Agenda 06/27/2017 Item # 9B06/27/2017
EXECUTIVE SUMMARY
This item requires that ex parte disclosure be provided by Commission members. Should a hearing
be held on this item, all participants are required to be sworn in. Recommendation to approve an
Ordinance amending Ordinance Number 04-41, as amended, the Collier County Land
Development Code, which includes 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 Planned Unit
Development (PUD) to Residential Planned Unit Development (RPUD) for a project known as the
Triad RPUD to allow development of 44 single-family dwelling units. The subject property is
located on the northeast corner of Palm Springs Boulevard and Radio Lane in Section 34,
Township 49 South, Range 26 East, Collier County, Florida, consisting of 10.75± acres; providing
for repeal of Ordinance No. 05-11, as amended by Ordinance No. 05-23, the former Triad Planned
Unit Development, and by providing an effective date. [PUD-PL20160002564]
OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and
recommendations along with the recommendations of the Collier County Planning Commission (CCPC)
regarding the above referenced petition and render a decision regarding the petition; and to ensure the
project is in harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS: The proposed Planned Unit Development (PUD) rezone will change the land
uses from the currently approved 86 multi-family dwelling units to 44 single-family dwelling units. The
Board approved the original Triad RPUD on September 27, 2005, under Ordinance 05-11 (see attached
Exhibit B), and the subject site was rezoned from Commercial Professional and General Office District
(C-1) and Commercial Convenience District (C-2) to PUD. The residential structures shall remain at a
height of 35 feet. The preserve area shall remain in a similar location, as originally approved, along the
north and east property lines. The petitioner is also requesting the following changes to the PUD, and
they are listed below:
- Removal of a commitment to provide a wall along the north boundary of the PUD
- Removal of commitments related to phasing, a bus shelter, and Land Development Code
(LDC) redundancies related to transportation, planning, water management, and
environmental requirements
The petitioner is also requesting Deviations related to:
- Private street right-of-way width
- Roadway drainage design
- Size and height of a temporary banner sign
- Reduction in landscape buffer width
- Relaxing of a required sidewalk in “roadway stub” locations
- Removal of one of the required amenities around a lake
For further information, please see the Deviations Section located on page 13 of the Staff Report.
FISCAL IMPACT: The PUD rezone by and of itself will have no fiscal impact on Collier County.
There is no guarantee that the project, at build out, will maximize its authorized level of development.
However, if the PUD is approved, a portion of the land could be developed and the new development will
result in an impact on Collier County public facilities.
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The County collects impact fees prior to the issuance of building permits to help offset the impacts of
each new development on public facilities. These impact fees are used to fund projects identified in the
Capital Improvement Element of the Growth Management Plan as needed to maintain adopted Level of
Service (LOS) for public facilities. Additionally, in order to meet the requirements of concurrency
management, the developer of every local development order approved by Collier County is required to
pay a portion of the estimated Transportation Impact Fees associated with the project in accordance with
Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected prior to issuance of
a building permit include building permit review fees. Finally, additional revenue is generated by
application of ad valorem tax rates, and that revenue is directly related to the value of the improvements.
Please note that impact fees and taxes collected were not included in the criteria used by staff and th e
CCPC to analyze this petition.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: Future Land Use Element (FLUE): The
Conditional Use request has been determined to be consistent with the FLUE of the GMP and therefore
creates no impact.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
heard petition PUDA-PL20160002564, Triad RPUD on June 1, 2017, and by a vote of 6 to 0
recommended to forward this petition to the Board with a recommendation of approval subject to the
following conditions:
1. Denial of Deviation #2 related to an inverted crown roadway design as it is a reduced standard
from the current County Standard. In addition, the CCPC had the following concerns:
- the negative impact on the health, safety and welfare of the residents who will be living in
the proposed development;
- a crowned street design is safer as the water drains to the edges rather than to the middle
during high rain events;
- reduction of the current drainage standard by eliminating a redundant route for stormwater;
- the inverted drainage design requires additional maintenance that is passed along to future
homeowners;
- the potential savings from the inverted roadway design will result in a greater cost to
future homeowners;
- the subject development has a roadway system, not a private driveway. In a typical
shopping center or apartment complex, an inverted roadway design is used to keep the
parking spaces/stalls on either side of the driveway, drained. A residential road is not
comparable to a private driveway;
- the typical consumer will not likely realize the difference when they purchase
- the applicant offers nothing to support his claim of affordability of the units
2. Removal of Deviation #6 as it does not apply to residential developments such as this.
3. Add a commitment to the PUD Document that states: when measuring from the north boundary
of the PUD, the preserve area shall be no less than 52 feet in width at its narrowest point, and the
combined area of the preserve and water management area shall be no less than 204 feet at its
narrowest point.
4. Removal of “any other comparable use” category listed under Residential Permitted Uses.
5. Removal of “gatehouses” category listed under Residential Accessory Uses.
6. Reduction of the Accessory Structures Building Height.
7. Removal of the bisecting easement located in the Preserve.
The requested conditions have been added to the PUD Document and Master Plan.
Letters of objection have been received. Therefore, this petition has been placed on the Regular Agenda.
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LEGAL CONSIDERATIONS: This is a site specific rezone from a Residential Planned Unit
Development Zoning District to a Residential Planned Unit Development (RPUD) Zoning District for a
project to be known as the Triad RPUD. The burden falls upon the applicant to prove that the proposed
rezone is consistent with all the criteria set forth below. The burden then shifts to the Board of County
Commissioners (BCC), should it consider denying the rezone, to determine that such denial would not be
arbitrary, discriminatory or unreasonable. This would be accomplished by finding that the proposal does
not meet one or more of the listed criteria below.
Criteria for RPUD Rezones
Ask yourself the following questions. The answers assist you in making a determination for approval
or not.
1. Consider: 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.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or
other instruments or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense? Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed RPUD with the goals, objectives and policies of the
Growth Management Plan.
4. Consider: 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.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the
development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of ass uring
the adequacy of available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate
expansion.
8. Consider: Conformity with RPUD 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.
9. Will the proposed change be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan?
10. Will the proposed RPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested RPUD Rezone result in the possible creation of an isolated district
unrelated to adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed
amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change 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?
16. Will the proposed change create a drainage problem?
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17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance
with existing zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in districts already permitting such use.
24. Consider: 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.
25. Consider: The impact of development resulting from the proposed RPUD rezone 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 [Code ch.106, art.II], as
amended.
26. Are there other factors, standards, or criteria relating to the RPUD rezone request that the
Board of County Commissioners shall deem important in the protection of the public health,
safety, and welfare?
The BCC must base its decision upon the competent, substantial evidence presented by the written
materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies,
letters from interested persons and the oral testimony presented at the BCC hearing as these items relate
to these criteria. The proposed Ordinance was prepared by the County Attorney’s Office. This item has
been approved as to form and legality, and requires an affirmative vote of four for Board approval
(HFAC)
RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends
that the Board of County Commissioners approves the request for PUDA-PL20160002564, Triad RPUD
subject to the denial of Deviation # 2 (related to an inverted crown roadway design).
Prepared by: Nancy Gundlach, AICP, PLA, Zoning Division
ATTACHMENT(S)
1. Staff report-PL20160002564-Triad RPUD (PDF)
2. Ordinance - 060517(3) (PDF)
3. Location Map 1-5-16 (PDF)
4. Exhibit C-FLUE Memo-PL20160002564-Triad RPUD (PDF)
5. Master Plan 5-22-17 (PDF)
6. Exhibit D-NIM meeting notes-PL20160002564-Triad RPUD (PDF)
7. [Linked] PL20160002564-Triad RPUD application (PDF)
8. Letters of Concern 6-6-17 (PDF)
9. Legal Ad - Adenda ID # 3274 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.B
Doc ID: 3274
Item Summary: This item requires that ex parte disclosure be provided by Commission members.
Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to
approve an Ordinance amending Ordinance Number 04-41, as amended, the Collier County Land
Development Code, which includes 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 Planned Unit Development (PUD) to Residential
Planned Unit Development (RPUD) for a project known as the Triad RPUD, to allow development of 44
single-family dwelling units. The subject property is located on the northeast corner of Palm Springs
Boulevard and Radio Lane in Section 34, Township 49 South, Range 26 East, Collier County, Florida,
consisting of 10.75± acres; providing for repeal of Ordinance No. 05-11, as amended by Ordinance No.
05-23, the former Triad Planned Unit Development, and by providing an effective date. [PUD-
PL20160002564]
Meeting Date: 06/27/2017
Prepared by:
Title: Planner, Principal – Zoning
Name: Nancy Gundlach
06/02/2017 5:25 PM
Submitted by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
06/02/2017 5:25 PM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Division Reviewer Completed 06/05/2017 1:33 PM
Zoning Michael Bosi Additional Reviewer Completed 06/05/2017 2:41 PM
Zoning Ray Bellows Additional Reviewer Completed 06/05/2017 4:44 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 06/07/2017 3:37 PM
Growth Management Department James French Additional Reviewer Completed 06/13/2017 1:43 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 06/14/2017 10:34 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 06/14/2017 4:04 PM
Budget and Management Office Mark Isackson Additional Reviewer Completed 06/16/2017 10:59 AM
County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 06/16/2017 11:27 AM
Board of County Commissioners MaryJo Brock Meeting Pending 06/27/2017 9:00 AM
Growth Management Department Nancy Gundlach Level 2 Division Administrator Skipped 05/25/2017 3:35 PM
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Packet Pg. 119 Attachment: Staff report-PL20160002564-Triad RPUD (3274 : Triad RPUD-PL20160002564)
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Packet Pg. 140 Attachment: Ordinance - 060517(3) (3274 : Triad RPUD-PL20160002564)
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Packet Pg. 150 Attachment: Ordinance - 060517(3) (3274 : Triad RPUD-PL20160002564)
Davis BLVDRadio RD
I75
PINE CON E LAN E
PINE CR EST LANE
PALM SPRINGS BLVDRADIO LANE
3 6 6531122445
4 5 6123124343
21 5 641212343
7
65123 52 61443
3 3121 524434
7
2132112 5 6443
CONSRV ESMT OR 3996 PG 3495 1.30 ACRES
VACAT ED R/W
RESOL # 89-06
6
À4À3
À5 À6À2À3À1À1À2À4
À5 À6À2À3À1À1À2À4À4À3
À3À3 À5 À6À4À2À1À1À2À4
X48
À1
À1
X9
X4.1
RMF-6
RMF-12(7)
C-3
PUD
RPUD
RSF-4
PUD
RPUD
RPUD
Location Map Zoning Map
Petition Number: PL-2016-2564
PROJEC TLOCATION
SITELOCATION
¹
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Packet Pg. 151 Attachment: Location Map 1-5-16 (3274 : Triad RPUD-PL20160002564)
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Packet Pg. 152 Attachment: Exhibit C-FLUE Memo-PL20160002564-Triad RPUD (3274 : Triad RPUD-PL20160002564)
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Packet Pg. 154 Attachment: Exhibit C-FLUE Memo-PL20160002564-Triad RPUD (3274 : Triad RPUD-PL20160002564)
DATEREVISION#DRAWN0RGE:TWP:SEC:DATE:TITLE:CLIENT:PROJECT:OFPROJECT NO.:SHEET NUMBER:DESIGNED:DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0578www.consult-rwa.comTRIAD RPUD D.R. HORTON, INC.MASTER PLAN EXHIBIT C12130019.02.00OCT.,201615 51S 26EPVMDA20 40 80 MASTER PLAN NOTES1. THIS MASTER PLAN ISCONCEPTUAL IN NATUREAND SUBJECT TO CHANGESDUE TO AGENCY REVIEWAND SITE CONDITIONS.2. ACREAGE AND THE DESIGN,LOCATIONS ANDCONFIGURATIONS OF THELAND IMPROVEMENTS AREAPPROXIMATE ANDSUBJECT TO REFINEMENTAT THE TIME OF PLANS AND PLAT APPROVAL.3. INTERNAL ROADWAYDEPICTED ON MASTER PLANIS CONCEPTUAL, ROW FORSINGLE FAMILY.4. REQUIRED PRESERVE: ±1.40AC (15% OF ±9.37 AC OFEXISTING NATIVEVEGETATION). PRESERVEPROVIDED: ±1.40 AC.PRESERVES MAY BE USED TO SATISFYTHE LANDSCAPE BUFFER REQUIREMENTSAFTER EXOTIC VEGETATION REMOVAL INACCORDANCE WITH LDC SECTIONS4.06.02 AND 4.06.05.E.1. SUPPLEMENTALPLANTINGS WITH NATIVE PLANTMATERIALS SHALL BE IN ACCORDANCEWITH LDC SECTION 3.05.07.”SITE DATATOTAL SITE AREA: 10.75± ACRESMAXIMUM DWELLING UNITS:44 SINGLE-FAMILY RESIDENCESSCALE 1"=40'9.B.5
Packet Pg. 155 Attachment: Master Plan 5-22-17 (3274 : Triad RPUD-PL20160002564)
DATEREVISION#DRAWN0RGE:TWP:SEC:DATE:TITLE:CLIENT:PROJECT:OFPROJECT NO.:SHEET NUMBER:DESIGNED:DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0578www.consult-rwa.comTRIAD RPUD D.R. HORTON, INC.MASTER PLAN EXHIBIT C22130019.02.00OCT.,201615 51S 26EPVMDA30 60 120DEVIATIONSSITE SUMMARYACREAGELAKE/ WATER MANAGEMENTACCESS DRIVE/ RIGHT OF WAYPRESERVE AREATOTALRESIDENTIALOTHER OPEN SPACEUSE±5.34±1.62±0.92±1.47±1.40±10.75DEVIATION #1 SEEKS RELIEF FROM LDC SECTION 6.06.01.N, “STREET SYSTEM REQUIREMENTS,” WHICHREQUIRES MINIMUM LOCAL STREET RIGHT-OF-WAY WIDTH OF 60 FEET, TO ALLOW FOR A 50-FOOTRIGHT-OF-WAY MINIMUM WIDTH FOR THE PRIVATE STREETS. DEVIATION #2 SEEKS RELIEF FROM LDC SECTION 6.06.01.N, “STREET SYSTEM REQUIREMENTS,” WHICHREQUIRES THAT STREETS SHALL BE CLASSIFIED BY THE CROSS-SECTIONS CONTAINED IN APPENDIX B, TOALLOW FOR AN INVERTED ROADWAY DESIGN, AS DEPICTED IN EXHIBIT C. DEVIATION #3 SEEKS RELIEF FROM LDC SECTION 5.04.06.A.3.E, WHICH ALLOWS TEMPORARY SIGNS ONRESIDENTIALLY ZONED PROPERTIES UP TO 4 SQUARE FEET IN AREA OR 3 FEET IN HEIGHT, TO ALLOW ATEMPORARY BANNER SIGN UP TO A MAXIMUM OF 32 SQUARE FEET IN AREA AND 8'HEIGHT. THETEMPORARY BANNER SIGNS SHALL BE LIMITED TO A MAXIMUM OF 90 DAYS DURING SEASON DEFINED ASJANUARY 1ST TO MARCH 31TH PER CALENDAR YEAR. DEVIATION #4 SEEKS RELIEF FROM LDC SECTION 4.06.02.C, TABLE 2.4, WHICH REQUIRES A 15-FOOT WIDETYPE B LANDSCAPE BUFFER WHERE SINGLE-FAMILY RESIDENTIAL ZONING ABUTS MULTI-FAMILYRESIDENTIAL ZONING ALONG THE EASTERN PUD BOUNDARY, TO ALLOW FOR A 15-FOOT WIDE TYPE ALANDSCAPE BUFFER ALONG THE EXISTING MASONRY WALL. DEVIATION #5 SEEKS RELIEF FROM LDC SECTION 6.06.02.A.1 WHICH REQUIRES THAT SIDEWALKS BECONSTRUCTED ON BOTH SIDES OF PUBLIC AND PRIVATE RIGHTS-OF-WAY, TO ALLOW FOR SIDEWALKS ONONE SIDE OF THE ROW FOR ROADWAY STUBS WHERE INDICATED ON THE MASTER PLAN. DEVIATION #6 SEEKS RELIEF FROM LDC SECTION 4.06.05.N.1.c WHICH REQUIRES ALL BODIES OF WATER,INCLUDING RETENTION AREAS EXCEEDING 20,000 SQUARE FEET, AND WHICH ARE LOCATED ADJACENT TO APUBLIC RIGHT-OF-WAY, MUST INCORPORATE INTO OVERALL DESIGN OF THE PROJECT AT LEAST 2 OF THEFOLLOWING ITEMS: I. A WALKWAY 5 FEET WIDE AND A MINIMUM OF 200 FEET LONG, WITH TREES OF ANAVERAGE OF 50 FEET ON CENTER AND WITH SHADED BENCHES, A MINIMUM OF 6 FEET IN LENGTH ORPICNIC TABLES WITH ONE LOCATED EVERY 150 FEET. II. FOUNTAINS. III. PARTIALLY SHADEDPLAZA/COURTYARD, A MINIMUM OF 200 SQUARE FEET IN AREA, WITH BENCHES AND/OR PICNIC TABLESABUTTING THE WATER-BODY, OR RETENTION AREAS; TO ALLOW FOR ONLY THE INSTALLATION OF ANAERATOR/FOUNTAIN.9.B.5
Packet Pg. 156 Attachment: Master Plan 5-22-17 (3274 : Triad RPUD-PL20160002564)
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1250 Tamiami Trail North, Suite 203B Naples, Florida 34102
239-228-7742 Chris@HaganEng.com
Douglas A. Lewis May 31, 2017
Thompson Lewis Counselors at Law
850 Park Shore Drive, Suite 201-A
Naples, FL 34103
Re: MAC and Triad RPUD Applications Review
Engineer’s Report
Dear Mr. Lewis,
This letter is submitted to provide a brief review of the pending zoning applications for
the referenced projects. This is done consistent with our previous correspondence and
May 25, 2017 agreement. This report is submitted to outline my engineering findings
from the applications available on the County’s posted zoning files, a site visit and
discussions with you and the adjoining neighbors. Consistent with the agreement we
have addressed drainage, access, and utility issues below:
1. Drainage
The proposed land use breakdown only allows approximately 9% of the
site for stormwater management. This is well below the typical industry
standards of 15% percent for a dense single family project.
The preserve should be left outside of the water management area.
The project has more than 2 acres of impervious area and will require an
SFWMD Permit.
County and SFWMD drainage rules will require a reduced discharge from
the site. This should help with any overburdened outfall ditches.
The smaller than average water management facilities onsite will result in
the need for additional fill.
A floodplain analysis should be done to show that regional floodplain
issues are not adversely impacted by the proposed development.
Inverted crown roadways proposed for the project should be efficient in
directing stormwater internally and reducing costs. This also supports the
higher density proposed.
Palm Springs Blvd. roadside drainage swales are inconsistent at the south
end. The developer should bring Palm Springs Blvd. up to current code
including improved drainage swales.
Existing outfall drainage system for the subdivision to the north includes
swales on the east and west side of the subdivision along with an
interconnection of roadside swales and ditches down to a lake and
discharging out into I-75. Review of these swales (photos in link) find
that they do not meet County minimum standards and do not appear to
have been regularly maintained. Some of the single family homeowners
9.B.8
Packet Pg. 163 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
1250 Tamiami Trail North, Suite 203B Naples, Florida 34102
239-228-7742 Chris@HaganEng.com
have built intrusions into the swales that impact the flow. As the County
is to maintain these. A stipulation of the approval should include
rehabilitation of the swales from the County and/or developer.
The developer’s proposed interconnection of the drainage systems under
the roadway show that the projects should be processed as a single
application.
Proof of existing swale problem is historic photos from the residents of
flooded backyards and roadways.
Preliminary assessment of the existing roadway, proposed roadways and
finished floor elevations should be requested to see how high above
existing grade the new construction will be in relation to the adjoining
properties. Accommodating the perimeter berm and roadways without
discharging drainage out onto Palm Springs Boulevard will be difficult. A
couple of cross sections should be requested from the developer showing
the slopes and heights of these elements.
The elevation differential may require that the reconstruction of Palm
Springs Boulevard be elevated also to prevent discharge from the
subdivisions.
The developer proposes inverted crown roadways internally. This is an
exception to the LDC and is inconsistent with any County owned,
operated, and maintained roadways to our knowledge. This design has
some inherent challenges that need to be accommodated so that roadway
maintenance is improved.
The fact that the site is going to have to be elevated above the existing
roadway with side yards directly abutting the roadway will result in a
negative visual impact. The request to reduce the perimeter buffer type
should not be accepted, but should include a 6 or 8 foot tall concrete block
wall to provide additional screening. Homes are going to be set close
together it is possible that side yard equipment and would be readily seen
from Palm Springs Boulevard.
2. Utilities
Utility provisions should be made to accommodate the project with
connections to the existing utilities on Palm Springs Boulevard.
Looped water distribution system will benefit the community with better
fire protection and water quality.
The sanitary sewer system will need to have two onsite pump stations to
accommodate the centralized sewage collection.
A sewage force main connection will be required on Palm Spring
Boulevard.
A regional pump station network analysis will need to be done to make
sure that the existing pumps remain online when the new pump(s) are
added.
The County’s utility services should be more than adequate to accept the
proposed development.
9.B.8
Packet Pg. 164 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
1250 Tamiami Trail North, Suite 203B Naples, Florida 34102
239-228-7742 Chris@HaganEng.com
The interconnect between the two projects will cross County water and
force main lines requiring air release valves (ARVs). These ARVs should
be hidden in the perimeter buffer landscaping to protect them so they will
not be an eyesore.
3. Access/Traffic
The Traffic Impact Statement shows only the single project. As this
project is being processed with both applications. Cumulative impacts
should be analyzed and distribution should be handled accordingly.
The Traffic Impact Statement for the project does not address the
necessary improvements that may be required on Palm Springs Boulevard
and/or the Radio Lane to accommodate turning movements.
Alignment of the driveways between the MAC and Triad project will
require coordination to prevent awkward driving motions.
The elimination of sidewalks and bike lanes in these neighborhood though
will put people in the road right of way. The internal roadways are
proposed with an inverted crown. This means that the middle of the road
will have water in it during rainfall events. This puts pedestrians walking
on the apron, which could be a hazard.
The tie in of the project inverted crown roads with the existing Palm
Springs Boulevard will result in some grading challenges at the project
entries. This will be exacerbated by needing to maintain the perimeter
berm for the stormwater management requirements. The new roadway
may need to be considerably higher than the existing roadway.
The swale along Palm Springs Boulevard will need to be maintained
outside of the turning radii for traffic safety.
Below is the link to my site photos:
https://app.box.com/s/5bwxbg5tgb547fk0bn4vxlct2h5mnhw0
I believe this provides an outline of the drainage, utility, and traffic issues associated with
the referenced application. These projects need to be considered together as the impacts
of both need to be considered as one. Please look this over and let me know if you have
any comments, questions, or require any additional information regarding this.
Sincerely,
Chris Hagan
9.B.8
Packet Pg. 165 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
TRIAD PUDA & MAC PUDA comments from Sabina Hardy resident of Palm Springs Estates.
5/31/17
1. Density – questionable - appears to be excessive - trusting the county expertise to allow.
2. The existing TRIAD RPUD implements policy 5.6 of the FLUE in that more than 60% of the
project will provide useable open space or lands reserved for conservation purposes.
3. Once you add accessory structures, will there be enough open space? The projects are relying
heavily on the preserves for open space. Minimal within the actual development.
4. Conceptual site plans note that the plans are conceptual in nature and intended for planning
purposes only and that “the overall configuration, density, and/or intensity depicted may
change significantly”. In other words, The Conceptual Master Plan represents just one idea of
what will actually be built. This is significant reason that it is crucial to establish the proper
guidelines and deny the majority of deviations proposed for both the MAC and TRIAD PUDA
applications.
5. Regarding the landscape commitment in the existing PUD relating to the landscape and wall at
the northern boundary of the property. First, the County Attorney does not agree with the
deviation and has requested that the condition in the existing PUD to provide a wall and a Type
B Landscape Buffer along the north property line be upheld. Second, the residents of the Palms
Springs Neighborhood demand the same. Any request to delete the “wall” and current
requirements for landscape buffering need to be denied.
6. Deviation 1: Deny this request. Keep 60 foot width ROW. This community is being built like
sardines in a can. The developer is cutting every corner so they can build the maximum number
of homes possible. This is not desirable. You might as well build apartments.
7. Deviation 2: Deny this request. The justification to allow for deviation 2 is not adequate. The
County standards established and required, need to be adhered to. The developer wants to
save money and that is the bottom line. If it allows for them to sell the homes for less, that only
brings in a less desirable resident. The deviation they request will not address drainage
adequately. I don’t believe this design has been used in “numerous” communities. Where?
8. Deviation 3: Only on Radio Lane – Not Palm Springs
9. Deviation 6: In my opinion, this would encourage people to cross the street in various locations
which would be a safety hazard due to vehicular traffic. Nullifying the statement made in the
justification :The proposed deviation will not affect public health and safety”
10. Both the TRIAD and MAC PUDA seeks a deviation of allowing for a 10’ buffer along Palm Springs
Blvd in lieu of the 20’ landscape buffer along Palm Springs Blvd. due to the decrease in density.
Deny this request. As a resident of the Palm Springs Estates community, we believe the
established guidelines need to be adhered to in order to preserve the natural (being nature)
ambiance of our community. If the developer is going to squeeze the maximum number of
structures in the 10+/- acres on each side of Palm Springs Blvd, we need to buffer it with the
current requirement of 20 feet. No exceptions!
11. Both the TRIAD and MAC PUDA seeks a deviation of the removal of the requirement for a fence
separating the property from the Palm Springs neighborhood to the north. This is just another
attempt to save money on the Developers side. Both the MAC and TRIAD PUDA requests must
adhere to the requirement of a wall (not fence) along the north boundary along the Palm
Springs neighborhood.
9.B.8
Packet Pg. 166 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
12. I noted in the Triad Narrative a statement that proposed to eliminate the need to prohibit the
rental of units on the property (currently in the existing RPUD) although I do not see it
requested as a deviation. This restriction will remain and will be required to be incorporated
into the HOA rules and regulations.
13. The development standards attempt to eliminate many elements that ensure a desirable
development/community as follows:
- The 1500 sf min floor area attracts more than the current average person per household of
the area. Was that figured into the density?
- The requested exception of allowing a setback of 12' from the road if the unit has a recessed
or side-entry garage is not acceptable. These houses will be sitting right on the road or right
on the sidewalk. The front setback of 15' needs to be consistent throughout the
community.
- Accessory structures cannot be granted the 0 lot set back. People will be building sheds,
etc. 15' from the neighbor’s house. Nobody wants that! This community is going to be
maxed out with structures.
- The building height needs to be as originally established in the TRIAD/MAC RPUD.
Maximum building height is not to exceed 35 feet. This developer is trying to squeeze
another 5 feet in. This should be denied.
-
TRANSPORTATION:
Were the studies performed with both the TRIAD and MAC RPUD new communities combined together?
The TIS is not clear as to the numbers used. If you double the figures (because they both have 44 new
homes) you will have approximately 500 daily (2-way) trips added to the neighborhood. Access for the
new communities need to be on/off Radio Lane. With 88 new residences commuting to and from their
homes via Palm Springs Blvd, the intersection will not accommodate the numbers. If the developer puts
the entrance to the MAC and TRIAD development onto Radio Lane, this will establish three accesses to
Radio Lane vs. one. Are you going to add a light at the David Blvd/Radio Lane intersection?
Note: During construction – Current PUD states that a construction entrance will be established at the
east side of the property line for TRIAD development.
9.B.8
Packet Pg. 167 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 168 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 169 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 170 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 171 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 172 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 173 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 174 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 175 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 176 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 177 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 178 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 179 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 180 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 181 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 182 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 183 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 184 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 185 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 186 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 187 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 188 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 189 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 190 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 191 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.8
Packet Pg. 192 Attachment: Letters of Concern 6-6-17 (3274 : Triad RPUD-PL20160002564)
9.B.9
Packet Pg. 193 Attachment: Legal Ad - Adenda ID # 3274 (3274 : Triad RPUD-PL20160002564)
Triad Residential Planned Unit Development
PUDA Narrative
The Triad Planned Unit Development (PUD) is located on 10.75 acres at the NE corner of the intersection
of Radio Ln. and Palm Springs Blvd. The property is currently vacant and zoned PUD. The current PUD
was established under ordinance 05-11, but was never developed due to changing economic and market
conditions. The property has since changed ownership a number of times with no subsequent action
taken towards its development. Triad PUD received ERP approval on December 6, 2005 under
application # 050817-5 (permit # 11-02482-P). A subsequent permit modification was applied for under
application # 091224-16, however, it was withdrawn before being completed. Triad PUD received SDP
approval on January 19, 2007 under AR 8347.
The applicant is under contract to purchase this property from the current owner, with the intention of
developing it in a manner consistent with current market demand. The Applicant is requesting an
amendment to the existing PUD to allow a reduction from 86 multi-family units to 44 single-family units.
Residential structures will be limited to two stories and a maximum of 35 feet in height. The proposed
project will be compatible with surrounding uses and will be consistent with the LDC and compliant with
the Growth Management Plan.
In addition to the reduction in units, the amendment request includes the removal of several conditions
from the previous PUD. Some of these condition no longer apply due to the change in unit type and
overall project intensity, while others are reflective of revised regulation and policy positions from the
Board of County Commissioners.
Due to the smaller number of units being constructed and the inclusion of individual yards for each unit,
a dedicated recreational area will no longer be included as part of the master plan.
Because the proposed unit type is consistent with the abutting single family neighborhood, density is
being greatly reduced, and the reconfigured preserve along the northern boundary exceeds buffer
requirements both from a separation and vegetation standpoint, the need for a wall and enhanced
buffering at the boundary with the Palm Springs neighborhood no longer exists.
The reduction in total units and density will also eliminate the need for enhancements to the required
buffers along Palm Springs Boulevard and Radio Lane.
The change to single-family units and reduction in density will eliminate the need to prohibit the rental
of units on the property in perpetuity as well as the necessity for a 24-hour controlled access gate.
Per policy direction from the Board of County Commissioners, we are requesting removal of the
affordable housing contribution previously included with this project.
Per discussions with staff and in keeping with the previous transportation commitment, the developer
will construct a 5x8 concrete pad at the western end of the sidewalk to be constructed along Radio Lane
in conjunction with the adjacent MAC PUD to be used as a bus stop by Collier County Transportation.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Application for a Public Hearing for PUD Rezone, Amendment to PUD or
PUD to PUD Rezone
PETITION NO
PROJECT NAME
DATE PROCESSED
PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code
Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative
Code
PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F.
APPLICANT CONTACT INFORMATION
Name of Applicant(s): ___________________________________________________________
Address: _____________________________ City: ___________ State: ________ ZIP: _______
Telephone: ___________________ Cell: ____________________ Fax: ____________________
E-Mail Address: ________________________________________________________________
Name of Agent: ________________________________________________________________
Firm: _________________________________________________________________________
Address: _____________________________ City: ___________ State: ________ ZIP: _______
Telephone: __________________ Cell: _____________________ Fax: ____________________
E-Mail Address: ________________________________________________________________
Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that
you are in compliance with these regulations.
To be completed by staff
4/15/2015 Page 1 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
DISCLOSURE OF INTEREST INFORMATION
Please complete the following information, if space is inadequate use additional sheets and attach
to the completed application packet.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the percentage
of such interest:
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
4/15/2015 Page 2 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract:
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
Date of option: _________________________
Date option terminates: __________________, or
Anticipated closing date: _________________
h. Should any changes of ownership or changes in contracts for purchase occur subsequent to
the date of application, but prior to the date of the final public hearing, it is the responsibility
of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
4/15/2015 Page 3 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
REZONE REQUEST
This application is requesting a rezone from: _________________________ Zoning district(s) to
the ________________________________ zoning district(s).
Present Use of the Property: _________________________________________________________
Proposed Use (or range of uses) of the property: _________________________________________
Original PUD Name: ________________________________________________________________
Ordinance No.: ____________________________________________________________________
PROPERTY INFORMATION
On a separate sheet attached to the application, provide a detailed legal description of the
property covered by the application:
• If the request involves changes to more than one zoning district, the applicant shall include a
separate legal description for property involved in each district;
• The applicant shall submit 4 copies of a recent survey (completed within the last six months,
maximum 1" to 400' scale), if required to do so at the pre-application meeting; and
• The applicant is responsible for supplying the correct legal description. If questions arise
concerning the legal description, an engineer's certification or sealed survey may be
required.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Size of Property: _______ ft. x _______ ft. = ________ Total Sq. Ft. Acres: _________
Address/ General Location of Subject Property: __________________________________________
__________________________________________________________________________________
PUD District (refer to LDC subsection 2.03.06 C):
Commercial Residential Community Facilities Industrial
Mixed Use Other: ________________
4/15/2015 Page 4 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Metes & Bounds Description: _________________________________________________________
ASSOCIATIONS
Complete the following for all registered Association(s) that could be affected by this petition.
Provide additional sheets if necessary. Information can be found on the Board of County
Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774.
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
4/15/2015 Page 5 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
EVALUATION CRITERIA
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code,
staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request.
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for amendments in those proposed, particularly as they may relate
to arrangements or provisions to be made for the continuing operation and maintenance of
such areas and facilities that are not to be provided or maintained at public expense. Findings
and recommendations of this type shall be made only after consultation with the county
attorney.
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of
that Sub-district, policy or other provision.)
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to ascertain whether or not the
request is affected by existing deed restrictions.
4/15/2015 Page 6 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Previous land use petitions on the subject property: To your knowledge, has a public hearing been
held on this property within the last year? If so, what was the nature of that hearing?
__________________________________________________________________________________
__________________________________________________________________________________
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
Yes No if so please provide copies.
PUBLIC NOTICE REQUIREMENTS
This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E.
of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a
written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B.
of the Administrative Code for the NIM procedural requirements.
Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing
advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the
Board's final action on this item, please remove all public hearing advertising sign(s) immediately.
RECORDING OF DEVELOPER COMMITMENTS
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall
record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments
or Notice of Developer Commitments that contains the legal description of the property that is the subject of
the land use petition and contains each and every commitment of the owner or developer specified in the
Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the
recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided
to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said
Memorandum or Notice.
LDC subsection 10.02.08 D
This application will be considered “open” when the determination of “sufficiency” has been
made and the application is assigned a petition processing number. The application will be
considered “closed” when the petitioner withdraws the application through written notice or
ceases to supply necessary information to continue processing or otherwise actively pursue the
rezoning, amendment or change, for a period of 6 months. An application deemed “closed” will
not receive further processing and an application “closed” through inactivity shall be deemed
withdrawn. An application deemed “closed” may be re-opened by submission of a new
application, repayment of all application fees and the grant of a determination of “sufficiency”.
Further review of the request will be subject to the then current code.
4/15/2015 Page 7 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
STATEMENT OF UTILITY PROVISIONS
FOR PUD REZONE REQUEST
APPLICANT CONTACT INFORMATION
Name of Applicant(s): _______________________________________________________________
Address: _________________________________ City: ___________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: ______________________
E-Mail Address: ____________________________________________________________________
Address of Subject Property (If available): ______________________________________________
City: _________________ State: ________ ZIP: _________
PROPERTY INFORMATION
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Package Treatment Plant (GPD Capacity): _________________________
e. Septic System
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Private System (Well)
Total Population to be Served: ________________________________________________________
Peak and Average Daily Demands:
A. Water-Peak: _________ Average Daily: __________
B. Sewer-Peak: _________ Average Daily: __________
If proposing to be connected to Collier County Regional Water System, please provide the date
service is expected to be required: ____________________________________________________
4/15/2015 Page 8 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of
sewage treatment process to be used as well as a specific statement regarding the method of
affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil
involved shall be provided from tests prepared and certified by a professional engineer.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Collier County Utility Dedication Statement: If the project is located within the service boundaries
of Collier County’s utility service system, a notarized statement shall be provided agreeing to
dedicate the water distribution and sewage collection facilities within the project area to the Collier
County Utilities. This shall occur upon completion of the construction of these facilities in
accordance with all applicable County ordinances in effect at that time. This statement shall also
include an agreement that the applicable system development charges and connection fees will be
paid to the County Utilities Division prior to the issuance of building permits by the County. If
applicable, the statement shall contain an agreement to dedicate the appropriate utility easements
for serving the water and sewer systems.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for
at the pre-application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to
serve the project shall be provided.
4/15/2015 Page 9 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Pre-Application Meeting and Final Submittal Requirement Checklist for:
PUD Rezone- Ch. 3 G. 1 of the Administrative Code
Amendment to PUD- Ch. 3 G. 2 of the Administrative Code
PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code
The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time
of application submittal. At final submittal, the checklist is to be completed and submitted with the
application packet. Please provide the submittal items in the exact order listed below, with cover sheets
attached to each section. Incomplete submittals will not be accepted.
REQUIREMENTS # OF
COPIES REQUIRED NOT
REQUIRED
Cover Letter with Narrative Statement including a detailed description of
why amendment is necessary
Completed Application with required attachments
Pre-application meeting notes
Affidavit of Authorization, signed and notarized 2
Notarized and completed Covenant of Unified Control 2
Completed Addressing Checklist 2
Warranty Deed(s) 3
List Identifying Owner and all parties of corporation 2
Signed and sealed Boundary Survey 4
Architectural Rendering of proposed structures 4
Current Aerial Photographs (available from Property Appraiser) with
project boundary and, if vegetated, FLUCFCS Codes with legend included
on aerial.
5
Statement of Utility Provisions 4
Environmental Data Requirements pursuant to LDC section 3.08.00 4
Environmental Data Requirements collated into a single Environmental
Impact Statement (EIS) packet at time of public hearings. Coordinate with
project planner at time of public hearings.
Listed or Protected Species survey, less than 12 months old. Include
copies of previous surveys. 4
Traffic Impact Study 7
Historical Survey 4
School Impact Analysis Application, if applicable 2
Electronic copy of all required documents 2
Completed Exhibits A-F (see below for additional information)+
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
Revised Conceptual Master Site Plan 24” x 36”and One 8 ½” x 11” copy
Original PUD document/ordinance, and Master Plan 24” x 36” – Only if
Amending the PUD
Checklist continued onto next page…
4/15/2015 Page 11 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Revised PUD document with changes crossed thru & underlined
Copy of Official Interpretation and/or Zoning Verification 1
*If located in Immokalee or seeking affordable housing, include an additional set of each submittal
requirement
+The following exhibits are to be completed on a separate document and attached to the application packet:
Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code
Exhibit D: Legal Description
Exhibit E: List of Requested LDC Deviations and justification for each
Exhibit F: List of Development Commitments
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at
239-690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.”
PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
School District (Residential Components): Amy
Lockheart Conservancy of SWFL: Nichole Ryan
Utilities Engineering: Kris VanLengen Parks and Recreation: Vicky Ahmad
Emergency Management: Dan Summers Immokalee Water/Sewer District:
City of Naples: Robin Singer, Planning Director Other:
FEE REQUIREMENTS
Pre-Application Meeting: $500.00
PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre
PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre
PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre
Comprehensive Planning Consistency Review: $2,250.00
Environmental Data Requirements-EIS Packet (submittal determined at pre-application
meeting): $2,500.00
Listed or Protected Species Review (when an EIS is not required): $1,000.00
Transportation Review Fees:
o Methodology Review: $500.00, to be paid directly to Transportation at the
Methodology Meeting*
*Additional fees to be determined at Methodology Meeting.
o Minor Study Review: $750.00
o Major Study Review $1,500.00
Legal Advertising Fees:
o CCPC: $925.00
o BCC: $500.00
School Concurrency Fee, if applicable:
4/15/2015 Page 12 of 16
x (11x$25=$275)
x
x
x
x
x
Fire Review Fee: $125.00x
x
(Paid at Pre-app)
X
XX
X
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
o Mitigation Fees, if application, to be determined by the School District in
coordination with the County
*Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee.
All checks may be made payable to: Board of County Commissioners
4/15/2015 Page 13 of 16
x
Page 1 of 5 11/3/2016 revision Triad PUDA Considerations
RWA File 130019.02.00 PUDZ-PL2016-2564
ATTACHMENT A
PUDA Considerations (LDC Section 10.02.13.B)
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.
The Triad RPUD is located in the Urban Mixed Use-Urban Residential Land Use category.
As per the original Ordinance 05-11 and FLUE the project was eligible for up to 16 units
per acre, 172 dwelling units, as it converted previously zoned commercial property to
residential. The original PUD requested, and was approved for 86 dwelling units at a
density of 8 units per acre. This amendment requests a further reduction to 44 dwelling
units at a density of 4.1 units per acre. The property is surrounded by existing and approved
development, many of which include single family and multi-family residential projects
such as Palm Springs Village to the north, the Saddlewood and Tuscan Isles Apartments to
the east.
The property is located at the corner of Radio Lane and Palm Springs Boulevard, near
Radio Road and Davis Boulevard and will have direct access onto Palm Springs Boulevard.
A traffic study has been submitted as part of this application.
Public and community facilities and services are available in close proximity.
The project will provide the required buffers along its boundaries. In the PUD’s original
form, a 20’ landscape buffer was approved along both Radio Lane and Palm Springs Blvd.
However, in keeping with current County codes this application will seek 15’ buffer along
Radio Lane, and a 10’ buffer along Palm Springs Blvd. Due to the compatibility of single-
family to single-family usage, configuration of the preserve at the northern side of the
property, and due to the proposed reduction in density, this application will also seek
removal of the previous requirement for a wall separating the property from the Palm
Springs neighborhood to the north.
The project will be served by County sewer and water services as well as other utility
providers, which already have established infrastructure in the abutting roadway corridors.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contract, or other instruments, or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing
operation and maintenance of such areas and facilities that are not to be provided or
maintained at public expense. Findings and recommendations of this type shall be
made only after consultation with the county attorney.
Page 2 of 5 11/3/2016 revision Triad PUDA Considerations
RWA File 130019.02.00 PUDZ-PL2016-2564
DR Horton is the contract purchaser of the property and has demonstrated unified control
through the various affidavits provided as part of this application. Operation and
maintenance responsibility for private areas and facilities shall be assigned to the developer
until conveyance to a property owners association. Further, the proposed RPUD documents
make appropriate provisions for the continued operation and maintenance of common
areas.
3. Conformity of the proposed PUD with the goals, objectives and policies of the growth
management plan.
The proposed residential development allows single family residential uses, ancillary
recreational uses, water management lakes, preserves, open space and internal roadways
with sidewalks. The proposed project is designed in compliance with the goals, objectives
and policies set forth in the Collier County Growth Management Plan (GMP) as follows.
1. The subject property is located within the Urban Mixed Use-Urban Residential
Subdistrict, as depicted on the Collier County Future Land Use Map (FLUM).
According to the Growth Management Plan (GMP), the purpose of the Urban
Mixed Use-Urban Residential Subdistrict is to provide for a variety of
residential dwelling types.
Based upon the original conversation of commercial to residential zoning, per
the FLUE this project is eligible to request a maximum of 16 units per acre.
The original PUD requested, and was approved for 86 dwelling units at a
density of 8 units per acre. The Subdistrict permits a base density of 4 residential
units per gross acre. The project is located adjacent to a mixed-use activity
center subdistrict and is within a residential density band, therefore, 3
residential units per gross acre may be added according to the Growth
Management Plans Density Rating System.
A density of 4.1 dwelling units per gross acre for a total of 44 residential units
is requested. This is consistent with the density rating system of the Growth
Management Plan.
2. The subject property’s location in relation to existing or proposed community
facilities and services constitutes an appropriate area for the development of
residential land uses as intended in Objective 3 and Policy 5.5 of the Future
Land Use Element (FLUE). The presence of schools, public facilities, medical
facilities, office uses, and emergency services within a three-mile radius of the
site, as well as water and wastewater treatment services, demonstrate that the
proposed residential development will be appropriately served. Some of these
facilities include: Collier Area Paratransit Station, Calusa Park Elementary
School, East Naples Middle, Golden Gate High School, Lorenzo Walker
Technical High, Walker Institute of Technology, Alternative Schools Summer
School, East Naples Branch Library, South Regional Library, Physicians
Page 3 of 5 11/3/2016 revision Triad PUDA Considerations
RWA File 130019.02.00 PUDZ-PL2016-2564
Regional Medical Center, East Naples Fire Control District, Collier County
Government offices, and Sugden Regional Park.
3. This proposed development addresses GMP objectives including Future Land
Use Element (FLUE) Policies 5.3, 5.4, 5.5, 5.6, and 5.7 in that the site is located
in an Urban Designated Area with available urban services and existing
infrastructure, and it is a Planned Unit Development project that clusters
residential development in a designated density band and thereby reduces
development pressures in rural and environmentally sensitive areas.
4. As set for the in Objective #3, all improvements for the Triad PUD are planned
to be compliant with land development regulations where applicable and as set
forth in our PUD development standards and deviations.
5. The proposed residential development is compatible and complementary to
existing and future surrounding land uses as required in Policy 5.4 of the FLUE
through the proposed uses, internal arrangement of structures, the placement of
land use buffers, and the proposed development standards contained herein.
The proposed residential project will be consistent and compatible with existing
and approved residential and commercial uses located adjacent and nearby. The
proposed development standards will limit buildings to 2 stories and maximum
height of 35 feet. The proposed height limit is less that then adjacent multi-
family, multi-story, residential projects of Saddlebrook Village and Tuscan
Isles apartments.
A 15’ Type D buffer will separate the residential project from Radio Lane and
a 10’ Type D buffer will be provided along Palm Springs Blvd. A 15’ Type A
buffer located along the existing 8’ wall to the east of the property will be
provided for the adjacent residential developments. Additionally, a water
management lake and preserve significantly exceeding buffer requirements will
provide separation and screening where the subject property abuts the Palm
Springs neighborhood to the North.
6. The proposed development is consistent with Objective 7 of Future Land Use
Element of the GMP and Policies regarding Smart Growth, in that it provides
an internal network of sidewalks and provides pedestrian and bicycle
interconnection to Palm Springs Blvd. and Radio Lane, and the County’s
existing and planned pathway system. Moreover, the proposed development
will be consistent with Policy 7.4 by developing a compact walkable
community, and will be further enhanced with the inclusion bus stop
improvements made as part of the adjacent MAC PUD.
7. The project’s compact infill nature, and the Planned Unit Development
techniques of this project are consistent with the Urban Designation, Activity
Page 4 of 5 11/3/2016 revision Triad PUDA Considerations
RWA File 130019.02.00 PUDZ-PL2016-2564
Centers and Density Bands of the FLUE in that they promote infill development
in the urban area, and promote efficient use of public facilities.
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.
The proposed development is compatible with existing and future surrounding land uses as
required in Policy 5.4 of the Future Land Use Element. The surrounding land uses consist
of Palm Springs Boulevard to the west, then the single-family MAC PUD and C-4 zoned
Bowland Woodside bowling alley and associated parking. To the south is Radio Lane and
then the Shell service station and Davis Blvd. To the west is Tuscan Isles, and Saddlebrook
Village Apartments. To the north of the subject property is the single-family Palm Springs
neighborhood. Moreover, the surrounding properties have the same Urban Mixed Use-
Urban Residential Subdistrict Future Land Use designation as the subject property which
allows the same broad category of uses, should any of those properties redevelop in the
future.
By virtue of the proposed single-family uses and densities, unified architectural theme,
development standards, and preserves, this residential community is compatible with the
surrounding area, especially when considering the separation from other residential uses
created by two major roadways and on-site preserve area. The Triad PUD will be screened
along property lines with buffers and preserves to ensure compatibility between proposed
and existing or potential surrounding uses.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The proposed development will meet open space requirements of the Collier County LDC.
Open space in the form of preserve, lake, pedestrian walkways, buffers, and private yards
will provide over 3 acres of open space on the site.
6. The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
Public and private improvements and facilities are available for the site. Water and sewer
service is available. Roadway capacity is available. Drainage is adequate for the site.
Waste management, cable, electric, and telephone services are available. Adequate schools,
police, fire, bus, park, and health care facilities are within the proposed development’s
service area. Payment of impact fees and timing of adequate public facilities certification
are mechanisms to assure the development is appropriately serviced.
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
Page 5 of 5 11/3/2016 revision Triad PUDA Considerations
RWA File 130019.02.00 PUDZ-PL2016-2564
As explained in responses #3 and #6, the subject property and general area are appropriate
for the proposed development. The proposed residential community is an ideal infill project
that is compatible with surrounding uses and makes sense for the general area and the
specific property. The property is served by adequate public facilities and will provide a
quality residential project along Radio Road/Davis Boulevard corridor. Given that the
projects development area is confined by 2 major roadways, preserve and existing
development on adjacent properties, the future expansion of the proposed project in not
feasible.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations
in the particular case, based on determination that such modifications of justified as
meeting public purposes to a degree at least equivalent to literal application of such
regulations.
The proposed development conforms with the intent of the PUD regulations by establishing
development regulations that are consistent with similar residential developments
throughout Collier County and the requested deviations provide design flexibility that will
help improve the overall project while not causing any adverse impact the public health,
safety and welfare.
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See attached
65720320005
645 SARECINO CIR
Pine Verde East
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FOR STAFF USE ONLY
FROLR Number
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Folio Number
Folio Number
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Approved by: Date:
Updated by: Date:
IF OLDER THAN 6 MONTHS, FORM MUST BE
UPDATED OR NEW FORM SUBMITTED
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Tiffany Bray / RWA, Inc.
239-597-0575 x. 236 tbray@consult-rwa.com / 239-597-0578
Collier County Property AppraiserProperty Detail
Parcel No.65720320005 Site Adr.645 SARECINO CIR
Name / Address SARECINO LLC
% WXZ DEVELOPMENT
22720 FAIRVIEW DR #150
City FAIRVIEW PARK State OH Zip 44126
Permits
Tax Yr Issuer Permit #CO Date Tmp CO Final Bldg Type
Land
#Calc Code Units
10 PUD UNITS BUILDABLE 86
Building/Extra Features
#Year Built Description Area Adj Area
TRIAD RPUD
Rezoning Environmental Information
(October 2016)
The Triad RPUD project is 10.75± acres in size. Portions of the site, primarily along the
perimeter of the property and an old paved east - west road (Calle Del Ray), have been
significantly disturbed and are currently vegetated primarily by weedy and exotic species.
The majority of the remainder of the site consists of historic hydric pine flatwoods that has
been permanently drained by off-site development and drainage facilities. There is
currently 9.37± acres of native vegetation (as defined by Collier County Land
Development Code (LDC) Section 3.05.07.A.1) on the property. This consists of Florida
Land Use, Cover and Forms Classification System Codes 419E1, 419E3, 624E2, and
643E as shown on the attached Vegetation Map. Please see the attached Protected
Species Assessment for a discussion of current site conditions. The proposed native
vegetation preserve is substantially consistent with the location of the preserve in the
2005 RPUD.
According to soils information obtained from the Florida Geographic Data Library, the
entire property consists of Pineda fine sand, limestone substratum. This soil type is
considered to be hydric (wetland) soil by the Hydric Soils of Florida Handbook. Therefore,
pursuant to Section 3.05.07.H.ii.d.ii of the LDC the discharge of treated stormwater into
the preserve is allowed.
Craig M. Smith of W. Dexter Bender & Associates, Inc. prepared the Protected Species
Assessment. Mr. Smith has been employed as a full time environmental consultant in
southwest Florida since 1987. A copy of his credentials is attached.
Y:\DRHOR-185\County\County Zoning Info Triad.Docx
TRIAD RPUD
Section 34, Township 49 South, Range 26 East
Collier County, Florida
PROTECTED SPECIES ASSESSMENT
October 2016
Prepared for:
D.R. Horton Homes
10541 Ben C. Pratt Six Mile Cypress Pkwy., Suite 100
Fort Myers, FL 33966
Prepared by:
W. Dexter Bender & Associates, Inc.
4470 Camino Real Way, Suite 101
Fort Myers, FL 33966
(239) 334-3680
1
INTRODUCTION
This 10.75 acre project is located within a portion of Section 34, Township 49 South,
Range 26 East, Collier County, Florida. The parcel is bordered to the east by the Tuscan
Isles residential development, to the south by Radio Lane, to the west by Palm Springs
Boulevard and undeveloped lands (the Mac RPUD parcel), and to the north by the Palm
Springs Village residential subdivision.
SITE CONDITIONS
The property is bisected by an old paved road (Calle Del Ray) that has been blocked off.
The remainder of the site consists mainly of historic hydric pine flatwoods that has been
permanently drained by off-site development and drainage facilities.
VEGETATIVE CLASSIFICATIONS
The predominant vegetation associations were mapped in the field on 2016 digital 1” =
100’ scale aerial photography. The property boundary was obtained from RWA
Consulting, Inc. and inserted into the digital aerial. The property boundary was not staked
in the field at the time of our site inspection and was, therefore, estimated based on the
overlay of the boundary on the aerial photography. Six vegetation associations were
identified using the Florida Land Use, Cover and Forms Classification System (FLUCCS).
Figure 1 depicts the approximate location and configuration of these vegetation
associations and Table 1 summarizes the acreages by FLUCCS Code. A brief
description of each FLUCCS Code is also provided below.
Table 1. Acreage Summary by FLUCCS Code
FLUCCS
CODE DESCRIPTION ACREAGE
419E1 Other Pines Invaded by Exotics (10 – 25%) 6.38
419E3 Other Pines Invaded by Exotics (51 – 75%) 1.96
514 Swale 0.18
624E2 Cypress – Pine Invaded by Exotics (26 – 50%) 0.47
643E Wet Prairies Invaded by Exotics (5 – 9%) 0.56
740 Disturbed Land 1.20
Total 10.75
FLUCCS Code 419E1, Other Pines Invaded by Exotics (10 – 25%)
This FLUCCS Code was used to delineate historic areas of hydric pine flatwoods that
have been permanently altered by decades of over drainage. These areas contain an
open canopy of slash pine (Pinus elliottii) with scattered earleaf acacia (Acacia
auriculiformis) and java plum (Syzygium cumini). The midstory is vegetated by cabbage
3
palm (Sabal palmetto), myrsine (Rapanea punctata), Brazilian pepper (Schinus
terebinthifolius), earleaf acacia, and buckthorn (Sideroxylon sp.). A variety of species are
present in the ground cover including grape vine (Vitis sp.), broomsedge (Andropogon
sp.), wedelia (Wedelia trilobata), penny royal (Piloblephis rigida), bracken fern (Pteridium
aquilinum), little blue maidencane (Amphicarpum muhlenbergianum), poison ivy
(Toxicodendron radicans), Bahia grass (Paspalum notatum), beggar tick (Bidens sp.),
and scattered clumps of saw palmetto (Serenoa repens).
FLUCCS Code 419E3, Other Pines Invaded by Exotics (51 – 75%)
Portions of the property have significantly greater densities of exotics in the canopy
(earleaf acacia and java plum) and in the midstory (Brazilian pepper and air potato
(Dioscorea bulbifera)). The increased density of these exotics has also reduced the
density and diversity of native species, particularly in the ground cover strata.
FLUCCS Code 514, Swale
A shallow swale is present along the east property line. The swale is primarily bare
ground.
FLUCCS Code 624E2, Cypress – Pine Invaded by Exotics (26 – 50%)
A small remnant exotic invaded wetland is located in the northeastern portion of the site.
The canopy contains slash pine and widely scattered pond cypress (Taxodium
ascendens) as well as earleaf acacia, melaleuca (Melaleuca quinquenervia), and java
plum. Cabbage palm, Brazilian pepper, and widely scattered pond cypress are present
in the midstory. Ground cover consists of both wetland and upland species such as little
blue maidencane, nut rush (Scleria sp.), spikerush (Eleocharis sp.), swamp fern
(Blechnum serrulatum), foxtail grass (Setaria sp.), gulfdune paspalum (Paspalum
monostachyum), whitehead broom (Spermacoce verticillata), grape vine, and rustweed
(Polypremum procumbens).
FLUCCS Code 643E1, Wet Prairies Invaded by Exotics (5 – 9%)
A second remnant wetland is located in the southeastern portion of the site. The area
contains very widely scattered slash pine, pond cypress, earleaf acacia, and Brazilian
pepper. Ground cover consists of wetland species such as nut rush, bald rush (Psilocarya
nitens), white-top sedge (Rhynchospora colorata), foxtail grass, spikerush, gulfdune
paspalum, and marsh-pink (Sabatia sp.).
FLUCCS Code 740, Disturbed Land
Portions of the site, primarily along the perimeter of the property and the old east - west
road, have been significantly disturbed and are currently vegetated primarily by weedy
and exotic species. These include Bahia grass, grape vine, smutgrass (Sporobolus
indicus), beggar tick, ragweed (Ambrosia artemisiifolia), Caesar weed (Urena lobata),
wedelia, fingergrass (Eustachys petraea), Brazilian pepper, and whitehead broom.
4
SURVEY METHOD
Based on the general habitat types (FLUCCS Codes) identified on-site there is a very low
potential for a limited number of species listed as endangered, threatened, or species of
special concern by the Florida Fish and Wildlife Conservation Commission (FWC) or the
United States Fish and Wildlife Service (FWS) to potentially occur on the subject parcel.
These species include gopher tortoise (Gopherus polyphemus), eastern indigo snake
(Drymarchon corais couperi), red-cockaded woodpecker (RCW) (Picoides borealis), a
variety of wading birds, Big Cypress fox squirrel (Sciurus niger avicennia), Florida
bonneted-bat (Eumops floridanus), and Florida panther (Felis concolor coryi). The bald
eagle (Haliaeetus leucocephalus), which has been delisted by the FWC and FWS, is still
protected by other regulations and was therefore included in the survey. The Florida
black bear (Ursus americanus floridanus), delisted in 2012, is still protected by the Florida
Black Bear Management Plan and was therefore also included in the survey. Please see
Table 2 for additional listed species included in the survey. In addition, per Collier County
regulations three species of orchids (Cyrtopodium punctatum, Encyclia cochleata, and E.
tampensis) and four species of wild pine (Tillandsia fasciculata, T. utriculata, T.
balbisiana, and T. flexuosa) which could potentially occur on-site were included in the
survey.
In order to comply with FWC/FWS survey methodology guidelines, each habitat type was
surveyed for the occurrence of the species listed above using meandering pedestrian belt
transects. Observations for listed species were made during the protected species
survey. The meandering pedestrian belt transects were spaced approximately 65 feet
apart. The approximate location of direct sighting or sign (such as tracks, nests, and
droppings) of a listed species, when observed, was denoted on the aerial photography.
The 1" = 200’ scale aerial Protected Species Assessment Map (Figure 1) depicts the
approximate location of the survey transects and the results of the survey. The listed
species survey was conducted during the mid-day hours of October 6, 2016. The weather
at the time of the survey was warm and overcast with a light breeze.
Prior to conducting the protected species survey, a search of the FWC listed species
database (updated June 2016) was conducted to determine the known occurrence of
listed species in the project area. This search revealed no known protected species
occurring on or immediately adjacent to the site. The database indicated that Florida
black bear have been recorded in the vicinity of the property (Figure 2). The Florida black
bear is listed as threatened by the FWC but is not listed by the FWS. RCW sightings are
also shown in the general project area. The database does not contain information on
the type of sighting (individual birds, cavity trees, etc.) or the date. In addition, the
property is within a wood stork core foraging area but is not within Panther Priority 1 or 2
Zones.
5
Table 2. Listed Species That Could Potentially Occur On-site
FLUCCS
CODE
Percent
Survey
Coverage
Species Name Present Absent
419E1
419E3
80 Gopher Frog (Rana areolata)
Eastern Indigo Snake (Drymarchon corais
couperi)
Gopher Tortoise (Gopherus polyphemus)
Red-cockaded Woodpecker (Picoides
borealis)
Southeastern American Kestrel (Falco
sparverius paulus)
Big Cypress Fox Squirrel (Sciurus niger
avicennia)
Florida Black Bear (Ursus americanus
floridanus)
Florida Panther (Felis concolor coryi)
√
√
√
√
√
√
√
√
514 80 Limpkin (Aramus guarauna)
Little Blue Heron (Egretta caerulea)
Reddish Egret (Egretta rufescens)
Roseate Spoonbill (Ajaia ajaja)
Snowy Egret (Egretta thula)
Tricolored Heron (Egretta tricolor)
√
√
√
√
√
√
624E2 80 Gopher Frog (Rana areolata)
Arctic Peregrine Falcon (Falco peregrinus
tundrius)
Little Blue Heron (Egretta caerulea)
Snowy Egret (Egretta thula)
Tricolored Heron (Egretta tricolor)
Big Cypress Fox Squirrel (Sciurus niger
avicennia)
Florida Black Bear (Ursus americanus
floridanus)
Florida Panther (Felis concolor coryi)
√
√
√
√
√
√
√
√
643E 80 Florida Sandhill Crane (Grus canadensis
pratensis)
Limpkin (Aramus guarauna)
Little Blue Heron (Egretta caerulea)
Reddish Egret (Egretta rufescens)
Snail Kite (Rostrhamus sociabilis)
Snowy Egret (Egretta thula)
Tricolored Heron (Egretta tricolor)
Wood Stork (Mycteria americana)
√
√
√
√
√
√
√
√
740 80 Gopher Tortoise (Gopherus polyphemus) √
7
The Radio Road - Davis Boulevard area of Collier County historically contained several
clusters of RCWs. Previous environmental surveys of this property and adjacent lands
identified an inactive RCW cavity tree located off-site 420± feet west of Palm Springs
Boulevard and 97± feet north of Calle Del Ray. This includes listed species surveys
conducted in June and July 2000 (Boylan Environmental Consultants, Inc.), January 2002
(Boylan Environmental Consultants, Inc.), August 2003 (Hoover Planning &
Development, Inc.), June, October, and November 2004 (Passarella & Associates, Inc.),
August and September 2006 (EW Consultants, Inc.), and June 2009 (Passarella &
Associates, Inc.). All of these studies determined that RCWs were not using the cavity
nor were they present in the area. Red-bellied woodpeckers (Melanerpes crolinus) were
documented nesting in the cavity.
SURVEY RESULTS
No species listed by either the FWS or the FWC or plants listed by Collier County were
observed on the site during the protected species survey. This is consistent with the
results of the listed species surveys previously conducted by other environmental
consultants. The off-site historic RCW cavity tree was found. There is no evidence of
fresh sap, a maintained face plate surrounding the ca vity entrance, or resin wells which
are diagnostic of active RCW cavity trees.
Widely scattered dead trees containing potential cavities entrances were observed. The
vast majority of these trees consist of pine tree snags in advanced stages of decay.
These potential cavity entrances are primarily less than approximately two inches in
diameter. Many of the potential cavities are likely very shallow and do not penetrate the
heartwood of the snag. No evidence of Florida bonneted bat utilization (bat
vocalization/chatter from within the potential cavities or guano on or around the snags)
was observed. No artificial structures were observed on-site.
In addition to the site inspection, a search of the FWC s pecies database (updated June
2016) revealed no known protected species within or immediately adjacent to the project
limits.
Y:\DRHOR-185\County\PSA Triad.Docx
Current Responsibilities
Project Manager providing an array of environmental studies and services related to
land development and property evaluation in south Florida. These activities, performed
for private landowners and public entities, include vegetation mapping, binding and
informal state and federal wetland jurisdictional determinations, wetland functional
assessments using UMAM, WRAP, and MWRAP, habitat evaluations, establishing
seasonal high water elevations for wetlands using biological indicators, threatened and
endangered species surveys, and wetland (COE, DEP, and WMD) permit applications.
Additional services include threatened and endangered species relocation and
management plans, wetland mitigation (creation, restoration, enhancement, and
preservation) plans, and the design and implementation of wetland monitoring plans.
Experience
Joined the firm in 2003 bringing over 16 years of experience as an environmental
consultant in South Florida. More than 270,000 acres of land has been mapped and
evaluated since 1987. Individual properties ranged in size from less than one acre to
more than 5,000 acres located in Collier, Lee, Charlotte, Sarasota, Polk, Hardee, Brevard,
Martin, and Dade Counties. Projects have included agricultural, residential, commercial,
and industrial land uses, new and expanding roadways, and wetland restoration (wetland
mitigation banking). Wetland permitting experience includes wetland delineation,
preparation of state and federal permit applications and supporting documents,
responding to agency questions and third party concerns, and negotiating mutually
acceptable wetland mitigation plans. Surveys and management plans have been
conducted and prepared for gopher tortoises, eastern indigo snake, bald eagle, red-
cockaded woodpecker, Florida bonneted bat, and Big Cypress fox squirrel. Has
authorization from the Florida Fish and Wildlife Conservation Commission to conduct
surveys, prepare permit applications, and relocate gopher tortoises as an Authorized
Gopher Tortoise Agent. Is qualified as an expert witness by the Lee County Hearing
Examiner, Collier County Environmental Advisory Council, Collier County Planning
Commission, and City of Bonita Springs Zoning Board on environmental issues.
Recently completed and ongoing projects for the public and private sectors include
monitoring of the Lely Area Stormwater Improvement Project’s (LASIP) Serenity Park,
Craig M. Smith, Senior Ecologist
wetland enhancement plan development, implementation, and monitoring for projects
such as Barrington Cove, Marsilea, and Verona Pointe Estates, gopher tortoise permitting
and relocation for several projects in Collier and Lee Counties, wetland permitting for
Naples Heritage Golf and Country Club, and bald eagle management plan preparation
for the Calusa Cay CPD on Pine Island.
Education and Certification
Master of Science, University of North Carolina at Wilmington, 1987.
Bachelor of Science, Clarion University of Pennsylvania, 1984.
Senior Ecologist, Ecological Society of America
Professional Wetland Scientist (No. 238), Society of Wetland Scientists
Certified Arborist (No. FL-6255A), International Society of Arboriculture
Authorized Gopher Tortoise Agent (Permit No. GTA-09-00011D), Florida Fish and
Wildlife Conservation Commission
Qualified Bald Eagle Monitor, City of Cape Coral
Provisionally Certified Wetland Delineator, U.S. Army Corps of Engineers Wetland
Certification Program, 1993.
Continuing Education
Florida Master Naturalist Program – Freshwater Wetlands. University of Florida IFAS,
2012.
Native Trees, Shrubs, and wildflowers for Central and South Florida: Zones 9-11.
Florida Association of Native Nurseries. 2011.
Unified Mitigation Assessment Method 201 Training. South Florida Water Management
District. 2010.
Florida Statewide (62-340 FAC) Wetland Delineation Training Program. Richard Chinn
Environmental Training, Inc. 2007.
Wetland Plant Identification Training Program. Richard Chinn Environmental Training,
Inc. 2007.
Unified Mitigation Assessment Method Training. U.S. Army Corps of Engineers. 2005.
The Florida Master Wildlifer. University of Florida. Institute of Food and Agricultural
Sciences. 2003.
Basic Prescribed Fire Training. Hillsborough Community College. 1992.
Florida Wetlands Successful Creation, Restoration, and Enhancement Training Course
#1. Natural Resources Training and Certification, Inc. 1991.
Florida Hydric Soils Workshop. Florida Association of Professional Soil Classifiers.
1991.
Affiliations
Ecological Society of America
Society of Wetland Scientists
Collier County Property AppraiserProperty Aerial
Parcel No.65720320005 Site Adr.645 SARECINO CIR
Open a GIS Window with More Features.
EXHIBIT A
List of Permitted Uses
Triad Residential Planned Unit Development
Page 1 of 9 5/19/2017 revision Triad PUDA
RWA File 130019.02.00 PUDZ-PL20160002564
Regulations for development of the Triad Residential Planned Unit Development (RPUD) shall be
in accordance with the contents of this RPUD Ordinance and applicable sections of the Land
Development Code (LDC) and Growth Management Plan (GMP) in effect at the time of approval
of site development plan or subdivision plat. Where this RPUD Ordinance does not provide
development standards, then the provisions of the specific sections of the LDC that are otherwise
applicable shall apply.
MAXIMUM DENSITY:
There shall be no more than 44 single-family residential dwelling units permitted on the ± 10.75
gross acres, resulting in a maximum density of 4.09 dwelling units per acre.
PERMITTED USES:
No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole
or in part, for other than the following:
I. RESIDENTIAL
A. Principal Uses:
1. Single-family, detached
2. Temporary Model homes
3. Any other principal use which is comparable in nature with the foregoing list
of permitted principal uses, as determined by the Board of Zoning Appeals
(“BZA”) or Hearing Examiner, as applicable.
B. Accessory Uses:
1. Accessory uses and structures customarily associated with the permitted
principal uses and structures, including, but not limited to swimming pools,
spas, screen enclosures, private garages, and other recreational uses.
2. Gatehouses and other access control structures.
3. Project sales, construction and administrative offices that may occur in
temporary model homes and/or temporary structures.
4. Walls, berms, and signs.
5. Mail Kiosks.
EXHIBIT A
List of Permitted Uses
Triad Planned Unit Development Amendment
Page 2 of 9 5/19/2017 revision Triad PUDA
RWA File 130019.02.00 PUDZ-PL20160002564
6. Any other accessory use which is comparable in nature with the foregoing list
of permitted accessory uses, as determined by the Board of Zoning Appeals
(“BZA”) or Hearing Examiner, as applicable.
II. PRESERVE AREA
A. Permitted Uses:
1. Native preserves.
EXHIBIT B
Development Standards
Triad Planned Unit Development Amendment
Page 3 of 9 5/19/2017 revision Triad PUDA
RWA File 130019.02.00 PUDZ-PL20160002564
Exhibit B sets forth the development standards for the land uses within the Triad PUD. Standards
not specifically set forth herein shall be those specified in applicable sections of the LDC in effect
as of the date of approval of the site development plan (SDP) or subdivision plat.
1. Guardhouses, gatehouses, access control structures, clock towers, columns, decorative
hardscaping or architectural embellishments associated with the project’s entrance features
are permitted within the “R” designated area abutting the project’s entrance or within the
private roadway as depicted on the PUD Master Plan, and shall have no required setbacks;
however, such structures cannot be located where they create vehicular stacking or sight
distance issues for motorists and pedestrians, and cannot exceed 35 feet in actual height.
Development Standards
PRINCIPAL STRUCTURES SINGLE-FAMILY
DETACHED
MINIMUM LOT AREA 4,000 S.F.
MIN. LOT WIDTH 40 FEET
MIN. FLOOR AREA 1500 S.F.
MIN. FRONT YARD1,2 15 FEET
MIN. SIDE YARD 5 FEET
MIN. REAR YARD 15 FEET
MIN. PRESERVE SETBACK 25 FEET
MIN. DISTANCE BETWEEN STRUCTURES 10 FEET
MAX. ZONED BUILDING HEIGHT 35 FEET
MAX. ACTUAL BUILDING HEIGHT 40 FEET
ACCESSORY STRUCTURES
MIN. FRONT YARD SPS
MIN. SIDE YARD SPS
MIN. REAR YARD3 0 FEET
MIN. PRESERVE SETBACK 10 FEET
MAX. ZONED BUILDING HEIGHT 35 FEET
MAX. ACTUAL BUILDING HEIGHT 40 FEET
S.P.S. = Same as Principal Structure
BH = Building Height
LME = Lake Maintenance Easement
LBE = Landscape Buffer Easement
EXHIBIT B
Development Standards
Triad Planned Unit Development Amendment
Page 4 of 9 5/19/2017 revision Triad PUDA
RWA File 130019.02.00 PUDZ-PL20160002564
Footnotes
1. For corner lots, only 1 front yard setback shall be required. The yard that does not contain
the driveway vehicle access shall be considered a side yard and shall provide a minimum 5’
setback.
2. The minimum 15’ front yard setback may be reduced to 12’ where the unit has a recessed or
side-entry garage. Front-loading garages shall be set back a minimum of 23 feet from edge
of sidewalk.
3. Where the rear yard of a lot abuts the rear yard of another lot, the rear yard setback for the
accessory structures shall be 5’.
General Notes
1. All minimum yard setbacks will be measured from lot boundaries – LMEs and LBEs will be
platted as separate tracts
2. For corner lots and lot abutting roadway terminus, see typical plan view detail in Exhibit C
depicting lot with measurement and yard configurations.
EXHIBIT D
Legal Description
Triad Planned Unit Development Amendment
Page 7 of 9 5/19/2017 revision Triad PUDA
RWA File 130019.02.00 PUDZ-PL20160002564
(AS TAKEN FROM TITLE COMMITMENT)
ALL OF BLOCKS 2, 4 AND 6 AND THAT PART OF VACATED CALLE DEL REY LYING
EAST OF PALM SPRINGS BOULEVARD, NORTH OF BLOCK 4 AND SOUTH OF BLOCK
6, PALM SPRINGS PLAZA, UNIT NO. 1, ACCORDING TO THE MAP OR PLAT THEREOF,
AS RECORDED IN PLAT BOOK 8, PAGE 21, PUBLIC RECORDS OF COLLIER COUNTY,
FLORIDA.
EXHIBIT E
List of Deviations
Triad Planned Unit Development Amendment
Page 8 of 9 5/19/2017 revision Triad PUDA
RWA File 130019.02.00 PUDZ-PL20160002564
Deviation #1 seeks relief from LDC Section 6.06.01.N, “Street System Requirements,” which
requires minimum local street right-of-way width of 60 feet, to allow for a 50-foot right-of-way
minimum width for the private streets.
Deviation #2 seeks relief from LDC Section 6.06.01.N, “Street System Requirements,” which
requires that streets shall be classified by the cross-sections contained in Appendix B, to allow
for an inverted roadway design, as depicted in Exhibit C.
Deviation #3 seeks relief from LDC Section 5.04.06.A.3.e, which allows temporary signs on
residentially zoned properties up to 4 square feet in area or 3 feet in height , to allow a temporary
banner sign up to a maximum of 32 square feet in area and 8’height. The temporary banner signs
shall be limited to a maximum of 90 days during season defined as January 1st to March 31th per
calendar year.
Deviation #4 seeks relief from LDC Section 4.06.02.C, Table 2.4, which requires a 15-foot wide
Type B landscape buffer where Single-Family Residential Zoning abuts Multi-Family Residential
Zoning along the eastern PUD boundary, to allow for a 15-foot wide Type A landscape buffer
along the existing masonry wall.
Deviation #5 seeks relief from LDC Section 6.06.02.A.1 which requires that sidewalks be
constructed on both sides of public and private rights-of-way, to allow for sidewalks on one side
of the ROW for roadway stubs where indicated on the Master Plan.
Deviation #6 seeks relief from LDC Section 4.06.05.N.1.c which requires All bodies of water,
including retention areas exceeding 20,000 square feet, and which are located adjacent to a
public right-of-way, must incorporate into overall design of the project at least 2 of the following
items: i. A walkway 5 feet wide and a minimum of 200 feet long, with trees of an average of 50
feet on center and with shaded benches, a minimum of 6 feet in length or picnic tables with one
located every 150 feet. ii. Fountains. iii. Partially shaded plaza/courtyard, a minimum of 200
square feet in area, with benches and/or picnic tables abutting the water-body, or retention areas;
to allow for only the installation of an aerator/fountain.
EXHIBIT F
PUD Commitments
Triad Planned Unit Development Amendment
Page 9 of 9 5/19/2017 revision Triad PUDA
RWA File 130019.02.00 PUDZ-PL20160002564
PUD MONITORING:
A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until
close-out of the PUD, and this entity shall also be responsible for satisfying all PUD
commitments until close-out of the PUD. At the time of this PUD approval, the Managing
Entity is DR Horton Inc., a Delaware corporation, or its assigns. Should the Managing
Entity desire to transfer the monitoring and commitments to a successor entity, then it must
provide a copy of a legally binding document that needs to be approved for legal
sufficiency by the County Attorney. After such approval, the Managing Entity will be
released of its obligations upon written approval of the transfer by County staff, and the
successor entity shall become the Managing Entity. As Owner and Developer sell off
tracts, the Managing Entity shall provide written notice to County that includes an
acknowledgement of the commitments required by the PUD by the new owner and the new
owner’s agreement to comply with the Commitments through the Managing Entity, but the
Managing Entity shall not be relieved of its responsibility under this Section. When the
PUD is closed-out, then the Managing Entity is no longer responsible for the monitoring
and fulfillment of PUD commitments.
TRANSPORTATION:
A. The proposed development is limited to 50 unadjusted two-way PM weekday peak hour
trips consistent with the TIS provided at the time of rezone.
STORMWATER:
A. <RESERVED>
ENVIRONMENTAL:
A. Per LDC Section 3.05.07 Preservation Standards, 15% of the subject property’s existing
native vegetation, or 1.40 acres, will be preserved onsite as generally depicted on Exhibit
C: RPUD Master Plan. Required preserve: ±1.40 ac (15% of ±9.37 ac of existing native
vegetation). Preserve provided ±1.40 ac
DEVIATION JUSTIFICATIONS
Triad Planned Unit Development Amendment
Page 1 of 3
LIST OF REQUESTED DEVIATIONS
Deviation #1 seeks relief from LDC Section 6.06.01.N, “Street System Requirements,” which
requires minimum local street right-of-way width of 60 feet, to allow for a 50-foot right-of-way
minimum width for the private streets.
Minimum right-of-way width of 50 feet is requested for local streets within the Triad RPUD. This
deviation is justified because of the size and the small-scale neighborhood character of this
project. A 50-foot right-of-way for a residential street can successfully facilitate movement of the
vehicular, pedestrian and bike traffic while accommodating all utility and drainage needs. The
50-foot right-of-way accomplishes traffic calming to provide a safer transportation system within
the neighborhood. This deviation is commonly approved and has been effectively implemented in
numerous residential PUDs throughout the County.
Deviation #2 seeks relief from LDC Section 6.06.01.N, “Street System Requirements,” which
requires that streets shall be classified by the cross-sections contained in Appendix B, to allow
for an inverted roadway design, as depicted in Exhibit C.
The proposed inverted roadway design will not only allow for more efficient drainage of the
neighborhood streets but will also provide immediate construction cost savings from not
having to provide outside curbing. Moreover, this design requires fewer structures,
connections, and drainage inlets that need ongoing maintenance, thus reducing long term
costs for the HOA. A 3 foot wide concrete valley gutter will be utilized to increase revetment
durability and reduce long term maintenance concerns. The design of the roadway will still
maintain a low point above the 25 year flood elevation. The reduced construction costs
associated with this roadway design will allow for greater housing affordability, as the cost
savings will be reflected in home prices. Furthermore, the reduced maintenance cost will also
provide affordability benefits to the residents. The inverted crown design has been and
continues to be used in numerous communities throughout Florida, it is consistent with
engineering best practices and does not pose any concern from a public health and safety
standpoint.
Deviation #3 seeks relief from LDC Section 5.04.06.A.3.e, which allows temporary signs on
residentially zoned properties up to 4 square feet in area or 3 feet in height , to allow a temporary
banner sign up to a maximum of 32 square feet in area and 8’height. The temporary banner signs
shall be limited to a maximum of 90 days during season defined as January 1st to March 31th per
calendar year.
Due to the property’s location within the view of a busy arterial road and the high travel
speeds along the roadway, the Applicant is seeking an increase to the allowable banner size
to ensure visibility of this new community.
DEVIATION JUSTIFICATIONS
Triad Planned Unit Development Amendment
Page 2 of 3
The proposed deviation will allow for a banner sign located along Radio Lane in order to
advertise new homes available within the community. The 4 square foot banner sign
permitted by the LDC provides minimal visibility and likely will not be seen by vehicles
travelling along Davis Boulevard, a 50mph 4-lane divided roadway. Additionally, the
applicant is requesting that the banner be allowed for up to 90 days per calendar year to
allow display throughout the peak winter season for home sales.
Deviation #4 seeks relief from LDC Section 4.06.02.C, Table 2.4, which requires a 15-foot wide
Type B landscape buffer where Single-Family Residential Zoning abuts Multi-Family Residential
Zoning along the eastern PUD boundary, to allow for a 15-foot wide Type A landscape buffer
along the existing masonry wall.
The eastern boundary of the property abuts an access road to the Tuscan Isles community rather
than residential units. Additionally, a 6’ masonry wall and 10’ type D buffer exists on neighboring
property along this boundary. The combination of a type A buffer and the abutting type D buffer
with a masonry wall will meet or exceed the intent of the code by providing ample separation and
screening.
Deviation #5 seeks relief from LDC Section 6.06.02.A.1 which requires that sidewalks be
constructed on both sides of public and private rights-of-way, to allow for sidewalks on one side
of the ROW for roadway stubs where indicated on the Master Plan.
The portions of roadway associated with this deviation and identified on the Master Plan abut
the side yard of only one lot, whose front yard is serviced by the sidewalk along the intersecting
roadway. The proposed sidewalk configuration meets the intent of the code by providing safe
pedestrian access to all lots. Other than the identified stub-out locations, the proposed sidewalk
network meets the requirement of providing sidewalks on both sides of the road and ensures that
all homes are provided pedestrian access and fully interconnected to one another. The proposed
deviation will not affect public health and safety, nor is it contrary to the intent behind the
sidewalk requirements.
Deviation #6 seeks relief from LDC Section 4.06.05.N.1.c which requires All bodies of water,
including retention areas exceeding 20,000 square feet, and which are located adjacent to a
public right-of-way, must incorporate into overall design of the project at least 2 of the following
items: i. A walkway 5 feet wide and a minimum of 200 feet long, with trees of an average of 50
feet on center and with shaded benches, a minimum of 6 feet in length or picnic tables with one
located every 150 feet. ii. Fountains. iii. Partially shaded plaza/courtyard, a minimum of 200
square feet in area, with benches and/or picnic tables abutting the water-body, or retention areas;
to allow for only the installation of an aerator/fountain.
The design and positioning of the water management structures on this property was done in a
manner to provide maximum drainage functionality and buffering from the adjacent Palm
Springs neighborhood to the north, rather than serve as an amenity to residents. Additionally,
DEVIATION JUSTIFICATIONS
Triad Planned Unit Development Amendment
Page 3 of 3
such features as a walkway with benches and/or a plaza/courtyard would encourage activity
along this buffered area, which the neighbors have made clear they would like kept to a
minimum.
DATEREVISION#DRAWN0RGE:TWP:SEC:DATE:TITLE:CLIENT:PROJECT:OFPROJECT NO.:SHEET NUMBER:DESIGNED:DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0578www.consult-rwa.comTRIAD RPUD D.R. HORTON, INC.MASTER PLAN EXHIBIT C12130019.02.00OCT.,201615 51S 26EPVMDA20 40 80 MASTER PLAN NOTES1. THIS MASTER PLAN ISCONCEPTUAL IN NATUREAND SUBJECT TO CHANGESDUE TO AGENCY REVIEWAND SITE CONDITIONS.2. ACREAGE AND THE DESIGN,LOCATIONS ANDCONFIGURATIONS OF THELAND IMPROVEMENTS AREAPPROXIMATE ANDSUBJECT TO REFINEMENTAT THE TIME OF PLANS AND PLAT APPROVAL.3. INTERNAL ROADWAYDEPICTED ON MASTER PLANIS CONCEPTUAL, ROW FORSINGLE FAMILY.4. REQUIRED PRESERVE: ±1.40AC (15% OF ±9.37 AC OFEXISTING NATIVEVEGETATION). PRESERVEPROVIDED: ±1.40 AC.PRESERVES MAY BE USED TO SATISFYTHE LANDSCAPE BUFFER REQUIREMENTSAFTER EXOTIC VEGETATION REMOVAL INACCORDANCE WITH LDC SECTIONS4.06.02 AND 4.06.05.E.1. SUPPLEMENTALPLANTINGS WITH NATIVE PLANTMATERIALS SHALL BE IN ACCORDANCEWITH LDC SECTION 3.05.07.”SITE DATATOTAL SITE AREA: 10.75± ACRESMAXIMUM DWELLING UNITS:44 SINGLE-FAMILY RESIDENCESSCALE 1"=40'
DATEREVISION#DRAWN0RGE:TWP:SEC:DATE:TITLE:CLIENT:PROJECT:OFPROJECT NO.:SHEET NUMBER:DESIGNED:DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0578www.consult-rwa.comTRIAD RPUD D.R. HORTON, INC.MASTER PLAN EXHIBIT C22130019.02.00OCT.,201615 51S 26EPVMDA30 60 120DEVIATIONSSITE SUMMARYACREAGELAKE/ WATER MANAGEMENTACCESS DRIVE/ RIGHT OF WAYPRESERVE AREATOTALRESIDENTIALOTHER OPEN SPACEUSE±5.34±1.62±0.92±1.47±1.40±10.75DEVIATION #1 SEEKS RELIEF FROM LDC SECTION 6.06.01.N, “STREET SYSTEM REQUIREMENTS,” WHICHREQUIRES MINIMUM LOCAL STREET RIGHT-OF-WAY WIDTH OF 60 FEET, TO ALLOW FOR A 50-FOOTRIGHT-OF-WAY MINIMUM WIDTH FOR THE PRIVATE STREETS. DEVIATION #2 SEEKS RELIEF FROM LDC SECTION 6.06.01.N, “STREET SYSTEM REQUIREMENTS,” WHICHREQUIRES THAT STREETS SHALL BE CLASSIFIED BY THE CROSS-SECTIONS CONTAINED IN APPENDIX B, TOALLOW FOR AN INVERTED ROADWAY DESIGN, AS DEPICTED IN EXHIBIT C. DEVIATION #3 SEEKS RELIEF FROM LDC SECTION 5.04.06.A.3.E, WHICH ALLOWS TEMPORARY SIGNS ONRESIDENTIALLY ZONED PROPERTIES UP TO 4 SQUARE FEET IN AREA OR 3 FEET IN HEIGHT, TO ALLOW ATEMPORARY BANNER SIGN UP TO A MAXIMUM OF 32 SQUARE FEET IN AREA AND 8'HEIGHT. THETEMPORARY BANNER SIGNS SHALL BE LIMITED TO A MAXIMUM OF 90 DAYS DURING SEASON DEFINED ASJANUARY 1ST TO MARCH 31TH PER CALENDAR YEAR. DEVIATION #4 SEEKS RELIEF FROM LDC SECTION 4.06.02.C, TABLE 2.4, WHICH REQUIRES A 15-FOOT WIDETYPE B LANDSCAPE BUFFER WHERE SINGLE-FAMILY RESIDENTIAL ZONING ABUTS MULTI-FAMILYRESIDENTIAL ZONING ALONG THE EASTERN PUD BOUNDARY, TO ALLOW FOR A 15-FOOT WIDE TYPE ALANDSCAPE BUFFER ALONG THE EXISTING MASONRY WALL. DEVIATION #5 SEEKS RELIEF FROM LDC SECTION 6.06.02.A.1 WHICH REQUIRES THAT SIDEWALKS BECONSTRUCTED ON BOTH SIDES OF PUBLIC AND PRIVATE RIGHTS-OF-WAY, TO ALLOW FOR SIDEWALKS ONONE SIDE OF THE ROW FOR ROADWAY STUBS WHERE INDICATED ON THE MASTER PLAN. DEVIATION #6 SEEKS RELIEF FROM LDC SECTION 4.06.05.N.1.c WHICH REQUIRES ALL BODIES OF WATER,INCLUDING RETENTION AREAS EXCEEDING 20,000 SQUARE FEET, AND WHICH ARE LOCATED ADJACENT TO APUBLIC RIGHT-OF-WAY, MUST INCORPORATE INTO OVERALL DESIGN OF THE PROJECT AT LEAST 2 OF THEFOLLOWING ITEMS: I. A WALKWAY 5 FEET WIDE AND A MINIMUM OF 200 FEET LONG, WITH TREES OF ANAVERAGE OF 50 FEET ON CENTER AND WITH SHADED BENCHES, A MINIMUM OF 6 FEET IN LENGTH ORPICNIC TABLES WITH ONE LOCATED EVERY 150 FEET. II. FOUNTAINS. III. PARTIALLY SHADEDPLAZA/COURTYARD, A MINIMUM OF 200 SQUARE FEET IN AREA, WITH BENCHES AND/OR PICNIC TABLESABUTTING THE WATER-BODY, OR RETENTION AREAS; TO ALLOW FOR ONLY THE INSTALLATION OF ANAERATOR/FOUNTAIN.
RADIO LN.PALM SPRING BLVD.
BAROT DR.RGE:TWP:SEC:DATE:TITLE:
CLIENT:
PROJECT:OFPROJECT NO.:SHEET NUMBER:DESIGNED:DRAWN:Florida Certificates of Authorization EB 7663 LB 6952
6610 Willow Park Drive, Suite 200 | Naples, FL 34109
Office: 239.597.0575 Fax: (239) 597-0575
www.consult-rwa.com DATEREVISION#DRAWN 0May 10, 2017 4:08 PM K:\2013\130019.02.00 Hadley Place – PUD, ERP, PPL\004 RPUD Rezoning Application Support\1st Insufficiency\East - Triad\PUDA Submittal #2 Working Documents\5-10-17 1300190200X OPEN SPACE EAST.dwgPINE VERDE
EAST
D.R. HORTON, INC.
OPEN SPACE EXHIBIT
EAST11130019.02.00MAY.,20173449S26EMCPDLP2550100OPEN SPACE - RESIDENTIALOPEN SPACE - R.O.W.OPEN SPACE - BUFFER / OTHERPOTENTIAL BUILDING FOOTPRINTLAKEROAD/CURB/WALKS1.58± AC.TOTAL SITENOTE:THIS SITE PLAN IS CONCEPTUAL IN NATURE ANDINTEDED FOR PLANNING PURPOSES ONLY. THEOVERALL CONFIGURATION, DENSITY AND/ORINTENSITY DEPICTED MAY CHANGESIGNIFICANTLY BASED UPON SURVEY,ENGINEERING, ENVIRONMENTAL, AND/ORREGULATORY REQUIREMENTS.0.14± AC.1.40± AC.2.99± AC.0.78± AC.1.06± AC.OPEN SPACE - RESIDENTIALOPEN SPACE - R.O.W.OPEN SPACE - OTHERLAKE2.35± AC.TOTAL PROVIDED0.45± AC.1.58± AC.0.78± AC.6.70 AC.TOTAL REQUIRED(60% OF TOTAL SITE)6.45 AC.10.75 AC.NOTE:BUILDING FOOTPRINTS ARE FOR CONCEPTUAL PURPOSES ONLY.OPEN SPACE - PRESERVEDETENTION / RETENTION2.35± AC.0.45± AC.DETENTION/RETENTION0.14± AC.OPEN SPACE - PRESERVE1.40± AC.
COUNTY ROAD 856A.K.A. RADIO LANEPALM SPRINGS BOULEVARDCOUNTY ROAD 856A.K.A. RADIO LANETRIADMACEX. CONSERVATION EASEMENT(TO BE VACATED)PROP. PRESERVE AREAPROP. PRESERVE AREAPROPERTY BOUNDARYEASTPROPERTY BOUNDARYWESTOLD PRESERVEBOUNDARYPROPOSEDPRESERVEBOUNDARYRGE:TWP:SEC:DATE:TITLE:
CLIENT:
PROJECT:OFPROJECT NO.:SHEET NUMBER:DESIGNED:DRAWN:Florida Certificates of Authorization EB 7663 LB 6952
6610 Willow Park Drive, Suite 200 | Naples, FL 34109
Office: 239.597.0575 Fax: (239) 597-0575
www.consult-rwa.com DATEREVISION#DRAWN 0May 11, 2017 11:00 AM K:\2013\130019.02.00 Hadley Place – PUD, ERP, PPL\003 RPUD Rezoning Application Preparation\CAD Files\2017-05-10 02 1300190200P EX.dwgPINE VERDE
D.R. HORTON, INC.
EXISTING CONDITIONS
W/AERIAL11130019.02.00MAY, 20173449S26EOSDLP2550100
Wall at East Property Boundary
Eastern Side of Wall
Western Side of Wall
Published DailyNaples, FL 34110
Affi davit of PublicationState of FloridaCounties of Collier and Lee
Before the undersigned they serve as the authority, personally appeared Daniel McDermott who on oath says that he serves as Inside Sales Manager of the Naples Daily News, a daily newspaper published at Naples, in Collier Coun-ty, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affi ant further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post offi ce in Naples, in said Collier County, Florida, for a period of one year next pre-ceding the fi rst publication of the attached copy of advertisement; and affi ant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper.___________________________________________________________Customer Ad Number Copyline P.O.#_____________________________________________________________________________________
RWA, INC. 1532497 NIM
Pub Dates
March 22, 2017
_______________________________________
(Signature of affi ant)
Sworn to and subscribed before me
This March 24, 2017
_______________________________________
(Signature of affi ant)
_______________________________________
(Signature of affi ant)
Sworn to and subscribed before me
This March 24, 2017
_______________________________________
(Signature of affi ant)
+Naples Daily News Wednesday, March 22, 2017 19A
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NEIGHBORHOOD INFORMATION MEETING
The public is invited to attend a Neighborhood Information Meeting held DR
Horton,represented by Patrick Va nasse of RWA,Inc.on:
Thursday,April 6,2017 at 5:00 pm
Collier County South Regional Library
8065 Lely Cultural Parkway,Naples,FL 34113
Subject properties:The MAC and Tr iad PUDs,comprised of 10.76 &10.75
acres respectively and located on the Northwest and Northeast corners of Palm
Springs Boulevard and Radio Lane in Section 34,To wnship 49 South,Range 26
East,Collier County,Florida;and providing an effective date.
Project:PL2016-0002564 &PL2016-0002565 -The property owners are
petitioning Collier County,seeking approval to amend the Tr iad and MAC
Residential Planned Unit Development (RPUD)identified on the map above.
The primary intent of the amendments is to allow these PUDs to be developed
as single-family communities,rather than multi-family as currently allowed,
reducing the number of units from 86 to 44 for the MAC PUD,and from 86 to 44
for the Tr iad PUD.Minor changes to the Master Plan configuration,development
standards and developer commitments,and deviations are requested.However,
project boundaries,allowances for open space,as well as preserve location and
acreages will remain from the original ordinances.
In order to provide you an opportunity to become fully aware of our intention
regarding the above described property and to give you an opportunity to
provide input,we are holding a Neighborhood Information Meeting on Thursday,
April 6th beginning at 5:00 PM,at the Collier County South Regional Library
Meeting Room,8065 Lely Cultural Parkway,Naples,FL 34113.
We value your input!
Business and property owners,residents and visitors are welcome to attend the
presentation and discuss the project with the owner’s representative and Collier
County staff.If you are unable to attend this meeting,but have questions or
comments,they can be directed by mail,phone,or e-mail to:
Patrick Va nasse,AICP
Director of Planning
RWA Engineering
6610 Willow Park Drive,Suite 200
Naples,Florida 34109
239-597-0575
pvanasse@consult-rwa.com
March 22,2017 ND-1532497
Martin McGuinness, an Irish Repub-
lican Army commander turned peace-
maker and former deputy leader of
Northern Ireland, has died, his Sinn Fein
party announced Tuesday. He was 66.
Sinn Fein said he died after a short ill-
ness. McGuinness was diagnosed with a
rare heart disease in December.
He was a senior IRA figure during
1972’s Bloody Sunday, when British sol-
diers shot and killed 13 civilians during a
peaceful civil rights march in London-
derry. He became Sinn Fein’s chief nego-
tiator during the Northern Ireland peace
process after the 1998 Good Friday
Agreement.
McGuinness became Northern Ire-
land’s deputy first minister in 2007 and
stepped down in January in protest over
a botched government-funded renew-
able-energy plan, triggering an election
earlier this month.
“The world of politics and the people
across this island will miss the leader-
ship he gave, shown most clearly during
the difficult times of the peace process,
and his commitment to the values of gen-
uine democracy that he demonstrated in
the development of the institutions in
Northern Ireland,” said Irish President
Michael D. Higgins, in a statement.
Sinn Fein President Gerry Adams
said: “Throughout his life Martin
showed great determination, dignity and
humility and it was no different during
his short illness. He was a passionate re-
publican who worked tirelessly for
peace and reconciliation and for the re-
unification of his country.”
The Troubles, a bloody 30-year-con-
flict in Northern Ireland between mainly
Catholic nationalists and republicans
who wanted to become part of the Re-
public of Ireland and predominantly
Protestants who wished to remain part
of the United Kingdom, ended in the late
1990s with the creation of a power-shar-
ing government.
Lingering animosities have some-
times flared up as walls continue to di-
vide Catholic and Protestant neighbor-
hoods.
The relatives of some victims of IRA
bombings condemned McGuinness.
Stephen Gault, whose father, Samuel,
died in a bombing in Northern Ireland in
1987 that killed 10 others, said McGuin-
ness was a terrorist who never showed
“remorse or repentance.”
PETER MORRISON/AP
Martin McGuinness, an Irish Republican Army and Sinn Fein leader who became a minister of
peacetime Northern Ireland, has died at 66.
Former IRA leader
McGuinness dies
JANE ONYANGA-OMARA
USA TODAY
Page 1
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578
www.consult-rwa.com
March 15, 2017
Subject: Neighborhood Information Meeting
Triad & MAC RPUDs
PL2016-0002564
PL2016-0002565
Dear Property Owner:
Please be advised that the DR Horton has made a formal application to Collier County to amend Ordinance 05-11, the
Triad Residential Planned Unit Development PUD, and Ordinance 05-50, the MAC Residential Planned Unit
Development PUD
Property Location Description:
Triad RPUD is 10.75 acres located at the north east corner of the intersection of Radio Lane and Palm Springs
Blvd in Section 34, Township 49 South, Range 26 East, Collier County, Florida.
MAC RPUD is 10.76 acres and located at the northwest corner of the intersection of Radio Lane and Palm
Springs Blvd in Section 34, Township 49 South, Range 26 East, Collier County, Florida.
Petition Description: The property owners are petitioning Collier County, seeking approval to amend the Triad
and MAC Residential Planned Unit Development (RPUD) identified on the map below. The primary intent of
the amendments is to allow these PUDs to be developed as single-family communities, rather than multi-family
as currently allowed, reducing the number of units from 86 to 44 for the MAC PUD, and from 86 to 44 for the
Triad PUD. Minor changes to the Master Plan configuration, development standards and developer
commitments and deviations are requested. However, project boundaries, allowances for open space, as well
as preserve location and acreages will remain from the original ordinances.
Page 2
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578
www.consult-rwa.com
In order to provide you an opportunity to become fully aware of our intention regarding the above described
property and to give you an opportunity to provide input, we are holding a Neighborhood Information Meeting
on Thursday, April 6th beginning at 5:00 PM, at the Collier County South Regional Library Meeting Room, 8065
Lely Cultural Parkway, Naples, FL 34113.
Should you have any questions, please feel free to contact me at 597-0575 ext. 259.
Sincerely,
RWA, Inc.
Patrick Vanasse, AICP
Director of Community Development
MAC #1
MAC #2
Triad #1
Triad #2
Signage Placement