre AVicid a (ale„ • etetehfnt Altura! etre*). , • Per ear rotor cantos,tae, baSdcfpnu (Meas • a• at sh.u31 r At planted on t teams thawtheuo the paid'si L • 0,4 . 'thirty paraeat of y• r tree ptgttnpa should eonaiet et rod/ iopla (Ao v.1 ) plc a1 en AO' ,enter/. Aandonlp Latereparied ,ret true eheeld • e raptaae ettres at mme fors (flstrhmee peretu,t), r prase • (Na Btu Ile a1Ao1a), end, it sal ltotentlp veli, erevhea f !tor • app, a p c pre-it viii ( adult app.). epeete9 planted n t• retest a aria require se a to vat ta,ALt(eeei tharufen, t +res suet I eat . ate eandttiiris es Were plant surrirel, As etch the Meru . ere !rase should not he plpntal In dims to torp, het ehenl a 'Ansel ser trandenly." t t . 1 .1 • S, i. 1 a -37- • ' ,r . a 2 40 rAMIAMy'rltMC.eAOY $Apse,PLONIOA 00912.1577 010.774$'•0 ' l ' • mg O2a1t,1228 . , _� . • . e t A•tnimsm of 601 tarrlrei of tot .peal*,plant*" must ba ;smote,' for • a throe yr*,ptriei Etter or4ln11?loans( if noose*ty a "wort • .„ plants will ba rtluirad for p*nomots us to wool the 401 rty quad!. *ite pian vitb,pulp ditttibutlont *h*u1d b* *omit ', to MOO for r. ttv prior to any'Wootton"ark. tomo pleat apps autlidid in . t • • tb !sotto *Y"rrrl3Ebla howl Chris Worm, /Its htvirion ar r . pare r, 11 Ihdu*ttisl 01,4,0,101.10 ?had"33! ' (113-778-1310). If ' I a"g <, of sup forth'r 4.40 plods* da not he,Lh to oenteot 14. •• oinaeralyr . !tendo I. Kumla*" phr>3r natural oerwtrase Nr .errant 1p*a{t11. • ' >irAlae . • . ttXd!coma . . ! ' I .. r r , l • 1. '. . I i I ♦ ,, i • ,•r 'X''' . '• IOU 02114NO 229 ' - a . S • , • I I 1 � ; t . _....._....... A t I • HOLE, MO$TEs ft ASSOCIATES, INC, • t.nsulAna NON?,—t+nd w«.y«, Corl HIM Poo" le Ye. ary 4t 1111 I t' Mr. To , Koppta • t • Sn Ince r opartmint i Collier n1 Government Comitiss 3301 Tam Ttroll Slat 1 Napier, Y1 0'•/t rt.1 Ant Monay Auto ua , • Q ` Putltion No. 11+00O I ! ORA rile Ho. I t • �. l Dear Tour , This to to confirm the ro its .t our disous/ion ',WWII , relalihR to int on ineorin a puleliene for the aboverelono p.tltton, The onjtnsortn% pulutlone wore erffrinrlly grdpeled • In a 111/11 more from Hertel- bar to Misty Mehiw. Strad open • our dl.ousoton today, we a -.a o the following oonotuatonat . • I. At the tiro of tine radon approval, the owner will file a Malyer of plat app onion r the den lopau n1. I. The owner will b ruguortlnt w were frost the sobdiTlaton , ret+olattono app eablr to ready. deeirn and eenetrua%sLon. • Herold Huber 1 t oated that them wnlvers will be han0led edminlatrattyat the Itrue wait of phot and any other • tinder WAIT pelt lion, ere flied allowing totentnr. I e I. Al rpportdevil* a4ndoon ►Paatvi.w drlv On. etthe ,i aaawne bo allot/ad the*, eOOlairltorl 114.14ut 400 ao drlroware will it ee the lolling median oat, , ` 4 , . Mo Sate driveway will be ',rev did on ` lel Road. i • 4. The d eloper will donatruot only a loft- en lana for the ' ' 1A Medi out on Airport hood Thu elrhi-lur lane on Airport • t • Roo. would not b1 epptieablo to this proles ,- {, D 8 a e, I believe, has fiurhshod you with etta plan ' 1 . Bloating Ins phased�oonalruoton of lite roe. . Continua. I. ' . ►oil Ot )i rvl23O ' e • :, . ' t i , , I . , Y • • . . . I Wailliall . , . , • 1 . . . , ..I I : • I . 1 • . . . . 0*4 - • , . , . . rnice t • . . • . . . Mr Tarry Sepsis ttTile No. 60.11 i ,•' . 04/1111 . • 1 • , . . .• ' Mi of ths rod, in this dsielopment 101/1 b. .rleste and it . Is not the IntsntIon of the developer is ti. 'sots the fonds •1 * •• . se public rittitt-ef.ways. - .. The ob. t, I trust, Is in agreement with wit ws discussed today, , . • , It you h I any questions or coolnients,.pie * do not hysttoli to 9 , I. give m a ell. . . . . ' Ver. Only y, el .,. 011:0000.-., ,II 4* 8 toTATO roio. ' . • • , • • Alf . • . 'Charge H, lisrronnson, P. set Tont KW* * Ilene Boson Hsi towns Litibtir . . Ctittipent . . . . , 1 . , . . t . . . . e , . . s'. . . 4 . , .4.. .: . # ' , 4 . . I . • , -36. . . . . . . / . ' ... 'li • MN 02a#1,,f2at , ., . . ' . ' 1 . ' . , , t ' ..,. . . , . NIMMINIMMIONIONIMIN1.11,1111IMMOMPPOSPOW.0101610 ......— ..,.....,..0................{.................e.rn r . , . t 1 ' • • , < MEMORANDUM AT?''vlINelt* Z. • , D^TU Jenvsry 23, l ee j. i• ' TOt ROMI.. I i 1i f , Uttlitlea Uolinserint r seater 4 / 1 Rel petition R-e3-.130- Uatanoy Auto gees (Airport Roed) , U. hare reviewed the sbovs refersnted Petition end h no ob4oetton to Fe rervtt os requested, Mower, ve require the t> ovine ettipulstLcne • , s a eondltton•to our reeonmendetion for epprevoll • ' l) U.I. dtetrtbutton and eevege en :aitch end trenante+ton • Osten* • it be eon.trueted throughout t. prsloet development by the le fdeveloper • rnuant to ell current 11100 me et Cellter COUnty and the !tats Of +rida. viler end cove InCilietee eonetreeted vithln •• platted right. ;i-way or within still en{enaeta required by the County shall be eon ad to the Coon for ovnarehtp, opnret/on end ' mstetreenee perp es pursuant to Appropriate Ocunty CediMrrcas end retuletione to .t :-t at the t of eenveyanee. AL1 raper end sever feeilttise oen►trust on privet property and not required by the County. t to be legated within tlltt elements .heal be ovnd, operated end ',, aelntelood by the Dere),ler,, a'e*Kens of nueageaart. Upon 4.14+1°1614 ' e of eenetrbetton el the v nd giver totalities, within the projiet, the • t.ollltist viii be acted o insure they moot callboy' County'• utility oanrtruotiom requirement- the shove teike west be completed to the • e.tiefsetiin et the U ,it Div/elan prier to pleainq tiny utility • foci/Mee, Otuety 0 . or . Ostoiy pored, into eerrtoe. The voter • teellitics shell be •onrtye =irettly to the City of Voyles by the • peraloper, I) All comites on plena end t •hnieel epeatfiwttas,e end propelled ` plats, If apy3 :hie, for the pro .Nd wet dtatributlon she levees , collection a - teneeleelon foeLlit oust to retrieved end approved by, the Vttlitte_ •Lfletes prior to commie. merit of senetruetion, 1) All o> eaets *cense:ins to the ee .e 0e11toeten f►oltttisc vial . be guilt.,, a et the county end will be bbl-,d ty the County in cseordenee with t- dimity,' .elablleMd rater, lh= id Ow County not be Li s , putt to frevide "iv" .ur041,4Tieo to thy' sect, the eear ouatottara , ' ehel be customers et the interim ut131t4 etebtlah.d to sere. the • jt+ pro Cl until the Coonty'r off-site sever Is fitted are nveil►baa toe. se chs project. Voter evenly .nd,blitint; .,ill be provided by the y of Harlot. 4) 1e 1s entisipsted that the Deunty indictee Di Ilion will ultimately receive and treat the swig gemrated by this . eject. ehovad the , County nettee not be to a !pettier to retelve the pre it's vestewater at . the ties d■velapeene ao.ntno.a, the Developer, at a **pens,,, v413 install and opera■ interim on-efts neves, tteise, 't end diapoeal facilities edequete to most alt requirements et he appropriate ' reeuletery epntisar ' • -37- , . tin loan( 02t3ne4232 II I t 1 • ,... . I . • .. ' .• ''41 • 64 t . • . % I , • . 1 . . . . . , The Ann Moil*, PI nnine Dept. . .e sate 1 . . . . . . • January II, 1116$ ,. . l * . . An Agr000ant .hall he ent.rod into betuton th County end the t Do .pore bineltnn an the Detralepot, hip OdOitw, or ofoogoros leeelly soot• ble to the Ortuott, prior to the ;remota et otruttlen toountnte . for h' •reyessd projeet, *MINI 0441 1 • ..• a) lb. p , mot, ...alto veetewator kraltseat , • diorama (oollitier, If . . required, 14 be oenetructed at paTt at I pea/tied projoot tad mutt 1 . b. retarded !mortal they shall be an,. rooted to /the sod hiertel otandardo awn e to be ovno4aporttei a mintoin$4 by the Doveloper, hit 444114* or oteetora until *ugh au 110 to entity', alt-alt. moor leolilthe Cr, 4 We to OtitIdIs th,' . Wet, rho laterite trootmont % t taoilltior 0411 . ly .,role,. . to .b... le... 0v..d by the' Developer end appro. t by the Oct y ter Iorelopmene. ado utility toollity nay not be xpende0 to prorlio fever 'Omits outside the . . davolopoteut bounder, a-. aced by a (gavotp vithrit the written mutt et the County. ' 1 . 6. b) Upon oonnestion to t -4.0114 cit-eU, torsi, fonilitiee, the . • Divelopyr. his Quips or r seers ehtil aiewOon. Ailmsoole end Poore . . . . , fro, the cite the wars- ot a teseeyeht taeitity, All. work T4lots4 with this oetirity wholl per d et All dace 10 else deddg74 . . • o) Connection to tha .roty't of it. cover taoLlitistr will be Molds by • . . the Omar', I)se 1r at ne or outlet rw at no ales to the Cooney nlehio 90 day. atter cook solIitioo heel avo41oblo, The mitt at eonnottfort , ... chill lotted... It not to United e, 41.1 inteintoring tootle nod . preparation of socroation dowoont porwittinge toonitiottion or , pttletins et ew tine tonere poopiog is, litioe or tonotruation et hew MOM lofted -opine torillttit. leetre., semish with Count,' Olt-tit. , /44ilitlate, a or lines nedestery to nets t donroatiel(o). out 4) At the ire County 4011.01IO sewn WOW. ow ere ors/14bla let the ProP44 I. 941Infet 1,22A, tint tolsovint won to liefre shell W. denowyei1 . , te it. wty petaeent If appropriate County 0 Await end Ateulatiowe • is att. et ti,. tier: All rover teailitia. apeeereat44 in Aliely ounce righte.afway or within utility toettoanto 0 .mired by Ike . I Delmer withio A. propel linito tooviro4 to ., connostIon . withlhe Coenty's aft-cite Newt, ftoilLelost or, . . 2) All moor 44411.044 ttquired to Donned,' the, Pre it he the . . County,. off-sits Mile feeiliii40 ONO the on.. a error . . feellittee ors otoetroated en privet, property oh/net retrad • 1 • , by the Ceuhty es be incised within utility U4400005 'letting 1 ' but not limited to rho Collet/Ingo s; . . ..-.. ._ • . , 4 . ' . -.38'• . , 5 . •. i liii 023;m233 ' , , . . • , . ' . .4, . . . C . • . . , . . . . I I ! , • • . I . ! . ,............,.................-............... ............ .. 1 1 ' , 1 . Tog Ana Mepl., t3 nitini Dipartbant ►epi IQwt e) NILO Cowl• lift "titian and loran 04111 440.. coenotinl with the Opuety aver tsdUitLOe lnolvdlnl 411 utility •istn•nts neoasery, 111 • •) t1 owtoetre ..teed en en Louth, beat. by the ilfcy system a0nttrue• by the Devolop.r shill boom •4a10.4r0 of a County et th4 tine when wty off-etta srvtr !catlatts4 are avai •l• i• arra tint prof-•, and ah osna■Kien to node, 'riot I. teen. ton of the project • to the County Off-alto awes htilttl•o the Vivo •par, his assigns, or • tuaourora drag urn ever to the County a Octopi. list of the avelours r , "tread by the enc s vtilLttee *moo and a, I not owe. with the . County tar the cc a of those to t9N•rs, Tho Developer shall also . rwid• the ee C n6 w s dorsi • • y detailed leve tn of the lootlttiea arrd within thewritsroj■ot end t entity wk. 1 vi be r•oponalbla ter the aver . { writs btllini for tb. ►r. W.j 0 Alt csaetruottoa plane .4 to .fall opeaificatlone related to . e00n••ttone to the C•uatyl■ a it cower la•illttse viii be sub.itted 1 to the Dtilitiaq Division far ro and Approve.* prier to seer0neenent er •Oaetrueti•n, s • . dTho Developer, his esti. 01 0, 4000000 owe .to pay 411 a etms evelopment •hrrls. •t the too tie luilding fatwll4 too fsqulrd, . i pursuant to epprOprlstc Co ty Otdtnent and Ac ut•tiane in alf•o4 at • the tiro of Paten ream re This tupuin sv of .holt be. dt aan to all protractive buyer► of • oyertiar tar vh buildint pewits will be I requited prior to the a rt a1 building tow aettoe. • ... h) The County viii also to the Deviopsr for •peel.*•,, end oatntrnanso ' oho gavots tr•nomt. n .yea■.'ter the ova of $ *.00 per roef, whoa inch • sy.tnn Si not o• moss" to the off-Otte uv.. faiLitise owned end / . operated Dy the '•uaty. Teon. of the lots the be d.ttrwlnal epic . •oapietlon or r ?moue utility eancttvetitn aro prior to asttntasn of the 'Meat "ply, trt.tannt end dstribvti•a f llitlen and/or rho • Wog' cell" ton, eraeanleeion old treoeeeet reelltt'• I. rho loose, if "Pieced, II ".mita Is atf..t antic th. County ••0 prsvids rower . sorsa• g• oaAh tie off-sits fooiitct.e or until Push 01that hulk rate sow a lee oarecernto er4 nelatietod with the inter , utility opiate a elrvin he proj.0t, 1) is required cedar County 9rd4enta N•, 10.111 ehovtn the trin- eh lty of %•wale nrvioe, suet b. cubntot.d And •pyre 4 by lbs . u Itat.o Otviat.e prior to •pprted of oho oaeelruocfon do. Brats for . • a proj•at. aubntt a espy or tho opirovod DID portal' for a avow . ooil etisn and treeadartaa /yet.s. end the vastevet•r cruaegn facility to be utilised, noon re•dpt thane!. • -39- f • tilt O23041234 f- s , • 1 • . � I t 4 1 1 To Ann MaKIu, Planning Dtpreaant ' 1 ' Vigo e . I. January 10, 1,940 0 Con*eruaclon and ovoirohl► of ehe varev'and *aster seiittlss. lnotuditut , dny • apou/ toot*voter andfov sro,. o ttoment •etlitlat, Mill Da in tempi net vith all UeUULtlu "ingot"* standar. ?allele'. Ordination's. • erotic , ate. In allot at eh* time conatruae n spprovsl to rsque ted.. �, D) Prior approval o1 toul.rittlon doom., fy the Uatlittat Nekton; , • • Ft the Dollop'. --se Intone vrritlutlen. p flint to Chipta 351, Ylortds , J + tutor"., that h. florid" Publle tarries p.iulor hiereared write* j vial righte to t, osv*lgsr to pravtda rs /melon to tilt prays a until i. Os County on pro ,s thus asrriaaa t .ash its donor lauLittlas. 1) oeiailsd by/mil design toper severing the eewegs oeilsttlo, and ! 1 cranentpsion spittle t• atmos th "robot Boat Ito eulvsiatsd vith the ' l aonstruetlen documents 1• ehs p1'• ot, The root" *hail List aii dolt. • • rosvnptlono, dsmaal este '.d or, r lsotors psrttn.nt to lb. syttsa under oon.ldo stlon ' 1) Iritis" If - Wool D opont Rtquirsusnts•of the no 49614int .hell 10 voided to insar••rat this aoasrandua, by dais, end oyutly .. • tilt puIttoner't o septa, I of a Olpulat1ofs etnteinod heroin. A rsviped sopy *1 the Plf• dosvu.nt nd droll Mimeo for the rooting . approval wet N sot* aid to th atilitlro DLridlon toy rovlil and . spprsvel prier to oak -"lin; the Pit ion for aonetdirstisn by tho turd of County Cowl/Wm , ' • i • o drxhh 1 ' • sot N /pas, , ions/ I ' . 1 • i "40^ , I nn2Tt Mt 11g Z351 , /....119.11.0.41 11~M.1 P.•••••••11..........1.1, • / E sttF f , , i, MI OM . q . • $ (1f%4s+tsf'. ,1111,,{,Mita, ?itis, 3 . r, PF'i) .'JV%. •,,N11rt• T1'M4 ' It.r.11n.1rn1."1H Vrf/Mot'' • . , • Monter 10, 198 • r . John fiutor, Chairmen 1 ' A. d of County Oommieeiower' . 001 er. Opunty, Ylorid, . Count- Ooverneont Cantor • . Kepley, bride • 3)962 no tat 16, O000nu}} Crook, t 11 end, h $1101k. of the , 441 or the MIN, lore toed right. of Way aooblon t 7ounehip ' , IA) south flange 25 Snit; end . the W 1120,!,1 Net of the , , 8 67. 1 root of 4h. bWI of the $1 of the Hv4, leis the ' Horth teas Alsatian 1 s , Township 5'0 South! Heng' 25 . , Vest ..1 in Oolljsr oonnty, Koride. Der Mr. Pieter; • , •• With reepeot o the proposed •+ening of the above de.orib.d ' • property, the pe tioner serves 4ot 11. des- -o the County uetor en• Savor 4iatriet the sister 4 • distribution yetom endithe sewage aol.' ebion feoiliby within the , efoordaneao ithmnpp1taebof le County ortll ne ra�hsao hallitiee in 2,1 pay the eppllaebio eysteat dev.io ant *bargee mad eon• , • neotlo, lees to the Oounbyy Mae' and Bever • dtriot prior to the • issue •e,of buildlna willies end, s a1.. dedispt• ell eppropriob. utility ora' ante ter eery- . . io a the water end *moor epitomes °° Olnoorsly, + ' o tons tt•.tg for the Pati biovar • a t• tote 02tt t1'4 , • j SPIPXCH'Z i, or, $.no Spotao, ao valor or eothoriaod dtaot for ',thiol . R 3.33C etr4t to tho tollovtna otipuiotiaor rolvooted b ho Collier • Ca y Pleooior Corietiao to Chair'Olio hooting co a 17. i986, A, wast of tha.TCD 0eoaosat par Atatt Repot datoi April 10, 106. (),.o . , dttA ku3.oaa 4 . L Jm I ! • , traz Pax arta •• f..,... " PO TO AAO$11180118 x=• )$till/ `t'"''d4-" 4 DAT . 1 ,,CP 9S / f• • 75 t' }t „ ' 'I "' Ne, M .Sha t. xis •1 ? )r ct0""h,1gr,I4. 11W . • 1fl1 CW4trti`lO$ ^ ! l°"i'. 4'' ,6.414 ' J. 1, AU533C A?R • OMIT . 5" 8iri0.- C.. r. c4++.-'.4,{,G'.49. tesutu _oIA" t,r,{o.^ru,ie. t+ +' . • ,. yua.�s.rt. -1-r4•3 1Kaw 0" • Writ u,f E L. v.,......4 n ' '' or rttuca%k� t poys,lr�t w 1,.4.1164 .arxo,w{ (. rose ,,.w..u.14.r.' �5�.�,,,.t,....,r" . l'�rcAu»-��'r-�.t lu N 2 N)U ttM+� a CA- r ads v/.wCl 1, i tf.►*13- ' i. 4.s G toy . f), -- .t ns.A' "4, tlsws s pat �1, L.,w !� i Lata (i)d,41 5F� 1l Lr/. t ..t�.`awJ du,.,:..�• `i .10.1.44 .�/A(.�! f3�tit+.+•r .'1 Cann 5'l"t",/a'4'W. .,. < 1 a « • t iota D2 'e,t2� » t , y .1' t • •. , t y • • 1 1, . •84ATL YLO.RXt* } , t C00NTY Oy ;. I2!R I t • i, WIi.41 . p1.1(titlAN, lark of Cootie in and for the °. . , Twentieth audictel-•iro t, collier County, Florida, do hereby certify that , foregoing ie a true Original oft t >,01A AN NO. 86-3 I. . which wall ♦d..ted oy the Board County Commissioners during deg far 5ese100 on fay 6, .6. ' , f wz, BBB ny hand and the official ial el of the Board of ' Coun Caseissioners of collier County, *ride, this 7th • de. of Noy, 1445, WIALXAtt J. W . t CCunt coxiqt, ,nOrt! '....1.7a, . h 5 1 tr ` wiry 14ler',.y;... i:4 Deputy pile * . . ) ......i''. . •Y * a1 1' v e ; 1001( 0214V.Z38 .. ' Y• ` immehM11A+rgrttli sem 1141 ' IV 1 Ili 1 ithili 111'1) --r-it ,••• PI4ili g I Ill . 1 rn Fr.= sl 4 L.--- 4 A / / ,, 1, / ." ----- ' i /ii..../ Z 1 I - / / .- 0 , 0 1 / , I / -'' / / ,- , // „ ,--- r- -. ---, •i •i i —,,,,, , / / , / r , ,..,...__, kl9 sei > / / / ';' _ // / , / •' .••! --,I i 1-- ,,....—........, * / , i..... 1 , ' • -- •t r , , '.! ,, i, •,,1 ri X 'D H V / •/ / X;t , • i / ,,' r' , ..11.--' • ? z D X o / ,,, , , , , 11 i 1 i 1 OP. / 0 ---” / ,' / / C i ' / / , e I ' I ' rn 'If II 1, 1 —1 \ -4 ---/ ,' •/ / ,' , • . / i: / ,' 46 k r . i ;t' ,, ,, / ,. , .gtr..' r: k--, i il i / i , ,' 1 /..b. ,., P 1 1 / / I. / / / '•''' / 'A, .la •1 „..... , , , / , ? , ., ! Z I 1 /1 / i y ' /I /0 ' V 1,21 , / , r i • ; / , • , ii //i , 1 ccn Jw rrl Mil , • ,. / ;Ili 012i $R11 < ' f 1 2 . A , , ), ;0 g§ § 3§ is3mR --I gin Htti Aaar-Nti 0 kR1., igir4 epl4Z XhP2 k02 IgaoY w 7 , . fa ... 42 ? 82$ Att / An fil k9 Rls e / , f, '// , ve o F p, wl oz / 9 /25 UV' qr , , /.,, , i xcn , „ V' AA ff, rr71 ' '' , / / / g1;16 gxqA gee :.4fx / / i , m 021 g oat Ai‘t ..i.---- ,•-' ,,,, / • ' ,_ .,-- ,/' -,/// z--1 x1419 .:: 14 X81 '4c0i ----— ----- ..--,;'''' / ,'' ,/ - o ----- ,.,-- .......-."" r , '-' ..„; ro;' ,118* 91A .1,Q:_, vAgig ,v, 111 _ .. • i -1....----7/- -- oq -48! -ii A oi 1 , i 0a § li W el AO Ag12 _., - •• 4 z cri 0 6 At-i -, g 1 AX i '", A" m o A A a ,4 1 ••• I 0 z 9., v N .....e........,.,..... Cv e-r ""°4:31141:yty Growth Management Division Planning & Regulation Planning & Zoning Department Comprehensive Planning Section MEMORANDUM To: Michael Sawyer, Project Manager Zoning Services Section, Zoning Division From: Marcia R. Kendall, Senior Planner, Comprehensive Planning Section Zoning Division Date: March 5, 2014 Subject: Future Land Use Element (FLUE)Consistency Review PETITION NUMBER: PUDA-PL20140001836 (Rev.!) PETITION NAME: Regency Autohaus REQUEST: To amend the PUD to reconfigure the existing "Wildlife and Water Retention Area" in order to accommodate a two-story parking structure while maintaining the stormwater function of the area with the required native vegetation preserve area to be satisfied off-site. and to propose two new access points (one exit-only) onto Hazel Road, to add deviations, mostly related to the proposed parking structure; and, delete a number of provisions no longer necessary. LOCATION: The east side of Airport Road, north side of Hazel Road and south side of Westview Drive, and identified as being located at 301, 501.&601 Airport Road South, and 3637 Gail Boulevard, in Section 1, Township 50 South, Range 25 east, consisting of 15.44±acres. COMPREHENSIVE PLANNING COMMENTS: The property is designated Urban Mixed Use District, Urban Residential Subdistrict and within the Coastal High Hazard Area per the Future Land Use Map (FLUM) of the Future Land Use Element. The Regency Autohaus PUD was approved by Ordinance 86-19 on May 6, 1986 and allows a variety of heavy commercial/light industrial uses. These uses are not consistent with the FLUM designation. However, this PUD was subsequently (±1990). As such, FLUE Policy 5.1 is applicable, which reads as follows, in relevant part: •239-252-2400 Planning& Attachment 3 Policy 5.1: All rezonings must be consistent with this Growth Management Plan. For properties that are zoned inconsistent with the Future Land Use Designation Description Section but have nonetheless been determined to be consistent with the Future Land Use Element, as provided for in Policies 5.9 through 5.13. the following provisions apply: a. For such commercially-zoned properties, zoning changes will be allowed provided the new zoning district is the same or a lower intensity commercial zoning district as the existing zoning district, and provided the overall intensity of commercial land use allowed by the existing zoning district, except as allowed by Policy 5.11, is not exceeded in the new zoning district. The foregoing notwithstanding, such commercial properties may be approved for the addition of residential uses, in accordance with the Commercial Mixed Use Subdistrict, though an increase in overall intensity may result. A zoning change of such commercial-zoned properties to a residential zoning district is allowed as provided for in the Density Rating System of this Future Land Use Element and as provided for in the Bayshore/Gateway Triangle Redevelopment Overlay. e. Overall intensity of development shall be determined based upon a comparison of public facility impacts as allowed by the existing zoning district and the proposed zoning district. [No new uses are proposed and no building expansion is proposed that would impact public infrastructure.' The County encourages developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code (LDC). [The existing access points (ingress/egress)are located at Airport Road, an arterial road, and Westview Drive, a local road The addition of two new proposed access points (one exit only), are depicted on the PUD Master Plan, Exhibit "C" as connecting to Hazel Road, a local road) Based on the above analysis,staff finds the proposed PUD amendment may be found consistent with the Future Land Use Element of the Growth Management Plan. cc: Michael Bosi, AICP, Director, Planning& Zoning Department David Weeks, AICP, GMP Manager,Comprehensive Planning Section Raymond V. Bellows, Manager,Zoning Services Section CD/FLUE file (is CD&ES Planning Services/Consistency Reviews/2015 PUVA AGENDA ITEM 9-D COter County Growth Management Department Development Review Division STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION(CCPC)ACTING AS ENVIRONMENTAL ADVISORY COUNCIL(EAC) FROM: DEVELOPMENT REVIEW DIVISION,GROWTH MANAGEMENT DEPARTMENT HEARING DATE: NOVEMBER 17,2016 SUBJECT:PL20160001369: PANTHER ISLAND MITIGATION BANK EXPANSION/ COMMERCIAL EXCAVATION PERMIT PROPERTY OWNER APPLICANT&AGENT: Owner: National Audubon Society, Inc. 225 Varick St.,FL 7 New York,NY. 10014 Agent: Stantec Consulting Services 3200 Bailey Lane, Ste.200 Naples,FL. 34105 REQUESTED ACTION: The applicant requests approval of a Commercial Excavation Permit to excavate 350,000 cubic yards(cy) of material and remove the material from the site. GEOGRAPHIC LOCATION: The subject site is located in Sections 3 & 4, Township 47 South, Range 27 East, and is located approximately 2 miles south of Corkscrew Road.The project site is approximately 400 acres in size. PURPOSE AND DESCRIPTION OF PROJECT: The applicant wishes to expand operation of a commercial excavation which would involve `scraping down' existing farm fields 1'—3' (350,000 cy)to create wetlands and removal of the excavated materials off site,which removal is the subject of this application.The excavation activities will be phased over what is anticipated to be a two year period of time. The removal of overburden material is a bi-product of the creation of the wetlands, which is an approved use of the Natural Resource Protection Area (NRPA). Pursuant to Section 22-110 (b) (2), applications for commercial excavation permits shall be reviewed by the environmental advisory council for recommendation and approved by the Board. SURROUNDING LAND USE AND ZONING: The surrounding properties to the east,south,and west are zoned Agricultural with a Mobile Home Overlay (A-MHO).The surrounding properties contain active crop farms and cattle grazing fields.The property to the north is a rural residential area and is located in -• County. Development Review Division.2800 Nath Horseshoe Drive•Naples,Florida 34104.239-252-2400•www.colergovnet Currently, it is not know where the material will be hauled to. A potential haul route map is attached indicating the probable'cone of influence'. The closest structure to the site is a radio tower to the northwest. HISTORY AND PERMITS: This removal of overburden material is a bi-product of the creation of the wetlands,which is an approved use of the Natural Resource Protection Area. Staff has determined that since a Conservation Use is a permitted use in an Agricultural Zoned District,a Conditional Use permit for excavation is not required. The Panther Island Mitigation Bank(PIMB)was originally designed to produce 934.67 mitigation credits for the restoration, enhancement, preservation and perpetual management of the 2,778 acre bank site and was issued a Wetland Mitigation Bank permit(11-0002-M) in March 1999 from the South Florida Water Management District (SFWMD). PIMB was approved with seven (7) phases and included: the establishment of freshwater marshes and pine flatwoods;filling of drainage ditches; removal of cattle and grazing impacts; vegetative restoration of vehicle trails; re-routing of diverted historic flow-ways; enhancement of wetland hydro-periods,eradication of exotic clearing of vegetation,management to prevent exotic vegetation invasion and re-infestation; mechanized and manual heavy brush clearing to allow prescribed burning;and reintroduction of appropriate fire regimes. On February 22, 2000, the BCC approved Commercial Excavation Permit No. 59.720 which was the original permit that allowed a similar shallow excavation of 770,000 cy of fill material which was removed from the site.This permit has since expired and the petitioner wishes to expand the limits of the project. ii GROWTH MANAGEMENT PLAN(GMP)CONSISTENCY: This project has been found to be consistent with the goals,objectives,and policies of the GMP. FUTURE LAND USE ELEMENT(FLUE): The subject property is consistent with the FLUE. TRANSPORTATION ELEMENT: Transportation Planning staff has reviewed the proposed Commercial Excavation and has approved the project. Traffic will be directed north on Carter Road in Lee County. On May 26, 2016, the owner and representatives from the consultant team met with Lee County transportation staff. Based on the goals of the project and removal of overburden material, Lee County Transportation staff indicated that they have no authority or mechanism to require a Development Order for the removal of fill utilizing Lee County roads. However, during the meeting,there were several items that were brought up by Lee County transportation staff which the owner has agreed to implement. These g items address life safety and cleanup issues along Carter Road,Corkscrew Road and at the intersection of these roads. Certain stipulations were agreed to and are included as"additional stipulations related to Lee County"at the end of this report. CONSERVATION AND COASTAL MANAGEMENT ELEMENT(CCME): Environmental Planning staff has reviewed this petition and has approved the petition. An updated Listed Species Survey has been provided. ANALYSIS: Staff has completed a comprehensive evaluation of this petition including the criteria upon which a recommendation must be based. Section 22-110 b.2 of the Collier County Ordinance of Codes and Laws specifies the requirements for a Commercial Excavation permit. The specific criteria is as follows: (1) The excavation will not interfere with the natural function of any sanitary, storm or drainage system, or natural flow way, whether public or private, so as to create flooding or public health hazards or jeopardize the functions of the natural resources and environment of Collier County. Staff has reviewed the Excavation Permit and has verified that this excavation will not interfere with the natural function of any sanitary,storm or drainage system, or natural flow way,whether public or private, so as to create flooding or public health hazards or jeopardize the functions of the natural resources and environment of Collier County. (2)Dust or noise generated by the excavation will not cause a violation of any applicable provisions of this article. Rock crushing operations or material stockpiles that will be adjacent to any existing residential area may require separate county approval. It is anticipated that these activities will not occur during this operation. Currently,there are three residential units within 1 mile of the site,along with a radio tower and a farming operation without a residence.An attached aerial depicts the location.Pursuant to Section 22-111 (d)of the Code of Laws and Ordinances, letters have been sent to all property owners within 300 feet of the site advising them of this petition and the EAC and BCC meeting dates. Additionally, signs will be posted in the area providing Notice of the meeting before the Board of County Commissioners. (3) The excavation will not adversely affect groundwater levels, water quality, hydro period, or surface water flow ways. The county manager or his designee may require the applicant to monitor the quality of the water in the excavation and adjacent ground and surface waters. Under no circumstances shall the excavation be conducted in such a manner as to violate Collier County or applicable State of Florida water quality standards. Staff has determined that the excavation will not adversely affect groundwater levels,water quality,hydro- period or surface water flow ways. This creation of additional wetlands will enhance all of the fore- mentioned. (4)The excavation will be constructed so as to not cause an apparent safety hazard to persons or property. Staff has determined that the contractor will be required to follow OSHA guidelines with respect to the excavation operation. (5) The excavation does not conflict with the growth management plan or land development regulations adopted pursuant thereto, nor does it conflict with existing zoning regulations. Special criteria and approval procedures may be necessary for projects within the Big Cypress Area of critical state concern. Staff has determined that the excavation does not conflict with the growth management plan or land development code regulations. This project is not located in the Big Cypress Area of critical state concern. (6)In cases where a wetland is no longer capable of performing environmental functions or providing environmental values or in cases where it is determined that no reasonable alternative exists other than disrupting a wetland, certain alterations may be allowed, except as otherwise authorized through previous county review processes. The developer has prepared a Conservation Easement over a portion of the site. Upon recordation of the Conservation Easement,90%of the site will be recorded as Conservation as required by the Development Review Division Environmental staff. The former farmland area does not count towards the requirement of 90%of the native vegetation to be placed in Conservation Easements. (7)Flow of water within and through preserved wetlands shall not be impeded. Existing and proposed Conservation Easements cover most of the site to ensure the integrity of the wetlands. (8) Appropriate sediment control devices (hay bales, silt screens, etc.) shall be employed to prevent sedimentation within the wetland pursuant to the design requirements of Section 10.02.02 of the Land Development Code.Any building site adjacent to a wetland and elevated by filling, must employ the same erosion control devices. Fill must be stabilized using sod, seed, or mulch. Staff has reviewed the Site Development Plan which accompanies this Commercial Excavation Permit and the plans indicate appropriate measures to prevent sedimentation and erosion control. This project has been found to be consistent with the requirements of Section 22-110. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney's office reviewed the Staff Report on October 28,2016. RECOMMENDATIONS: Staff recommends that the CCPC, acting as the EAC, forward Petition PL20160001369 to the Board of County Commissioners with a recommendation for approval with the following stipulations: 1. The required Conservation Easement must be recorded prior to issuance of the permit letter. 2. The excavation shall be limited to a bottom elevation of 3.0 feet below grade. 3. Access to the site is through Lee County. No material will be removed from the site through Collier County without prior approval of the Collier County BCC. 4. Dewatering is not allowed. 5. No blasting will be permitted. 6. Vegetation removal permits in accordance with the Land Development Code shall be obtained from Development Review Division for those phases of the project which require the removal of vegetation. 7. The petitioner will obtain all necessary Local, State, and Federal permits prior to starting any excavation. 8. A Performance Security must be provided and accepted prior to the commencement of excavation activities. Additional stipulations related to Lee County: 1. All dump-truck traffic exiting the project will operate between 7:00 AM and 5:00 PM, Monday through Friday only. There will be no truck traffic on the weekend. 2. There will be no truck traffic on Carter Road while school busses are loading in the morning or unloading in the afternoon. 3. Speed limit signs and monitoring devices will be set up along Carter Road to monitor the fifteen (15)mile per hour speed limit.Any truck found to be violating the movement or speed conditions will be permanently removed from the project. 4. Certified flagmen will be positioned at the North and South ends of Carter Road to control truck movement. 5. Trucks entering and exiting signs will be posted on Corkscrew Road,east and west of Carter Road. 6. Trucks traveling west on Corkscrew Road will exit at Alico Road to access Interstate 75. Any truck found to be violating this route will be permanently removed from the project, PREPARED BY: JOHN R.HOULDSWORTH DATE SENIOR SITE PLANS REVIEWER REVIEWED BY: 7) MATTHEW MCLEAN, DIRECTOR DATE DEVELOPMENT REVIEW DIVISION '.P'OVED BY: _ /o Z/I /G AMES FRENCH,DEPUTY DEPARTMENT HEAD D TE 'GROWTH IylAGEMENT,DEPARTMENT l03 t DAVID S. WILKISON,DEPARTMENT HEAD DATE GROWTH MANAGEMENT DEPARTMENT Tentatively scheduled for December 13,2016 BCC Meeting Attachments: Traffic Impact Statement including potential haul routes Aerial Location Map Commercial Excavation Permit Plans Letter to Lee County Transportation Department Panther Island Mitigation Bank (PIMB) Expansion Excavation Permit Application: 20160001369 Truck Traffic Impact Assessment Prepared for: National Audubon Society, Inc. 225 Varick St FL 7 New York, NY 10014-4396 Prepared by: Stantec Consulting Services Incorporated Wilson Professional Center 3200 Bailey Lane, Suite 200 Naples, Florida 34105 June 1, 2016 August 8, 2016 (Updated Attachments) Stantec Design with community in mind Panther Island Mitigation Bank (PIMB) Expansion Excavation Permit Application: 20160001369 Truck Traffic Distribution Methodology Pursuant to the pre-application held on April 14, 2016 with Collier County staff, and on behalf of the applicant (The National Audubon Society, Inc.), we have generated an traffic distribution analysis or a "cone of influence study" in support for the commercial excavation permit application for the project. The estimate of truck traffic related to the PIMB Expansion project has been estimated at 104 trip ends per day (52 entering and 52 exiting) based upon a the removal of approximately 352,360 cubic yards of excess fill material, use of 18-cubic yard truck capacity, to be removed 5 days a week over an 18-month period. Since the destination of the fill is not immediately known, and in fact is likely to vary/change over the 18-month period, the distribution was created based upon a set of assumptions in order to evaluate which Collier County roadways might be impacted by the movement of fill in the even that it is delivered to sites within Collier County. As referenced in Attachments A and B, the initial distribution assumes 60% of the trucks will move to/from the west along Corkscrew Road toward 1-75, and the remaining 40% to/from the east along Corkscrew Road to SR-82. Upon reaching an intersecting arterial/collector roadway, professional judgement was used to divert some reasonable percentage of remaining traffic to the intersecting route(s). This process continued until resulting volumes were assumed to fall below 10% of the daily total of trip ends as directed by Collier County Transportation Reviewers. Since this traffic can enter Collier County's road network from two different directions (1-75 and SR-29), the scenario depicted assumes 40% of the daily total of 2-way truck trips will reach Collier County. Truck Traffic Impact Assessment Based upon the assumptions used in the analysis, the attached graphic identifies the percentage of traffic assigned to each road segment, and depicts the roadways that could be impacted by daily truck 2-way volumes at four thresholds: • <10% of the daily 2-way truck trips • 10-19% of the daily 2-way truck trips • 20-39% of the daily 2-way truck trips • 40-60% of the daily 2-way truck trips jk { Since the County's maintenance responsibility extends only to the condition of County roads (and not the roads on the State Highway Systems), in this example the only County Road segments impacted by more than 10% of the total 2-way daily number of truck trips are: • Corkscrew Road from the Lee County Line to SR-82-42 2-way truck trips per day • Immokalee Road between 1-75 and Collier Blvd- 10 2-way truck trips per day • Immokalee Road from SR-29 to Camp Keais Road - 16 2-way truck trips per day • Camp Keais road from Immokalee Road to Oil Well Road - 10 2-way truck trips per day Ends: Attachments A and B ATTACHMENT A r ■a.. .—■ow..••••. 25% 26 10% 10 10% 10 5%5 Lee County ■ Corkscrew Rd 30% 31 \c„ , ♦ 40% 42 20% 21 , 60% 62 SR29 ■ ,5% 5 ::::: ■' )2I,tCollier County' I/ Immokalee Rd 5%5 ' r Bonita Beach Rd■mowa `' a 10% 10 L ...• ...........301 . 10% 10 it: 5% 5 Immokalee Rd / Oil Well Rd —HT \ .. + Immokalee Rd Golden Gate Blvd Pine Ridge Rd — rr _ -------- 10% 10 5% 5 - -- . ----- - 5% 5 l'.... \ —?* -- ..\\\N• All Trips are 2-Way Daily Totals —.—•---.40-60% 20-39% 10-19% <10% ATTACHMENT B s \ 25% 26 ' - ,10% 't 10% t0 5% 5 Lee County . .` r Corkscrew Rd c-. 30% 31 • 40%42 - ._ - 20% ;1 • ✓ 60% 62 - ,,;•.....r,-.. - • .rn.,. . SR29 2 , L I •15% �� _ s-xc. - - P • .r . Collier Countya s%s 25% 26 mokalee Rd 5% 5< A. a • Bonita Beach4 .1056'_Yl ,. 6 ,ii(a 10% IO • j-596.5 r. ; ';� Immokalee BMW& ,, i4 '■ , I oil Well Rd �� ,ni:a. 2 r .r �1 lmmokaiee Rd l Goiden'i�ate NI -_ Pine Ridge Rd 496 1Q 5% 5 `"' ti { 5965 .-. , - , " gi 11 Ai • AO Trips are 2-Way Daily Totals itr . ;, i i 40.601 ' 1 I Xt` dir _ s296 n em0 39ipp - _ -- >—..++1019 "} e., tG1096is� s • .m ' - -' ''-...--:: - . ' _ .. _ . .. .,.,.. ,.. .. ..... , 0 , ,, . .. , ... , L ;tsar ..,_. _ . +i . . , , , : 1 . . _ L , _ . , . • —jam, .. I 1 !(/Y( 'J� r•••••• as,t Sw s ♦ 1}R }} r _ ) . >` y . .,r,-.1%,1,„, r ' -, , --"-..._,,,-.1 ' I •i ' ,:t.'10*-. '' e + ' .r � i " ;" ", fi r ' u - :+ „ -r ., _ 4 ..... fL,L......, :-,•",44;,7-*,1-,..,-4,'0.. ,,„, ;.: .. s ', ;'--. -. . , ''''' :fit 7. EVERGLADES � gam, <-„..„,„4, 1•1 ) L =...d (...) '0 4 CN 1 11s a 1/41141 4 a c on ,--, t m ap i;i1Eitir... - __, 4-4 i W • in EI -+ _...... CN Cc rev LL CZ -Q r CD cvv 4 C It 113 it I MI 4-11 40 Cr, 0 r- L.. 04, S VD 4 C .e t Q H 1 i-, t ; if 1 C t . /1 '1 I set_ il ii I r 1 , ry J ,, gIj ' fit[ 0 • ' v . 0 I .., ��.. _w__ , .. . I • . ro i .! 3 ' D • I i 3 t 4 T 3 jE F 1 1 I 9 3 COMMERCIAL EXCAVATION PERMIT PLANS FOR PANTHER ISLAND MITIGATION BANK EXPANSION PART OF SECTIONS 3 AND 4,TOWNSHIP 47 SOUTH,RANGE 27 EAST, 6 O0E1.3»Li ENC IMP u+P E COWER COUNTY,FLORIDA RMIMOSECIaN 3,RMS.41 MOM,ROM 07 GST.COMM COMM, VW CONTMMM 2114.7)RCVS Nolo OR,Ess 02'''&wnm 4 AL310OP sfcN6N..3Ow1Es0v.7 NMI,Rom n EI3T.LEER ME EAST 80000 FEET O ME MIST SAO FEET Of THE 48 W. 800 RET,GOWER calmrE . M. g ALSO 0101 000 DUPING 11 ONNER OF )I ALSO LE AT ME UPING 61 COIMEB OF sAn AanvE. MENU ATaIO 94 MOgN EINE O We SEQMN.,NdPN M]a30'ESP Panther Island 373E0 FM' MER V SOWM 100.63 NC,: M 1 T{a A T I 0 N 8550 TIERCE EAU 144.;7 TEM - LEGEND I�301411 135403 TIEN F' THEWEST 011.E1 REL 10 THE WEST 800E OF SMO SUTTON 1. BANK SPONSOR, w;xr ov eEnExa Max6nxwn SAM wnr LINE,NORM 6013.53•.10 ULU FST To 90 i' SOUTHWEST FLORIDA WETLANDS JOINT VENTURE ALSO TEES TOO MEOW THE FAST 30 REE OF INE WIN ID00 FEET OF II ABBREVIATIONS 8488 NW 5M WAY SE<000 Ft LAUDERDALE,FLORIDA 03309 OOM00010 A Tal TOTAL OF 412173 MOs OR LE. PM KNEW OCR NM MOM••NAV 0M (954)482-1707 SECT.+6.IMO.,00 SOTM wows n usr,COWER cam. ` ur cf MUMfAv OMI NA N10°AYO OE0 AS FOON6; um 'mac o nmmom PROPERTY OWTEff Eucro00 0 M Me MUM MEMO aO AlAi TIC oROaaS1 cum.OF Kum la "`MAOain RRNT Rmeowm.. NATIONAL AUDUBON SOCIETY,INC. Mtxcf ALONG ME M° EINE OF vn ann.EO NO.VIEW'EAST 5 a OOAPM 5.41187 TM 10 Mf NOW.CORNEA OF SMO SEOON 10 V MGT 225 YAMS STREET,R.-7 Oo.E 000L Me EAST IME a WO MVP.IA KM,or:i0 OM5 C ro M PM°'.iii M M Eil I.VIM NEW YORK,NY,10014 WINCE NORTH MM..wEsr a:37.13 0884 TO m Pam Of eunmw. (844)428-020 TO61uLsAoff 53.27 000011 008 I 000 0 OR,Ess, RE .0000 NOT R.a a. 3.n An AcxEs,YORE OR LESS. = W.MVO YA _STAB r mono ' 1 nal LOCATION j( I '� r aaaMAOmM:reMONEIN POW,E TrmSITE YAF Trc uCigN nANR aocS IwT AUTnOxv[ !t1MMOM mr now h, ' rl� I Nu DESCRIPTION LPwKw m[ +♦� ..,.ter,........0 T CMP ele e. e ,�8.E S MN.MRI W DYNRY vrttw ,. € (01100 n 0 •.^•... 3 IOW*MIA 01 IMIT6 OF MOM.6F 000,040001 M11WL W SAE.S[MEmg �f Yiiuµ y u .w..swat ry_1 53 4 P 0 0 COMO COMOR 9.0NV00 CNN III ��31yy A 6 WEB YSCMIIOE LMR&PLO NO OFTIA NIQT S A.Of up80 mWORr OWE. �E P ar • �`T0 ^rP .i I ... Mr A I PRIMERS MMOONM PMR :1 SYMBOLS Whit._ it STT _ -----.. ± .G>.wk."w: p •, dam j_ e �ouN1v J mo memo moms nee 4.44.4 » Nnu MOM ) I muNrc \_•ICof�UER C()11NTY -_— �• Of RA..VIVA RIM 333. -7-1.-""'- --.....- .,miAmmo n,Fin �Y r '— i 1 - — -®— I —..R..P..;.bluiERS MONO 'T17t . _ I SER DEM..eatlat 5348,M�.°e,A.w•�.,.» v G I=-w.6N.MIr:uLA.IO R,T - • "� � t , i . a» 8YA7118IREVSI0118 ?4 F PRD,ECT MANOR PAPAW SUR4EY0T1 0001EET BE RECORD '.;I 1. MIME;A LAM 11 UM T.NJ"F 00 .000IR*8 RaoNMAu .. •. IJf.IJpM RLAMB ETI I NP Wow. E1¢vMONw1 erArrw: MCnAnaN1010 emN!Na N]m1o0 IsyuN4 nwRcnRl Ku MEM) Il ma MOTS TOO NOR PPR.%6:1.18 604 S - �' O TM MA RO&ETOAPA66N FTRMn ........ Iletthen Or OAP.%IN.4co y Stantec I s-- .M,PGPOrPPP..,.� mmry.a�s, - PROJECT NUMBER I 3200 Bailey Lane,Naples FL 34105 215613219 [ 1 MO ENESM 0001 ;n SMO M0010001014 Phot 2394494040•Fax 239.8434571E 1010100.SUBMITTAL BATE ;NOIR NUMBER 2158 t CeNi also MIYwrl14000 821019.11AM'3MMKt0l MAY 2018 I R7216-02C-0IDY : I a 1 s I 1 1 3 ¢ f i I 1 ,srr VIM TO RIGHT KEY MAP iiiiCORKSCREW ROAD 2 N I X STING PANTHER `' ISLAND :•:: MITIGATION "I BA • o PANTHER ISLAND C MITIGATION BANK 0 EXPANSION THAT IS PART OF THIS g 30 FOOT CANAL EASEMENT COMMERCIAL 25 ACRE 0. 763 PG 1540 EXCAVATION �SFWMO-OWNED (NOT INCLUDED IN CONSERVATION OUT PARCEL EASEMENT) PANTHER ISLAND MITIGATION BANK EXPANSION (NOT PART OF THIS LEE COUNTY _ LEE COUNTY \\\\\V COMMERCIAL EXCAVATION) COWER COUNTY 1 r \0",..E.,537€ e MMO.WINNIN.._ . -;..1 .11.1=-1.7.S \\�t 1 `\ 1 : �.,1,011,...E ,,:..,:L'-:^ +��`��\T PANTHER LEGEND EXISTING �. • ' ISLAND MITIGATION' PANTHER ISLAND\, _ BANK 177_'_71 EXISTING JURISDICTIONAL MITIGATION BANK �� \ ,,,� ..+ ..w�a. _e4�.i.� EXPANSION i.•_ VLEGNDS ...W .��1 - ._<:`� BOUNDARY 1 7 ` LINE «a. COLLIER COUNTY !![ , _ � CONSERVATION EASEMENT I w � -7 L54t ACRES) • � (BWMD ACOS ES � �� SF R" �\ _ _ \r. ..:;,.i.:: .w,.,v.r..,• ,..X44, 1.�.,,.w....r.,,.. ,...,r.. �� EXISTING CONSERVATION ,f � �- EASEMENT 1 \\\ �e " v ` PANTHER ISLAND A��`\\� \\` MITIGATION BANK EXPANSION BOUNDARY C EXISTING PANTHER ISLAND E>N$"11NG CORKSCREW MITIGATION BANK BOUNDARY SWAMP SANCTUARY _._... (CREW.) 1 I ...C.:7— —CO sumac - -FNABONAL AUDUBON SOCETY,INC..AFJ AERIAL WTR BOUNDARY P� .* ,.. %wW....v „_._ NBQ BAND YIIINATBAI BANK E17AN9tl1 OVERLAY ”'NA1 CLIB1147AL OIBAYA1011 BANK PLAN4 I� tomtit --'w -.1.-...' r i r i i 1 1 30 FOOT CANAL EASEMENT O.R.763 PG 1540 A KEY MAP ZONING: AGRICULTURAL (NOT INCLUDED IN CONSERVATION EASEMENT) .- y -' •M'h EXISTING 25 ACRE LIMITS OF PERFORMANCE GUARgNTEEm r ;; 1 ZONING: AGRICULTURAL AGRICULTURAL FIELD SFWMD—OWNED (\ \ =` 38241 ) LEE COUNTY OUT PARCEL LEE COUNTY ZONING: AGRICULTURAL H i7, - ..._..... CALCULATIONS(LENGTH .... 1 „,,,...„t TN= LF APPROXIMATE LOCATION er• - 4 �'� _ - `�� = , �:, , ,, OF PRESERVE AREA �''•.` `. A�.\x e 4` _ '` ,.. v fr MANAGEMENT SIGN � e�\"�Fyk,��' !W',`�`1,,`•a a, �""'p' r` zr, � ”-'S'' (SEE DETAIL Q NOTES \ \� ... w w „';^'.x -v ;;;A.-r,,- .- THIS SHEET) :��". _ w w :-��, .��.'• t`• v __ :Y`.� w —r , ' 51 w\� x 'i _ - '� ` .A e s e - .ANTHER ' ' '! ,I I- •!:\ 's\\ \�. �` �°�..'r "\ \„, w w L i ISLAND --- -H \\�\ r .w '%.,t ', „t. \. \. "4\,..„,„ ,'�� •' ::.`7 MITIGATION 1�rt, EXISTING ,�`v - BANK w�\4 I PANTHER ISLAND ” ` \�‘\�`.� °,�,_ a EXPANSION MITIGATION BANK w �t( �,�"° `v eY w. \ w �• BOUNDARY j ' r z-zszz��y,' ..�,.� ''��`,;., \ �'° }.. -.w ti. LINE Ad li ti 1 g Zi ! ZONING: MHO NRPAI'LlIttitZ w ¢ « T" F � k. S `4"; 1k42":.\\\y. m _ _ _ o o �: n(2 a ,tr �,.w\� �\S b ..,:.: �.;�:� vii o ,,. �, ,- EXISTING PANTHER ISLAND EXISTING CORKSCREW • ZONINQ MITIGATION BANK BOUNDARY I LEGEND I SWAMP SANCTUARY I MHO NRPA 9 i .....- __............... F:771 WELL JURISDICTIONAL WETLANDS ZONING: MHO NRPA I ZCNNG1 MHO NRPA : ZONING: MHO NRPA ZONING: COLLIER COUNTY MHO NRPA .1 CONSERVATION EASEMENT (661.54±ACRES) 2 SF MAXIMUM NOTES' SFWMD/ACOS ® SIGN AREA(REF. 1.)SIGN SHOULD NOTE THAT THE POSTED AREA IS A PRESERVE AREA EXISTING CONSERVATION NOTE I FOR WHICH PROVIDES ECOLOGICAL BENEFITS TO THE AREA AND CONTAINS ,\ EASEMENT INFORMATION TO SPECIFIC INSTRUCTIONS TO ENSURE THAT THE PLANTED AREA WILL NOT LIMITS Cr OVERBURDEN& , BE INCLUDED ON BE SUBJECTED TO TYPICAL LANDSCAPE MAINTENANCE PRACTICES(I.E.) MATERIAL TO BE REMOVED 4'(MAX-) ,,F.3....„..• SIGN) MOWING OR CHEMICAL TREATMENT EXCEPT AS ALLOWED W (APPROXIMATELY 352.3601 CY) OPERATIONAL REQUIREMENTS. (403.203 ACRES) FINISHED 2.)WITH THE EXCEPTION OF THE LOCATION Cr THE SIGN POSTING, THE PANTHER ISLAND MITIGATION .+ GRADE _,"_, BANK E SIGN SHALL COMPLY WITH COLLIER COUNTY LAND DEVELOPMENT CODE LIMITS OFF OVERBURDEN RBURDEN BOUNDARY SECTION 2.5.6 AND SECTION 3,5.11.1.6.DUE TO THE PROJECT BEING A MATERIAL MITIGATION BANK, THE SIGN SHALL BE POSTED AT THE PROJECT {PRESERVE MANAGEMENT ENTRANCE. SEE SIGN POSTING LOCATION ON THE SITE PLAN ABOVE. ♦NATIPE VEGETATION REQUIREMENTS 3 i A AREA SIGN DETAIL N.TS, 3.)"DESIGNATED PRESERVE AREA" TOTAL PRE PRESERVATION ACREAGE POST PRESERVATION PROJECT DEVELOPMENT x REQUIRED DEVELOPMENT % 1 AREA NATIVE REQUIRED NATIVE PROVIDED ) VEGETATION VEGETATION 1,265.9 AC 565.1 AC 90% 770.1 AC 657.03 AC 99% r e + NATIONAL AUDUBON SOCIETY,INC. --fie° — ZONNC DATA h OM11S OF ^� Stam FAT-- __ REMOVAL OF OVERBURDEN _ we! M ,L, `g',^-,^^, PAIITAA SAO 1/TOATOR MIK F7PM'9CN MA'IFRIAL 1 .,...�.,u. -.'�..,.,..J we .•_•...'• ”` CCIWOiCBL DICAVAIICI MINT PUNS •••••.•••• 4tMvxte� .e : L i , 1 i • i Q !LW' # t3 .j.lel ii, , !Jr 771.00, ....dasioti-orto n Pa • f., $ d ..4 t) .4111r '411111111111,r- 4 rA 3 .,' a7 .\,, t J i 0/0/0 i r NATIONAL AUDUBON SOCIETY,INC. - -4 — "'Ga. &PROPOSED N DIVING CONTOUR I yy ELEVATIONS ate- 3 IA M w.w,.e.aw..w�taN 1=1 ww,�-+y�.r W PANMR IS01/ N7IGIIW BAWL EANIS " .,�v..r .� A4.iw CdIY[ROAL IXGYAMIN PDtY?PLANS �'� tteaulta`""ma.a . t I I i i I I •1 • 1.EXCAVATE THE TRENCM 2.PLACE AND STAKE ATE INLET / / STRAW BAS,ES. ------- — I_ r ^'s, ii .__ P R a is . . ._. / /.. • .. / / :!�'. ...wawa -- •'T� 6 . IA' ,, ::;:.__••••_••• WIDTH _- 1 `1� 3.WEDGE LOOSE STRAW `TRAT BALES AI o O 3. WEEN BAES. f.BACKFILL AND COMPACT to ��,. --• �,,,ccc�� THE EXCAVATED SOIL S2 g SES PEWO • 1� - � •) a el ...I B 1.► B\ Ii B L B / / BALE TANEO - L)"•R To CDAMERCE EKT OE CONSiRUCTOH ACnMY• 10.:-...R.4.-,,1:-.:-..,;..4..�i / �•. // WOODEN STAKE STRAW BALE • • -....-...APPROPRIATE EROSION CONTROL DEVICES SHALL RE T .Ts_ V �v I rd �+ 4 W AR IN - COMPACTED- .RrR `_ I J- - -INSTALLED TO CONTROL AND REDUCE SOIL EROSION I MII iii '4'3'.14.; T 7� `I ILTEREO `; r MPO' Y SILT / .1-4.•.'_AND SEDIMENT TRANSPORT TO DFP-ATE AREAS DE' / /�`' 1'�f SOIL TO WATER j �- CONTRACTOR SHALL NNNTNN THESE DEVICES / r., / / PREVENT - EXISTING A• Y FENCE BARRIER -/-.1.-,- ,. THROUGHOUT THE DURATION OF CDNSTAUCTION. ALL Or...- , /4 C PIPING • PANTHER • V • / • DEVICES SHALL REYAM M PLAEA AHED THE - . / ISLAND \� .1..1-...-...-SURROUNDING MEAS ARE ESTABLISHED. _ _ • .)TIE FOLLOWING WARM REOIREMENTS ARE MITIGATION �' - RECOMMEN EA(REFERENCE FLORIDA OEVELOPYENT ' •L : I G. OF : :.. :: :::C ; ■ BANK L+:. —+ �� (:�.•.•.- ••NMUAL,101 PPS 6-301 TO B-300). • PLATE 1,05c N.TS RUN •• I `<- - - -"-•-•••• A BAP LO TEMPORARY GRAVEL CONSTR.ENTRANCE ��•` d OApRCE:INSTARS AXON Of STRAW AND TWOOD FII TFR - ALE "r �� AF_ �v,/ 4 • • • - • • • • .13 SNP 1.m STRAW BALE BARRIER BARRIERS FOR SEDIMENT CONTROL.SHERWOOD AND WYANT WAS •'''- LET g :11:\7- _ �r •'`E' 4 - C)BYP 1.08 SILT FENCE MATH 'J• .4-'„—k#,` 1. .,7;'wd• .•• 0)BMP 1.08 STORY INLET CRAW PROTECTOR �. 4..,..,i' SEDIMENT j "--- '_-. J.)fHESE BEST HARM:C III PRACTICES(BLP)ARE (4.,i, A , .L v - l• - • .NETUi(0• •-. TYPICAL OF REOUIREMOTTS FOR SOL EROSION I! (3 ..,, t +`\.g� _ _ . _ fjl� ,401,:_,,,•...7'L________ SPECIFIC APPLACATiON `l L�.r.�•"f CONTROL PFR ONSOH 1T OF THE COLLER CWktr • f ,i V' ~..).- '_••• •••••.__•_•_LARD DEVELOPMENT EDGE.THEY NAY NOT ':�l�i,Y4G�IIIT'SL{RRLLIt�Wt{W'T A THIS METHOD OF INLET PROTECTION =�-•- •••-•-•••••••--•-- -COMPIJOA COMPLETE REIILATO�RYYWOUNNDESANO ca YJ l4UDONNli ,y POINTS A IS APPLICABLE WHERE THE INLET _ ••_S EC5 t PERMIT�XgrlOps.• _ _ _ _ , -:.:,= SHOULD BE DRAINS A RELATIVELY FLAT AREAHIGHE3 • 1 ELEVATION( POINTRBTHAN (SLOPES NO GREATER THAN 5 S i-• PERCENT)MERE SHEET OR - EXISTING CORKSCREW PROPER PLACEMENT OF STRAW BALE OVERLAND FLOWS(NOT EXCEEDING _ 1 I SWAMP SANCTUARY BARRIER IN DRAINAGE WAY 0.5 c!s)ARE TYPICAL IHE METHOD (C.R,E.W.) _, PURE 1.OSG N.7.5. SHALL NOT APPLY TO INLETS ,a BLIP 1.1. STRAW BALE BARRIER RECEMNO CONCENTRATED FLOWS, SUCH AS DI STREET OR HIGHWAY i # MEDIANS POST(OPTIONS: A. OR RE O2. EDPYLONSEDIMENT FILTER • I.SET THE STARES EXCAVATE A Y X 4' 2.5"MIN EIA.WORD, RENEWED PVC 4...-----..:1 STRAW BALE DROP INLET TRENCH UPAOPE ALONG STEEL 1.3J LBS/FT.FIN) FABRIC(300 PSI PLAN A SOURCE; 6 MAX. _. 171 01 .5'STD, -- B "'s MICHIGAN Sat EROSION AND N.T.S. 1 1 p THE UNE OF STAKES r /�fL / I / / I a (SINGLE PANEL FOR --- SEDIMEN PLATE SON INLETNIROL N1EB00K, 1971 TION II DEPTH 5'qi LE55). POINTS A / / / / _ DF 5'STD. SHOULD BE ,,"n BMP 1.08 STORM DRAIN PROTECTION // // -1 �I _ (AoOITwNu PRD&I HIGHER THAN TURBIDITY BARRIER NOTES: / / /�_- I. I FOR DEPTHS>S'). POINT B ELEVATION I.)NUMBER AND SPADING OF ANCHORS DEPEMENT ON / / / / CURTAIN TO REACH STAKE TURBIDITY BA PIER WATER IGLOOTEs B BOTTOM UP TO PROPER PLACEMENT OF A FILTER 2,)ODROYIIfNT OF BARRIER AROUND RLE LOCATIONS MAY A.BACKFlLL AND COMPACT THE CLOSED CELL SOLID PLASTIC DEPTHS OF 10 FEET. VARY TO ACCOr4100ATE CO021210 TREori OPERATORIS. 3.STAPLE FLIER EXTEND Iii EXCAVATED SER. FOAM FLOATATION(6'EIA.EaK) TWO(2)PANELS TO BARRIER IN A DRAINAGE WAY J,)TURBXNTY BAIOTERS FOR TT.OWI/O STREAKS AND TIDAL 1 PLATE TORS BMP 1.06 SILT FENCE N.T.S. GREENS NAY BE OTHER ROA1N0,OR STAKED TYPES TO STAKES AND IT T2 LBS PER FT.BUOYANCY) BE USED FORa ANY COMBINATION OF TYPES THAT 0. STA!SITE ( CONDITIONS AND MEET FAOSION CONTROL MID WATER INTO THE TRENCH. DEPTHS GREATER GENERAL PLAN NOTES: H THAN 10 FEET QUALITY RECIRREYENTS. THE BARRER s YPLL N 1JME PROJECT AREA IS MORE THAN I ACRE,THEREFORE 11E BE AT THE CONTRACTORS OPTION UNLESS O RN15E UNLESS SPECIAL SPECIFIED N THE PLANS HOWEVER PATTKENT WEL BE II CON IRAC70R 19 RESPON9�E FOR OBiNNNO A NAINNAL { DEPTH CURTAINS POLLUTANT OBOIRMGE EIMUTMN SYSTUA(NEVES)GENERAL 11NOER Ti.PAY OTEY(S)ESFABUSHEC N TIE PLANS 1 II SPECIFICALLY CALLED PERMIT FROA RE DEPARIYENT OF ENVIRONMENTAL PROTECTION FOR FLOATING TURBIDITY BARRIER ARD/OI STAKED 16 02. ' N1 FOR IN THE PLANS AGENCY(DEP).AS WELL AS RESPONSIBLE FOR CREATING, TURBIDITY BARRER. POSTS A STARRED TURDIO11 ..// /4...., NYLON OR AS DETERMINED TMPLEAENTNO AND MANTA RAG A STERN WATER POLLUTION 9REINFORCED ZIT—I BY THE ENGINEER. (WIPP) BARRIERS TO BE INSTALLED N E XNICAL GORTON I WOES GEN PLAIT SNPP AS PER THE REQUIREMENTS OF THE UNLESS COMPONENTS Or ERECTED BT THE AR oR R PVC FABRIC A i L H L-A.1 .Y5•GALVANI2E0 WOES GENERAL PERNT. A.) ONPOIEMTS OF TYPE I MAY BE SIMILAR OR mENIICAL 2,)PROOR TO OJYYENCELENT OF CONSTRUCTION,THE APPJCANT TO PROPRIETARY DESIGNS. ANY INEANGENENT ON R CONSTRUCTION OF A FiLTER BARRIER TEST)WiTH CHAIN SHALL INSTALL TEMPDRARY CONSTRUCTION FENGNG(SUER AS ME PROPRIETARY RIGHTS OF 1TE DESIGNER SNNL BE $/B•POLYPRO ROPE(6!X)LB. SILT FENCE BEYOIRD THE ORPLINES OF RETAINED 1EL'ETpnON TOE SOLE RESPONSIBILITY OF THE USER, I PLATE 1084 Nl.R LAMINS BREA TNG STRENGTH) ALONG THE)LASTS OF CLEARING. FOR TYPE SNARL BE GROMMETSAS APPROVED BY INE ENCNER. I 1 SOURCE D4STALLATIX4 OF STRAW AND FABRIC FILTER LOI )TLIRBTBARRENS AND SILT FENCES AS SEAN SHALL 3,)REFERENCE PLAN FOR PROPOSED ILARRIFRS FOR 4'DIMENT CONTRDI SHERWOOD AND WYANT TURBIDITY BARRIERS KANN ERECTED AHD MNNTAINED THROUGHOUT RIE DURATION OF CONSRRUCTTON, LOCAIXN OF TURBOTS AN TS A, _ "'r— XS10 [/ma MR, NATIONAL AUDUBON SOCETY.INC.gip. A tWEES OISCNNIGE cONTRL I M. ft.wwA..w _ _�:.—.I -IP'S=A C -.s-...: .if3 PUN AND DETAE ONSET e 2 wau0 N R... �Ir ,•:" :•er+ ::T-^-•-- HNWWBICAL OMWAGOON PPWF�R '�®-' I-•--- ARNULt.ATA•.. S 1 I 3 I i.1 '1 t 3 j 1 I A 1 I 2 I x 1 1 S b I f COWER COUNTY PRESERVE MANAGEMENT PLAN; , IN ADDITION TO THE USES AUTHORIZED BY THE APPROVED SOUTH PRESERVE MANAGEMIENTACTIVITIES: POST-CONSTRUCTION MONITORING: FLORIDA WATER MANAGEMENT DISTINCT(SFWMD)ENVIRONMENTAL t) EXOTIC AND NUISANCE PLANTS IN PRESERVE AREAS WILL BE ERADICATED BY HAND THE FOLLOWING ACTIVITIES WILL BE THE RESPONSIBILITY OF RESOURCE PERMIT(ERP)UNDER NO.11-00002.1,APPLICATION NO'S BY DIRECTED HERBICIDE APPLICATION,MECHANICAL,PHYSICAL REMOVAL.OR A THE OWNER,OR THEIR DESIGNEE: s 091023.3,141016-E AND US ARMY CORPS OF ENGINEERS(USACE) COMBINATION OF THESE METHODS.EXOTIC VEGETATION WITHIN THE FIRST 75 FEET OF MITIGATION BANKING INSTRUMENT(MBI)PERMIT NO. THE PRESERVE BOUNDARY WILL SE PHYSICALLY REMOVED,WHEREAS THE EXOTICS IN I) CONDUCT AND SUBMIT TO COLLIER COUNTY,BASELINE • SAJ-2014-01319-MH,AND ANY FUTURE MODIFICATIONS APPROVED BY THE PRESERVE INTERIOR MAY BE TREATED WITH HERBICIDE AND LEFT IN PLACE ORTHEY AND FIVE ANNUAL MONITORING REPORTS THAT INCLUDE THESE STATE OR FEDERAL AGENCIES.TIE FOLLOWING IS A MAY BE TREATED WITH HERBICIDE AND THE DEBRIS REMOVED,AT THE OWNERS OPTION. VEGETATION SURVEY RESULTS AND GROUND WATER TABLE COMPILATION OF MANAGEMENT ACTIVITIES FOR THIS PRESERVE APPLICATION OF EPA-APPROVED HERBICIDES WITH A TRACER DYE WILL BE APPLIED BY MONITORING RESULTS. MANAGEMENT PLAN STATE LICENSED PESTICIDE APPLICATORS IN ACCORDANCE WITH THE APPLICABLE MATERIAL SAFETY DATA SHEETS AND LABEL DIRECTIONS.ONCE THE INITIAL EXOTIC 2) ONCE THE FIFTH ANNUAL MONITORING EFFORT I DESIGNATION OF PRESERVE MANAGER: VEGETATION ERADICATION PLAN EFFORT IS COMPLETE,THE OWNER(OR DESIGNEE)WILL (DESCRIBED ABOVE)IS COMPLETE.ANNUAL MONITORING OF THE PRESERVE MANAGER IS: ASSURE THAT PRESERVE AREAS WILL BE MAINTAINED TO AVOID REINFESTATION. THE PRESERVES BY THE PRESERVE MANAGER(FOR COLLIER TOM TRETT IS,PWS,GEE MAINTENANCE WILL BE CONDUCTED IN PERPETUITY TO ENSURE THAT THE PRESERVE COUNTY ONLY)WILL CONTINUE IN PERPETUITY.WRITTEN STANTEC CONSULTING SERVICES INC. AREAS COMPLY WITH SFWMD AND USACE PERMIT CONDITIONS AM)ARE FREE OF ALL RESULTS OF THIS MONITORING INCLUDING h -PELICAN BAY BOULEVARD,SUITE 300 EXOTIC VEGETATION(AS DEFINED BY THE COUNTY CODE)AND CATEGORY I EXOTIC RECOMMENDATIONS FOR MAINTAINING COMPLIANCE WITH - L NAPLES.FLORIDA 34105 VEGETATION(AS DEFINED BY THE FLORIDA EXOTIC PEST PLANT COUNCIL).PERIODIC PRESERVE MANAGEMENT PLAN REQUIREMENTS WILL BE 9 EXOTIC/NUISANCE PLANT CONTROL WILL BE PERFORMED ON A QUARTERLY, PROVIDED TO THE OWNER.THE OWNER SHALL MAINTAIN THE OWNER IS: SEMIANNUAL OR ANNUAL BASIS.AS APPROPRIATE FOR THE SPECIES IN QUESTION. COPIES OF THE FIVE MOST RECENT REPORTS FROM THE - NATIONAL AUDUBON SOCIETY,INC PRESERVE MANAGER AND MAKE THEM AVAILABLE TO 226 VARICK ST FL 7 2) A PRESCRIBED BURNING PROGRAM,AS AUTHORIZED BY THE SFWMD AND USAGE COLLIER COUNTY UPON REQUEST. NEW YORK,NY 10014-4355 PERMITS,WILL BE INITIATED FOR PRESERVE AREAS.THE MAJOR GOALS OF THE PLAN MARY BETH HENSON,CFO ARE TO RESTORE AND MAINTAIN THE FULL RANGE OF VEGETATIVE AND WILDLIFE 3) AFTER COMPLETION OF THE FIFTH ANNUAL REPORT. FUNCTIONS OF THE PINE/PALMETTO,HYDRIC PINE FLATWOODS AND TRANSITIONAL THE NATIONAL AUDUBON SOCIETY,INC.WILL BECOME THE PROTECTION DURING CONSTRUCTION: COMMUNITIES,REDUCE AND CONTROLTHE BUILDUP OF HAZARDOUS FUEL LOADS,AND DESIGNATED PRESERVE MANAGER - I) PRIOR TO LAND CLEARING,EROSION CONTROL MECHANISMS ERADICATE AND CONTROL EXOTIC AND NUISANCE VEGETATION.THE PRESCRIBED (.E.SILT BARRIERS OR SIMILAR ARE TO BE INSTALLED ALONG THE BURNING PLAN IS AS FOLLOWS ADAPTIVE MANAGEMENT PLAN: PRESERVE BOUNDARY WHERE LAND CLEARING IS PROPOSED. AS APPROVED IN THE SFWMD AND USACE PERMITS, A) PRESENT CONDITIONS: UNFORSEEABLE CIRCUMSTANCES THAT MAY ARISE AND 2) IF AN INDIGO SNAKE IS ENCOUNTERED DURING RECENT LAND MANAGEMENT TARGETED CATTLE GRAZING,ROW CROP PRODUCTION AND NEGATIVELY AFFECT THE PNMBE PROJECT WILL REQUITE TIE CONSTRUCTION.ALL CONSTRUCTION IN THE VICINITY OF THE SNAKE HUNTING.FIRE WAS USED IN AREAS OF PINE TO IMPROVE FORAGE FOR CATTLE AND EVALUATION AND APPLICATION OF MEASURES TO ADJUST hSHALL CEASE IMMEDIATELY AND THE CONTRACTOR SHALL CONTACT GAME SPECIES.BARK CHAR ON PINE TREES INDICATES THE PRESENCE OF FIRE DURING THE PROGRAM TO GAIN SUCCESS.THE SANK SPONSORWILL I THE PROJECT BIOLOGIST. THE LAST FIVE YEARS.THE FORESTED WETLANDS ARE SURROUNDED BYTRANSITIONAL BE RESPONSIBLE FOR IMPLEMENTING REASONABLE ZONES VEGETATED WITH GRASSES AND SCATTERED SHRUBS.WHEN SURFACE WATER IS MEASURES AND CHANGES TO THE PROGRAM NECESSARY TO H PRESERVE INFRASTRUCTURE: K, OR SOILS MOIST,THESE WETLANDS CAN SERVE AS FIRE BREAKS. CORRECT FOR NEGATIVE TRENDS PRIOR TO THE PERPETUAL i) DUE TO THE PROJECT BEING A MITIGATION BANK PERMANENT MANAGEMENT PHASE FOR EACH GEOGRAPHIC PHASE OF PRESERVE AREA SIGNAGE SHALL BE POSTED AT THE PROJECT B) SITE PREPARATION: PIMBE INCLUDING: I ENTRANCE.SIGN SHALL COMPLY WITH THE PRESERVE PART OF THE OVER-ALL SITE MANAGEMENT PLAN WILL INCLUDE SELECTIVE REMOVAL OF MANAGEMENT AREA SIGN DETAIL AS SHOWN ON SHEET 3. PINE TIMBER.IN ADDITION,MANY OF THE PINE FLATWOODS AREAS WILL HAVE THE 1) THE ABILITY TO PERIODICALLY REDUCE THE PERCENT MID-STORY SHRUBS MOWED DOWN BY MEANS OFA LOW GROUND PRESSURE SKID STEER COVER ACCOUNTED FOR BY MID-STORY.SUB-CANOPY, 2) REFERENCES SHEET SIGNAGE LOCATION. EQUPPED WITH A MOWER DECK THESE MECHANICAL TREATMENTS WILL OPEN THE SHRUBS,AND BRUSH TO IMPROVE WILDLIFE HABITAT Jsr CANOPY AND SELECTIVELY CONVERT THE MID-STORY BIOMASS TO GROUND FUEL VALUES. + C) FIRE FREQUENCY: 2) THE ABILITY TO REDUCE THE PERCENT COVERAGE it WEATHER IS THE PRIMARY VARIABLE WHICH AFFECTS PRESCRIBED BURNING,SINCE PROVIDED FOR BY ORWNOCOVER SPECIES IN PARTICULAR - WIND DIRECTION AND THE EXISTING SWAMP AND WETLAND FEATURES WILL BE THE MAN HABITATS TO INCREASE WILDLIFE UTILIZATION VALUE. FIRE CONTAINMENT METHOD,TME TIMING OF THE BURN MUST BE CLOSELY COORDINATED RAIN EVENTS.CONTROLLED BURNS ARE ANTICIPATED TO OCCUR EVERY 23 YEARS 3) THE ABILITY TO RELOCATE ENDANGERED,THREATENED _ WITHIN PRESERVE AREAS. ANDIOR SPECIES OF SPECIAL CONCERN ONTO THE - PROPERTY WITH THE NECESSARY APPROVALS FROM STATEf. 3) PERPETUAL HABITAT MANAGEMENT IS PROPOSED WHOM WILL CONSTITUTE ANDIOR FEDERAL AGENCIES. 1 THINNING OR REMOVING UNDESIRABLE VEGETATION.PERIODIC THINNING Of NATIVE VEGETATION(EITHER THROUGH MOWING OR CHOPPING)MAY OCCUR WITHIN THE PRESERVES TO ENHANCE HABITAT CONDITIONS FOR WILDLIFE UTILIZATION. ff 1 t- - �111C=..., co stint= ^. - NATIDN+IL AUOUBON SOCIETY.INC. - PRESER4E MANAOLTIFST NAN i +�.,�� ......w,.... m,o..e. .,.tiaa. .7M..�..6.i.7._�s,® tNIM(AAL 111110001 MBANNO►NWI e..� �1 I/' *w ,i $ iga — W4i51CAL EXWYAmII BEE NINA 1~� 716e0321 A.e.• 3 yF 3 7 1 i J.1 i i 1 I ) 3 'E 3 3 r-'1 ,. v 10097 Cleary Blvd,Suite 300 Plantation,FL 33324 Panther " Island Telephone 954.642.2427 MITIGATION BANK Fax 866.433.4057 July 12,2016 Mr.Randy Cerchie Lee County Department of Transportation 1500 Monroe Street 1 Fort Myers,FL 33901 Re: Panther Island Mitigation Bank l Dear Mr.Cerchie, Pursuant to our meeting on May 25,2016,this letter is to confirm the steps we have agreed to undertake to minimize any inconvenience to the residents that reside along Cater Road as a result of our proposed temporary fill removal operation. x On April 27,2016,our team met with the Carter Road Resident Committee to discuss our proposed temporary fill removal z operation and to listen to the resident concerns and work to mitigate those concerns.As a result of that meeting,the following mitigation efforts were agreed to with the Resident Committee: 1. The fill removal operation will occur Monday through Friday from sunrise to 5 m, no weekend removal will be permitted. 2. There will be no truck movement on Carter Road while school buses are loading in the morning and unloading in the afternoon. 3. Speed limit signs and monitoring devices will be set up along Carter Road to monitor the fifteen(15)mile per hour speed limit.Any truck found to be violating the movement or speed conditions will be permanently removed from the project. 4. Certified Flagmen will be positioned at the North and South ends of Carter Road to control truck movement. 5. Truck entering and leaving signs will be installed on Corkscrew Road,east and west of Carter Road. 4 6. Trucks traveling west on Corkscrew Road will exit at Alico Road to access Interstate 75.Any truck found to be violating this route will be permanently removed from the project. r 1 Lastly,enclosed herewith please find the Title Policies and the Title Company opinion regarding our legal right of access to Carter Road. E Thank you for taking the time to meet with our team and should you have any questions or need additional information, please let me know. a I Sincerely, r�Ct L 1 I. ,,_. -'')iv j.1 G si Robert B.Miller i 1 1