EAC Agenda 06/14/2006 ENVIRONMENTAL ADVISORY COUNCIL
AGENDA
June 14,2006—note date change
9:00 A.M.
Commission Boardroom
W. Harmon Turner Building (Building"F")—Third Floor
I. Call to Order
II. Roll Call
III. Approval of Agenda
IV. Approval of May 3, 2006 Meeting minutes
V. Upcoming Environmental Advisory Council Absences
VI. Land Use Petitions
A. Planned Unit Development No. PUDZ-2003-AR 4988
"Summit Lakes RPUD"
Section 26,Township 48, Range 26
B. Conditional Use CU-2005-AR-7942
Alternative Treatment Center
Section 29,Township 48, Range 27
VII. Old Business
A. Update members on projects
VIII. New Business
A. Submittal packaging requirements
B. Proposed LDC Amendment- 2006 CYCLE 1
IX Subcommittee Reports
X. Council Member Comments
XI. Public Comments
XII. Adjournment
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Council Members: Please notify the Environmental Services Department no later than 5:00
p.m. on June 9, 2006 if you cannot attend this meeting or if you have a conflict and will
abstain from voting on a petition (213-2987).
General Public: Any person who decides to appeal a decision of this Board will need a record of the
proceedings pertaining thereto; and therefore may need to ensure that a verbatim record of proceedings
is made, which record includes the testimony and evidence upon which the appeal is to be based.
May 3, 2006
MINUTES OF THE MEETING OF THE COLLIER COUNTY
ENVIRONMENTAL ADVISORY COUNCIL
Naples, Florida, May 3, 2006
LET IT BE REMEMBERED, that the Collier County Environmental
Advisory Council in and for the County of Collier, having conducted
business herein, met on this date at 9:00 AM in REGULAR SESSION in
Building "F" of the Government Complex, Naples, Florida, with the
following members present:
CHAIRMAN: William Hughes
Terrence Dolan
James Harcourt
William Hill
Lee Horn
Judith Hushon
Iry Kraut - Absent
Nick Penniman- Absent
Michael Sorrell
ALSO PRESENT:
Stan Chrzanowski, Planning Review
Steven Griffin, Assistant County Attorney
Susan Mason, Senior Environmental Specialist
Bill Lorenz, Director of Environmental Services
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May 3, 2006
Call to Order
The meeting was called to order by Chairman William Hughes at 9:03 AM.
II. Roll Call
A quorum was established with Terrance Dolan absent at the time of roll call.
III. Approval of Agenda
Mr. Hill moved to approve the revised agenda. Second by Dr. Hushon.
Carries unanimously 6-0.
IV. Approval of April 5,2006 Meeting minutes
Dr. Hushon noted on page four under Mr. Penniman's motion the word should
have been"residents"not"residence".
Mr. Horn moved to approve the April 5,2006 minutes as amended. Second
by Mr. Hill. Carries unanimously 6-0.
V. Upcoming Environmental Advisory Council Absences
Ms. Mason announced that the next meeting is set for June 14th
Mr. Hughes stated that Mr. Penniman will miss the next three consecutive
meetings.
Mr. Dolan joined the meeting at 9:09AM.
Ms. Mason also announced that setting up alternates for the Council will require
changes within the Land Development Code; which is in progress.
Dr. Hushon will not be attending the meeting in September and Mr. Sorrell will
probably not attend in August.
Mr. Griffin will look into Mr. Pennimans' ability to attend the meetings
remotely.
Chairman Hughes would like to excuse Mr. Penniman from the requested dates.
Mr. Hill moved to authorize Mr. Penniman's absences. Second by Dr.
Hushon. Carries unanimously 6-0.
Mr. Hughes welcomed James Harcourt.
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May 3, 2006
Mr. Harcourt introduced himself as a previous resident of California that has
vacationed in the area for twenty years. He is a Biologist and has been a
Professor. His wife is setting up a practice in town, she is a physician.
VI. Land Use Petitions
A. Planned Unit Development No. PUDZ-2005-AR-8337
Brooks Village CPUD"
Section 15, Township 49,Range 26
- Presenters were sworn in by Mr. Griffin.
-No disclosures.
Dwight Nadeau, RWA gave a presentation including the following points:
- This is the first public hearing to occur after the amendments to the
Growth Management Plan.
- The project is located on the southwest corner of Pine Ridge Blvd. and
Collier Blvd. for a total of 31.74 acres.
- Project location was demonstrated on an overhead map.
- It is a residential/commercial project.
- A Southwest Florida Water Management permit will be required.
r-� - Construction will start around the first or second quarter of 2009.
- The talanzia on site will be relocated.
Dr. Hushon suggested moving the preserve lands, making them larger, and
shifting the dry detention area down. Laura Roys noted the restriction on
required shapes for preserves since the project is located within Golden Gate;
it is consistent with the Growth Management Plan. Mr. Nadeau replied that
he will take the suggestion into consideration. Mr. Chrzanowski added that
the Architectural Ordinance will not allow a dry detention area in the narrow
shape that is demonstrated on the overhead.
Mr. Griffin swore in Jim Kelton.
Mr. Kelton an environmental consultant noted that there are no fox squires on
the property and not too much exotic pepper.
Mr. Dolan suggested having the large pines preserved.
Procedures addressing water runoff of the site were reviewed.
Mr. Dolan moved to approve staffs recommendation for approval with
the conditions as noted: that the ERP and Water Management District
.-. permit has to be obtained and have the applicant reevaluate the site plan,
reevaluate the shape of retention and preserve areas, possible tree
3
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May 3, 2006
retention within parking area and a brief presentation by staff after the
ERP is approved and once the Water Management District has given
approval. Second by Dr. Hushon. Carries unanimously 7-0.
B. Planned Unit Development No. PUDZ-A-2005-AR-8438
"Windstar PUD"
Sections 11, 14 & 23, Township 50 South,Range 25 East
- Presenters were sworn in by Mr. Griffin.
- No disclosures.
Clay Brooker, Cheffy Passidomo,Wilson & Johnson representing the
owner gave a presentation including the following points:
- This is the third time the project has come before the Environmental
Advisory Council.
- The County dredging project on the property has begun and should be
completed by the end of the year.
- Demonstration on the overhead of the latest site plan in comparison with
the previous.
Dr. Hushon pointed out that the conceptual plan does not show mangrove
preservation.
Tim Hall, Terrell & Associates noted that docks can not go beyond 20 feet
or they must have a boat dock extension permit or variance.
Mid 2007 would be the earliest construction could begin.
Dr. Hushon moved to accept the plan with staff recommendations and
with the assurance that the mangrove boarder is retained. Second by Mr.
Hill. Carries unanimously 7-0.
VII. Old Business
A. Update members on projects
No updates due to computer difficulties.
VIII. New Business
A. Elect new Vice Chairperson
Mr. Horn asked for Dr. Hushon to be considered. Second by Mr. Dolan.
Carries unanimously 7-0. i-•
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May 3, 2006
B. Lely Area Stormwater Improvement Project (LASIP)—Storm
Management Department
Jerry Kurtz, Collier County Storm Water Management gave a Power
Point Presentation including the following points:
- Demonstration of project limits and proposal.
- Improvements and location.
- The purpose of LASIP is to move storm water efficiently when needed in
preparation for storm events and provide water quality treatment
components as it is discharged and to construct control structures to hold
water back, to store water,protect the resource and aid in the aquifer
recharge.
- Road improvements and LASIP are coordinating efforts.
- A taxing district may be set up to cover the cost of the project.
- Water sampling is part of the permitting requirements.
- He will return to give updates.
Gene Calvert, Storm Water Management Department looks forward to
presenting all of the exiting things going on throughout the County before the
Council.
The meeting recessed at 11:12 AM, reconvening at 11:22 AM.
C. Listed species compensation—USFWS
Spencer Simon, Supervisor with Fish and Wildlife Services gave a Power
Point Presentation(see attachments) including the following points:
- Compensation and Mitigation.
- Review of Section 7 and Section 10.
- Mitigation is to pay into a fund that purchases land.
- 90 panthers are set to live in Southwest Florida.
Mr. Hughes requested information and advice from the Federal Government
related to Panthers within the month.
Mr. Sorrell brought out the problem of no monitoring on relocations of
animals.
Public Speakers-
Bob Krasowski mentioned the beach renourishment continuing with permit
extensions within Collier County that started late. It is his position that the
beach renourishment should stop. Turtles mate just off shore; the equipment
interferes with the process. He will be challenging the continuation of the
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May 3, 2006
current renourishment. He gave an illustration that a person would not be
permitted to rob a bank as long as it did not interfere with the American
economy as a whole, even killing some of the employees as long as it did not
interfere; but that is how the endangered species are looked at. Humans
should live in harmony with the animals.
Mr. Simon responded that the beach renourishment project continuation was
found not to cause jeopardy to the turtles.
Mr. Hughes requested information on Sea Turtles from Mr. Simon.
D. Discuss letter to SFWMD regarding rule changes
Dr. Hushon wrote a letter (see attachment)to Mr. Meiers from South Florida
Water Management District.
Mr. Griffin addressed the Council that the letter should go through the Board
of County Commission in order to go to Mr. Meiers.
It was decided to have Dr. Hushon readdress the letter to the Board of County
Commission with Mr. Hughes signature.
E. Parks and Recreation Department briefing on proposed Keewaydin
shuttle
Amanda Townsend, Operations Annalist for Collier County Parks and
Recreation gave a Power Point(see attachment) reviewing the proposed
project for public vessel access to Keewaydin Island including the history of
the Beach Initiative that started the proposed project moving forward.
Dr. Hushon mentioned that the Conservancy already has this service. People
take a boat to the Island for an hour; there is no shelter, or restroom on the
Island. Facilities are supplied on the boat. She also expressed concern with
dropping people off on the Island for the day.
Mr. Hughes would like to have the plan presented to the committee as it
develops.
Dr. Hushon suggested to Ms. Townsend to limit the time people are on the
Island, have facilities on the boat, not have it handicap accessible,talk with
the Conservancy, and review the transcript of the similar project that was
rejected by the Environmental Advisory Council.
Ms. Townsend agreed to bring the project back before the Council, though it
will probably not come before the Council for permitting because it is within
the City of Naples limits.
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May 3, 2006
�-. IX. Subcommittee Reports
The Preserve has met once and will be meeting again May 5th and May 12th
Definitions on preserves are being evaluated.
X. Council Member Comments
None
XI. Public Comments
Bob Krasowski said hello to the new Committee member Mr. Harcourt.
There being no further business for the good of the County,the meeting was adjourned
by the order of the Chair at 12:54 PM
COLLIER COUNTY ENVIRONMENTAL ADVISORY COUNCIL
Chairman William Hughes
7
r1 Item VI.A
ENVIRONMENTAL ADVISORY COUNCIL
STAFF REPORT
MEETING OF JUNE 14, 2006
I. NAME OF PETITIONER/PROJECT:
Petition No.: PUDZ-2003-AR-4988
Petition Name: Summit Lakes PUD
Applicant/Developer: Waterways Joint Venture V
Engineering Consultant: RWA Consulting, Inc.
Environmental Consultant: Passarella and Associates, Inc.
II. LOCATION:
The subject 138.38 ± acre property is located approximately %2 mile east of the
intersection of Collier Boulevard (C.R. 951) and Immokalee Road (C.R. 846).
The property is in Section 26, Township 48 South, Range 26 East, Collier County,
Florida.
III. DESCRIPTION OF SURROUNDING PROPERTIES:
ZONING DESCRIPTION
N - PUD Immokalee Road, then Heritage Bay PUD, known as
The Quarry, a proposed residential project which was
a borrow pit
S - Agriculture &PUD Undeveloped area, and Crystal Lakes RV Park PUD,
developed with RV units
E - Agriculture Woodcrest Drive, then Calusa Pines Golf Club
W- Agriculture &PUD agricultural uses and Tuscany Cove PUD,
developing residential development
EAC Meeting
Page 2 of 9
IV. PROJECT DESCRIPTION:
The developer is seeking a rezoning from the Planned Unit Development (PUD)
zoning district [which was originally approved as the Outdoor Resorts PUD] and
the Rural Agricultural (A) zoning district, to the Residential Planned Unit
Development (RPUD) zoning district for a project to be known as Summit Lakes
RPUD to allow development of a maximum of 968 dwelling single-family
attached or detached units, multi-family dwelling units and or Group Care
Facilities and associated accessory uses. As part of that proposal the petitioner is
asking for consideration and approval of an Affordable Housing Density Bonus
Agreement authorizing the developer to utilize affordable housing bonus density
units (in the amount of 414 units at 3.0 bonus density units per acre) in the
development of this project for low-income residents that will include a maximum
of 10 percent of the total number of residential units for Workforce Housing and
10 percent for Gap Housing units.
V. GROWTH MANAGEMENT PLAN CONSISTENCY:
Future Land Use Element:
The subject property is currently located within the Urban Mixed Use District —
Urban Residential Subdistrict on the Future Land Use Map (FLUM) of the
Growth Management Plan (GMP). This Subdistrict allows residential uses,
including single family and multi-family uses; institutional uses (e.g., church, day
care); essential services; and, recreation and open space uses. For residential
usage, the Density Rating System in the FLUE indicates the site is eligible for a
base density of four units per acre (DU/A) and a three (3) DU/A bonus since the
proposed project is within one mile of an Activity Center (Activity Center #3).
However the developer is not seeking to utilize that allowance and instead has
opted to seek additional density above the base of three units per acre by
providing affordable housing units. When added to the base density of four (4)
DU/A, the project is eligible for a maximum gross density of seven(7)DU/A.
Base Density 4 DU/A
Bonus Density for Affordable Housing Units +3 DU/A
Proposed Density 7 DU/A
Based on the site's acreage and the permissible density of seven (7) DU/A in the
PUD zoning district, this rezone could allow a maximum of 968 dwelling units
(138.3 acres x 7 DU/A = 968 dwelling units). The developer is seeking approval
of bonus density unit via an Affordable Housing Density Bonus Agreement,
seeking approval of 414 bonus units. For that allowance, the developer has
offered to provide 10 percent of the total number of residential units for
EAC Meeting
Page 3 of 9
Workforce Housing and 10 percent for Gap housing, as those terms are defined in
the Land Development Code.
Based upon the aforementioned analysis, staff concludes that the proposed uses
and density may be deemed consistent with the FLUE.
Conservation & Coastal Management Element:
Objective 2.2 of the Conservation and Coastal Management Element of the
Growth Management Plan states"All canals,rivers, and flow ways discharging
into estuaries shall meet all applicable federal, state, or local water quality
standards."
To accomplish that,policy 2.2.2 states"In order to limit the specific and
cumulative impacts of stormwater runoff, stormwater systems should be designed
in such a way that discharged water does not degrade receiving waters and an
attempt is made to enhance the timing, quantity, and quality of fresh water
(discharge)to the estuarine system."
This project is consistent with the objectives of policy 2.2.2 in that it attempts to
mimic or enhance the quality and limit the quantity of water leaving the site by
utilizing lakes and interconnected wetlands to provide water quality retention and
peak flow attenuation during storm events.
The project as proposed is consistent with the Policies in Objective 6.1 of the
Conservation& Coastal Management Element, for the following reasons:
Twenty-five percent (25%) of the existing native vegetation is required to be
retained. Twenty-five percent of the site has been identified for retained native
vegetation preservation within the PUD boundaries.
In accordance with Policy 6.1.1(3), required preservation areas are identified on
the PUD master plan. Allowable uses within the preserve areas are included in the
PUD document. Uses within preserve areas shall not include any activity
detrimental to drainage, flood control, water conservation, erosion control, or fish
and wildlife conservation and preservation. A portion of the largest preserve is in
an undeveloped public road right of way easement and will not be allowed to be
used as preserve. The applicant is intending to vacate the easement and will be
required to provide an area equivalent to that portion of preserve shown on the
Master Plan if the easement is not vacated, by the time of the next Development
Order.
EAC Meeting
Page 4 of 9
Preserve management plans are required at the time of Site Development
Plan/Construction Plan submittal. Preserve areas shall be required to be
maintained free of Category I invasive exotic plants, as defined by the Florida
Exotic Pest Plant Council.
Littoral shelf planting areas within wet detention ponds shall be required at the
time of Site Development Plan/Construction Plan submittal, and will be required
to meet the minimum planting area requirement in Policy 6.1.7.
The requirement for an Environmental Impact Statement (EIS) pursuant to Policy
6.1.8 has been satisfied.
A wildlife survey for listed species in accordance with Policy 7.1.2 is included in
the Environmental Impact Statement(EIS).
VI. MAJOR ISSUES:
Environmental:
Site Description:
The project consists of the previously approved but undeveloped Outdoor Resorts
of Naples, a Motorcoach Country Club PUD, which was permitted by the South
Florida Water Management District (SFWMD), see Exhibit T in the EIS. Three
other parcels have been added for the Summit Lakes project. One has been mostly
impacted for the Ferguson Golf Driving Range and another contains a single
family house. The remaining acreage of the project is undeveloped.
An aerial photograph with FLUCFCS mapping is included in the EIS as Exhibit B
and includes off-site habitats 200' from the property line. A vegetation and
wetlands map of the property is provided as Exhibit C in the EIS, and an acreage
breakdown of the habitat types, including native habitats, is provided in Table 2
on page 10 of the EIS. Exhibit N shows those areas designated as native habitat.
Wetlands:
The following information on wetlands is taken from the EIS:
"A total of 36.96± acres of SFWMD/ Collier County jurisdictional wetlands were
previously identified on the property prior to the road widening improvements for
Immokalee Road (see EIS, Revised July 2005). The recent widening
improvements have reduced the amount of on-site wetlands to 35.40± acres (i.e., a
EAC Meeting
Page 5 of 9
1.56± acre reduction) and increased the amount of"other surface waters" (OSW)
from zero to 3.31± acres (Exhibit C). These changes resulted from the road being
widened from two to four lanes and construction of a storm water management
pond along the northern portion of the subject property.
Wetland jurisdictional determinations were conducted for the Capiello Parcel on
May 23, 2003; for the Ferguson Driving Range Parcel on June 21, 1995 with
Kevin L. Erwin Consulting Ecologists, Inc.; and for the 13± Acre Parcel on
February 11, 2004. The wetland lines for the Outdoor Resorts Parcel were
reviewed and approved by the SFWMD prior to issuing Permit No. 11-02081-P."
The Ferguson parcel has two preserved wetland areas under a conservation
easement to Collier County and SFWMD. This easement will be modified with
the first Development Order for the project to show the revised Preserve lines.
Preservation Requirements:
Of the total 138.38 acres of the project site, 94.41 acres are considered native
vegetation. Twenty-five percent of the native vegetation is required to be
,'••Npreserved which is being met in two preserve areas consisting of 23.60 acres,
including 14.26 acres of wetlands. County Environmental Staff coordinated with
SFWMD staff to approve the Preserve areas so they would meet both agencies'
requirements.
Listed Species:
One gopher tortoise burrow was found along a historic bermed trail within the
site. It will be determined at the time of Site Development Plan/Construction Plan
approval whether there is adequate habitat to relocate the tortoise on-site or
require off-site relocation. An updated listed species survey will also be required
at that time.
At the time of permitting for the Outdoor Resorts parcel, one Big Cypress Fox
Squirrel was observed, and none were observed during the most recent survey. A
management plan was included in the SFWMD permit, and it will be required to
be included as part of the Preserve Management Plan on the Site Development/
Construction Plans.
Stormwater Management:
The existing elevations typically range from 13.3 ft to 14.8 ft NGVD, with some
low lying wetland areas.
EAC Meeting
Page 6 of 9
Original pre-development surface water-flow patterns followed a southwesterly
direction (see attached LiDAR topography) and were part of the natural low lying
area. Earthwork for the construction of the Immokalee Road and adjacent
developments altered these conditions; however, discharge from the site will be
conveyed to the 951 Canal in order to restore pre-development routes as was
stated in the existing Environmental Resource Permit(ERP) from SFWMD.
The proposed surface water management plan will incorporate best management
practices including water quality facilities for above ground surface water
treatment and storage (lakes) prior to discharge into the existing 951 Canal. All
construction activities will employ best management practices, limiting the
potential for pollutant discharge in accordance with United States Environmental
Protection Agency-National Pollutant Discharge Elimination System.
The gross site encompasses 138.38 acres of which 23.70 acres will be preserved
and will remain separated from the water management system. Therefore, the
system will be designed to treat and attenuate 114.78 acres, including 14.26 acres
of wetland as part of the detention system.
The existing ERP permit (No 11-02081-P), states that 12.8 acres of offsite future
Immokalee Road runoff will be treated and attenuated in the approved storm
water management system. Additionally, 5.39 acres of offsite Woodcrest Lane
Right of Way runoff (immediately adjacent to the east side of the project site),
will be only attenuated.
The net site area of 114.78 acres plus the offsite flows areas, encompasses a total
drainage area of 142.96 acres. The system has been divided into five separate and
independent drainage basins in which the attenuation and treatment will occur.
The two offsite flows (Immokalee Road ROW and Woodcrest Lane ROW) will
enter the system through basins One and Four respectively. The 23.70 acres of
preserve will continue to drain in a southerly direction, which is the historical
drainage pattern(see topography).
Due to this project's location within the Big Cypress Basin and water
management requirements, the surface water management design requires
attenuation and modeling of the 25-year 3-day storm routings for water quantity
once water quality standards and maximum discharge rates have been met.
Minimum finished floor elevations of living areas will be dictated by the 100-yr
3-day storm routing. Minimum centerline of road elevations will be set equal to
or above the 25-year, 3-day storm elevation. The perimeter berm will be set at the
25-year 3-day storm elevation.
EAC Meeting
Page 7 of 9
The basic operations of the surface water management system includes the
collection of surface water runoff in reinforced concrete drainage structures (catch
basins), transportation of the flow through a subsurface conveyance system
(culverts), and directing of runoff to above-ground wet detention areas (lakes).
The site will incorporate 17.60 acres of above-ground wet detention in five
detention areas. The detention areas are interconnected, with all discharge
occurring through a single control structure.
As the system network is filled with surface water, water quality starts at 12.50 ft
NGVD, control elevation. Once water quality has been achieved at 13.19 ft
NGVD, the treated surface water is permitted to flow over the crest of the weir of
the control structure without exceeding the maximum discharge rate of 21.46 cfs.
The proposed control structure will discharge to the 951 Canal via a culvert in the
Immokalee Road Right-of-Way.
The control elevation for this Project has been determined to be elevation 12.50
ft. NGVD,based on an existing SFWMD permit.
The 25-year 3-days tail water conditions in the 951 canal are based in the
Hydrologic Hydraulic Assessment of CR 951 Canal Improvement from SFWMD.
The Project Basin Breakdown of the subject property, which is included in the
Water Management Calculations, indicates that there are 60.22 acres of
impervious uplands and 60.12 acres of pervious uplands
VII. RECOMMENDATIONS:
Staff recommends approval of PUDZ-2003-AR-4988 with the following
conditions:
Stormwater Management:
1. A new SFWMD ERP must be obtained for this project.
Environmental:
None
EAC Meeting
Page 8 of 9
PREPARED BY:
, , ) v` rit
STAN CHRZANO j.KI, P.E. DATE
ENGINEERING REVIEW MANAGER
ENGINEERING SERVICES DEPARTMENT
LAURA ROYS GIBSONv DATE
ENVIRONMENTAL SPECIALIST
ENVIRONMENTAL SERVICES DEPARTMENT
difgae/PU
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Y ESELEM, A.I.C.P. DATE
PRINCIPAL PLANNER
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
EAC Meeting
Page 9 of 9
REVIEWED BY:
73(2A-,6aA a__ C ' _s 5- dY--0‘o
BARBARA S. BURGESON / DATE
PRINCIPAL ENVIRONMENTAL SPECIALIST
ENVIRONMENTAL SERVICES DEPARTMENT
// 55-Z4A0�
"TiILLIAM D. LO NZ, Jr., .E. DATE
ENVIRONMENTAL SERVICES DEPARTMENT DIRECTOR
//
,ror
— 3 31 0G
STEVEN GRIFFIN i
DATE
ASSISTANT COUNTY ATT ST EY
OFFICE OF THE COLLIER COUNTY ATTORNEY
APPROVED BY:
/9/*
JO.EPH K. S I ITT AT
C•MMUNITY DEVELOPMENT &ENVIRONMENTAL SERVICES
MINISTRATOR
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Item V.B.
ENVIRONMENTAL ADVISORY COUNCIL
STAFF REPORT
MEETING OF June 14, 2006
I. NAME OF PETITIONER/PROJECT:
Petition No.: CU-2005-AR-7942
Petition Name: Alternative Treatment Center
Applicant/Developer: Dr. Alan Myers
Engineering Consultant: Davidson Engineering
Environmental Consultant: Turrell&Associates, Inc.
II. LOCATION:
The subject property, consisting of 9.54 acres, is located on Catawba Road approximately
one mile south of Immokalee Road, in Section 29, Township 48 South, Range 27 East,
Collier County, Florida.
III. DESCRIPTION OF SURROUNDING PROPERTIES:
ZONING DESCRIPTION
N- Agricultural, with Mobile Home undeveloped
Overlay and the Rural Fringe
Mixed Use Overlay
S - Agricultural, with Mobile Home two five-acre tracts; one undeveloped tract
Overlay and the Rural Fringe and one with a single-family home
Mixed Use Overlay
E - Agricultural,with Mobile Home one five-acre agriculturally used tract and a strip
Overlay and the Rural Fringe of four approximately one acre tracts that are
Mixed Use Overlay developed with single-family homes
W - Agricultural,with Mobile Home a portion of an undeveloped 248-acre tract that
Overlay and the Rural Fringe is proposed for rezoning to PUD as part of the
Mixed Use Overlay Immokalee Road South Rural Village MPUD
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IV. PROJECT DESCRIPTION:
According to the petitioner's narrative statement, the conditional use is being requested to
allow development of a residential treatment facility for the treatment of individuals with
substance abuse, eating disorders, dual diagnosis and psycho-emotional disorders. The
facility will be designed to serve up to 24 residential clients and 10 detoxification clients.
The project includes two residential bungalows for male residents, two residential
bungalows for female residents, two security and support units, and administrative offices
(see conceptual site plan). The proposed project also includes associated indoor and
outdoor recreational facilities and spa-like amenities. The petitioner has agreed to build
the facility to the Leadership in Energy & Environmental Design Green Building Rating
SystemTM (LEED) certification's highest platinum level, which is awarded for the
ultimate achievement in green building.
The conceptual site plan proposes ingress and egress to the property off Catawba Road.
According to the petitioner, a majority of the clients of the facility are from outside the
local area; therefore the petitioner has agreed to provide transportation between the
airport and the facility. Visitation will be limited to Sunday only; however the petitioner
has stated that most clients do not have visitors because most clients are not from this
area. Traffic will be primarily generated by employees and limited deliveries as the clients
typically do not travel to the facility in their own vehicles and are not permitted to leave
the facility during their stay unless accompanied by a staff member.
The proposed project is a residential treatment facility in which the residents receive
food, lodging and on-site therapeutic care on a daily basis. The type of care includes
psychiatric, psychological, medical, and psychological therapy. The facility is designed to
accommodate 24 residential clients and 10 detoxification clients as well as support staff,
clinicians, and 24-hour supervision. Based upon this information, the requested
conditional use is consistent with the definition of a care unit.
V. GROWTH MANAGEMENT PLAN CONSISTENCY:
Future Land Use Element:
The petitioner's property, as identified on the Future Land Use Map of the Growth
Management Plan, is within the Agricultural/Rural Designation, Rural Fringe Mixed Use
District, Receiving Lands. Receiving Lands are designed to accommodate specific, non-
residential uses such as Group Housing Uses, subject to the following intensity limitation:
Group Care Facilities and other Care Housing Facilities - maximum Floor Area Ratio not
to exceed 0.45.
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Conservation & Coastal Management Element:
Policy 2.2.2 requires storm water systems to be designed in such a way that discharged
water does not degrade receiving waters and an attempt is made to enhance the timing,
quantity and quality of fresh water to the estuarine system. Non-structural methods such
as discharge and storage in wetlands are encouraged. The applicant states, "Initial design
has the on-site surface waters being collected in dry-detention areas before out falling into
the proposed wetland preserve area at the rear of the property. Final storm water plans
will comply with all applicable state and local requirements and will be approved at the
time of the ERP permit process and the site development plan evaluation. The proposed
drainage plan will essentially mimic the existing flow patterns in that storm waters
collected and treated on the site will be directed to the west and will enter the wetland
preserve from the east as currently occurs."
Policy 2.2.3 states, "Chemical spraying for aquatic weed control should be conducted
with extreme caution. The use of appropriate biological and mechanical controls in both
the canal system and storm water detention ponds is encouraged. Manufacturers and EPA
guidelines for chemical use in aquatic habitat will be followed." The applicant states in
their EIS that, "Any aquatic areas created in conjunction with this project will be subject
to, and will adhere to, this policy."
Policy 6.1.2 requires Receiving Lands in the Rural Fringe Mixed Use District to preserve
native vegetation on site through the application of the following preservation and
vegetation retention standards and criteria: A minimum of 40% of the native vegetation
present, not to exceed 25% of the total site area shall be preserved. The project is
consistent with this objective seeing that 4.05 acres of the 9.46 acre site is proposed to be
preserved. This equates to 43% of the site being preserved, which is greater than the
minimum requirement.
This project will comply with policy 6.1.4 which requires removal of all prohibited
invasive exotic vegetation in new developments. Removal and maintenance of prohibited
exotic vegetation in all areas of the development will be required in perpetuity.
Policy 6.1.8 states that an Environmental Impact Statement (EIS) is required for this
project. One has been prepared and will be included in the record file for this project.
Policy 6.2.1 requires wetlands identified by the 1994-1995 SFWMD land use and land
cover inventory are mapped on the Future Land Use Map series. These areas shall be
verified by jurisdictional field delineation, subject to Policy 6.2.2. of this element, at the
time of project permitting to determine the exact location of jurisdictional wetland
boundaries. A FLUCFCS map has been provided which shows the approximate extent of
the wetland area on the site. The wetland line will be verified by the South Florida Water
Management District before the next development order, which in this case will be a Site
Development Plan.
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Policy 6.2.3 states, "Collier County shall implement a comprehensive process to ensure
wetlands and the natural functions of wetlands are protected and conserved. The process
outlined within this policy is primarily based on directing concentrated population growth
and intensive development away from large connected wetlands systems. These wetland
systems have been identified based on their type, values, functions, sizes, conditions and
locations within Collier County." Since no wetland impacts are proposed,Federal
permits should not be required. However, an Environmental Resource Permit shall be
obtained from South Florida Water Management District before the next development
order(Site Development Plan) can be approved by Collier County.
Policy 6.2.5 states that within the Rural Fringe Mixed Use District, Collier County shall
direct land uses away from higher functioning wetlands and this project is attains that
because no wetland impacts are proposed by the project.
Policy 7.1.2 requires development be directed away from listed species and their habitats.
A species survey for listed species is included in the Environmental Impact Statement.
The only listed species known to inhabit the site is the state-listed Hand fern
(Ophioglossum palmatum). The ferns are found in cabbage palm trees (Sabal palmetto)
scattered throughout the site but are most prevalent in a line running approximately
northeast to southwest across the site. Some trees hosting the ferns will be impacted by
the proposed development but many will be protected within the wetland preserve and
upland retention areas. Contacts have been made to the University of Florida Herbarium
as well as to the Florida Natural Areas Inventory to explore the potential of relocating the
host trees that would be impacted but as of yet,no definitive information has been
received regarding the viability of this option. Relocating the individual ferns is not an
option as"this species rarely survives transplanting" (Hoshizaki and Moran—Fern
Grower's Manual—2001). The best option with a better chance of success is to carefully
relocate the entire host palm out of the impact areas and into the preserve and buffer
areas. Approximately 38 host trees out of approximately 240 total could be directly
impacted by the development. These are specimens that are within the currently proposed
building footprints. Approximately 120 trees are located within the proposed preserve and
buffer area. The remaining 80 trees are located around the buildings and pathways and
should be able to be avoided by the future development activities. Where impacts are
unavoidable, every effort will be made to relocate the trees into the preserve area.
OBJECTIVE 11.1 protects historic and archaeological resources in Collier County.
According the Florida Master Site File,no known historic or archaeological resources are
present on or near the site. There is a small midden site located approximately 0.5 miles
from the site but there are no indicators or target signatures on the proposed project site
that would indicate the presence of any archaeological or historical resources. Please
reference Exhibit 6 of the EIS, archaeological information.
VI. MAJOR ISSUES:
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Storm water Management:
Engineering Review staff has received a conceptual site drainage plan of the site. It
appears that the design will be a standard wet detention system with discharge into onsite
wetlands that are connected to a larger system (see attached LiDAR topography). Overall
flow in this area appears to be toward the south and the proposed discharge point is at the
northwest corner of the site, but it could really be anywhere along the west boundary.
The proposed pond looks a little too small to accommodate the first inch of runoff, but
it's difficult to tell from the drainage plan if any other dry retention areas are proposed
and how runoff will be routed to them. Engineering review thinks that the site can be
designed to meet necessary SFWMD criteria.
Environmental:
Site Description:
The upland vegetative community is approximately 60% of the property and consists of a
Cabbage Palm hammock. The other 40% of the property is wetland (approximately 4.05
acres) consisting of cypress habitat with some maple and pop-ash present. It appears as
though the wetland hydrology in this area is depressed and has most likely been impacted
by past development and ditching activities.
Wetlands:
Approximately 4.05 acres of wetlands have been identified on site by the environmental
consultant. The wetland line will be required to be verified by SFWMD at the next
development order. The project as designed does not impact existing wetlands. Due to
the fact that this project fulfills the GMP Preserve selection criteria, the jurisdictional
wetland line will have no impact on Preserve selection.
Preservation Requirements:
The property lies within the Rural Fringe Mixed Use-Receiving Lands designation of the
Collier County Future Land Use Map. Since the subject property is less than 20.0±acres,a
minimum of 40 percent of the native vegetation(not to exceed 25%of the total site)will be
preserved. Minimum Retained Native Vegetation Requirement is 2.36 acres. The
development parcel currently contains approximately 9.46 acres of native vegetation.
Post-development, the project will preserve 4.05 acres of wetland, which equates to
approximately 43%native vegetation preservation. This exceeds the minimum
requirement outlined in the GMP and LDC. In accordance with the GMP and LDC, the
minimum required preserve is proposed in the largest contiguous area. The onsite
preserve connects to the off site preserves proposed on the Immokalee Road South Rural
Village.
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Listed Species:
Due to the location of the sites and the highly transient nature of listed species that could
potentially use the sites, it is felt that the threatened and endangered species survey
conducted to date cannot definitively rule out the presence of listed species on this
property. Even though no listed wildlife species were observed, it must simply be
assumed that those listed species might use the site regardless of whether or not they are
seen during the survey period. A transect survey to determine the presence of any listed
plant species on the property was conducted and the results are included below. Hand
ferns (Ophioglossum palmatum), a State listed endangered plant species, and butterfly
orchid(Encyclia tampensis), a State listed commercially exploited species, are present on
the property. A copy of the Listed Species Survey conducted to date is included as
Exhibit 7 of the EIS.
The State listed Hand fern(Ophioglossum palmatum) is present. Efforts will be made to
avoid impacts to these trees where possible. Approximately 38 host trees out of
approximately 240 total could be directly impacted by the development. These are
specimens that are within the currently proposed building footprints. Approximately 120
trees are located within the proposed preserve and buffer area. The remaining 80 trees are
located around the buildings and pathways and should be able to be avoided by the future
development activities. Where impacts are unavoidable, every effort will be made to
relocate the trees into the preserve area. Although no listed wildlife species were
observed on-site, several species can potentially utilize the properties for nesting and
denning as well as for foraging.
VII. RECOMMENDATIONS:
Staff recommends approval of the Alternative Treatment Center Conditional Use with the
following stipulations:
Storm water Management:
1. A SFWMD Surface Water Management Permit or ERP must be obtained prior to
commencement of construction.
Environmental:
1. The project must obtain an Environmental Resource Permit from the South Florida
Water Management District prior to issuance of any site plan approvals.
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PREPARED BY:
0i )4y
STAN CHRZANOW j� , P.E. DATE
ENGINEERING RE I W MANAGER
ENGINEERING SERVICES DEPARTMENT
12/411-L4 '-5&%
S MER ARA' Qi DATE
ENVIRONMENTAL SPECIALIST
ENVIRONMENTAL SERVICES DEPARTMENT
gAle44q1) -00
Y '►ESELEM,A.I.C.P. DATE
PRINCIPAL PLANNER
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
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REVIEWED BY:
L&/etk `/StU cam- 6)S-0 4
BARBARA S. BURGESON C7 DATE
PRINCIPAL ENVIRONMENTAL SPECIALIST
ENVIRONMENTAL SERVICES DEPARTMENT
•41 &5- 3f-off,
LIAM D. LO NZ, r., P.E. DATE
ENVIRONMENTAL SERVICES DEPARTMENT DIRECTOR
5-/30c
STEVEN D. GRIFFIN DATE
ASSISTANT COUNTY ATTORNEY
OFFICE OF THE COLLIER COUNTY ATTORNEY
APPROVED BY:
- . 3/1,0
JO.EPH K. SC=MITT TE
•MMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES ADMINISTRATOR
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