Agenda 06/27/2017 Item # 9D06/27/2017
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 2004-41, as amended, the Collier County Land
Development Code, which established the comprehensive zoning regulations for the unincorporated
area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by
changing the zoning classification of the herein described real property from an Estates (E) zoning
district to a Residential Planned Unit Development (RPUD) zoning district for the project to be
known as the County Barn Road RPUD, to allow construction of a maximum of 268 multi -family
residential dwelling units or 156 single family residential dwelling units or any combination of
dwelling unit types permitted in the RPUD, not to exceed a trip cap of 157 p.m. peak hour two-way
trips. The subject property is located on the east side of County Barn Road, approximately one
quarter mile south of Davis Boulevard in Section 8, Township 50 South, Range 26 East, Collier
County, Florida, consisting of 38.59± acres; and by providing an effective date. [PUDZ-
PL20160001398].
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 to render a decision regarding this proposed RPUD, and 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 subject property is located on the east side of County Barn Road,
approximately one-quarter mile south of Davis Boulevard in Section 8, Township 50 South, Range 26
East, Collier County, Florida. The petitioner is requesting that the Board consider an application
amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein
described real property from an Estates (E) zoning district to a Residential Planned Unit Development
(RPUD) zoning district for the project to be known as the County Barn Road RPUD. The petitioner seeks
to rezone 38.23± acres, from E to RPUD, to allow a maximum of 268 multi-family dwelling units or 156
single-family residential dwelling units or any combination of dwelling unit types permitted in the RPUD,
but not to exceed a trip cap of 157 p.m. peak hour, two -way trips (which is the cap indicated by the TIS
provided to staff by the applicant).
FISCAL IMPACT: Other than Fire Impact Fees, 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 (CIE) of the Growth
Management Plan (GMP) as needed to maintain an 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 the CCPC to analyze this petition.
GROWTH MANAGEMENT IMPACT: Future Land Use Element (FLUE): Staff identified the
FLUE policies relevant to this project and determined that the proposed amendment to the MPUD may be
deemed consistent with the FLUE of the GMP. Please see Attachment 4 - FLUE Consistency
Memorandum for a more detailed analysis of how staff derived this determination.
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Transportation Element: In evaluating this project, staff reviewed the applicant’s Traffic Impact
Statement (TIS) for consistency with Policy 5.1 of the Transportation Element of the GMP using the 2014
and 2015 Annual Update and Inventory Reports (AUIR).
Policy 5.1 of the Transportation Element of the GMP states,
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE)
affecting the overall countywide density or intensity of permissible development, with
consideration of their impact on the overall County transportation system, and shall not approve
any petition or application that would directly access a deficient roadway segment as identified in
the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in
the current AUIR, or which significantly impacts a roadway segment or adjacent roadway
segment that is currently operating and/or is projected to operate below an adopted Level of
Service Standard within the five year AUIR planning period, unless specific mitigating
stipulations are also approved. A petition or application has significant impacts if the traffic
impact statement reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal
to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where
it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and
submitted as part of the traffic impact statement that addresses the project’s significant impacts
on all roadways.”
The proposed PUD on the subject property was reviewed based on the applicable 2016 AUIR. The TIS
submitted in the application indicates that the proposed new residential development will generate
approximately 157 PM peak hour, two-way trips. The proposed development will impact the following
roadway segments with the listed capacities:
Roadway Link 2016 AUIR
Existing
LOS
Current Peak Hour
Peak Direction Service
Volume/Peak Direction
2016 Remaining
Capacity
County Barn
Road
Davis Boulevard to
Rattlesnake
Hammock
B 900/South 528
Davis
Boulevard
Lakewood
Boulevard to
County Barn Road
D 2,000/East 409
Davis
Boulevard
County Barn Road
to Santa Barbara
C 2,200/East 636
Based on the 2016 AUIR, the adjacent roadway network has sufficient capacity to accommodate the
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proposed new trips for the amended project within the five-year planning period. Therefore, the subject
rezoning can be found consistent with Policy 5.1 of the Transportation Element of the GMP.
Conservation and Coastal Management Element (CCME): Environmental Planning staff found this
project to be consistent with the CCME. A minimum of 2.72 acres of native vegetation are required to be
retained for the RPUD.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: The EAC heard the
petition on June 1, 2017 and by a vote of six to zero recommended to forward this petition to the Board
with a recommendation of approval.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
heard petition PUDA-PL20160001398 on June 1, 2017, and by a vote of six to zero recommended to
forward this petition to the Board with a recommendation of approval, subject to the changes requested at
the hearing which are incorporated in the attached ordinance. Notwithstanding the unanimous
recommendation to approve, the petition is being placed on Advertised Public Hearings due to the
concerns expressed by the public at the hearing. Some of the public comments included concerns about
overbuilding, increased traffic and congestion, proposed density, drainage issues in canals along County
Barn Road, protecting the Unity Church of Naples’ (Unity) interest in the existing easement on the
subject that the petitioner is requesting to vacate in a companion application, safety concerns regarding
the existing lake on Unity’s property and asking the developer to install a concret e fence to deter future
residents from coming onto their property, updating the County’s point-of-contact information (i.e., name,
phone number) on the public notice sign due to a recent change in project coordinators, and the desire for
guardrails, sidewalks, bus stops, and street lights.
LEGAL CONSIDERATIONS: This is a site specific rezone from an E Zoning District to a RPUD
Zoning District for a project to be known as the County Barn Road 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, 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.
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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 assuring
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?
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…)
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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 Board 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 Board 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. (SAS)
RECOMMENDATION: Staff concurs with the recommendation of the CCPC to recommend that the
Board approve PUDA-PL20160001398. All changes are reflected in the attached Ordinance.
Prepared By: Eric Johnson, AICP, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Attachment 1 - Staff Report (PDF)
2. Attachment 2 - Proposed Ordinance (PDF)
3. [Linked] Attachment 3 - Application and Support Material (PDF)
4. Attachment 4 - FLUE Consistency Review (PDF)
5. Attachment 5 - Density Map (PDF)
6. Attachment 6 - LIDAR (PDF)
7. Attachment 7 - Legal Notifications (PDF)
8. Attachment 8 - Items collected at CCPC (PDF)
9. Attachment 9 - Updated Public Hearing Sign (PDF)
10. Attachment 10 - Email (PDF)
11. Legal Ad - Adenda ID # 3294 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.D
Doc ID: 3294
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 established the comprehensive zoning regulations for the unincorporated area
of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning
classification of the herein described real property from an Estates (E) zoning district to a Residential
Planned Unit Development (RPUD) zoning district for the project to be known as the County Barn Road
RPUD, to allow construction of a maximum of 268 multi-family residential dwelling units or 156 single
family residential dwelling units or any combination of dwelling unit types permitted in the PUD, not to
exceed a trip cap of 157 p.m. peak hour two-way trips. The subject property is located on the east side of
County Barn Road, approximately one quarter mile south of Davis Boulevard in Section 8, Township 50
South, Range 26 East, Collier County, Florida, consisting of 38.59± acres; and by providing an effective
date. [PUDZ-PL20160001398].
Meeting Date: 06/27/2017
Prepared by:
Title: Planner, Principal – Zoning
Name: Eric Johnson
05/30/2017 6:00 PM
Submitted by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
05/30/2017 6:00 PM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Division Reviewer Completed 05/31/2017 1:08 PM
Zoning Ray Bellows Additional Reviewer Completed 06/02/2017 4:18 PM
Zoning Michael Bosi Additional Reviewer Completed 06/02/2017 4:28 PM
County Attorney's Office Scott Stone Additional Reviewer Completed 06/12/2017 1:32 PM
Growth Management Department Judy Puig Level 2 Division Administrator Skipped 05/31/2017 1:06 PM
County Attorney's Office Judy Puig Level 2 Attorney of Record Review Skipped 06/05/2017 3:22 PM
Growth Management Department James French Additional Reviewer Completed 06/13/2017 1:57 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 06/14/2017 10:38 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 06/14/2017 4:43 PM
Budget and Management Office Mark Isackson Additional Reviewer Completed 06/16/2017 11:01 AM
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County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 06/16/2017 11:14 AM
Board of County Commissioners MaryJo Brock Meeting Pending 06/27/2017 9:00 AM
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PUDZ-PL20160001398 County Barn Road RPUD Page 1 of 19
May 24, 2017
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: JUNE 1, 2017
SUBJECT: PUDZ-PL20160001398 COUNTY BARN ROAD RPUD
_____________________________________________________________________________
PROPERTY OWNER/AGENTS:
Owners: Applicant: Agents:
County Barn Investors, LLC Jaxe, LLC D. Wayne Arnold, AICP
5800 Lakewood Ranch Blvd. 3435 Enterprise Ave, Ste. 25 Q. Grady Minor and Associates, P.A.
North Sarasota, FL 34240 Naples, FL 34104 3800 Via Del Ray
Bonita Springs, FL 34134
Charles R. Keller Trust Contract Purchasers:
2301 County Barn Rd Jaxe, LLC Bruce Anderson
Naples, FL 34112 3435 Enterprise Ave, Ste. 25 Cheffy Passidomo, P.A.
Naples, FL 34104 821 5th Avenue South
Jaxe, LLC Naples, FL 34102
3435 Enterprise Ave, Ste. 25 County Barn Investors, LLC
Naples, FL 34104 5800 Lakewood Ranch Blvd.
North Sarasota, FL 34240
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider an
application amending the appropriate zoning atlas map or maps by changing the zoning
classification of the herein described real property from an Estates (E) zoning district to a
Residential Planned Unit Development (RPUD) zoning district for the project to be known as the
County Barn Road RPUD.
GEOGRAPHIC LOCATION:
The subject property is located on the east side of County Barn Road, approximately one-quarter
mile south of Davis Boulevard in Section 8, Township 50 South, Range 2 6 East, Collier County,
Florida (See location map on page 2).
9.D.1
Packet Pg. 281 Attachment: Attachment 1 - Staff Report (3294 : County Barn Road)
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PH II
INGRESS & EGRESS ESMTO.R. BOOK 337, PAGE 178O.R. BOOK 337, PAGE 178O.R. BOOK 2575PAGE 0604
O.R. BOOK 4093PAGE 2515
OR 4144 PG 702OR 4144 PG 702OR 4144 PG 702OR 4144 PG 674OR 4353/1190RES 2003-50MAGNOLIA FALLSCONDO
PH IPH II
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BL DG2600 BL DG2700
1865NAPOLILUXURYCONDO
1885NAPOLI LUXURY CONDO
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SEACREST UPPER& LOWER SCHOOLS
FALLINGWATERS
BRETONNE PARK
BERKSHIR ELAKES
COPE RESERVE
AVALON OFNAPLES
Location Map Zoning Map
Petition Number: PL-2016-1398
PROJECTLOCATION
SITELOCATION¹
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Packet Pg. 282 Attachment: Attachment 1 - Staff Report (3294 : County Barn Road)
PUDZ-PL20160001398 County Barn Road RPUD Page 3 of 19
May 24, 2017
PURPOSE/DESCRIPTION OF PROJECT:
The petitioner seeks to rezone 38.23± acres, from E to RPUD, to allow a maximum of 268 multi-
family dwelling units or 156 single-family residential dwelling units or any combination of
dwelling unit types permitted in the RPUD, but not to exceed a trip cap of 157 p.m. peak hour,
two-way trips.
SURROUNDING LAND USE AND ZONING:
The subject project proposes a density of seven dwelling units per acre. This section of the staff
report identifies the land uses and zoning classifications for properties surrounding boundaries of
the County Barn Road RPUD:
North:
A school with a zoning designation of Seacrest Upper and Lower
Schools Community Facilities Planned Unit Development (CFPUD)
and farther north is a church with the zoning designation of E and
Avalon of Naples RPUD, and then farthest north is the right-of-way for
Davis Boulevard.
East: A church with a zoning designation of E and farther east a school with
a zoning designation of E.
East (to the south): An ornamental nursery with a zoning designation of E and farther east
is a single-family home with a zoning designation of E, and then farthest
east is Falling Waters Planned Unit Development (PUD).
South: Stormwater management pond on property owned by Collier County
with a zoning designation of E and farther south is right-of-way for
Cope Lane, and farthest south are single-family homes with a zoning
designation of E.
South (to the west): Stormwater management pond on property owned by Collier County
with a zoning designation of E and farther south is right-of-way for
Cope Lane, and farthest south is vacant property with a zoning
designation of Cope Reserve RPUD.
West (to the north): Right-of-way for County Barn Road and farther west is multi-family
residential with a zoning designation of Residential Multiple-Family-6
[RMF-6(4)].
West: Right-of-way for County Barn Road and farther west are two parcels,
one developed with a church with a zoning designation of E, the other
unimproved with a zoning designation of E with a Conditional Use
(CU).
West (to the south): Right-of-way for County Barn Road and farther west are vacant parcels
with a zoning designation of E.
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Packet Pg. 283 Attachment: Attachment 1 - Staff Report (3294 : County Barn Road)
PUDZ-PL20160001398 County Barn Road RPUD Page 4 of 19
May 24, 2017
Aerial (County GIS)
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): Staff identified the FLUE policies relevant to this project
and determined that the proposed RPUD may be deemed consistent with the FLUE of the GMP.
Please see Attachment 3 – FLUE Consistency Review for a more detailed analysis of how staff
derived this determination.
Transportation Element: In evaluating this project, staff reviewed the applicant’s Traffic Impact
Statement (TIS) for consistency with Policy 5.1 of the Transportation Element of the GMP using
the 2014 and 2015 Annual Update and Inventory Reports (AUIR).
Policy 5.1 of the Transportation Element of the GMP states,
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element
(FLUE) affecting the overall countywide density or intensity of permissible developmen t,
with consideration of their impact on the overall County transportation system, and shall
not approve any petition or application that would directly access a deficient roadway
segment as identified in the current AUIR or if it impacts an adjacent roadway segment
that is deficient as identified in the current AUIR, or which significantly impacts a roadway
segment or adjacent roadway segment that is currently operating and/or is projected to
operate below an adopted Level of Service Standard within the five year AUIR planning
period, unless specific mitigating stipulations are also approved. A petition or application
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PUDZ-PL20160001398 County Barn Road RPUD Page 5 of 19
May 24, 2017
has significant impacts if the traffic impact statement reveals that any of the following
occur:
a. For links (roadway segments) directly accessed by the project where project traffic
is equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point
where it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that addresses the project’s significant
impacts on all roadways.”
The proposed PUD on the subject property was reviewed based on the applicable 2016 AUIR. The
TIS submitted in the application indicates that the proposed new residential development will
generate approximately 157 PM peak hour, two-way trips. The proposed development will impact
the following roadway segments with the listed capacities:
Roadway Link 2016 AUIR
Existing
LOS
Current Peak Hour
Peak Direction
Service Volume/Peak
Direction
2016
Remaining
Capacity
County Barn
Road
Davis Boulevard
to Rattlesnake
Hammock
B 900/South 528
Davis
Boulevard
Lakewood
Boulevard to
County Barn
Road
D 2,000/East 409
Davis
Boulevard
County Barn
Road to Santa
Barbara
C 2,200/East 636
Based on the 2016 AUIR, the adjacent roadway network has sufficient capacity to accommodate
the proposed new trips for the amended project within the five-year planning period. Therefore,
the subject rezoning can be found consistent with Policy 5.1 of the Transportation Element of the
GMP.
Conservation and Coastal Management Element (CCME): Environmental Planning staff
found this project to be consistent with the CCME. A minimum of 2.72 acres of native vegetation
are required to be retained for the RPUD.
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GMP Conclusion:
The GMP is the prevailing document to support land use decisions such as this proposed rezoning.
Staff is required to make a recommendation regarding a finding of consistency or inconsistency
with the overall GMP as part of the recommendation for approval, approval with conditions, or
denial of any rezoning petition. This petition is consistent with the GMP.
STAFF ANALYSIS:
Staff has completed a comprehensive evaluation of this land use petition including the criteria
upon which a recommendation must be based, specifically noted in LDC Subsection 10.02.13 B.5,
Planning Commission Hearing and Recommendation (commonly referred to as the “PUD
Findings”), and Subsection, 10.02.08 F., Nature of Requirements of Planning Commission Report
(referred to as “Rezone Findings”), which establish the legal basis to support th e CCPC’s
recommendation. The CCPC uses these same criteria as the basis for their recommendation to the
BCC, who in turn use the criteria to support their action on the rezoning request. An evaluation
relative to these subsections is discussed below, under the heading “Zoning and Land Development
Review Analysis.” In addition, staff offers the following analysis.
Drainage: Stormwater Engineering Planning staff has reviewed the petition and the PUD
Document to address stormwater drainage concerns. The proposed RPUD is not anticipated to
create drainage problems in the area, provided the project’s stormwater management system is
designed to the current Lely Canal Basin discharge rate of 0.06 cubic feet per second per acre
(cfs/ac). Stormwater best management practices, treatment, and storage for this project will be
addressed through Environmental Resource Permitting with the South Florida Water Management
District (SFWMD). Key portions of the Lely Area Stormwater Improvement Project (LASIP) off-
site stormwater drainage infrastructure are currently in place and capable of adequately conveying
SFWMD permitted stormwater discharges from this proposed development.
Environmental Review: Environmental Planning staff has reviewed the petition and the PUD
Document to address environmental concerns. Habitats on site are fragmented due to past clearing
activities making it necessary for the applicant to request a deviation from an environmental
standard of the LDC, to allow more than one acre of preserve to be created on site. Since a deviation
from an environmental standard had been requested, review by the Environmental Advisory
Council (EAC) is required pursuant to Chapter 2, Article VIII, Division 23, Section 2-1193 of the
Collier County Code of Laws and Ordinances.
The preserve within the RPUD was selected by the applicant to retain the highest quality vegetation
on the property. This habitat contains wetlands which accepts off-site flows from the east and
together, with adjacent uplands, maintains a connection to the County-owned pond to the south
and off-site undeveloped lands to the east. These undeveloped lands to the east, in turn, extend
north on undeveloped property owned by Unity of Naples, Inc. and then west to a preserve within
Seacrest School, allowing for use of the area as a corridor for wildlife. This corridor can be
determined to be consistent with the preserve selection criteria pursuant to LDC Section 3.05.07
A.5, which requires preserves to be interconnected within the site and to adjoining off-site
preservation areas or wildlife corridors.
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Landscape Review: No deviations to landscaping or buffer requirements are proposed.
Collier County Public Schools (CCPS) District Review: There is sufficient capacity within the
elementary, middle, and high school concurrency service areas for this proposed development. At
the time of site development plan (SDP) or plat (PPL), if there is not capacity within the
concurrency service areas the development is located within, adjacent concurrency service areas
will be included in the determination of capacity. This finding is for planning and informational
purposes only and does not constitute either a reservation of capacity or a finding of concurrency
for the proposed project.
Transportation Review: Transportation Planning Staff has reviewed the petition for compliance
with the GMP and the LDC and recommends approval of this project.
Utilities Review: The project lies within the potable water and the south wastewater service areas
of the Collier County Water-Sewer District. Water and wastewater service is readily available via
existing infrastructure along the project’s frontage on County Barn Road.
Zoning Services Review: With respect to project density, staff compared this RPUD with the
densities of the abutting and adjacent properties (see Attachment 4 - Density Map). The maximum
proposed density for this RPUD would be seven dwelling units per acre. Staff determined the
density proposed for this RPUD would be acceptable given the fact that the subject property is
located within a Residential Density Band on the FLUM of the GMP and that Avalon of Naples
RPUD, another residential project located within close proximity of the subject property, was
approved in 2015 with the same density requested for this petition.
This RPUD proposes a range of residential uses including single-family detached, zero-lot-line
single-family homes, two-family attached dwellings, townhouses, and multi-family dwellings.
The petitioner proposes a maximum of 268 multi-family dwelling units, 156 single-family
dwelling units, or any combination of dwelling unit types permitted in the RPUD, not to exceed a
trip count of 157 p.m. peak hour two-way trips. Staff compared the principal uses proposed in this
RPUD to those uses allowed nearby the subject property and determined they would be
compatible.
Staff determined that the proposed standards would be compatible with those allowed in the
surrounding area.
PUD FINDINGS:
LDC Section 10.02.13.B.5 states that, “In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan’s compliance with the following criteria in addition to the
findings in LDC Section 10.02.08.”
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 nearby area is developed or is approved for development of a similar nature. The
petitioner will be required to comply with all County regulations regarding drainage, sewer,
water, and other utilities.
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2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments, or for amendments in those proposed, particularly
as they may relate to arrangements or provisions to be made for the continuing
operation and maintenance of such areas and facilities that are not to be provided or
maintained at public expense.
Documents submitted with the application, which were reviewed by the County Attorney’s
Office, demonstrate unified control of the property and roadway access to the subject site.
Additionally, the development will be required to obtain SDP or PPL approval. These
processes will ensure that appropriate stipulations for the provision of, continuing
operation of, and maintenance of infrastructure will be provided by the developer.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the Growth Management Plan (GMP).
County staff has reviewed this petition and has offered an analysis of conformity with the
relevant goals, objectives, and policies of the GMP within the GMP Consistency portion
of this staff report (or within an accompanying memorandum).
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.
As described in the Staff Analysis section of this staff report (page 6), staff is of the opinion
that the proposed project will be compatible with the surrounding area.
5. The adequacy of usable open space areas in existence and as proposed to serve th e
development.
The RPUD is required to provide at least 60% of the gross area for usable open space. The
Master Plan indicates that 60% would be provided, and no deviation from the open space
requirement is being requested. Compliance would be further demonstrated at the time of
SDP or PPL.
6. The timing or sequence of development for the purpose of ensuring the adequacy of
available improvements and facilities, both public and private.
The roadway infrastructure is sufficient to serve the proposed project, as noted in the
Transportation Element consistency review. Operational impacts will be addressed at time
of first development order (SDP or PPL), at which time a new TIS will be required to
demonstrate turning movements for all site access points. Finally, the project’s
development must comply with all other applicable concurrency management regulations
when development approvals, including but not limited to any plats and or site
development plans, are sought.
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
The area has readily available supporting infrastructure, including public water distribution
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and wastewater transmission systems, to service this project based upon the commitments
made by the petitioner and the fact that adequate public facilities requirements will be
continuously addressed as development approvals are sought.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations
in the particular case, based on determination that such modifications are justified as
meeting public purposes to a degree at least equivalent to literal application of such
regulations.
The petitioner is requesting 10 deviations, requiring an evaluation to the extent to which
development standards and deviations proposed for this RPUD depart from development
standards that would be required for the most similar conventional zoning district. Each
deviation requested by the petitioner is itemized and analyzed in the Deviation Discussion
section of this staff report on page 12. Except for Deviation #2, staff supports all deviations
as the petitioner has demonstrated that “the elements may be waived without a detrimental
effect on the health, safety and welfare of the community” in accordance with LDC Section
10.02.13.A.3, and that the petitioner has demonstrated the deviations are “justified as
meeting public purposes to a degree at least equivalent to literal application of such
regulations” in accordance with LDC Section 10.02.13.B.5.h.
Rezone Findings:
LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and
recommendations to the planning commission to the Board of County Commissioners…shall show
that the planning commission has studied and considered proposed change in relation to the
following when applicable.”
1. Whether the proposed change will be consistent with the goals, objectives, and policies
of the Future Land Use Map and the elements of the Growth Management Plan.
Comprehensive Planning staff determined the subject petition is consistent with the goals,
objectives, and policies of the FLUM and other elements of the GMP.
2. The existing land use pattern.
The existing land use pattern (of the abutting properties) is described in the Surrounding
Land Use and Zoning section of this staff report. The proposed use would not change the
existing land use patterns of the surrounding properties.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The proposed RPUD will not create an isolated, unrelated, zoning district.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The square-shape boundary of the RPUD logically follows the external boundary of the
parcels assembled for the rezoning.
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5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
The proposed rezoning is necessary if the petitioner desires to develop the property with
multi-family residences.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed RPUD is not anticipated to adversely influence living conditions in the
neighborhood.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of
peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
The roadway infrastructure has sufficient capacity to serve the proposed project at this
time. The project is subject to the Transportation Commitments contained in the PUDZ
Ordinance, which includes provisions to address public safety.
8. Whether the proposed change will create a drainage problem.
The proposed RPUD is not anticipated to create drainage problems in the area, provided
the project’s stormwater management system is designed to the current Lely Canal Basin
discharge rate of 0.06 cubic feet per second per acre (cfs/ac). Stormwater best management
practices, treatment, and storage for this project will be addressed through Environmental
Resource Permitting with the SFWMD. County staff will evaluate the project’s stormwater
management system, calculations and design criteria at time of SDP and/or PPL.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
It is not anticipated this RPUD would reduce light or air to the adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent
areas.
This is a subjective determination, based upon anticipated results, which may be internal
or external to the subject property. Property valuation is affected by a host of factors
including zoning; however, zoning by itself may or may not affect values, since value
determination is driven by market value.
11. Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
The basic premise underlying all development standards in the LDC is that their sound
application, when combined with the SDP or PPL process, gives reasonable assurances that
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a change in zoning will not result in deterrence to improvement or development of an
abutting or adjacent property. Therefore, the proposed zoning change should not be a
deterrent to the improvement of adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasting with the public welfare.
The proposed change does not constitute a grant of special privilege. Consistency with the
FLUE is further determined to be a public welfare relationship because actions consistent
with plans are in the public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The subject property can be used in accordance with existing zoning; however, t he multi-
family uses and proposed design standards cannot be achieved without rezoning to an
RPUD.
14. Whether the change suggested is out of scale with the needs of the neighborhood or
the County.
It is staff’s opinion the proposed uses, associated development standards, and developer
commitments will ensure that the project is not out of scale with the needs of the
community.
15. Whether is it impossible to find other adequate sites in the County for the proposed
use in districts already permitting such use.
The petition was reviewed for compliance with the GMP and the LDC, and staff does not
specifically review other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration, which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
Any development anticipated by the RPUD would require considerable site alteration, and
this project will undergo extensive evaluation relative to all federal, state, and local
development regulations during the SDP or PPL processes, and again later as part of the
building permit process.
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
The project will have to meet all applicable criteria set forth regarding Adequate Public
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Facilities (APF), and the project will need to be consistent with all applicable goals and
objectives of the GMP regarding adequate public facilities, except what is exempt by
federal regulations. This petition has been reviewed by County staff responsible for
jurisdictional elements of the GMP as part of the amendment process and those staff
persons have concluded that no Level of Service (LOS) will be adversely impacted with
the commitments contained in the RPUD Document. The concurrency review for APF is
determined at the time of SDP review. Key portions of the LASIP off-site stormwater
drainage infrastructure are currently in place and capable of adequately conveying
SFWMD permitted stormwater discharges from this proposed development.
18. Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in the protection of the public health, safety, and welfare.
DEVIATION DISCUSSION:
The petitioner is seeking ten deviations from the requirements of the LDC. The deviations are
directly extracted from PUD Exhibit E. The petitioner’s justification and staff
analysis/recommendation is outlined below:
Proposed Deviation #1
“Deviation 1 seeks relief from LDC Section 6.06.02.A.2 which requires dual sidewalks on local
roads internal to the site, to allow a sidewalk on one side of the roadway where the property is
permitted with single loaded homesites. Appropriate crosswalks shall be provided at crossing
locations.”
Petitioner’s Justification: The applicant responded to this request as follows:
The developer wishes to construct sidewalks on only the side of the street where homes are
located. It is unnecessary to construct sidewalks in areas of the community where no
homesites are proposed. Constructing the sidewalk on the side of the street where homes
are located will provide safe and convenient access to the pedestrian network for all
residents.
Staff Analysis and Recomm endation: Transportation Planning staff recommends approval of
Deviation #1, noting the approval is consistent with other project deviation approval
recommendations, where there will only be structures on one side of the street. As shown on the
Master Plan, this deviation would only be applicable in two areas. One area is along the entrance
road by the amenity center, and the other area is along the eastern property edge. Therefore, staff
recommends APPROVAL of this request as limited on the Master Plan, finding that, in
compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that “the element may
be waived without a detrimental effect on the health, safety and welfare of the community” and
LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation is “justified as
meeting public purposes to a degree at least equivalent to literal application of such regulations.”
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Proposed Deviation #2
“Deviation 2 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 10 feet in height. The temporary banner
sign shall be limited to a maximum of 90 days during season defined as January 1 to March 31 per
calendar year.”
Petitioner’s Justification:
The proposed deviation will allow for a banner sign located on the proposed wall along
County Barn Road 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
be difficult to read by motorists travelling along County Barn Road, a 45 mph 2-lane
roadway and separated from the travel lane by 100± feet. 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.
Due to the property’s location on a busy road, high travel speeds along the roadway and
the setback from edge of pavement, the Applicant is seeking an increase to the allowable
banner size to ensure visibility of this new community. The requested banner size is in
accordance with deviations approved for similar residential projects throughout the
County.
Staff Analysis and Recommendation: A deviation for relief from the sign size has been sought
and approved in several other projects, such as Esplanade Golf and Country Club, which was
approved for an eight-foot tall sign, not the 10 feet this petitioner is seeking. That sign usage was
limited to 28 days, not the 90 days this petitioner is seeking. That petition also cited “the project’s
location on a busy road with high speeds along the roadway and the [implied large] setback from
the edge of pavement.” The Esplanade project is located along Immokalee Road, where there is a
wide canal, as well as the six-lane Immokalee Road. That project was approved for 1,233 units on
1,658 acres. This current project proposes 268 multi-family units, 156 single-family units, or any
combination of permitted uses listed in the RPUD, not to exceed a trip cap of 157 p.m. peak hour,
two-way trips on 38.23± acres. Immokalee Road is, as noted, a six-lane, divided arterial roadway,
whereas County Barn Road is an undivided two-lane collector roadway. The petitioner is seeking
two other sign deviations that staff is supporting. Those signs deviations should provide enough
flexibility for the development without this deviation. Therefore, staff recommends DENIAL of
this request, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has not
demonstrated that “the element may be waived without a detrimental effect on the health, safety
and welfare of the community” and LDC Section 10.02.13.B.5.h, the petitioner has not
demonstrated that the deviation is “justified as meeting public purposes to a degree at least
equivalent to literal application of such regulations.”
Proposed Deviation #3
“Deviation 3 seeks relief from LDC Section 5.06.02.B.5.a, which requires on-premises directional
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signs to be setback a minimum of 10’ from edge of roadway paved surface or back of curb, to
allow a setback of 5’ from edge of roadway paved surface or back of curb.”
Petitioner’s Justification:
This deviation will provide locational flexibility for directional signage internal to the
RPUD. A unified design theme will be utilized for all signage throughout the community,
thereby ensuring a cohesive appearance and increased aesthetic appeal. All directional
signage will meet the Clear Sight Distance requirements in accordance with LDC Section
60.06.05. Furthermore, this deviation is typical of many of the master-planned
developments throughout Collier County.
Staff Analysis and Recommendation: Zoning staff anticipates no detrimental effect if this
deviation request is approved. Therefore, staff recommends APPROVAL of this request, finding
that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that “the
element may be waived without a detrimental effect on the health, safety and welfare of the
community” and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation
is “justified as meeting public purposes to a degree at least equivalent to literal application of such
regulations.”
Proposed Deviation #4
“Deviation 4 seeks relief from LDC Section 5.06.02.B.6, which permits two (2) ground signs per
entrance to the development with a maximum height of 8’ and combined area of 64 s.f., to allow
for two (2) ground signs per entrance with a maximum height of 10' and combined area of 80 s.f.”
Petitioner’s Justification:
The subject property will be accessed via County Barn Road, a collector roadway with
relatively high travel speeds. Due to the property’s location, and high travel speeds along
County Barn Road and the 100’ setback from edge of pavement of County Barn Road, the
Applicant is seeking an increase to allowable entry sign height and area to ensure visibility.
Further, sign height is measured from the centerline height of the adjacent roadway. The
site will need to place 3’ to 4’ of fill material on-site to reach a finished grade. The sign
location is anticipated to be located at or slightly higher than the finished grade; therefore
the additional height is warranted. This deviation request is similar to numerous other
requests approved for master-planned communities within Collier County.
Staff Analysis and Recommendation: Zoning staff anticipates no detrimental effect if this
deviation request is approved. Therefore, staff recommends APPROVAL of this request, finding
that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that “the
element may be waived without a detrimental effect on the health, safety and welfare of the
community” and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation
is “justified as meeting public purposes to a degree at least equivalent to literal application of such
regulations.”
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Proposed Deviation #5
“Deviation 5 seeks relief from LDC Section 5.03.02.C.1.a and 5.03.02.C, which requires fences or
walls in a residential PUD to be 6 feet or less in height and prohibits the existing ground from
being altered under the sign, to permit an 8-foot high wall on top of berm.”
Petitioner’s Justification:
The additional 2 feet of wall is necessary to provide a buffer from the adjacent road traffic
noise and the ground must be altered to meet water management criteria.
Staff Analysis and Recommendation: Zoning staff anticipates no detrimental effect if this
deviation request is approved. Therefore, staff recommends APPROVAL of this request, finding
that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the
element may be waived without a detrimental effect on the health, safety and welfare of the
community" and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation
is “justified as meeting public purposes to a degree at least equivalent to literal application of such
regulations.”
Proposed Deviation #6
“Deviation 6 seeks relief from LDC Section 6.06.01.H, which requires if any required turn lane
improvement requires the use of any existing County rights-of-way or easement(s), then
compensating right-of-way shall be provided at no cost to Collier County as a consequence of such
improvement(s) upon final approval of the turn lane design during the review of the first
subsequent development order unless waived by the County Manager or designee, to permit no
additional compensating right-of-way as long as the existing County Barn Road swale cross
section can be maintained.”
Petitioner’s Justification:
The typical cross section will be maintained. The right-of-way is currently 200 feet. 50
feet of right-of-way was taken from the subject property as a part of the LASIP project.
Staff Analysis and Recommendation: Transportation Planning staff reviewed this deviation and
determined that the normally required compensating right-of-way is not needed in this instance,
because there is adequate right-of-way way existing for the current and projected needs on County
Barn Road. Furthermore, the current two-lane road configuration is adequate to address the
projected traffic for this road segment, including drainage, pathway, and sidewalk facilities. For
these reasons, it is staff’s opinion this deviation is reasonable. Therefore, staff recommends
APPROVAL of this request, finding that, in compliance with LDC Section 10.02.13.A.3, the
petitioner has demonstrated that “the element may be waived without a detrimental effect on the
health, safety and welfare of the community” and LDC Section 10.02.13.B.5.h, the petitioner has
demonstrated that the deviation is “justified as meeting public purposes to a degree at least
equivalent to literal application of such regulations.”
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Proposed Deviation #7
“Deviation 7 seeks relief from LDC Section 6.06.01.J, which limits cul-de-sacs to a maximum
length of 1,000 feet unless existing topographical conditions or other natural features preclude a
street layout to avoid longer cul-de-sacs, to permit cul-de-sacs up to a maximum of 1,100 feet with
placement of no through traffic signage.”
Petitioner’s Justification:
A portion of the proposed residential development tracts require access via cul-de-sacs.
The 1,000’ length will need to be exceeded in order to gain adequate vehicular access to
all development areas within the PUD. The cul-de-sac can be identified with appropriate
signage indicating that the roads are not through streets.
Staff Analysis and Recommendation: The Fire Code Administrator reviewed the proposed
Ordinance and has no comments or concerns at this time. Additionally, staff notes that a full
review will be conducted at the time of SDP or PPL. Therefore, staff recommends APPROVAL
of this request, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has
demonstrated that “the element may be waived without a detrimental effect on the health, safety
and welfare of the community” and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated
that the deviation is “justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations.”
Proposed Deviation #8
“Deviation 8 seeks relief from LDC Section 6.06.01.N, and Appendix B, which establishes a
minimum 60-foot wide local road right-of-way, to allow a minimum 50’ wide right-of-way. This
deviation applies when the developer proposes to develop local streets in lieu of a private drive or
access way.”
Petitioner’s Justification:
The proposed 50’ wide private road right-of-way is sufficiently wide to accommodate the
required roadway improvements. Utilities and sidewalks can be placed within easements
outside the private right-of-way if necessary. The internal project roads will be private
and the standard public right-of-way is not necessary for internal traffic volumes. Dual
sidewalks will be provided on local street locations with homesites and a 23’ setback will
be required between the garage door and back of sidewalk.
Staff Analysis and Recommendation: Transportation Planning reviewed this deviation and
concurs with Zoning staff that this deviation request is reasonable. Therefore, staff recommends
APPROVAL of this request, finding that, in compliance with LDC Section 10.02.13.A.3, the
petitioner has demonstrated that “the element may be waived without a detrimental effect on the
health, safety and welfare of the community” and LDC Section 10.02.13.B.5.h, the petitioner has
demonstrated that the deviation is “justified as meeting public purposes to a degree at least
equivalent to literal application of such regulations.”
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Proposed Deviation #9
“Deviation 9 seeks relief from LDC Section 3.05.07.H.1.e.ii, which permits a maximum of 1 acre
of required preserves to be created for property with less than 20 acres of existing native
vegetation, to permit 1.3 acres of preserve to be created.”
Petitioner’s Justification:
The deviation is warranted because the highest quality vegetation that exists on-site is
located in the southeast portion of the site and is approximately 1.40 acres. In order to
meet the County required native vegetation preservation requirement in an area
contiguous to the proposed preservation area, 1.32 acres of preserve will need to be
created. This is consistent with plans presented to the SFWMD.
Staff Analysis and Recommendation: Environmental staff reviewed this deviation and concurs
with Zoning staff’s approval. Therefore, staff recommends APPROVAL of this request, finding
that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the
element may be waived without a detrimental effect on the health, safety and welfare of the
community" and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation
is “justified as meeting public purposes to a degree at least equivalent to literal application of such
regulations.”
Proposed Deviation #10
“Deviation 10 seeks relief from LDC Section 6.06.02 A.1., which requires sidewalks and bike
lanes must be constructed within public and private rights-of-way or easements, which are adjacent
to the site prior to issuance of the first certificate of occupancy for construction authorized by a
final subdivision plat, site improvement, or site development plan, unless otherwise determined by
the County Manager or designee, to allow no sidewalks and bike lanes to be constructed for the
development.”
Petitioner’s Justification:
Relief is requested from this requirement understanding that the applicant will construct a
right turn lane that is not warranted by the Collier County's Right of Way Handbook, and
therefore, should not be required. However, the Developer proposes to construct the right
turn lane in lieu of the sidewalk because it will preserve capacity along County Barn Road,
and more importantly, avoid NB traffic flow conflicts and rear-end collisions. The capacity
and safety benefits achieved by constructing the right turn lane far exceed the benefits of
constructing a sidewalk that will only extend the length of the property and will not connect
to other sidewalks because none exist along County Barn Road. There is adequate r/w
along the east side of County Barn Road if the County decides to construct a sidewalk in
the future. At this time, the County is planning to construct a multi -use path on the west
side of County Barn Road. This should be conditioned with the following:
1. The right turn lane will be 185 feet long.
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2. The adjusted swale section will allow for a sidewalk on the west side of the County
Barn right of way.
Staff Analysis and Recommendation: Transportation Planning staff reviewed this deviation and
determined this deviation will better serve the safety concerns of the public by retaining the free
flow of traffic on County Barn Road. Staff requested the right-turn lane to reduce traffic conflicts
on this two-lane road segment; however, the traffic volume generated by this development does
not warrant this request. Additionally, the sidewalk along the east side of County Barn Road is
not currently planned within the next five years; however, a multi -use pathway along the west is
identified and partially funded in the Collier Metropolitan Planning Organization’s pathway
priority list, as well as the Florida Department of Transportation’s Five Year Work Program. It is
staff’s opinion this deviation request is reasonable. Therefore, staff recommends APPROVAL of
this request, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has
demonstrated that "the element may be waived without a detrimental effect on the health, safety
and welfare of the community" and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated
that the deviation is “justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations.”
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM on December 8, 2016. The applicant’s team consisted of Wayne
Arnold, Michael Greenberg, Bruce Anderson, Chip Youman, Jim Banks, Brent Addison, and
Sharon Umpenhour. Discussion items included LASIP, tree removal along County Barn Road,
types and sizes of dwellings proposed, needed sidewalk/lighting/guardrail improvements to
County Barn Road, permitting timeline, conservation areas, water management and drainage,
school capacity, roadways accommodating school buses, construction trucks on County Barn
Road, affordable housing, loss of green space, height of structures, density, and traffic. One
member of the public commented that LASIP ought to be completed prior to allowing construction
on this project. Please see the NIM summary in Attachment 2 – Application and Support Material
for additional information.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney’s Office reviewed this staff report on May 19, 2017.
RECOMMENDATION:
Staff recommends the CCPC, acting as the local planning agency and the Environmental Advisory
Council, forwards Petition PUDZ-PL20160001398 COUNTY BARN ROAD RPUD, to the Board
with a recommendation of approval subject to the denial of Deviation #2.
Attachments:
1) Proposed Ordinance
2) Application and Support Material
3) FLUE Consistency Review
4) Density Map
5) LIDAR Map
6) Legal Notifications
9.D.1
Packet Pg. 298 Attachment: Attachment 1 - Staff Report (3294 : County Barn Road)
9.D.1
Packet Pg. 299 Attachment: Attachment 1 - Staff Report (3294 : County Barn Road)
9.D.2
Packet Pg. 300 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
9.D.2
Packet Pg. 301 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
9.D.2
Packet Pg. 302 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
9.D.2
Packet Pg. 303 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
9.D.2
Packet Pg. 304 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
9.D.2
Packet Pg. 305 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
9.D.2
Packet Pg. 306 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
9.D.2
Packet Pg. 307 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
9.D.2
Packet Pg. 308 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
9.D.2
Packet Pg. 309 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
9.D.2
Packet Pg. 310 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
9.D.2
Packet Pg. 311 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
9.D.2
Packet Pg. 312 Attachment: Attachment 2 - Proposed Ordinance (3294 : County Barn Road)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 3
Growth Management Department
Zoning Division
Comprehensive Planning Section
MEMORANDUM
To: Daniel Smith, AICP, Principal Planner
Zoning Division, Zoning Services Section
From: Sue Faulkner, Principal Planner
Zoning Division, Comprehensive Planning Section
Date: April 28, 2017
Subject: Future Land Use Element Consistency Review
PETITION NUMBER: PUDZ – PL20160001398 - REV 4
PETITION NAME: County Barn Road RPUD Rezone
REQUEST: The petitioner is requesting to rezone approximately ±38.23-acres from “E” Zoning District to a
Residential Planned Unit Development (RPUD) Zoning District to allow for a maximum of 268 residential dwelling
units. The petitioner is also requesting deviations for sidewalks on one side of road only where homes are located
on only one side of the road; temporary, on-premises, and ground directional signage; fences or walls; preserves;
right-of -way for turn lanes; width of street right-of-way; location of sidewalks and bike lanes; and lengths of cul-
de-sacs.
LOCATION: The subject site is located on the east side of County Barn Road approximately ±1600 feet south of
Davis Blvd. (SR 84) in Section 8, Township 50 South, Range 26 East.
COMPREHENSIVE PLANNING COMMENTS: The subject site is identified as Urban Designation, Urban
Mixed Use District, Urban Residential Subdistrict, and it’s within a Residential Density Band on the Future Land
Use Map (FLUM) of the Growth Management Plan (GMP).
Policy 5.1 in the Future Land Use Element (FLUE) states, in part, “All rezonings must be consistent with the Growth
Management Plan.”
Staff reviewed the proposed land use for consistency with the Future Land Use Element (FLUE) of the GMP. The
FLUE states, “Urban designated areas will accommodate… (a) Residential uses including single family, multi-
family, duplex, and mobile home. The maximum densities allowed are identified in the Districts, Subdistricts, and
Overlays…” A base density of 4 residential dwelling units per gross acre may be allowed in the Urban Designated
Area, though this is not an entitlement. This base level of density may be adjusted as determined through the Density
Rating System depending upon the location and characteristics of the project.
As stated in the Future Land Use Element, “The purpose of the Urban Residential Subdistrict is to provide for higher
densities in an area with fewer natural resource constraints and where existing and planned public facilities are
concentrated. This Subdistrict comprises approximately 93,000 acres and 80% of the Urban Mixed Use District.
Maximum eligible residential density shall be determined through the Density Rating System but shall not exceed
16 dwelling units per acre except in accordance with the Transfer of Development Rights Section of the L and
9.D.4
Packet Pg. 313 Attachment: Attachment 4 - FLUE Consistency Review (3294 : County Barn Road)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 3
Development Code.” The subject site is located within the Urban Designated Area and therefore is reviewed for
consistency with the Density Rating System of the FLUE.
The FLUE states, “(b). Proximity to Mixed Use Activity Center or Interchange Activity Center:
If the project is within one mile of a Mixed Use Activity Center or Interchange Activity Center and located within
a residential density band, 3 residential units per gross acre may be added. The density band around a Mixed Use
Activity Center or Interchange Activity Center shall be measured by the radial distance from the center of the
intersection around which the Mixed Use Activity Center or Interchange Activity Center is situated. If 50% or more
of a project is within the density band, the additional density applies to the gross acreage of the entire project.
Density bands are designated on the Future Land Use Map.”
Because this project site is located within one mile of Activity Center #6 at the intersection of Davis Blvd. (SR 84)
and Santa Barbara Blvd., the project, through the Density Rating System, is eligible for the Residential Density
Band Bonus. The FLUE also states, “The final determination of permitted density via implementation of this
Density Rating System is made by the Board of County Commissioners through an advertised public hearing
process (rezone or Stewardship Receiving Area designation).”
The total acreage of this project site was reduced slightly from ±38.59-acres in the first submittal to ±38.23-acres
in the subsequent submittals. The acreage adjustment impacted the density calculations. The petitioner is
requesting 268 dwelling units on ±38.23 gross acres, which is a density of approximately ±7.00 dwelling units per
acre (DU/A). This project is eligible for a base density of 4 residential dwelling units per acre and is eligible for a
density bonus of 3 additional dwelling units per acre for being located within the Residential Density Band for
Activity Center #6 – for a total eligibility of 7 DU/A (4 DU/A base + 3 DU/A density band bonus = 7 DU/A). The
maximum number of dwelling units allowable is 268 dwelling units (38.23 acres * 7.00 DU/A = 267.61 dwelling
units rounded to 268.) The petitioner’s request for 268 dwelling units is consistent with the FLUE.
Select FLUE Policies are shown below (in italics), followed by staff analysis in [bracketed bold text].
FLUE Policy 5.4: New developments shall be compatible with, and complementary to, the surrounding land uses,
as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18,
2004, as amended). [Comprehensive Planning staff leaves this determination to Zoning Services staff as part
of their review of the petition in its entirety.]
Objective 7 of the FLUE states: “In an effort to support the Dover, Kohl & Partners publication, Toward Better
Places: The Community Character Plan for Collier County, Florida, promote smart growth policies, reduce
greenhouse gas emissions, and adhere to the existing development character of Collier County, the following
policies shall be implemented for new development and redevelopment projects, where applicable.” Staff analysis
follows each of these policies in bold print.
Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting
collector and arterial roads, except where no such connection can be made without violating intersection spacing
requirements of the Land Development Code. [Exhibit “C”, County Barn Road RPUD Master Plan, shows one
ingress/egress access point on County Barn Road, an urban major collector as identified in the
Transportation Element of the GMP.]
Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle
congestion on nearby collector and arterial roads and minimize the need for traffic signals. [Exhibit “C”, County
Barn Road RPUD Master Plan, shows one main north-south road within the project with three east-west
roads branching off of it to access all the residential parcels. Therefore, all lots will have internal access. The
two most northern east-west roads form a complete loop.]
Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or
interconnection points with adjoining neighborhoods or other developments regardless of land use type. The
9.D.4
Packet Pg. 314 Attachment: Attachment 4 - FLUE Consistency Review (3294 : County Barn Road)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 3 of 3
interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element.
[Exhibit “C”, County Barn Road RPUD Master Plan, shows no interconnections with adjoining
neighborhoods or developments; nor does staff believe it to be feasible. Water management and preserve
areas within Seacrest Upper and Lower School PUD (private school) border the project site to the north; a
Collier County water management lake is located to the south; a church and a small (2 ½ acre) agricultural
property (both zoned Estates) border the project site to the east.]
Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of
densities, common open spaces, civic facilities and a range of housing prices and types. [Exhibit “A” Residential
A. Principal Uses #1 lists a variety of permitted housing types for this RPUD (multi-family, townhouse, two-
family attached, zero lot line and single-family detached). Severable allowable common open space uses and
structures to serve residents and their guests are itemized in Exhibit “A” Residential: B. Accessory Uses #4
and in Amenity Area: A. Principal Uses, #3. The PUD Amenity Area Principal Uses #1 allows a clubhouse with
cafes, snack bars and similar uses, which are sometimes used for civic uses, e.g. polling place. Comprehensive
Planning Staff and Collier County Transportation Planning Staff are supporting the petitioner’s request for
a sidewalk deviation to only provide sidewalks on the side of the roadway where the property is platted with
single-loaded homesites.]
CONCLUSION
Based upon the above analysis, staff concludes the proposed Planned Unit Development Rezone may be
deemed consistent with the Future Land Use Element (FLUE).
PETITION ON CITYVIEW
cc: Michael Bosi, AICP, Director, Zoning Division
David Weeks, AICP, Growth Management Manager, Zoning Division, Comprehensive Planning Section
Raymond V. Bellows, Manager, Zoning Division, Zoning Services Section
PUDZ-PL2016-1398 County Barn Road RPUD R4.docx
9.D.4
Packet Pg. 315 Attachment: Attachment 4 - FLUE Consistency Review (3294 : County Barn Road)
p
0 300 600 900150
Feet
PUDE
PUD
E
EC-1C-3
A
PUD
PUD CFPUD
E
E
Zoning: E
Zoning: PUD
Zoning: RMF-6(4)Zoning: CFPUD
Zoning: RPUD
R PUD
P
Da vis BLVD
County Barn RDGROSS DENSITY UNITS PER ACRE (UPA) FOR COUNTY BARN ROAD PUD AND SURROUNDING PROPERTIES(PL-2016-1398) ³
SUBJECT PROPERTY:COUNTY BARN ROAD PUD
De nsity : 1 per 2.2 5 ac.
Cope ReserveDensity: 3.0
Avalon of NaplesDensity:7
Falling Wa tersDensity:5.07
Bretonne ParkDensity:4.14 Be rkshire LakesDensity:3.99
Seacrest Upper & lower Schools
Falling Wa tersDensity:5.07
Falling Wa tersDensity:5.07
1 pe r 5 a c.
Dens ity : 1 per 2.2 5 ac.
Seacres t U pper & lower School s
9.D.5
Packet Pg. 316 Attachment: Attachment 5 - Density Map (3294 : County Barn Road)
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LIDAR 2007FEET
9.1 - 9.5
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-9.4 - 4
*ALL GRADES NAVD
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Created by: GIS Team - GMDN4/26/17
0 0.075 0.150.0375
Miles
9.D.6
Packet Pg. 317 Attachment: Attachment 6 - LIDAR (3294 : County Barn Road)
9.D.7
Packet Pg. 318 Attachment: Attachment 7 - Legal Notifications (3294 : County Barn Road)
9.D.7
Packet Pg. 319 Attachment: Attachment 7 - Legal Notifications (3294 : County Barn Road)
COLLIER COUNTY
Growth Management Department
May 12, 2017
Dear Property Owner: This is to advise you that because you may have interest in the proceedings or you own property
located within 500 feet (urban areas) or 1,000 feet (rural areas) of the following described property, that a public hearing
will be held by the Collier County Planning Commission at 9:00 A.M., on June 1st, 2017, in the Board of County
Commissioners meeting room, third floor, Collier Government Center, 3299 East Tamiami Trail, Naples, FL., to consider:
An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2004-41, as
amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the
unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the
zoning classification of the herein described real property from an Estates (E) zoning district to a Residential Planned Unit
Development (RPUD) zoning district for the project to be known as the County Barn Road RPUD, to allow construction of
a maximum of 268 multi-family residential dwelling units or 156 single family residential dwelling units or any combination
of dwelling unit types permitted in the PUD, not to exceed a trip cap of 157 p.m. peak hour two-way trips. The subject
property is located on the east side of County Barn Road, approximately one quarter mile south of Davis Boulevard in
Section 8, Township 50 South, Range 26 East, Collier County, Florida, consisting of 38.59± acres; and by providing an
effective date. [PUDZ-PL20160001398].
You are invited to appear and be heard at the public hearing. You may also submit your comments in writing.
NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES ON ANY ITEM. INDIVIDUALS SELECTED TO SPEAK
ON BEHALF OF AN ORGANIZATION OR GROUP ARE ENCOURAGED AND MAY BE ALLOTTED 10 MINUTES TO
SPEAK ON AN ITEM IF SO RECOGNIZED BY THE CHAIRMAN. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC
MATERIALS INCLUDED IN THE CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL A MINIMUM OF 10 DAYS
PRIOR TO THE RESPECTIVE PUBLIC HEARING. IN ANY CASE, WRITTEN MATERIALS INTENDED TO BE
CONSIDERED BY THE CCPC SHALL BE SUBMITTED TO THE COUNTY STAFF MEMBER NOTED BELOW, A MINIMUM
OF SEVEN DAYS PRIOR TO THE PUBLIC HEARING. ALL MATERIAL USED IN PRESENTATIONS BEFORE THE CCPC
WILL BECOME A PERMANENT PART OF THE RECORD AND WILL BE AVAILABLE FOR PRESENTATION TO THE
BOARD OF COUNTY COMMISSIONERS IF APPLICABLE.
Any person who decides to appeal a decision of the Collier County Planning Commission will need a record of the
proceedings pertaining thereto, and therefore may need to ensure that a verbatim record of the proceedings is made, which
record includes the testimony and evidence upon which the appeal is to be based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled,
at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management
Department, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days
prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners
Office.
This petition, and other pertinent information related to this petition, is kept on file and may be reviewed at the Growth
Management Department building located at 2800 North Horseshoe Drive, Naples, Florida 34104. Please contact the staff
member noted below at (239)-252-4312 to set up an appointment if you wish to review the file.
Sincerely,
Daniel James Smith
Daniel James Smith, AICP
Principle Planner
danielsmith@colliergov.net
9.D.7
Packet Pg. 320 Attachment: Attachment 7 - Legal Notifications (3294 : County Barn Road)
9.D.7
Packet Pg. 321 Attachment: Attachment 7 - Legal Notifications (3294 : County Barn Road)
9.D.8
Packet Pg. 322 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 323 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 324 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 325 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 326 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 327 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 328 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 329 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 330 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 331 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 332 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 333 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 334 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 335 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 336 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 337 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.8
Packet Pg. 338 Attachment: Attachment 8 - Items collected at CCPC (3294 : County Barn Road)
9.D.9
Packet Pg. 339 Attachment: Attachment 9 - Updated Public Hearing Sign (3294 : County Barn Road)
9.D.9
Packet Pg. 340 Attachment: Attachment 9 - Updated Public Hearing Sign (3294 : County Barn Road)
1
JohnsonEric
From:BosiMichael
Sent:Wednesday, May 31, 2017 11:52 AM
To:JohnsonEric
Subject:Fwd: PUD for marquesa located off county barn road, Naples
FYI
Sent from my iPhone
Begin forwarded message:
From: Brian Jones <netwillappear2121@gmail.com>
Date: May 31, 2017 at 11:35:15 AM EDT
To: Doreen Zeneski <dzeneski@naplesunity.org>, Diane Scribner Clevenger
<revdiane@naplesunity.org>, Lisa Gruenloh <lisa@lisagruenloh.com>, Brian Jones
<brian@tamiamibuilders.com>, Bill Oehser <billoehser@gmail.com>, Sandra McGill
<bemagick@aol.com>, EShaw@naplesunity.org, Lynn Mark <synkop8@aol.com>, Nadia
Keric <nadia.keric@raymondjames.com>, Dennis Sanders
<notlookingback@comcast.net>, danielsmith@colliergov.net
Subject: PUD for marquesa located off county barn road, Naples
Hi Daniel
My name is Brian Jones. I serve as a member and I am speaking on
behalf of the Unity Church of Naples Board of Trustees.
We were sent notification as a neighbor abutting this project.
You may recall that We sent an earlier letter objecting to the
easement vacation.
I would like to register with you to speak our concerns at the
planning commission meeting tomorrow at 9:00 am.
We have an easement to our lake property that the developer is
proposing to vacate.
We purchased the abutting adjacent lake property from "Collier County"
and we are checking to see if the County Barn road Access
may have been included in our purchase from the county.
We have had a discussion with and were willing to work with the
developer for a reconfigured easement on "his" property, however, we
were not aware he did not own the entire easement.
We are researching this new information regarding the "county owned"
access which we believe was to prevent our parcel from being
landlocked in the event it were ever sold or developed.
9.D.10
Packet Pg. 341 Attachment: Attachment 10 - Email (3294 : County Barn Road)
2
If you have any helpful information or insights regarding the easement
please share them with us.
Our other concern , for the record. We would request that a
significant 6' minimum fence type concrete wall (like the Avalon
development) be installed to prevent children and residence
from fishing, swimming or otherwise trespassing onto our lake or
property without our permission.
Thank you, Daniel, for your assistance
Sincerely
Brian Jones
Unity Church
Board member
Cc Unity Board
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
9.D.10
Packet Pg. 342 Attachment: Attachment 10 - Email (3294 : County Barn Road)
1
JohnsonEric
From:BosiMichael
Sent:Tuesday, May 30, 2017 8:31 AM
To:endlessdrip@icloud.com
Cc:JohnsonEric
Subject:FW: Meeting for June 27th, County Barn Rd
Mr. Gross, the petition will be heard by the CCPC on June 1st and the BCC on June 27th, both would be opportunities to
provide comments on the proposal.
Eric Johnson is the principal planner assigned to the project, I’ve provided his e-mail in the CC to this message.
Here's the description of the project.
Changing the zoning classification of the herein described real property from an Estates (E) zoning district to a
Residential Planned Unit Development (RPUD) zoning district for the project to be known as the County Barn Road
RPUD, to allow construction of a maximum of 268 multi-family residential dwelling units or 156 single family residential
dwelling units or any combination of dwelling unit types permitted in the PUD, not to exceed a trip cap of 157 p.m. peak
hour two-way trips. The subject property is located on the east side of County Barn Road, approximately one quarter
mile south of Davis Boulevard in Section 8, Township 50 South, Range 26 East, Collier County, Florida, consisting of
38.59± acres
Here is the location map
9.D.10
Packet Pg. 343 Attachment: Attachment 10 - Email (3294 : County Barn Road)
2
-----Original Message-----
From: Eric Gross [mailto:endlessdrip@icloud.com]
Sent: Tuesday, May 30, 2017 6:57 AM
To: SmithDaniel <DanielSmith@colliergov.net>
Subject: Meeting for June 27th, County Barn Rd
Greetings:
Is the meeting on June 27th an opportunity to voice opposition to this proposed project?
I missed the May meeting, can you tell me what that was about?
I can be reached at endlessdrip@aol.com or by phone: 239.297.7026.
9.D.10
Packet Pg. 344 Attachment: Attachment 10 - Email (3294 : County Barn Road)
3
Thank you for your reply.
Eric Gross
933 Charlemagne Blvd
Naples, FL. 34112
Sent from my iPhone
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
9.D.10
Packet Pg. 345 Attachment: Attachment 10 - Email (3294 : County Barn Road)
9.D.11
Packet Pg. 346 Attachment: Legal Ad - Adenda ID # 3294 (3294 : County Barn Road)
Prepared May 19, 2017
County Barn Road RPUD
(PL20160001398)
Application and Supporting
Documents
June 1, 2017 CCPC Hearing
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
October 11, 2016
Mr. Daniel James Smith, AICP
Collier County Growth Management Division/ Planning and Regulation
Land Development Services Department
Comprehensive Planning Section
2800 North Horseshoe Drive
Naples, FL 34104
RE: Collier County Application for Public Hearing, County Barn Road RPUD Rezone –
PL20160001398
Dear Mr. Smith:
Attached, please find copies of a Collier County application for Public Hearing for a Planned Unit
Development (PUD) Rezone for properties located in the east side of County Barn Road
approximately 1,600± feet south of Davis Boulevard.
This application proposes to rezone 38.6± acres from the E Zoning District to the Residential
Planned Unit Development Zoning District to allow a maximum of 270 residential dwelling
units.
Please feel free to contact me should you have any questions.
Sincerely,
D. Wayne Arnold, AICP
c: Ryan Youmans
Dan Ciesielski
Bruce Anderson
GradyMinor File
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
✔
Jaxe, LLC
3435 Enterprise Ave, Suite 25 Naples FL 34104
rcyoumans@yahoo.com
D. Wayne Arnold, AICP / Bruce Anderson
Q. Grady Minor and Associates, P.A. / Cheffy Passidomo
3800 Via Del Rey
Bonita Springs FL 34134
239.947.1144
warnold@gradyminor.com / rbanderson@napleslaw.com
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
JAXE LLC - Parcel ID 00402920005- Please see Exhibit 1 100
Ryan C. Youmans - MGR, 780 5th Ave S, Suite 200, Naples FL 34102
County Barn Investors, LLC - Parcel ID 00403800001 100
5800 Lakewood Ranch Boulevard N., Sarasota FL 34240
CHARLES R KELLER TRUST - Parcel ID 00402960007 - Please see Exhibit 1 100
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
JAXE LLC - Please see Exhibit 1
County Barn Investors, LLC - Please see Exhibit 1
06/21/16
1972, 2015 and 2016
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:
x 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;
x 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
x 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
Estates
Residential Planned Unit Development
Single family residential
Residential dwelling units
N/A
N/A
08 50 26
Please see Exhibit 2
00403800001, 00402960007 & 00402920005
38.23+/-
East side of County Barn Road
approximately 1,600+/- feet south of Davis Boulevard
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
Seacrest Upper and Lower Schools CFPUD Seacrest School
Estates and Cope Lane Preserve RPUD Collier County Water Management Area and Residential
Estates and Falling Waters PUD Church and Residential
Estates and RMF-6(4) Church and Residential
Napoli Luxury Condo Property Owners Association, Inc.
3365 Woods Edge Circle, Suite 102
Bonita Springs FL 34134
Magnolia Falls, Inc.
4985 Tamiami Trail E Naples FL 34113
Falling Waters Master Association, Inc.
9150 Galleria Court, Suite 201 Naples FL 34109
Amelia Lake, Inc.
9150 Galleria Court, Suite 201 Naples FL 34109
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
No
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
September 22, 2016 Page 1 of 1
Exhibit “1” to County Barn Road RPUD Application
Financial Disclosure Information:
Jaxe, LLC is the owner of parcel number 00402920005, acquired September 30, 2015, and the
contract purchaser of parcel number 00402960007, acquired April 1, 1972.
The owner of the parcel number 00402960007, which is under contract dated June 21, 2016 to
Jaxe, LLC, is Alice A. Keller, Successor Trustee of the Charles R. Keller Trust.
County Barn Investors, LLC is the owner of parcel number 00403800001, acquired October 3,
2016, and the contract purchaser of parcel numbers 00402920005 and 00402960007, contract
dated June 22, 2016.
Ryan C. Youmans is the Managing Member and owns 100% of Jaxe, LLC.
Alice A. Keller is the sole beneficiary of the Charles R. Keller Trust.
Patrick K. Neal is a Manager of County Barn Investors, LLC and owns 100% of the LLC.
County Barn Road CPUD
Exhibit 2
Legal Description
January 23, 2017 Page 1 of 1
PARCEL 1 (PER OR 5144, PG 238)
THE NORTH 1/2 OF THE NORTH 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 8,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA;
LESS AND EXCEPT THE WEST 50 FEET THEREOF AS DESCRIBED IN DEEDS RECORDED IN OFFICIAL
RECORDS BOOK 165, PAGE 350; OFFICIAL RECORDS BOOK 304, PAGE 261 AND IN OFFICIAL RECORDS
BOOK 324, PAGE 290;
AND
ALSO LESS AND EXCEPT THE EAST 50 FEET OF THE WEST 100 FEET THEREOF, AS DESCRIBED IN THE
ORDER OF TAKING RECORDED IN OFFICIAL RECORDS BOOK 4144, PAGE 702, AS AMENDED BY THE
PARTIAL FINAL JUDGMENTS RECORDED IN OFFICIAL RECORDS BOOK 4501, PAGE 1596 OF THE PUBLIC
RECORDS OF COLLIER COUNTY, FLORIDA.
PARCEL 2 (PER OR 4048, PG 2662)
THE SOUTH 1/2 OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 8, TOWNSHIP
50 SOUTH, RANGE 26 EAST, LESS ROAD RIGHT-OF-WAY, COLLIER COUNTY, FLORIDA.
PARCEL 3 (PER OR 5201, PG 1326)
THE SOUTH ONE-HALF (S 1/2) OF THE NORTH ONE-HALF (N 1/2) OF THE SOUTHEAST ONE-QUARTER (SE
1/4) OF THE NORTHWEST ONE-QUARTER (NW 1/4) OF SECTION 8, TOWNSHIP 50 SOUTH, RANGE 26
EAST, COLLIER COUNTY, FLORIDA, LESS THE WEST 50 FEET THEREOF; AND LESS AND EXCEPT THE EAST
50 FEET OF THE WEST 100 FEET AS DESCRIBED ON THE ORDER OF TAKING RECORDED IN O.R. BOOK
4155, PAGE 190, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
A PARCEL OF LAND LOCATED IN THE WEST HALF OF SECTION 8, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGIN AT THE CENTER SECTION OF SECTION 8, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA, THENCE RUN ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION
8, SOUTH 00°43'51" EAST, A DISTANCE OF 339.31 FEET TO A POINT ON THE SOUTH LINE OF THE NORTH
HALF OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID
SECTION 8; THENCE RUN ALONG SAID SOUTH LINE, NORTH 89°29'03" WEST, A DISTANCE OF 1,231.26
FEET TO A POINT ON THE RIGHT-OF WAY OF COUNTY BARN ROAD; THENCE RUN ALONG SAID RIGHT-OF-
WAY, NORTH 00°42'45" WEST, A DISTANCE OF 337.84 FEET TO A POINT ON THE NORTH LINE OF THE
SOUTHWEST QUARTER OF SAID SECTION 8; THENCE CONTINUE ALONG SAID RIGHT-OF-WAY, NORTH
00°43'39" WEST, A DISTANCE OF 1,012.63 FEET TO A POINT ON THE NORTH LINE OF THE SOUTH HALF
OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 8;
THENCE RUN ALONG SAID NORTH LINE, SOUTH 89°44'27" EAST, A DISTANCE OF 1,230.25 FEET TO A
POINT ON THE EAST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 8; THENCE RUN ALONG SAID
EAST LINE, SOUTH 00°46'20" EAST, A DISTANCE OF 1,016.69 FEET TO THE POINT OF BEGINNING.
CONTAINING 38.23 ACRES, MORE OR LESS.
County Barn Road RPUD (PL20160001398)
Exhibit 3
Evaluation Criteria
February 28, 2017 Page 1 of 9
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.
The County Barn Road RPUD is a 38.2+/- acre property located on the east side of County Barn
Road, approximately ¼ mile south of Davis Boulevard. The property is Designated Urban
Residential, Urban Mixed Use Residential on the Future Land Use Map. The property is currently
zoned E, Estates and the applicant proposes to rezone the property to permit a 268 dwelling unit
residential planned Unit Development (RPUD). The application proposes to permit a full range of
residential dwelling unit types including single family, two-family attached, townhouse and multi-
family dwellings. Residential amenities will be provided on-site for the use of residents of the
RPUD. Access to the site is from County Barn Road.
The property is located within the density band that surrounds Activity Center #6. The location
within the density band qualifies the applicant to seek a bonus density of up to 3 dwelling units per
acre above the base density of 4 dwelling units per acre for a maximum of 7 dwelling units per acre.
The proposed 38.2+/- acre RPUD proposes a maximum of 268 dwelling units, which represents 7
dwelling units per acre, consistent with the density permissible under the density rating system of
the Future Land Use Element.
The site is partially vegetated; however, the vegetation is extensively invested with exotic
vegetation. Approximately 10.89± acres of native vegetation exists on site. The conceptual master
plan for the project identifies a 2.72+/- acre area of vegetation to be preserved in the southeast
portion of the site, which represents 25% of the native vegetation as required by the LDC.
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.
The proposed 38.2 acre residential planned unit development is located in an area which has been
designated for residential development on the County’s Future Land Use Map. Other residential,
commercial and institutional developments are located nearby making the location desirable for a
planned residential community. The site has infrastructure such as water and sewer available to
serve the proposed community, and access will be from County Barn Road, a collector roadway.
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
County Barn Road RPUD (PL20160001398)
Exhibit 3
Evaluation Criteria
February 28, 2017 Page 2 of 9
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.
The property is under unified control via a contract for purchase for the entire 38.2-acre parcel.
Upon approval of the proposed rezoning, the land will be acquired with the intent to develop a
residential community consistent with the approved PUD. A homeowner association will be
established to insure that common community elements such as open space and surface water
management will be maintained.
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.)
Future Land Use Element:
The 38.2+/- project is designated Urban Residential, Urban Mixed Use Residential on the Future
Land Use Map. The project also lies within the density band surrounding Activity Center #6, which
under the density rating system permits a bonus density of up to 3 dwelling units per acre above
the base density of 4 dwelling units per acre permitted in the Urban Residential District for a
maximum permissible density of 7 dwelling units per acre. The proposed 268 dwelling units
represents 7 dwelling units per acre for the 38.2+/- acre property and is therefore consistent with
the Future Land Use Element Density Rating System.
Policy 5.3 of the Future Land Use Element discourages urban sprawl to minimize the cost of public
infrastructure necessary to serve new development. The proposed RPUD represents infill
development within our Urban designated area. All necessary infrastructure to serve the project
such as roads, water, sewer, schools, and other essential services are located at or near the
property.
Policy 5.4 requires new projects to be compatible and complementary to the surrounding land uses.
The proposed RPUD includes a variety of dwelling units, which are similar to other approved and
developed PUD’s in the surrounding area including Avalon of Naples. The property is also adjacent
to the Seacrest Country Day School, and the residential uses is complementary to the private k-12
school.
Policy 5.5 encourages development of land designated for urban intensities before designating
other areas for urban intensity. As discussed in the Policy 5.3 analysis, the property is designated
for urban intensities and the requested 268 dwelling unit residential project is consistent with this
policy.
County Barn Road RPUD (PL20160001398)
Exhibit 3
Evaluation Criteria
February 28, 2017 Page 3 of 9
Policy 7.1 encourages new development to connect directly to collector and arterial roads. County
Barn Road serves as a collector roadway and the proposed RPUD with access directly to County
Barn Road is consistent with this Policy.
Policy 7.3 encourages all projects to provide interconnections to adjoining neighborhoods or
developments. Interconnection to adjoining parcels is not feasible for practical for the proposed
RPUD. Properties to the north and east are developed with a private k-12 school and church
campus. Property to the south is a lake, which is owned by Collier County. No feasible access
connections are possible.
Conservation and Coastal Management Element:
Policy 6.1.1 requires that residential and mixed use projects greater than 25 acres retain 25% of the
existing native vegetation on-site. The project contains approximately 9 acres of native vegetation,
which would require preservation of approximately 2.25 acres of native vegetation on-site. The
proposed conceptual master plan identifies an area of retained native vegetation consistent with
this policy.
Policy 7.1.2 indicates that development should be directed away from areas having listed species
and habitat. The subject property has been evaluated by professional biologists and have
determined that there are no listed species inhabiting the site. Further analysis will be completed
as part of the State Environmental Resource Permit process and as required in this Policy any
required management plans will be completed to insure protection of listed species.
Transportation Element:
Policy 5.1 requires that all projects are evaluated to determine their impact on the County’s AUIR.
This RPUD application includes a comprehensive assessment of the transportation impacts
associated with the project. No level of service impacts result from the proposed 268 dwelling unit
residential project therefore the project is consistent with Policy 5.1.
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.
The proposed residential PUD provides for a variety of dwelling unit types, consistent with those
approved and/or developed in nearby communities. Development standards have been
established which are appropriate for the site and which will insure that the form of development
will be compatible with nearby residential, commercial and institutional development. Project
buffers will be provided to insure that the immediate neighboring communities will have
appropriate separation and transition between the uses.
e.The adequacy of usable open space areas in existence and as proposed to serve the
development.
County Barn Road RPUD (PL20160001398)
Exhibit 3
Evaluation Criteria
February 28, 2017 Page 4 of 9
The project will provide a minimum of 60% open space consistent with the requirements of the
LDC, which will include native vegetation preserve areas, lakes, buffers and recreational areas. The
PUD will include an amenity area for community residents and guests. The PUD document includes
a variety of recreational amenities that may be provided including swimming pool, outdoor courts,
fitness facilities and the like.
f.Thetimingorsequenceofdevelopmentfor the purposeofassuringthe adequacyofavailable
improvements and facilities, both public and private.
The project will not require phasing due to infrastructure availability. Adequate infrastructure is
in place at the project site to service the proposed residential community.
g.The ability of the subject property and of surrounding areas to accommodate expansion.
The project has developed property on three sides and is bounded by County Barn Road to the
west. There are no plans or opportunities to expand beyond the 38.2 acres.
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.
The PUD includes development standards and conditions which will assure compatible and
complementary development. Deviations from certain LDC provisions have been requested as
part of the application. The deviations will facilitate development of the property in a manner
consistent with other communities developed by the applicant and pose no harm to the public.
10.02.08 - Requirements for Amendments to the Official Zoning Atlas
F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land,
the report and recommendations of the Planning Commission to the Board of County
Commissioners required in LDC section 10.02.08 E shall show that the Planning Commission has
studied and considered the proposed change in relation to the following findings, when
applicable:
1. Whether the proposed change will be consistent with the goals, objectives, and policies
and future land use map and the elements of the Growth Management Plan.
Future Land Use Element:
The 38.2+/- project is designated Urban Residential, Urban Mixed Use Residential on the Future
Land Use Map. The project also lies within the density band surrounding Activity Center #6, which
County Barn Road RPUD (PL20160001398)
Exhibit 3
Evaluation Criteria
February 28, 2017 Page 5 of 9
under the density rating system permits a bonus density of up to 3 dwelling units per acre above
the base density of 4 dwelling units per acre permitted in the Urban Residential District for a
maximum permissible density of 7 dwelling units per acre. The proposed 268 dwelling units
represents 7 dwelling units per acre for the 38.2+/- acre property and is therefore consistent with
the Future Land Use Element Density Rating System.
Policy 5.3 of the Future Land Use Element discourages urban sprawl to minimize the cost of public
infrastructure necessary to serve new development. The proposed RPUD represents infill
development within our Urban designated area. All necessary infrastructure to serve the project
such as roads, water, sewer, schools, and other essential services are located at or near the
property.
The PUD includes a variety of dwelling units, which are similar to other approved and developed
PUD’s in the surrounding area including Avalon of Naples. The property is also adjacent to the
Seacrest Country Day School, and the residential uses is complementary to the private k-12 school.
Policy 5.5 encourages development of land designated for urban intensities before designating
other areas for urban intensity. As discussed in the Policy 5.3 analysis, the property is designated
for urban intensities and the requested 268 dwelling unit residential project is consistent with this
policy.
Policy 7.1 encourages new development to connect directly to collector and arterial roads. County
Barn Road serves as a collector roadway and the proposed RPUD with access directly to County
Barn Road is consistent with this Policy.
Policy 7.3 encourages all projects to provide interconnections to adjoining neighborhoods or
developments. Interconnection to adjoining parcels is not feasible for the proposed RPUD.
Properties to the north and east are developed with a private k-12 school and church campus.
Property to the south is a lake, which is owned by Collier County. No feasible access connections
are possible.
Conservation and Coastal Management Element:
Policy 6.1.1 requires that residential and mixed use projects greater than 25 acres retain 25% of the
existing native vegetation on-site. The project contains approximately 9 acres of native vegetation,
which would require preservation of approximately 2.25 acres of native vegetation on-site. The
proposed conceptual master plan identifies an area of retained native vegetation consistent with
this policy.
Policy 7.1.2 indicates that development should be directed away from areas having listed species
and habitat. The subject property has been evaluated by professional biologists and have
determined that there are no listed species inhabiting the site. Further analysis will be completed
County Barn Road RPUD (PL20160001398)
Exhibit 3
Evaluation Criteria
February 28, 2017 Page 6 of 9
as part of the State Environmental Resource Permit process and as required in this Policy any
required management plans will be completed to insure protection of listed species.
Transportation Element:
Policy 5.1 requires that all projects are evaluated to determine their impact on the County’s AUIR.
This RPUD application includes a comprehensive assessment of the transportation impacts
associated with the project. No level of service impacts result from the proposed 268 dwelling unit
residential project therefore the project is consistent with Policy 5.1.
2. The existing land use pattern.
The subject property is located immediately south of the existing Seacrest Country Day School
athletic fields, and immediately west of the Unity of Naples Church. To the west across County
Barn Road is the Napoli Condominium complex. That property is zoned RMF-6(4). To the south is
a Collier County Government owned property that contains a lake, which is utilized for the Lely
Area Stormwater Improvement Project. The County Barn Road RPUD property is within the
density band of Activity Center #6, which permits the proposed residential project at a maximum
of 7 dwelling units per acre.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
Rezoning to the PUD zoning district will not create an isolated district. All properties adjacent to
the project are developed. The rezoning to the PUD zoning district is the appropriate district to
permit development of the property consistent with the Future Land Use Element.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The boundaries are not illogically drawn and comprise all of the property under the unified control
of the applicant.
5. Whether changed or changing conditions make the passage of the proposed
amendment necessary.
The property is currently zoned Estates, which does not reflect the urban nature of the property
and proximity to major collector and arterial roadways and Activity Center designated property.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The PUD document includes development standards to insure that it is compatible with the
immediately surrounding properties. The PUD master plan identifies appropriate buffers and open
County Barn Road RPUD (PL20160001398)
Exhibit 3
Evaluation Criteria
February 28, 2017 Page 7 of 9
spaces which will further insure that the development of the residential community will have no
adverse impacts to the neighborhood. Access to the project is from County Barn Road and there is
no access to the nearby Cope Lane.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of
peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
A traffic impact analysis has been submitted in support of the proposed residential PUD. That
analysis concludes that there are no current or anticipated level of service issues associated with
the proposed 268 unit project. Access will be from County Barn Road and should not create any
impacts during construction.
8. Whether the proposed change will create a drainage problem.
The project will be required to obtain an Environmental Resource Permit (ERP) through the South
Florida Water Management District. The ERP review evaluates historic surface water flows and
controls the off-site discharge of stormwater from the site. The project will have internal water
management facilities including lakes to control the drainage for the project. No drainage issues
will result from this project.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
Given the limitation on building heights, and the limited proximity to any other active land use,
there will be no reduction in light or air for adjacent properties.
10. Whether the proposed change will adversely affect property values in the adjacent
area.
The proposed residences will be market rate and will not adversely impact property values in the
area.
11. Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
Development of the property for residential dwellings will not deter improvement or development
of adjacent property. Given the development and ownership pattern surrounding the property,
there is limited opportunity for development of adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
County Barn Road RPUD (PL20160001398)
Exhibit 3
Evaluation Criteria
February 28, 2017 Page 8 of 9
Rezoning the property to a residential planned development will not constitute a grant of special
privilege to an individual owner. The subject PUD is consistent with the Goals, Objectives, and
Policies fo the Collier County Growth management Plan. The public will benefit from payment of
impact fees and property taxes resulting from the development of residences on the property.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The existing zoning is E, Estates, which permits a maximum density of 1 dwelling unit per 2 ¼ acres.
This is a non-urban zoning designation. The property is recognized as being highly urbanized due
to the proximity to a Mixed Use Activity Center. Retaining the Estates zoning designation would
result in an underutilization of this infill parcel that has proximity to the collector and arterial
roadway network.
14. Whether the change suggested is out of scale with the needs of the neighborhood or
the county.
The proposed rezoning is in scale with the needs of the neighborhood and Collier County. The
applicant is a well-respected residential developer in Southwest Florida and the proposed PUD is
of a scale that makes economic sense and is consistent with the long range planning policies of
Collier County, including providing bonus density incentives to utilize projects within close
proximity to our Mixed Use Activity Centers.
15. Whether it is impossible to find other adequate sites in the county for the proposed use
in districts already permitting such use.
It is not impossible to find other adequate sites in the county for residential development; however,
it is difficult to find sites within the urban area that are of sufficient size to permit the proposed
number of dwelling units. The applicant is unaware of any available properties that are already
zoned PUD that would permit the requested number of dwelling units.
16. The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
The subject property has been previously developed with three single family homes. The site will
need additional fill material in order to bring the site elevations up to required elevations to meet
the standards for the South Florida Water Management District.
17. The impact of development on the availability of adequate public facilities and services
consistent with the levels of service adopted in the Collier County Growth Management
County Barn Road RPUD (PL20160001398)
Exhibit 3
Evaluation Criteria
February 28, 2017 Page 9 of 9
Plan and as defined and implemented through the Collier County Adequate Public
Facilities Ordinance [Code ch. 106, art. II], as amended.
There are adequate roadways and utilities available at the site. There are no public facilities
deficiencies at the present time and none will occur as a result of this project.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in the protection of the public health, safety, and welfare.
The project is consistent with the Growth Management Plan and it is compatible with surrounding
development.
&9)*#*5"
EXHIBIT "A"
NOTES:A ARCEL O LANDLYIN INCOLLIER COUNTY LORIDADRA N BY:C EC ED BY: OB CODE:SCALE:DATE: ILE:S EET:1 OCTOBER 201 1" = 0'DLS 1 1 OA DI ITAL D 1 1GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144Fort Myers: 239.690.4380SECTION TO NS I 0 SOUT RAN E 2 EAST RO ERTY DESCRI TIONLE END
0 400'200'
SCALE: 1" = 400'
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Bonita Springs: 239.947.1144 Fort Myers: 239.690.4380
DAVIS BOULEVARD
COUNTY BARN ROADSUBJECT
PROPERTY
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
Neal Communities of Southwest Florida, LLC
28100 Bonita Grande Dr., Suite 106
Bonita Springs FL 34135
(239) 221-0446
danc@nealcommunities.com
2101, 2301and 2401 County Barn Road
08 50 26
Please see Exhibit 2
00403800001, 00402960007 & 00402920005
X
X
268 dwelling units
355,000 GPD
94,500 GPD GPD
254,000 GPD 67,500 GPD
2017
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
Not Applicable
County Barn Road CPUD
Exhibit 2
Legal Description
January 23, 2017 Page 1 of 1
PARCEL 1 (PER OR 5144, PG 238)
THE NORTH 1/2 OF THE NORTH 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 8,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA;
LESS AND EXCEPT THE WEST 50 FEET THEREOF AS DESCRIBED IN DEEDS RECORDED IN OFFICIAL
RECORDS BOOK 165, PAGE 350; OFFICIAL RECORDS BOOK 304, PAGE 261 AND IN OFFICIAL RECORDS
BOOK 324, PAGE 290;
AND
ALSO LESS AND EXCEPT THE EAST 50 FEET OF THE WEST 100 FEET THEREOF, AS DESCRIBED IN THE
ORDER OF TAKING RECORDED IN OFFICIAL RECORDS BOOK 4144, PAGE 702, AS AMENDED BY THE
PARTIAL FINAL JUDGMENTS RECORDED IN OFFICIAL RECORDS BOOK 4501, PAGE 1596 OF THE PUBLIC
RECORDS OF COLLIER COUNTY, FLORIDA.
PARCEL 2 (PER OR 4048, PG 2662)
THE SOUTH 1/2 OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 8, TOWNSHIP
50 SOUTH, RANGE 26 EAST, LESS ROAD RIGHT-OF-WAY, COLLIER COUNTY, FLORIDA.
PARCEL 3 (PER OR 5201, PG 1326)
THE SOUTH ONE-HALF (S 1/2) OF THE NORTH ONE-HALF (N 1/2) OF THE SOUTHEAST ONE-QUARTER (SE
1/4) OF THE NORTHWEST ONE-QUARTER (NW 1/4) OF SECTION 8, TOWNSHIP 50 SOUTH, RANGE 26
EAST, COLLIER COUNTY, FLORIDA, LESS THE WEST 50 FEET THEREOF; AND LESS AND EXCEPT THE EAST
50 FEET OF THE WEST 100 FEET AS DESCRIBED ON THE ORDER OF TAKING RECORDED IN O.R. BOOK
4155, PAGE 190, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
A PARCEL OF LAND LOCATED IN THE WEST HALF OF SECTION 8, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGIN AT THE CENTER SECTION OF SECTION 8, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA, THENCE RUN ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION
8, SOUTH 00°43'51" EAST, A DISTANCE OF 339.31 FEET TO A POINT ON THE SOUTH LINE OF THE NORTH
HALF OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID
SECTION 8; THENCE RUN ALONG SAID SOUTH LINE, NORTH 89°29'03" WEST, A DISTANCE OF 1,231.26
FEET TO A POINT ON THE RIGHT-OF WAY OF COUNTY BARN ROAD; THENCE RUN ALONG SAID RIGHT-OF-
WAY, NORTH 00°42'45" WEST, A DISTANCE OF 337.84 FEET TO A POINT ON THE NORTH LINE OF THE
SOUTHWEST QUARTER OF SAID SECTION 8; THENCE CONTINUE ALONG SAID RIGHT-OF-WAY, NORTH
00°43'39" WEST, A DISTANCE OF 1,012.63 FEET TO A POINT ON THE NORTH LINE OF THE SOUTH HALF
OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 8;
THENCE RUN ALONG SAID NORTH LINE, SOUTH 89°44'27" EAST, A DISTANCE OF 1,230.25 FEET TO A
POINT ON THE EAST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 8; THENCE RUN ALONG SAID
EAST LINE, SOUTH 00°46'20" EAST, A DISTANCE OF 1,016.69 FEET TO THE POINT OF BEGINNING.
CONTAINING 38.23 ACRES, MORE OR LESS.
COUNTY BARN ROAD RPUD
Rezoning Environmental Information
(May 2017)
The County Barn Road RPUD project is 38.32 acres in size. Based on a review of
historical aerial photography the center of the property had been cleared prior to 1975
and a house with scattered trees were present at that time. By 1985 additional homes
had been constructed and land cleared in the northern and western portions of the site.
There are currently three single family homes with associated structures on the property.
Many of the previously cleared areas have become re-vegetated over time by both exotic
and native species. Please see the attached Protected Species Assessment for a
discussion of the current site conditions.
There is currently 8.99± acres of native vegetation (as defined by Collier County LDC
Section 3.05.07.A.1) on the property. This consists of Florida Land Use, Cover and Forms
Classification System Codes 411E4, 419E4, 624E4, and 625DE4 as shown on the
attached Vegetation Map. Portions of the southern parcel were cleared after 1975 without
the appropriate County permits. An analysis of the native vegetation is provided below.
Parcel #1 (South Parcel).
The extent of lands that were substantially cleared were delineated on 1975 Collier
County aerial photography. Based on this mapping, approximately 4.27 acres was
substantially cleared by 1975 (see attached Estimated Pre 1975 Clearing Map). To
evaluate the additional clearing that occurred subsequent to 1975, Collier County aerials
from 1985, 1995, 2007, 2012, 2014, and 2016 reviewed. Areas that appeared to have
been cleared subsequent to 1975 were mapped. The pre 1975 clearing, post 1975
clearing, and current vegetation mapping were overlaid onto a single drawing. Based on
the mapping the site was divided into four categories as shown on the attached Historic
Clearing and Native Vegetation Analysis Map.
x Existing Native Vegetation – These area areas that currently meet the definition of
Collier County native vegetation (2.70 acres).
x Areas Cleared After 1975 without Permits - These areas were identified on the
1985 through 2014 aerials as being cleared after 1975 (1.93 acres).
x Cleared Prior to 1975, Not Revegetated by Native Species – This consists of the
portion of the 4.27 acres that was originally cleared (pre 1975) and still does not
meet the definition of Collier County native vegetation (3.81 acres).
x Not Cleared, dominated by Exotics – These areas do not appear to have been
cleared but are dominated by exotics to the extent that they do not meet the
definition of Collier County native vegetation (1.14 acres).
For purposes of the native vegetation retention requirements, the Existing Native
Vegetation and Areas Cleared After 1975 without Permits categories are considered to
be native vegetation. Based on this analysis, 4.63 acres of Parcel #1 is considered to be
native vegetation for purposes of the native vegetation retention requirements.
Parcel #2 (Middle Parcel).
The entire parcel was cleared prior to 1975. Based on the current vegetation mapping,
3.97 acres currently meet the definition of Collier County native vegetation.
Parcel #3 (North Parcel).
The applicant researched Property Appraiser records available from property history
cards for the subject properties. Based on our review of those records, Parcel # 3 was
legally cleared. The parcel had been cleared in conjunction with the construction of the
single-family homes and an accessory horse barn. The easterly portion of the site had
also been cleared for use as horse pasture. Horse pasture is an allowed use within the
Estates zoning district. W. Dexter Bender & Associates, Inc. has mapped the vegetative
communities on this parcel based on 2016 aerials and determined that 2.29 acres
currently meet the definition of Collier County native vegetation.
Based on this analysis a total of 10.89 acres of the overall site is considered to be native
vegetation for purposes of the native vegetation retention requirements (see attached
Collier County Native Vegetation Summary Map). This requires 2.72 acres of native
vegetation. The conceptual PUD Master Plan and Environmental Condition 3.a in the
PUD document have been modified to reflect the new calculated native preservation
acreage.
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:\NEAL-13\County\County Zoning Info May 2017.Docx
COUNTY BARN ROAD RPUD
Section 8, Township 50 South, Range 26 East
Collier County, Florida
Protected Species Assessment
September 2016
Prepared for:
Neal Communities
5800 Lakewood Ranch Blvd.
Sarasota, FL 34240
Prepared by:
W. Dexter Bender & Associates, Inc.
4470 Camino Real Way, Suite 101
Fort Myers, FL 33966
(239) 334-3680
1
INTRODUCTION
This 38.32r acre project is located within a portion of Section 8, Township 50 South,
Range 26 East, Collier County, Florida. The surrounding lands have been developed to
varying degrees and consist of the Seacrest School to the north, the Unity of Naples
Church to the east, a borrow pit owned by Collier County to the south, and County Barn
Road to the west. A major canal is present between County Barn Road and the property’s
west property line.
SITE CONDITIONS
Based on a review of historical aerial photography the center of the property had been
cleared prior to 1975 and a house with scattered trees were present at that time. By 1985
additional homes had been constructed and land cleared in the northern and western
portions of the site. There are currently three single family homes with associated
structures on the property. Many of the previously cleared areas have become re-
vegetated over time by both exotic and native species.
VEGETATIVE CLASSIFICATIONS
The predominant vegetation associations were mapped in the field on 2016 digital 1” =
150’ scale aerial photography. The approximate property boundary was obtained from
Rhodes and Rhodes Land Surveying, Inc. and inserted into the digital aerial. Eight
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 provided below.
Table 1. Acreage Summary by FLUCCS Code
FLUCCS
CODE DESCRIPTION ACREAGE
411E4 Pine Flatwoods Invaded by Exotics (76 – 90%) 1.91
419E4 Other Pines Invaded by Exotics (76 – 90%) 3.97
450 Mixed Exotic Upland Forest 11.87
619 Exotic Wetland Hardwoods 1.61
624E4 Cypress – Pine Invaded by Exotics (76 – 90%) 0.83
625DE4 Drained Hydric Pine Flatwoods Invaded by Exotics (76 – 90%) 2.28
740 Disturbed Land 15.66
742 Borrow Areas 0.19
Total 38.32
3
FLUCCS Code 411E4, Pine Flatwoods Invaded by Exotics (76 – 90%)
This upland community is located in the southeastern portion of the property and contains
a canopy of slash pine (Pinus elliottii), Australian pine (Casuarina equisetifolia), earleaf
acacia (Acacia auriculiformis), and java plum (Syzygium cumini). The midstory is
dominated by Brazilian pepper (Schinus terebinthifolius) and cocoplum (Chrysobalanus
icaco). Saw palmetto (Serenoa repens) and a thick layer of leaf duff forms the ground
cover.
FLUCCS Code 419E4, Other Pines Invaded by Exotics (76 – 90%)
This upland community is located in the west central portion of the site and contains a
canopy of slash pine, Australian pine, earleaf acacia, and java plum. The midstory is
dominated by Brazilian pepper and cocoplum. A thick layer of leaf duff forms the ground
cover. The primary difference between this community and FLUCCS Code 411E4
described above is the lack of saw palmetto in the ground cover strata.
FLUCCS Code 450, Mixed Exotic Upland Forest
Significant portions of the property are disturbed uplands dominated by non-native trees.
These include Australian pine, earleaf acacia, java plum, and Brazilian pepper. A thick
layer of leaf duff forms the ground cover.
FLUCCS Code 619, Exotic Wetland Hardwoods
One forested wetland is located in the east central portion of the property. The canopy
and midstory of the wetland are dominated by Brazilian pepper and air potato (Dioscorea
bulbifera). Ground cover is sparse.
FLUCCS Code 624E4, Cypress – Pine Invaded by Exotics (76 – 90%)
Forested wetlands are located in the northwest and southeast corners of the site. The
canopy and midstory are vegetated by slash pine, bald cypress (Taxodium distichum),
earleaf acacia, and java plum. Brazilian pepper and cocoplum are common in the
midstory. Ground cover consists of scattered swamp fern (Blechnum serrulatum) and a
thick layer of leaf duff.
FLUCCS Code 625DE4, Drained Hydric Pine Flatwoods Invaded by Exotics (76 – 90%)
This habitat type, located in the northwestern portion of the property, is similar to FLUCCS
Code 624E4 described above with the exception that the bald cypress in the canopy and
swamp fern in the ground cover are generally lacking. Widely scattered clumps of saw
palmetto are also present.
FLUCCS Code 740, Disturbed Land
The areas on the property that have been cleared of the majority of the native trees and
that are being maintained as yards was mapped using this FLUCCS Code. This includes
the residential structures and driveway as well as periodically mowed areas. The
vegetation consists of scattered slash pine, cabbage palm (Sabal palmetto), queen palm
(Syagrus romanzoffiana), planted sweet gum (Liquidambar styraciflua), laurel oak
(Quercus laurifolia), java plum, Brazilian pepper, earleaf acacia, and banyan (Ficus sp.).
Ground cover consists of species such as St. Augustine grass (Stenotaphrum
4
secundatum), Bermuda grass (Cynodon dactylon), whitehead broom (Spermacoce
verticillata), dayflower (Commelina diffusa), pusley (Richardia grandiflora), fingergrass
(Eustachys petraea), beggar tick (Bidens sp.), ragweed (Ambrosia artemisiifolia), and
wedelia (Wedelia trilobata).
FLUCCS Code 742, Borrow Areas
A small excavated area is located in the northern portion of the site. The area is vegetated
by cattail (Typha sp.), red ludwigia (Ludwigia repens), and water spangles (Salvinia
minima).
A remnant perimeter swale has been excavated along the perimeter of the central portion
of the property. The ditch is overgrown by Australian pine and Brazilian pepper. There
are several breaks in the swale and only a small segment appears to connect to the
County Barn Road canal in the northwestern portion of the site. No evidence of flow
within this swale was observed.
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 (Picoides borealis), a variety of
wading birds, Big Cypress fox squirrel (Sciurus niger avicennia), and Florida bonneted-
bat (Eumops floridanus). 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
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 specific protected species
survey events. The meandering pedestrian belt transects were spaced approximately 50
to 75 feet apart. Observations were also made at selected points along the perimeter of
the borrow area and the wetland dominated by Brazilian pepper and air potato. 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.
5
Table 2. Listed Species That Could Potentially Occur On-site
FLUCCS
CODE
Percent
Survey
Coverage
Species Name Present Absent
411E4
419E4
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)
¥
¥
¥
¥
¥
¥
¥
¥
450 80 None
619 80 None
624E4 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)
Everglades Mink (Mustela vison
evergladensis)
Florida Black Bear (Ursus americanus
floridanus)
Florida Panther (Felis concolor coryi)
¥
¥
¥
¥
¥
¥
¥
¥
¥
6
FLUCCS
CODE
Percent
Survey
Coverage
Species Name Present Absent
625DE4 80 Gopher Frog (Rana areolata)
Eastern Indigo Snake (Drymarchon corais
couperi)
Arctic Peregrine Falcon (Falco peregrinus
tundrius)
Little Blue Heron (Egretta caerulea)
Red-cockaded Woodpecker (Picoides
borealis)
Snowy Egret (Egretta thula)
Tricolored Heron (Egretta tricolor)
Big Cypress Fox Squirrel (Sciurus niger
avicennia)
Everglades Mink (Mustela vison
evergladensis)
Florida Black Bear (Ursus americanus
floridanus)
Florida Panther (Felis concolor coryi)
¥
¥
¥
¥
¥
¥
¥
¥
¥
¥
¥
740 80 None
742 80 None
The 1" = 150’ 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 July 8, 2016. The weather at
the time of the survey was hot and sunny with a light breeze. Additional observations
were made while mapping vegetation and flagging jurisdictional wetlands in February,
June, July, and August 2016.
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 adjacent to the property (Figure 2). The Florida black
bear is listed as threatened by the FWC but is not listed by the FWS. The property is
within a wood stork core foraging area but is not within Panther Priority 1 or 2 zones.
SURVEY RESULTS
No species listed by either the FWS or the FWC were observed on the site during the
protected species survey. In addition to the site inspection, a search of the FWC species
8
database (updated June 2016) revealed no known protected species within or
immediately adjacent to the project limits.
Collier County Plants
The protected species survey was initiated within the proposed forested wetland preserve
located within the southeastern corner of the property. Both butterfly and wild-pines were
observed within the future preserve area. Additional wild-pines were observed elsewhere
on-site but are not shown on Figure 1. Because both species occur within the preserve,
there is no requirement to relocate butterfly orchids or stiff-leaved wild-pines from the
development area pursuant to Collier County LDC Section 3.04.03.
Y:\NEAL-13\PSA.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 and
monitoring 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
450740740411E4740624E47404500 1 0Approximate Property BoundaryExisting Native Vegetation (2.70 ac.)Areas Cleared After 1975 without Permits (1.93 ac.)Cleared Prior to 1975, Not Revegetated by Native Species (3.81 ac.)Not Cleared, Dominated by Exotics (1.14 ac.)Pre 1975 Estimated Clearing LimitsFLUCCS450DescriptionMixed Exotic Upland Forest624E4740Cypress - Pine Invaded by Exotics (76-90%)Disturbed Land411E4 Pine Flatwoods Invaded by Exotics (76-90%)Post 1975 Estimated Clearing LimitsCurrent Vegetation Mapping
Historic Preservation/Forms/rev. 06/05/08 1
COLLIER COUNTY
WAIVER APPLICATION FROM THE REQUIRED HISTORICAL AND
ARCHAEOLOGICAL SURVEY AND ASSESSMENT
DATE SUBMITTED: _______________ PLANNER:
PETITION NUMBER ASSOCIATED WITH THE WAIVER: _____________________
(To Be Completed By Zoning and Land Development Review Staff)
PROJECT NAME:County Barn Road RPUD
LOCATION:(Common Description) The subject property is located on the east side of
County Barn Road approximately 1,600± south of Davis Boulevard
________________________________________________________________________
SUMMARY OF WAIVER REQUEST:The proposed County Barn Road RPUD property
is approximately 38.6± acres, which is partially developed with a single-family residence.
The Archaeological Probability Map #5, shows the project is located in an area that does not
indicate areas of Historical/Archaeological probability or known sites. The project is
located in Section 08, Township 50 S, Range 26 E on the east side of County Barn Road.
(Properties located within an area of Historical and Archaeological Probability but with a
low potential for historical/archaeological sites may petition the Community Development
& Environmental Services Administrator County Manager or designee to waive the
requirement for a Historical/Archaeological Survey and Assessment. Once the waiver
application has been submitted, it shall be reviewed and acted upon within five (5) working
days. The waiver request shall adequately demonstrate that the area has low potential for
historical/archaeological sites.)
Historic Preservation/Forms/rev. 06/05/08 2
SECTION ONE: APPLICANT AND PROPERTY OWNERSHIP DATA
A. Name of applicant (s) (if other than property owner, state relationship such as option
holder, contract purchaser, lessee, trustee, etc.): Neal Communities of Southwest
Florida, LLC
Mailing Address: 28100 Bonita Grande Dr., Suite 106
Phone: (239) 221-0446 FAX: _______________________
E-Mail: danc@nealcommunities.com
B. Name of agent(s) for applicant, if any: D. Wayne Arnold, AICP
Mailing Address: Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita
Springs, Florida 34134
Phone: 239.947.1144 FAX: 239.947.0375
E-Mail: warnold@gradyminor.com
C. Name of owner(s) of property: Please see attached Property Summaries
Mailing Address: _____________________________________________________
Phone: ( ) _____________________________ FAX: ___________________
E-Mail: _____________________________________________________________
Note: If names in answers to A and/or B are different than name in C, notarized
letter(s) of authorization from property owner (C) must be attached.
SECTION TWO:SUBJECT PROPERTY DATA (Attach copy of the plat book page
(obtainable from Clerk’s Office at the original scale) with subject property clearly marked.)
A. Legal description of subject property. Answer only 1 or 2, as applicable.
1. Within platted subdivision, recorded in official Plat Books of Collier County.
Subdivision Name:
Plat Book Page Unit Tract Lot
Section 08 Township 50S Range 26 E
2. If not in platted subdivision, a complete legal description must be attached
which is sufficiently detailed so as to locate said property on County maps or
Historic Preservation/Forms/rev. 06/05/08 3
aerial photographs. The legal description must include the Section, Township
and Range. If the applicant includes multiple contiguous parcels, the legal
description may describe the perimeter boundary of the total area, and need not
describe each individual parcel, except where different zoning requests are made
on individual parcels. A boundary sketch is also required. Collier County has
the right to reject any legal description, which is not sufficiently detailed so as to
locate said property, and may require a certified survey or boundary sketch to be
submitted.
B. Property dimensions:
Area: __________________ square feet, or 38.6± acres
Width along roadway: 1,352± feet (County Barn Road)
Depth: 1,230± feet
C. Present use of property: Residential and undeveloped
D. Present zoning classification: E, Estates
SECTION THREE:WAIVER CRITERIA
Note: This provision is to cover instances in which it is obvious that any archaeological or
historic resource that may have existed has been destroyed. Examples would be
evidence that a major building has been constructed on the site or that an area has
been excavated.
A. Waiver Request Justification.
1. Interpretation of Aerial Photograph Photo shows property developed with
single family residences and undeveloped lands.
2. Historical Land Use Description: Residential.
3. Land, cover, formation and vegetation description: The site contains single
family residences and vegetation.
4. Other: .
B. The County Manager or designee may deny a waiver, grant the waiver, or grant the
waiver with conditions. He shall be authorized to require examination of the site by
an accredited archaeologist where deemed appropriate. The applicant shall bear the
cost of such evaluation by an independent accredited archaeologist. The decision of
the County Manager or designee regarding the waiver request shall be provided to
the applicant in writing. In the event of a denial of the waiver request, written notice
Historic Preservation/Forms/rev. 06/05/08 4
shall be provided stating the reasons for such denial. Any party aggrieved by a
decision of the County Manager or designee regarding a waiver request may appeal
to the Preservation Board. Any party aggrieved by a decision of the Preservation
Board regarding a waiver request may appeal that decision to the Board of County
Commissioners.
SECTION FOUR:CERTIFICATION
A. The applicant shall be responsible for the accuracy and completeness of this
application. Any time delays or additional expenses necessitated due to the submittal
of inaccurate or incomplete information shall be the responsibility of the applicant.
B. All information submitted with the application becomes a part of the public record
and shall be a permanent part of the file.
C. All attachments and exhibits submitted shall be of a size that will fit or conveniently
fold to fit into a legal size (8 ½” x 14”) folder.
______________________________
Signature of Applicant or Agent
D. Wayne Arnold, AICP
Printed Name of Applicant or Agent
=====================================================================
-TO BE COMPLETED BY THE COMMUNITY DEVELOPMENT SERVICES DIVISION-
SECTION FIVE:NOTICE OF DECISION
The County Manager or designee has made the following determination:
Approved on: _____________ By:______________________________
Approved with Conditions on: ____________ By: _____________________________
(see attached)
Denied on: _______________ By: ______________________________
(see attached)
$ 785,800
$ 650,000
$ 279,500
$ 0
$ 0
$ 312,975
$ 292,427
$ 605,402
$ 605,402
$ 605,402
$ 605,402
Collier County Property AppraiserProperty Summary
Parcel No.00402920005 Site Adr.2401 COUNTY BARN RD
Name / Address JAXE LLC
780 5TH AVE S # 200
City NAPLES State FL Zip 34102
Map No. Strap No. Section Township Range Acres£ *Estimated
5B08 000100 011 5B08 8 50 26 9.63
Legal 8 50 26 N1/2 OF N1/2 OF NE1/4 OF SW1/4, LESS R/W 9.63 AC OR 659 PG 269
Millage Area 268 Millage Rates *Calculations
Sub./Condo 100 - ACREAGE HEADER School Other Total
Use Code 1 - SINGLE FAMILY RESIDENTIAL 5.48 6.1927 11.6727
Latest Sales History
(Not all Sales are listed due to Confidentiality)
Date Book-Page Amount
04/22/15 5144-238
11/24/14 5098-2272
03/31/10 4553-1393
06/21/99 2560-2301
08/01/76 659-269
2015 Certified Tax Roll
(Subject to Change)
Land Value
(+) Improved Value
(=) Market Value
(=) Assessed Value
(=) School Taxable Value
(=) Taxable Value
If all Values shown above equal 0 this parcel was created after the Final Tax Roll
Page 1 of 1
2/22/2016http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=00402920005
$ 0
$ 0
$ 654,500
$ 436,846
$ 1,091,346
$ 352,549
$ 738,797
$ 25,000
$ 500
$ 713,297
$ 25,000
$ 688,297
Collier County Property AppraiserProperty Summary
Parcel No.00402960007 Site Adr.2301 COUNTY BARN RD
Name / Address CHARLES R KELLER TRUST
2301 COUNTY BARN RD
City NAPLES State FL Zip 34112
Map No. Strap No. Section Township Range Acres£ *Estimated
5B08 000100 012 5B08 8 50 26 19.25
Legal 8 50 26 S1/2 OF SE1/4 OF NW1/4, LESS R/W
Millage Area 268 Millage Rates *Calculations
Sub./Condo 100 - ACREAGE HEADER School Other Total
Use Code 1 - SINGLE FAMILY RESIDENTIAL 5.245 6.258 11.503
Latest Sales History
(Not all Sales are listed due to Confidentiality)
Date Book-Page Amount
06/05/06 4048-2662
04/01/72 444-31
2016 Preliminary Tax Roll
(Subject to Change)
Land Value
(+) Improved Value
(=) Market Value
(-) Save our Home
(=) Assessed Value
(-) Homestead
(-) Widow(er)
(=) School Taxable Value
(-) Additional Homestead
(=) Taxable Value
If all Values shown above equal 0 this parcel was created after the Final Tax Roll
Page 1 of 1
8/23/2016http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=00402960007
$ 675,000
$ 0
$ 900,000
$ 0
$ 350,000
$ 0
$ 589,150
$ 287,882
$ 877,032
$ 148,901
$ 728,131
$ 0
$ 0
Collier County Property AppraiserProperty Summary
Parcel No.00403800001 Site Adr.2101 COUNTY BARN RD
Name / Address JAXE LLC
423 SPRINGLINE DR
City NAPLES State FL Zip 34102
Map No. Strap No. Section Township Range Acres£ *Estimated
5B08 000100 032 5B08 8 50 26 9.24
Legal 8 50 26 S1/2 OF N1/2 OF SE1/4 OF NW1/4, LESS R/W
Millage Area 268 Millage Rates *Calculations
Sub./Condo 100 - ACREAGE HEADER School Other Total
Use Code 72 - PRIVATE SCHOOLS AND COLLEGES 5.48 6.1927 11.6727
Latest Sales History
(Not all Sales are listed due to Confidentiality)
Date Book-Page Amount
09/30/15 5201-1326
11/29/11 4740-1793
08/08/03 3364-2186
03/14/02 2999-602
09/03/97 2343-1095
06/01/72 456-297
2015 Certified Tax Roll
(Subject to Change)
Land Value
(+) Improved Value
(=) Market Value
(-) 10% Cap
(=) Assessed Value
(=) School Taxable Value
(=) Taxable Value
If all Values shown above equal 0 this parcel was created after the Final Tax Roll
Page 1 of 1
2/22/2016http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=00403800001
Collier County School District
School Impact Analysis Application
Instructions: Submit one copy of completed application and location map for each new
residential project requiring a determination of school impact to the Planning Department of
the applicable local government. This application will not be deemed complete until all
applicable submittal requirements have been submitted. Please be advised that additional
documentation/information may be requested during the review process.
For information regarding this application process, please contact the Facilities Management
Department at 239-377-0267.
Please check [¥] type of application request (one only):
[ ] School Capacity Review [ ] Exemption Letter
[ ] Concurrency Determination [ ] Concurrency Determination Amendment
For descriptions of the types of review please see page 3,
_________________________________________________________________________________________________________________________
I. Project Information:
Project Name: ___________________________________________ Municipality: _________________________________
Parcel ID#: (attach separate sheet for multiple parcels): _______________________________________________________
Location/Address of subject property: ____________________________________________________ (Attach location map)
Closest Major Intersection: _______________________________________________________________________________
II. Ownership/Agent Information:
Owner/Contract Purchaser Name(s): _____________________________________________________________________
Agent/Contact Person: ________________________________________________________________________________
(Please note that if agent or contact information is completed the District will forward all information to that person)
Mailing address: _____________________________________________________________________________________
Telephone#: _____________________________ Fax: _________________________Email_________________________
I hereby certify the statements and/or information contained in this application with any attachments submitted
herewith are true and correct to the best of my knowledge.
_____________________________________________________ _____________________________
Owner or Authorized Agent Signature Date
_________________________________________________________________________________________
III.Development Information
Project Data (Unit Types defined on page 2 of application)
Current Land Use Designation: Proposed Land Use Designation:
Current Zoning: Proposed Zoning:
Project Acreage:
Unit Type: SF MF MH C G
Total Units Currently Allowed by Type:
Total Units Proposed by Type:
Is this a phased project: Yes or No If yes, please complete page 2 of this application.
Date/time stamp:___________________________
County Barn Road RPUD Collier County
00403800001, 00402960007 & 00402920005
East side of County Barn Road approximately 1,600+/- feet south of Davis Blvd.
County Barn Road and Davis Boulevard
Neal Communities of Southwest Florida, LLC
D. Wayne Arnold,
Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs, FL 34134
239-947-1144 warnold@gradyminor.com
August 24, 2016
Residential and Undeveloped Residential
E, Estates RPUD
17 17
270 270
✔
Worksheet is required to be completed by the Applicant only if the project is to be phased:Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ YearsSFMFMHCGTotals by YrGrandTotalGrand TotalInsert totals by unit type by years.Unit Types:SF = Single FamilyMF = Multi-Family/Apartments MH = Mobile HomesC = Condo/Co-OpG = GovernmentEXAMPLE:Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ YearsSF 25 25 25 25 -- -- -- -- -- -- -- --MF 50 0 0 0 -- -- -- -- -- -- -- --MH N/ACN/AGN/ATotals by Yr75 25 25 25 -- -- -- -- -- -- -- --Grand Total 150.2
Types of Reviews:
School Impact Analysis:
This review should be divided into two categories:
-School Capacity Review (land use and rezonings), and;
-Concurrency Determinations (site plans and subdivisions).
School Capacity Review is the review of a project in the land use and rezoning stage of development. It is a
review of the impact of the development on school capacity and is considered long range planning. This may
be a review resulting in mitigation being required. In situations where the applicant may be required to
mitigate, capacity may be reserved dependent on the type of mitigation.
Concurrency Determination is the review of residential site plans and subdivisions to determine whether
there is available capacity. When capacity is determined to be available a School Capacity Determination
Letter (SCADL) will be issued verifying available capacity to the applicant and the local government. If a
project exceeds the adopted level of service standards, the applicant is afforded the option of a negotiation
period that may or may not result in an executed/recorded mitigation agreement Mitigation at this stage is
expressed as a Proportionate Share Mitigation Agreement. For those residential developments that may have
an impact but are otherwise exempt from concurrency, an exemption letter will be prepared for the applicant
upon request. For those residential developments that are determined to not have an impact, a letter of no
impact will be prepared for the applicant upon request.
Exemption Letter:
An applicant may request an Exemption Letter as documentation for the local government. These are projects
that would be exempt from school concurrency review or projects that do not impact the public schools.
Exemptions from school concurrency are limited to existing single family or mobile home lots of record;
amendments to previously approved site plans or plats that do not increase the number of dwelling units or
change the dwelling unit type; age restricted communities with no permanent residents under the age of 18; or
residential site plans or plats or amendments to site plans or plats that generate less than one student; or are
authorized as a Development of Regional Impact (Chapter 380, F.S.) as of July 1, 2005.
Concurrency Determination Amendment:
An applicant may request an amendment to a previously issued School Concurrency Determination or to an
application being processed. This review may require additional staff time beyond the initial concurrency
determination review and results in a modified determination being issued. An amendment could result in a
negotiation period and/or a mitigation agreement being issued or a previously approved determination being
modified and reissued.
3
0 400'200'
SCALE: 1" = 400'
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Bonita Springs: 239.947.1144 Fort Myers: 239.690.4380
DAVIS BOULEVARD
COUNTY BARN ROAD
County Barn Road RPUD
Deviation Justification
May 5, 2017 Page 1 of 7
1. Deviation 1 seeks relief from LDC Section 6.06.02.A.2 which requires dual sidewalks on
local roads internal to the site, to allow a sidewalk on one side of the roadway where the
property is permitted with single loaded homesites. Appropriate crosswalks shall be
provided at crossing locations.
Justification:
The developer wishes to construct sidewalks on only the side of the street where homes
are located. It is unnecessary to construct sidewalks in areas of the community whereno
homesites are proposed. Constructing the sidewalk on the side of the street where
homes are located will provide safe and convenient access to the pedestrian network for
all residents.
2. Deviation 2 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 10 feet in height.
The temporary banner sign shall be limited to a maximum of 90 days during season
defined as January 1 to March 31 per calendar year.
Justification:
The proposed deviation will allow for a banner sign located on the proposed wall along
County Barn Road 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
be difficult to read by motorists travelling along County Barn Road, a 45 mph 2-lane
roadway and separated from the travel lane by 100± feet. 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.
Due to the property’s location on a busy road, high travel speeds along the roadway and
the setback from edge of pavement, the Applicant is seeking an increase to the allowable
banner size to ensure visibility of this new community. The requested banner size is in
accordance with deviations approved for similar residential projects throughout the
County.
3. Deviation 3 seeks relief from LDC Section 5.06.02.B.5.a, which requires on-premises
directional signs to be setback a minimum of 10’ from edge of roadway paved surface or
back of curb, to allow a setback of 5’ from edge of roadway paved surface or back of curb.
Justification:
This deviation will provide locational flexibility for directional signage internal to the
RPUD. A unified design theme will be utilized for all signage throughout the community,
thereby ensuring a cohesive appearance and increased aesthetic appeal. All directional
County Barn Road RPUD
Deviation Justification
May 5, 2017 Page 2 of 7
signage will meet the Clear Sight Distance requirements in accordance with LDC Section
60.06.05. Furthermore, this deviation is typical of many of the master-planned
developments throughout Collier County.
4. Deviation 4 seeks relief from LDC Section 5.06.02.B.6, which permits two (2) ground signs
per entrance to the development with a maximum height of 8’ and combined area of 64
s.f., to allow for two (2) ground signs per entrance with a maximum height of 10' and
combined area of 80 s.f.
Justification:
The subject property will be accessed via County Barn Road, a collector roadway with
relatively high travel speeds. Due to the property’s location, and high travel speeds along
County Barn Road and the 100’ setback from edge of pavement of County Barn Road, the
Applicant is seeking an increase to allowable entry sign height and area to ensure visibility.
Further, sign height is measured from the centerline height of the adjacent roadway. The
site will need to place 3’ to 4’ of fill material on-site to reach a finished grade. The sign
location is anticipated to be located at or slightly higher than the finished grade; therefore
the additional height is warranted. This deviation request is similar to numerous other
requests approved for master-planned communities within Collier County.
5. Deviation 5 seeks relief from LDC Section 5.03.02.C.1.a and 5.03.02.C, which requires
fences or walls in a residential PUD to be 6 feet or less in height and prohibits the existing
ground from being altered under the sign, to permit an 8-foot high wall on top of berm.
Justification: The additional 2 feet of wall is necessary to provide a buffer from the
adjacent road traffic noise and the ground must be altered to meet water management
criteria.
6. Deviation 6 seeks relief from LDC Section 6.06.01.H, which requires if any required turn
lane improvement requires the use of any existing County rights-of-way or easement(s),
then compensating right-of-way shall be provided at no cost to Collier County as a
consequence of such improvement(s) upon final approval of the turn lane design during
the review of the first subsequent development order unless waived by the County
Manager or designee, to permit no additional compensating right-of-way as long as the
current existing County Barn Road swale cross section can be maintained.
Justification:
The typical cross section will be maintained. The right-of-way is currently 200 feet. 50
feet of right-of-way was taken from the subject property as a part of the LASIP project.
7. Deviation 7 seeks relief from LDC Section 6.06.01.J, which limits cul-de-sacs to a maximum
length of 1,000 feet unless existing topographical conditions or other natural features
County Barn Road RPUD
Deviation Justification
May 5, 2017 Page 3 of 7
preclude a street layout to avoid longer culs-de-sac, to permit cul-de-sacs up to a
maximum of 1,100 feet with placement of no through traffic signage.
Justification:
A portion of the proposed residential development tracts require access via cul-de-sacs.
The 1,000’ length will need to be exceeded in order to gain adequate vehicular access to
all development areas within the PUD. The cul-de-sac can be identified with appropriate
signage indicating that the roads are not through streets.
8. Deviation 8 seeks relief from LDC Section 6.06.01.N, and Appendix B, which establishes a
minimum 60-foot wide local road right-of-way, to allow a minimum 50’ wide right-of-way.
This deviation applies when the developer proposes to develop local streets in lieu of a
private drive or access way.
Justification:
The proposed 50’ wide private road right-of-way is sufficiently wide to accommodate the
required roadway improvements. Utilities and sidewalks can be placed within easements
outside the private right-of-way if necessary. The internal project roads will be private
and the standard public right-of-way is not necessary for internal traffic volumes. Dual
sidewalks will be provided on local street locations with homesites and a 23’ setback will
be required between the garage door and back of sidewalk.
9.Deviation 9 seeks relief from LDC Section 3.05.07.H.1.e.ii, which permits a maximum of 1
acre of required preserves to be created for property with less than 20 acres of existing
native vegetation, to permit 1.3 acres of preserve to be created.
Justification:
The deviation is warranted because the highest quality vegetation that exists on-site is
located in the southeast portion of the site and is approximately 1.31 40 acres. In order
to meet the County required native vegetation preservation requirement in an area
contiguous to the existing proposed preservation area, 1.31 32 acres of preserve will need
to be vacatedcreated. This is consistent with plans presented to the SFWMD.
10. Deviation 10 seeks relief from LDC Section 6.06.02 A.1., which requires sidewalks and bike
lanes must be constructed within public and private rights-of-way or easements, which
are adjacent to the site prior to issuance of the first certificate of occupancy for
construction authorized by a final subdivision plat, site improvement, or
site development plan, unless otherwise determined by the County Manager or designee,
to allow no sidewalks and bike lanes to be constructed for the development.
Justification:
County Barn Road RPUD
Deviation Justification
May 5, 2017 Page 4 of 7
Relief is requested from this requirement understanding that the applicant will construct
a right turn lane that is not warranted by the Collier County's Right of Way Handbook, and
therefore, should not be required. However, the Developer proposes to construct the
right turn lane in lieu of the sidewalk because it will preserve capacity along County Barn
Road, and more importantly, avoid NB traffic flow conflicts and rear-end collisions. The
capacity and safety benefits achieved by constructing the right turn lane far exceed the
benefits of constructing a sidewalk that will only extend the length of the property and
will not connect to other sidewalks because none exist along County Barn Road. There
is adequate r/w along the east side of County Barn Road if the County decides to construct
a sidewalk in the future. At this time, the County is planning to construct a multi-use path
on the west side of County Barn Road. This should be conditioned with the following:
1. The right turn lane will be 185 feet long.
2. The adjusted swale section will allow for a sidewalk on the west side of the County
Barn right of way.
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Bonita Springs: 239.947.1144 Fort Myers: 239.690.4380
GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144Fort Myers: 239.690.4380
GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144Fort Myers: 239.690.4380
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
November 18, 2016
RE: Neighborhood Information Meeting (NIM)
PL20160001398, County Barn Road Residential Planned Unit Development (RPUD)
Dear Sir or Madam:
A formal application has been submitted to Collier County, seeking approval of a Residential
Planned Unit Development (RPUD) rezone, by JAXE LLC, represented by D. Wayne Arnold, AICP
of Q. Grady Minor and Associates, P.A. and Bruce Anderson. of Cheffy Passidomo, P.A., for the
following described property:
The subject property is comprised of approximately 38.6± acres, located south of Davis
Boulevard on the east side of County Barn Road in Section 08, Township 50 S, Range 26 E,
Collier County, Florida.
JAXE LLC is asking the County to approve this application, which proposes to rezone the
property from the E, Estates Zoning District to the County Barn Road Residential Planned Unit
Development (RPUD) Zoning District to allow a maximum of 270 residential dwelling units.
You are invited to attend a neighborhood information meeting hosted by JAXE LLC to inform
nearby property owners, neighbors and the public of the proposed PUD rezone for the subject
property. The Neighborhood Information Meeting is for informational purposes only, it is not a
public hearing, and will be held on Thursday, December 8, 2016, 5:30 pm at the Mayflower
Congregational United Church of Christ, 2900 County Barn Rd, Naples, FL 34112.
If you have questions or comments, they can be directed by e-mail, phone, fax or mail to:
sumpenhour@gradyminor.com, phone 239-947-1144, fax 239-947-0375, Q. Grady Minor and
Associates, P.A., 3800 Via Del Rey, Bonita Springs, Florida 34134. Project information is
posted online at www.gradyminor.com/planning.
Sincerely,
Sharon Umpenhour
Senior Planning Technician
Cope LN
Davis BLVD
Santa Barbara BLVDCounty Barn RDRattlesnake Hammock RD
County Barn Road RPUD
Location Map
±
SUBJECT PROPERTY
PROOF O.K. BY: _____________________________O.K. WITH CORRECTIONS BY:___________________________
PLEASE READ CAREFULLY • SUBMIT CORRECTIONS ONLINE
ADVERTISER: Q. GRADY MINOR &ASSOCIA PROOF CREATEDAT: 11/14/2016 6:15 PM
SALES PERSON: Ivonne Gori PROOF DUE: -
PUBLICATION: ND-DAILY NEXT RUN DATE: 11/20/16
SIZE: 3 col X 9.25 in
ND-1360338.INDD
NEIGHBORHOOD INFORMATION MEETING
Petition PL20160001398, County Barn Road Residential Planned Unit Development (RPUD)
The public is invited to attend a neighborhood meeting held by D. Wayne Arnold, AICP, of Q. Grady
Minor and Associates, P.A. and Bruce Anderson of Cheffy Passidomo, P.A., representing JAXE LLC
on:
Thursday, December 8, 2016, 5:30 pm
at the
Mayflower Congregational United Church of Christ, 2900 County Barn Rd, Naples, FL 34112
The subject property is comprised of approximately 38.6± acres, located south of Davis Boulevard
on the east side of County Barn Road in Section 08, Township 50 S, Range 26 E, Collier County,
Florida.
JAXE LLC is asking the County to approve this application, which proposes to rezone the property
from the E, Estates Zoning District to the County Barn Road Residential Planned Unit Development
(RPUD) Zoning District to allow a maximum of 270 residential dwelling units.
Business and property owners, residents and visitors are welcome to attend the presentation. The
Neighborhood Information Meeting is for informational purposes only, it is not a public hearing.
Project information is posted online at www.gradyminor.com/planning. If you have questions or
comments, they can be directed by mail, phone, fax or e-mail by December 8, 2016 to:
Sharon Umpenhour, Senior Planning Technician
Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs, Florida 34134
Phone: 239.947.1144 Fax: 239.947.0375 sumpenhour@gradyminor.com
November 20, 2016
ND-1360338
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1
TRANSCRIPT OF THE
NEIGHBORHOOD INFORMATION MEETING
FOR COUNTY BARN ROAD RPUD
DECEMBER 8, 2016
Appearances:
WAYNE ARNOLD
MICHAEL GREENBERG
BRUCE ANDERSON, ESQ.
CHIP YOUMAN
JIM BANKS
BRENT ADDISON
DANIEL SMITH
SHARON UMPENHOUR
2
MR. ARNOLD: Everybody, I'm Wayne Arnold, and I'm a
(indiscernible) planner with Q. Grady Minor &
Associates. It's a local planning, engineering and
surveying company.
And we're here conducting a neighborhood
information meeting for a rezoning project that's on
County Barn Road, and it's rezoning the property from
estates zoning to a residential planned unit
development.
I'm going to introduce our team. I'll introduce
Sharon first. Sharon is here from our office. The
county requires that we record this meeting. So it's
important that we all try to speak up so we can capture
the recording and try not to overtalk anybody. So one
question or one comment at a time, please.
And Michael Greenberg, who's with Neal Communities,
is here.
Bruce Anderson, our land use counsel, is here with
us.
Brent Addison from our office is the site civil
engineer that's working on the project. And next to him
is Jim Banks, our traffic engineer.
In the middle is Chip Youman. Chip is one of the
owners of the subject property that's being rezoned. So
that's our team.
I thought, before I get into some of the nuts and
bolts of what we're doing, that I'd let Michael
Greenberg from Neal Communities come up and talk to you
a little bit about Neal Communities, and we have some
display boards around the room so you can sort of see an
example of what they're doing out (indiscernible).
MR. GREENBERG: Good evening, everyone. My name is
Michael Greenberg. I'm the regional president for Neal
Communities in Southwest Florida.
Usually, at the beginning of these types of
meetings, I like to introduce our company. Not
everybody may know us.
We're a family-owned business, originally from
Sarasota and still in Sarasota. We have offices here in
Bonita Springs. We came down to Lee and Collier County
a little over three years ago as part of an expansion of
our business.
We've been in business for 45 years as a
family-owned business. We -- we do a fair amount of
business. We'll do about 1,100 houses this year between
Tampa and Naples.
We entered this market, as I mentioned, three years
ago today. We are now the fifth largest builder in Lee
and Collier County.
We have nine communities in Lee and Collier County.
3
A few down here are now Reflection Lakes, Canopy up in
North Naples. Down the street here, Avalon that's being
constructed at the corner, is our community as well.
We're very proud of the kind of work that we do.
We've been doing it for a long time successfully. Even
through the down market, we grew as a business.
We've been rewarded for doing a good job. We were
named America's best builder in 2012. In 2013, the
Florida Green Building Coalition named us the number one
developer and builder for sustainable development.
That's someone who is sensitive and careful in building
to the environment that we work in and keeping natural
features as much as possible in designing sustainable
communities.
Last year, we were named the national builder of
the year for the entire United States.
All of these are not things you apply for. These
are things that are selected by our peer group
throughout the industry and something that we're very
proud of on behalf of our staff because it's reflective
of the kind of work and care that we have in the
communities that we do.
We build all types of homes. We build large-scale,
you know, multi-million dollar, single-family detached
homes. We build various size single-family homes. We
build twin villas. We build multi-family, as you see
going up on the corner here at Avalon.
So we have a very diverse background. Many of our
communities are our heritage, are over 1,000 unit
communities, highly amenitized, to small infill
communities as we're doing right down the street here
now.
So we have a really great staff. And the most
important part is people vote with their dollars. We
have a tremendous customer satisfaction rating for our
industry and we have a lot of -- and most of our
customers, historically, have been through referrals of
happy homeowners.
So we're here as a contract -- a partial owner and
a contract purchaser of some of the parcels that will
make up this presentation tonight.
And I just brought some -- just some pictures of
some of the products that might be considered just as
representations of things that we've done that we might
consider for you in this location.
And then, you know, I'll be here afterwards. If
there are any questions specifically I can answer later
on, I'll be happy to do that and thank you for having us
tonight.
MR. ARNOLD: Thanks, Michael.
4
So the neighborhood information process is a
process that the county requires that we hold as part of
the rezoning process. So we've made a formal
application to Collier County government a couple of
months ago. We've received comments back on our
application.
Before we can proceed to public hearings, we're
required to come and conduct a meeting and notice
certain property owners and give you an overview of
what's taking place.
So we don't have hearing dates established yet.
We're still in the review process with Collier County
government. If you received notice for this meeting,
the county will be noticing you as we move closer to a
Planning Commission public hearing, and then there will
be the four by eight zoning signs that you've seen on
other properties will be posted in advance of those
hearings, and then you'll also get notice of -- a
written notice for the Planning Commission hearing.
So -- also legal ads obviously would be posted.
But, again, we're here to rezone 38 acres that's
zoned estates, and we're trying to rezone that to a
residential planned development to allow up to 270
residences.
As Michael said, we're asking for a variety of
housing types because they build a variety of housing
types. They have to respond to the market changes. So,
you know, what they're building at Avalon may not be the
market when this project comes out of the ground. So
they need to make for opportunities for all their
housing types to fit within the community.
So the property -- I'm sure a lot of you are
familiar with it, but it's located on the east side of
County Barn Road, just south of the Seacrest School, and
we're located immediately west of Unity's property and
north of Cope Lane. We don't go all the way to Cope
Lane, but we are talking to the county about doing some
beautification of the roadway and landscaping along Cope
Lane.
I've got a closer-in version of the aerial so you
can see there have been some homes on the property over
the years. There was a conditional use approval for a
private school on one of the properties previously, but
as I said, we're trying to change the zoning to allow a
residential community to be constructed.
We have a conceptual master plan that we're
required to provide to the county as part of our
process. I'll just highlight some of the features of
it.
Our access point is going to be on the northern
5
portion of the 38-acre parcel. Everything I've
designated with R would be areas where residential homes
could go. The gray areas depict our conceptual road
network inside. And, of course, we've got two water
management lakes that we're proposing as part of the
project.
And then, on our southeast corner, we have a
preservation area. The county requires a certain amount
of your site to be set aside as preserve. So that's the
area that we feel complies with that.
County staff did have a comment about that, so
we're discussing the significance of the preserve area
with them.
We are, like I said, in the review process, and
we've got probably several more months to go, but we are
asking for a project that's going to allow pretty
standard development standards for what at least we do.
The maximum height that we've been -- we've
submitted to the county right now is for an actual
height of 40 feet for the tallest residential structure
that would be built here.
So that's, you know, a question that we commonly
get. And like I said, the depictions that Michael
described are examples of other product that they've
built. It's not necessarily representative of what the
architectural style may be when this community comes to
fruition, but it is a good example, I think, and it's
been a pleasure working with Neal Communities and they
do have a very good reputation.
The housing will be the market rate. We don't know
what that market is. It depends on when this comes to
market, but it's not an affordable housing project. It
will be a market rate project.
The property that we're asking for, it's about
seven units per acre density, is what the 270 units
represents for the property.
We're asking for some deviations. For instance,
one of the deviations. We would like to not put the
landscape buffer that's normally required on our
southern boundary. We would like to work with the
county and redo the landscape buffer along the lake on
Cope Lane and make that a much more nicer feature and
make it maybe a little bit nicer look for County Barn
Road and Cope Lane. So we've asked for that deviation.
We're asking for some wall height deviations along
our frontage because the elevation of the site has to be
raised to meet the new requirements and the County Barn
Road elevation is going to remain lower. So we're
asking for some buffer deviations.
We're asking for parking deviation for our internal
6
amenity. We're asking for a very minor deviation on one
section, not to put a dual sidewalk in where we think
we're only going to have houses on one side of the road.
So we're asking for deviations that we don't think
have any external impact to (indiscernible) neighbors,
but they do make the site function better for the
community that Neal Communities thinks that will be
developed here.
So those are kind of the highlights and overview of
where we are.
I didn't introduce Stan Smith and I apologize, but
Dan Smith is sitting here, and Dan is the principal
planner that works for Collier County government and
he's sort of our project manager at the county level for
this.
This is -- this is our meeting. Dan and the county
staff attend these meetings in case there are questions
of the county staff. If they can't (indiscernible)
certainly try to find answers to your questions that you
may have and Dan can certainly chime in anytime he wants
if there are other comments or questions that we have,
but that's really my presentation.
It's a pretty straightforward request, at least
from our perspective, and happy to answer any questions
that you all may have, unless Bruce or Michael, you tell
me I've left out something.
UNIDENTIFIED MALE VOICE: No (indiscernible).
MR. ARNOLD: Okay. Great. So I'll turn it over.
Anybody have questions?
UNIDENTIFIED FEMALE VOICE: I do.
MR. ARNOLD: Again, try to speak up so we can
capture them on the recorder.
Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: Do I have to give you
my name?
MR. ARNOLD: No, you don't have to give us your
name.
UNIDENTIFIED FEMALE VOICE: These aren't going to
be a project -- it's going to be some type of multi --
like townhouses or carriage homes or some type of not
just single family or you might do single --
UNIDENTIFIED MALE VOICE: The zoning -- the zoning
that we're applying for in our PUD applies for different
types of uses. It could be condominiums
(indiscernible). It could be townhouses. It could be
single-family attached or single-family detached.
So it's really going to be where we see ourselves
at going down the road in terms of the market.
UNIDENTIFIED FEMALE VOICE: So that might possibly
affect that you would not maybe have 270 homes? They
7
might be less?
UNIDENTIFIED MALE VOICE: Right.
UNIDENTIFIED MALE VOICE: It could be less.
UNIDENTIFIED MALE VOICE: Yes.
UNIDENTIFIED MALE VOICE: 270 is the maximum.
UNIDENTIFIED FEMALE VOICE: That's the maximum.
UNIDENTIFIED MALE VOICE: That's the maximum.
UNIDENTIFIED FEMALE VOICE: Thank you.
MR. ARNOLD: Yes, sir.
UNIDENTIFIED MALE VOICE: Avalon, with the adding
of the variances that you're requesting for this
property, were they also requested of Avalon?
UNIDENTIFIED MALE VOICE: In some cases, yes. It's
different only because of the proximity of that road to
this road in terms -- we have two entrances here. Here,
there's one entrance.
UNIDENTIFIED MALE VOICE: And what was the result
of those variance requests?
UNIDENTIFIED MALE VOICE: They were all -- they
were all --
UNIDENTIFIED MALE VOICE: They were all approved?
UNIDENTIFIED MALE VOICE: Yes. That's why we're
under construction. We couldn't go forward unless they
were approved.
MR. ARNOLD: Who had their hand up? I tried to
keep track. A lot of hands.
Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: I just have a small
question. It has to do with the water.
MR. ARNOLD: Okay.
UNIDENTIFIED FEMALE VOICE: LASIP was out there and
they did a whole big project.
MR. ARNOLD: Yes.
UNIDENTIFIED FEMALE VOICE: I haven't spoken with
Mr. Kurtz. It wasn't super. It's not really working
well.
They're out there every day practically looking at
the lock on Whitaker and watching the water, and a
gentlemen who lives in a house on Cope Lane had some
problems there.
Are you aware of the whole thing, that it may not
be feasible because of our water issues? Because we're
pretty wetlands.
MR. ARNOLD: Well, this -- yeah, this -- we think
development of the site is very feasible, and we've
spoken to the county about their LASIP project as well.
And, in fact, this property, as others, you know, had
right-of-way taken for the LASIP project.
So we're well aware that the LASIP project is there
and the weir structures. And Brent actually is working
8
on our Water Management District permits now which,
obviously, that's a component of it.
You know, the LASIP project, I don't think, is
quite a hundred percent complete yet, so they have some
work to do beyond Whitaker and over by Wing South
Airpark, et cetera, that's still, I think, under
construction.
UNIDENTIFIED FEMALE VOICE: When it rains again
(indiscernible) down.
MR. ARNOLD: Thank you.
Yes, sir.
UNIDENTIFIED MALE VOICE: Yes, on the
transportation part. You said if it does go to 270
units, that's going to be at least 270 vehicles pulling
onto County Barn Road. And with your project on the
north side there, plus that, and plus if the other one
goes through with the Habitat, where are all these
vehicles going to go on a two-lane road?
MR. ARNOLD: Well, Jim Banks, who's sitting here,
did our traffic analysis that we're required to do as
part of our zoning application, and he's analyzed County
Barn Road and its existing and future condition, and
he's analyzed the 270 units that we're proposing as well
as the background trips, and I'll let Jim, you know,
weigh in at any time, but we don't have any service
issues with regard to County Barn Road. It's
functioning well today and it will after this project is
constructed.
Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: Well, I have a
question, because when you went into Avalon, you went
back and you actually asked for more units. So how is
this going to work?
Because I think that's a lot of units on that
property, like this gentleman thought, coming out onto
County Barn. You're going to have to have a stop light
somewhere in there for people to get in and out.
UNIDENTIFIED MALE VOICE: Jim can answer your
traffic question. I think your reference, just to be
factually correct, we did not apply for different use
for Avalon previously. That was done many years ago by
another property owner.
When we acquired the property last year, we went
through a zoning for ourselves.
So I can't speak to what you might have previously
(indiscernible) that I wasn't aware of. We only had one
zoning application under Neal Communities for Avalon,
and what might have been done historically over time by
other people, I have -- I can't speak to.
So I don't want the audience to feel that we, Neal
9
Communities, participated in different various
applications, because we only filed one application for
Avalon.
UNIDENTIFIED FEMALE VOICE: Well, when it first
came out, it was like 40 units less than it actually
happened, and that was within a six-month span of the
information in the -- in the newspaper. So everyone's
assuming that you went back and asked for more.
UNIDENTIFIED MALE VOICE: No. Well, the 152 units
that are at Avalon were -- was our application. So what
may have been represented may be false information.
UNIDENTIFIED FEMALE VOICE: Okay.
UNIDENTIFIED MALE VOICE: But that -- that's what
the application was and that's what's going in.
MR. ARNOLD: That project was originally designed
as a mixed use project that was going to have a
commercial and residential component, and, of course,
Neal Communities along and it's now under construction
as a residential-only project.
And I would say, just with regards to the number of
homes and your concerns, and Jim's a very, very
competent traffic engineer and does a lot of this in
Collier County, so I'm confident that we don't have a
technical traffic issue.
But just so we're all aware, this area is within a
density band around the activity center at Davis and
Santa Barbara. So the county actually encourages us to
add more density in these locations.
So your comprehensive plan and the long-range plan
for Collier County tells us that these are the kind of
areas and these are kind of considered infill pieces now
because, you know, the bigger golf course communities
have been built. And they were built at very low
densities, much lower than they could have, but they
were built at low density, and then we have these other
parcels that need to come in, and the economics of them,
they are going to come in at that higher part of the
density range that the county permits, but the county
does have a density range that is consistent with what
we're asking for.
UNIDENTIFIED FEMALE VOICE: So is there any hope
that some single-family homes will go in there or will
it end up being all condos?
MR. ARNOLD: I don't think Michael and his group
know yet at Neal Communities. I know that, you know,
we've laid out the site for a variety of housing types.
I think it really depends on where the market is in the
next year or so when we can finally get through the
permitting process.
Ma'am, you in the back.
10
UNIDENTIFIED FEMALE VOICE: Yeah. How
(indiscernible) raise that density back, how far does it
go down County Barn?
MR. ARNOLD: It goes down County Barn just north of
Cope Lane, so.
UNIDENTIFIED FEMALE VOICE: That's as deep as it
goes down to County Barn?
MR. ARNOLD: It surrounds -- each activity center
in the county has a density band, for the most part.
They don't all, but for the most part they do, and this
property --
UNIDENTIFIED FEMALE VOICE: So it takes in Cope
Lane?
MR. ARNOLD: It takes in -- I don't think it does
take in Cope Lane. This property is north of Cope Lane.
UNIDENTIFIED FEMALE VOICE: And so how many units
can they do in a density band like that?
MR. ARNOLD: Up to seven units per acre in a
density band, unless you decide to do -- try to do
affordable housing, in which case you can get up to 16
units per acre.
UNIDENTIFIED FEMALE VOICE: You can build these.
MR. ARNOLD: Can we -- people who haven't had a
chance to talk.
UNIDENTIFIED FEMALE VOICE: I have a question about
--
MR. ARNOLD: Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: -- (indiscernible) when
they did the --
MR. ARNOLD: Can you speak up just a little bit?
UNIDENTIFIED FEMALE VOICE: I have a question about
County Barn Road, when they did the improvements.
MR. ARNOLD: Okay.
UNIDENTIFIED FEMALE VOICE: They're supposedly
supposed to have a sidewalk. There's no sidewalk there.
They were supposed to have a bike path. I think there
was a narrow bike path there.
But it took a long time for them to do it, and most
of the time there was nobody working there, and I know
it has nothing to do with you, per se.
MR. ARNOLD: Uh-huh.
UNIDENTIFIED FEMALE VOICE: And I'm just curious,
what happened to the sidewalk?
MR. ARNOLD: Jim, do you have some knowledge of
that?
MR. BANKS: The county has been developing the plan
to put sidewalks along County Barn Road. They haven't
finalized them yet, and we're waiting, just like you
guys are, but we are going to pay a proportionate share
towards sidewalk improvements. So this project will
11
actually contribute towards some of those costs.
So -- but it is in the county. The county is
processing that, but I can't tell you definitively
you're going to have them -- see them out there next
year or three years from now. I just don't know.
UNIDENTIFIED FEMALE VOICE: I live in the corner of
County Barn and Rattlesnake at Villas at Greenwood Lake.
MR. ARNOLD: Yes.
UNIDENTIFIED FEMALE VOICE: And when they did this
project, they took out a ton of trees which aren't
necessarily on our lots, but really destroys the privacy
that people had because it's wide open now. They're in
the process of trying to get a fence, you know, because
it's just -- it's not good at all. I don't live on that
side of it, but I know how people feel.
MR. ARNOLD: Yeah. Well, Jim -- I'm pretty sure
that County Barn Road, the right-of-way has been
acquired and expanded to its fullest extent. I don't
think the county needs any additional right-of-way for
any future improvements; is that right?
MR. BANKS: No. I mean, there's enough
right-of-way to go to a four-lane section, but the
county does not have any near-term plans to widen the
road above and beyond what it is today.
Now, to answer some of the questions that were
asked -- or inquiries earlier about the road capacity.
I will tell you that the county, yearly, monitors all
the roads, and they keep track of -- you'll probably see
-- from time to time, you'll see traffic counters out on
the road. So the county does monitor roads and they
determine when improvements are necessary to upgrade
these roads.
Now, when we did the study, it was found that only
about 49 percent of the road's current capacity is being
utilized, and that includes the projects that are
already planned in addition to this one.
Now, does it mean in three years from now, if
there's a higher traffic demand than what was expected,
then the county could move that improvement program up
on its schedule, but right now it's not planned for any
near-term widening.
UNIDENTIFIED FEMALE VOICE: Okay. Thank you.
MR. ARNOLD: Anybody who hasn't had a question
answered?
Yes, sir.
UNIDENTIFIED MALE VOICE: Yeah. Staying with the
transportation for a minute. I read a different part of
the county code. It talks about this particular area,
considering County Barn Road, Davis, et cetera, as an
area of concern for traffic moderation.
12
And in doing that, they said that your four units
per acre basic allocation for building is really
(indiscernible) got reduced by one unit per acre.
Did you consider that when you got to your 270?
Because it doesn't look like that when I do the numbers.
MR. ARNOLD: The county actually eliminated that
standard from the code about two years ago now, Bruce,
maybe, where they changed the density rating system?
They eliminated what was known as a traffic congestion
zone, and it's been supplanted with a series of things,
including a coastal high hazard designation that applies
much closer to U.S. 41 and the coast, but they changed
their density rating system fairly recently.
UNIDENTIFIED FEMALE VOICE: Okay. Then they
haven't put it on the Municode yet because I picked it
up on the Municode three days ago. So I'll go look.
MR. ARNOLD: Okay. Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: What is the actual
traffic count? I mean, I know what Habitat's came out
to be. I'm curious to see what the daily count is going
to be for this one.
MR. BANKS: Okay. Well, are you talking about what
would be generated from this project --
UNIDENTIFIED FEMALE VOICE: Correct.
MR. BANKS: -- or what's on the road today?
UNIDENTIFIED FEMALE VOICE: Correct.
MR. BANKS: Okay. Well, the zoning request is for
270 dwelling units. And if we -- if it is developed to
single family, we would not be able to put 270
single-family homes on that size lot. It would have to
either be multi-family or less single family, but our
trip cap is somewhere about 160 trips. That's two-way
trips coming in and out of the development.
MR. ARNOLD: That's peak hour, right?
MR. BANKS: Peak hour, yes. In a one-hour period,
there would be 160 vehicles coming in and out of the
site.
MR. ARNOLD: Did that answer your question, ma'am?
UNIDENTIFIED FEMALE VOICE: I think, maybe, yeah.
MR. ARNOLD: Okay.
UNIDENTIFIED FEMALE VOICE: Then forgive me,
because I'm not familiar with the way roads are planned.
When you have people making that left-hand turn
into the project, which I'm sure is going to be
beautiful, and it sounds to me, and I see the one up by
Davis is beautiful, how is that left-hand turn going to
be handled? And what if the traffic is backed up all
the way to the light? It's pretty close to Davis, no?
MR. BANKS: We're going to be building a left turn
lane into the site.
13
UNIDENTIFIED FEMALE VOICE: There's room for that?
MR. BANKS: So that means if you're traveling
southbound on County Barn Road, and you're wanting to
turn left into the site, you're going to have an
exclusive left turn lane that you would enter into.
UNIDENTIFIED FEMALE VOICE: Okay.
MR. BANKS: And then it -- so it won't impede
southbound or northbound traffic flow.
UNIDENTIFIED FEMALE VOICE: Okay. Because, I mean,
there's noplace left for the road to go.
MR. BANKS: No. We're going to be constructing a
left turn lane into the site.
UNIDENTIFIED FEMALE VOICE: Is this like a 55 or
older community?
MR. ARNOLD: No, it's not an age-restricted
community.
UNIDENTIFIED FEMALE VOICE: And then do you have an
idea of like what the square footage may be, if they're
multi-family or single family?
UNIDENTIFIED MALE VOICE: We have -- those kinds of
things, we haven't decided on.
Now, if you looked at our Avalon community up north
-- up the street, those range around 1,300 to 1,700
square feet right now. And then if we go to our twin
built community product, those range from around 1,400
to 1,800 square feet, and the single-family homes,
typically, for us, go from 1,700 to like 3,500.
So it really depends, when we get closer to market,
what -- we're going to decide which products we're going
to go with.
UNIDENTIFIED FEMALE VOICE: So you generally don't
build things under 1,000 square foot or 700 square foot?
UNIDENTIFIED MALE VOICE: No, no.
UNIDENTIFIED FEMALE VOICE: 800 square foot?
UNIDENTIFIED MALE VOICE: I don't even have
anything in my portfolio for it.
MR. ARNOLD: Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: If your permit process
runs as you hope it will run, do you have any time frame
of when you would expect to start this project?
MR. ARNOLD: Well, you know, we're going to submit
for our Water Management District permits and -- did we
already?
UNIDENTIFIED MALE VOICE: We did already.
MR. ARNOLD: We did. Yeah, we did submit for our
Water Management District permits already. So that's
going to run concurrently with our zoning, we hope, so
they can come out close to the same time period so the
construction could start, from a zoning standpoint,
which is probably the -- maybe the longer of the two
14
processes right now. We owe Dan and county staff a
resubmittal based on comments we received about a week
ago. So we're doing some additional data collection to
answer a couple of their questions. And we'll be
getting back in soon. Hopefully, this month.
And then that will trigger another 30-day plus or
minus review by county staff. Hopefully, they've got
enough information that they can start really evaluating
and writing staff reports.
And then, so, realistically, we're probably looking
at March, at the earliest, for Planning Commission
hearing, and then the Board of County Commissioners is
going to follow probably four to six weeks beyond that,
just depending on the scheduling.
UNIDENTIFIED FEMALE VOICE: That would be next year
sometime.
MR. ARNOLD: It will be in 2017, sometime in the
spring, we hope. (Indiscernible).
UNIDENTIFIED MALE VOICE: You've had some
deviations that you had listed, and I've copied them off
the web. I see you changed your site plan a little bit,
put that (indiscernible).
MR. ARNOLD: We did.
UNIDENTIFIED MALE VOICE: Which I think is the
safest (indiscernible) allowing emergency vehicles to go
in and around there. You only got one dead-end area
(indiscernible) do you want to bring those streets from
60 to 40-foot wide and that was a concern because that
just increases density.
And, number two, by doing the zero lot line, we're
not sure what -- is this a jack-in-the-box? Are we
going to have single family there, are we going to have
multi-family, are we going to have a mix?
If you're putting single family, you put 270 units
in there single family, you've got them sitting on --
you've created a ghetto --
UNIDENTIFIED MALE VOICE: You can't put that many
in there.
UNIDENTIFIED MALE VOICE: -- and that's not what
this community is in line for. I think we can handle
condos and stuff like that.
MR. ARNOLD: Yeah, well, I think --
UNIDENTIFIED MALE VOICE: RMF-6 that you have
presently, which is what most of it is zoned
(indiscernible) and I think you're actually infringing
on the county, I guess, if you get a ten-foot
right-of-way, reading what it says, as a buffer into
that lake (indiscernible) your own setback.
I wonder how the county feels about that. I'd like
to get about another 20 foot of my 50 foot they took
15
back to put a gate in.
So that's kind of a barrage of questions, but it's
-- then the biggest thing, I think, we're really
concerned with is the density. This density just speaks
unbelievable for a rural area when most of us have been
here for many years. And we'll accommodate it.
I think Avalon came along pretty good. They've got
two exits, which solves one of the problems, two
entrance, two exits, but this place has one exit, one
entrance. You're going to have to put a slow -- a decel
lane and you're going to have to put a (indiscernible)
lane and it's going to be a pretty -- if you've got
(indiscernible) 270 people in there and at least you
figure about 1.25 cars per family, so you're looking at
probably 300 or so vehicles in and out of there a day if
they just do one trip, one round trip.
So these are some concerns I think that can be
answered, but I think the developer needs to get his --
he's got his site plan there. He needs to know what
he's going to put on this thing because we're lost at
what is it, what's going (indiscernible).
MR. ARNOLD: They're working on that, Bill. It's
just a little early in the zoning process, and this
thing -- the process takes so long, and if you have to
go back and retool when the market's changing, you can't
really spend another year in the process to go reinvent
yourself for the real estate market. So we're trying to
add uses that we believe are compatible.
I think, as Jim Banks said, if this became a
single-family community, you don't get anywhere close to
the 270 dwelling units in it based on the detached
standards that we've asked for. It's just the way it's
going to be.
You asked a question about the roadway. Staff has
asked the same question. So we're evaluating whether or
not we need that revised cross-section for the road.
UNIDENTIFIED MALE VOICE: We don't have
streetlights and we don't have a sidewalk, and someone
said maybe that's been in the works. Our county
commissioner lady has not responded to my question about
a sidewalk. We've got it striped. All she's got to do
officially is get it taken care of, but it's the
bureaucracy that you have to go through to get the
sidewalks, apparently, to get the bike path approved.
MR. ARNOLD: And Jim -- Bill, let me ask Jim Banks
or Brent. We'll have to provide street lighting at our
entrance; is that correct?
MR. BANKS: Correct.
MR. ARNOLD: Yeah, we'll have to provide street
lighting plans for our main entry at the entrance to the
16
project. So there will be illumination for the driveway
for the community.
Yes, sir.
UNIDENTIFIED MALE VOICE: Yeah. How close is that
to that lake that's on Cope there, that (indiscernible)
area?
MR. ARNOLD: We're immediately north of that lake
that's on Cope Lane. Our property boundary is
immediately adjacent to it. Here's the lake. Here's
Cope Lane, and that's our southern -- approximately our
southern property boundary.
UNIDENTIFIED MALE VOICE: And you show buildings
right there on the right. Is that like Falling Waters
there on the corner (indiscernible)?
MR. ARNOLD: Oh, yeah, these are -- these homes
back here are part of Falling Waters, yeah.
UNIDENTIFIED MALE VOICE: So that driveway where
that gentleman that lives way in the back there, there's
a house in the back off of Cope.
MR. ARNOLD: Okay.
UNIDENTIFIED MALE VOICE: Right down the long --
yeah, back in there. That's staying?
MR. ARNOLD: That's not part of our project.
UNIDENTIFIED MALE VOICE: That's not part of your
project.
MR. ARNOLD: Yes, ma'am, in the back.
UNIDENTIFIED FEMALE VOICE: If you did --
UNIDENTIFIED MALE VOICE: 270 units, what size are
they in terms of bedroom?
MR. ARNOLD: Bill, wait a minute. (Indiscernible).
UNIDENTIFIED FEMALE VOICE: If you did reduce the
single-family homes, how may would that represent?
MR. ARNOLD: I don't know. Jim did the traffic
analysis. I mean, he might be able to back into a rough
number, but it really depends on the size lot we end up
building, is how that works.
I mean, we've made provisions for 50-foot wide,
single-family lots and if, coming to market, 50 foot is
really what the market says then (indiscernible).
UNIDENTIFIED MALE VOICE: I think if you're honest,
you're never going to put single-family homes in there.
MR. ARNOLD: I don't --
UNIDENTIFIED MALE VOICE: I mean, if you're honest
-- if you're honest, I don't think you can say you can
do it because you just don't have enough space and the
market won't justify it. So you're going to be
multi-family, whatever it is.
MR. ARNOLD: This gentleman back here has been
waiting to speak. Yes, sir.
UNIDENTIFIED MALE VOICE: What's the size of the
17
270 units in terms of bedrooms so we've got some idea of
what the population will be.
MR. ARNOLD: Well, I think Michael --
MR. GREENBERG: I talked to you about the array of
the different products that might be going there.
Multi-family -- for instance, our Avalon project, those
are two bedroom, two-bath homes, okay? If we go to a --
what we call a twin villas, represented like -- if you
go over here later on, you'll notice those are two
bedroom, den or two bedroom, you know -- two bedroom,
two bath or two bedroom, den (indiscernible) bath is one
other product. Single-family homes range from --
typically, all our single-family homes are three bedroom
to four bedroom, and if you do additions on second
floors, they go to five bedroom.
So pretty much the normal array of typical housing
stock that people choose from in the market place could
make any one of those choices up.
To answer your question earlier that this gentleman
made about honesty, so we're -- the answer is we really
do look at different variations because it does change,
and what changes is not what maybe (indiscernible) there
is, but what's going on in Collier County at the time.
There's not as much new construction in proximity
to certain locations, so in micro markets, we do
sometimes -- we've not made changes that you might
think. We would go from a higher density down to a
lower density because the market changes, and there's
premium for (indiscernible). You folks all live here,
and finding new construction close to downtown Naples is
a difficult variable right now.
So all of a sudden, there could be a demand and
single family can be a choice sometimes for us even when
you would think, logically, it may not be. So that's
why we look at all those things.
UNIDENTIFIED MALE VOICE: What's typically the
square footage of those single-family homes you put in?
MR. GREENBERG: I mentioned earlier the
single-family homes, we range from (indiscernible) from
around 1,700 square feet to 3,500 square feet unless we
go to our signature product, which goes into
(indiscernible) thousand, 5,000, which we only build in
certain amenitized communities.
MR. ARNOLD: The gentleman in the back with the cap
on.
UNIDENTIFIED MALE VOICE: Just a comment to the
county people.
You keep approving these projects. Our little
slice of paradise out here is going to get jammed with
cars. You keep it up, keep it up. We look around and
18
all these projects are being approved.
We're going to have a traffic jam around here. In
the season coming out of where I live, Falling Waters,
onto Davis, it's an absolute zoo, and you're going to go
ahead and approve this? You guys got to stop this.
You're going to ruin our little slice of paradise here.
You're going to dilute the market with so many
homes that our values are going to go down. Just a
comment. And I think this project ought to go away.
MR. ARNOLD: Yes, sir, in the back.
UNIDENTIFIED MALE VOICE: Partially to that
gentleman's point, and this is to the Collier County
people, not the people that are building, because you
just want to build, build, build, build, and that's
okay.
But the impact -- the impact in our infrastructure,
our police protection, our fire protection, our health
protection, our sewage, our water issues, does the
county -- I'm not familiar with the process, but does
the county consider this, our taxes, and I guess that
would be a byproduct of those, but if they consider it,
are we expected to lose -- not get as good police
protection, not get as good fire protection, not get --
the sewage will be flowing over into our neighborhood?
I'm just very confused as to -- to his point, why
the county keeps approving this stuff when it's got to
have an impact on our infrastructure.
MR. ARNOLD: It does have an impact on the
infrastructure, and that's why the county, in all
facets, has long-range plans for their infrastructure,
and they coordinated with the planning department to
look at the future buildout conditions of the community.
So they evaluate these things on sort of a -- at
the time of zoning, but you really get into that a
little farther in the process, but there are no capacity
issues in this part of the community that we're
certainly aware of, and I don't think the county
identified any either.
Dan's not the guy. Dan's works in the planning
department, but he doesn't get a vote either.
UNIDENTIFIED MALE VOICE: (Indiscernible).
UNIDENTIFIED MALE VOICE: Please take my message
back to the county (indiscernible) that are responsible
--
(Multiple simultaneous speakers.)
UNIDENTIFIED MALE VOICE: Just to let you know,
this is audio taped. So this is something that the
planning commissioners and the board of county
commissioners can hear. So it's very important for
everybody to show up and state your cause and even, you
19
know, at the meetings. It's very important to be
involved.
UNIDENTIFIED MALE VOICE: So this is not a done
deal?
UNIDENTIFIED MALE VOICE: No.
UNIDENTIFIED MALE VOICE: No, by no means. And
this is the information meeting that the county -- it's
required to have a neighborhood information meeting so
we can hear what people have to say.
UNIDENTIFIED MALE VOICE: Good.
UNIDENTIFIED MALE VOICE: I hope they hear it.
(Multiple simultaneous speakers.)
MR. ARNOLD: And just to your point, sir, in
addition to the taxes I know you mentioned, projects
like this do pay new impact fees to pay for the impacts
on roads and sewer, water, et cetera, so we're clear.
Who hasn't had a chance to speak? Ma'am, you
haven't asked a question yet.
UNIDENTIFIED FEMALE VOICE: My question would be
how much conservation area would you leave standing,
wooded area? What about the wildlife and the wetlands
and --
MR. ARNOLD: This area on the southeast portion of
the site is where we believe is the better quality
vegetation to be retained, and it's about two and a
quarter acres, and that's what the county requires us to
retain.
UNIDENTIFIED FEMALE VOICE: Two and a quarter acres
of the 34?
MR. ARNOLD: Well, the county requires preservation
based on how much native vegetation is on site.
UNIDENTIFIED FEMALE VOICE: Right.
MR. ARNOLD: This site has a lot of non-native
vegetation that would have to be taken out with new
construction anyway. And then there have obviously been
areas that have previously been cleared.
UNIDENTIFIED FEMALE VOICE: What would be the
non-native vegetation in there?
MR. ARNOLD: Brazilian pepper, Melaleuca, things
like that, that the county requires us to move.
Anybody else that hasn't asked?
UNIDENTIFIED MALE VOICE: Yeah. You asked -- I
just have one question.
MR. ARNOLD: Okay.
UNIDENTIFIED MALE VOICE: Going back. One lady
brought up about the LASIP (indiscernible).
MR. ARNOLD: Yes.
UNIDENTIFIED MALE VOICE: I think before this
project goes up, and this is for the county, that that
LASIP project should be done.
20
You just said you're going to have to raise the
site up like you did over there on the corner. And all
that water is going into that ditch and it's going that
way, towards the projects down here.
And I think before even a tree comes down, that
project should be done by LASIP completely, and it's
flowing the right way if they're going to do it.
MR. ARNOLD: The county has been working on their
LASIP project since I've been in town and it's over 20
years. It's been a very, very long-term plan for this
part of the community.
Brent Addison in our company who's doing the
engineering design for the surface water management
system, we're limited to a certain discharge rate off of
our site, and that controlled discharge rate is
something that the county has established for each
drainage basin that we're in, and they've accommodated
that in their LASIP design, I think is a fair statement,
isn't it, Brent?
MR. ADDISON: Yes.
MR. ARNOLD: I did want to clarify one thing.
Whoever mentioned -- the lady in the back here who said
-- I think they said that we had 50-foot minimum lots
for single family.
We've actually made provisions for something to go
down to as low as 40 foot (indiscernible) for single
family. I just wanted to clarify that before I lost my
train of thought.
Yes, sir.
UNIDENTIFIED MALE VOICE: Okay. On infrastructure,
between this side of the line and Habitat, you're
looking at the possibility of having three, four, five,
six, seven, 750 more children in that particular area.
Where do they go to school?
MR. ARNOLD: Well, part of this process --
UNIDENTIFIED MALE VOICE: Can school buses actually
get out on these roads safely in the morning when
everybody is going to work and you continue all this
stuff?
MR. ARNOLD: We coordinate with the school district
and so does the county. There's a requirement. We have
to fill out paperwork. It gets sent to the school
district as part of this rezoning process, and they
evaluate the potential impacts on each of their schools
at all three levels of the school.
And as far as I'm aware, we don't have any impact
on the schools.
UNIDENTIFIED MALE VOICE: That's correct. When we
-- when we go through this process, we notify emergency
management, schools, parks, most of anything that has
21
any kind of a public facility, we comment on that. They
see that ahead of time, conservation.
So if they have any comments, they bring them over
to us and I put that in my staff report.
MR. ARNOLD: Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: How does the elevation
of this property compare with the property south of it
or east of it, I guess?
MR. ARNOLD: Brent, do you want to answer that?
MR. ADDISON: Existing?
UNIDENTIFIED FEMALE VOICE: Yeah. I mean, is it
higher?
MR. ADDISON: Well, the property south of us is the
lake, is the Cope pond.
UNIDENTIFIED FEMALE VOICE: So are you saying that
all the drainage will go into Cope pond?
MR. ADDISON: No. It actually goes into the County
Barn right-of-way as it was intended to in the LASIP
project. And we designed according to the weird that
they installed downstream.
UNIDENTIFIED FEMALE VOICE: So when they expanded
the road, you put in new drainage to take into
consideration the water flowing down County Barn towards
Rattlesnake?
MR. ADDISON: The county would have.
UNIDENTIFIED FEMALE VOICE: So I mean, it sounds
like people are worried about water and such that would
be coming down towards Whitaker.
MR. ADDISON: Right. Well, and that's what Wayne
was speaking to. There's a maximum discharge rate that
we can -- we can let flow out. We're going to -- we're
going to build lakes to hold this water back, the water
-- the increased runoff that would be generated by the
additional roads and houses and impervious area.
So the county, when they designed the road and the
drainage within the road, they assumed that that rate
was coming off of our property, that same flow rate, by
-- it's an amount of flow per acre.
So they assume that, for wherever the water flows
to, to County Barn Road, they determine where the basins
were where the water flows in.
UNIDENTIFIED FEMALE VOICE: So the seven units per
acre was factored in (indiscernible) the flow of this
project (indiscernible).
MR. ADDISON: Well, density really isn't related to
this.
MR. ARNOLD: It's not the density.
MR. ADDISON: Yeah.
MR. ARNOLD: It's based more on impervious area
calculations and discharge -- the discharge rate of
22
volume of water off any piece of property. So each
basin in the county has established a discharge rate for
that basin and they're pretty low.
UNIDENTIFIED FEMALE VOICE: (Indiscernible)
developed piece, I mean, because right now there's
nothing there. But each of the developed -- they're
looking at what it could develop into, and then they
factored that in and then they've taken into respect how
they would get rid of that water without flooding
(indiscernible).
MR. ADDISON: Right. They limit us to the
discharge rate. So we have to -- if we don't meet that
discharge rate, we have to make our lakes that much
bigger to accommodate that flow rate.
UNIDENTIFIED FEMALE VOICE: Okay.
MR. ADDISON: So we're both working on the same
assumption.
MR. ARNOLD: Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: How much construction
trucks and such are going to be on -- added to County
Barn Road?
MR. ARNOLD: That, I can't answer. I mean, it
really depends on --
UNIDENTIFIED MALE VOICE: I mean, how many, I
couldn't answer. The answer is during -- like in every
community, during the course of construction, there's
certain vehicles, there's certain types of vehicles that
come on site in order to build the infrastructure, the
roads and the sewer systems and so on.
And then, after that, the contractors that show up
to actually build the homes are the amount that are
needed for the life of the project.
So it's kind of -- if you've been watching Avalon
right now, for that type of product, there were lots of
trucks and machinery showing up to build the
infrastructure. Now there's trucks showing up to build
buildings.
And the faster we can sell them, the faster there
will be less trucks.
MR. ADDISON: And I would speak -- and I'll speak
to one of the things that would generate a lot of
traffic would be dump trucks carrying the dirt that's
going to bring in to fill the project.
Well, the good thing for you guys and for the
client is they're going to limit those amount of trucks
because they want to create the fill on site as much as
possible.
So they're going to -- the more trucks that come up
and down the road, they're going to have to pay for
every one of those trucks that come through.
23
So they're going to -- the lakes that we're going
to dig on site --
UNIDENTIFIED MALE VOICE: So we're taking Brent's
next child as payment so we don't --
MR. ADDISON: But they're going to try and get all
the fill they can off the site. So that's one way that
they will limit the amount of construction traffic that
is on the road.
UNIDENTIFIED MALE VOICE: Yes, sir.
UNIDENTIFIED FEMALE VOICE: Thank you.
UNIDENTIFIED MALE VOICE: This may not be the right
forum to bring this up, but since the traffic engineer
is here and the impact that projects like this are going
to have on traffic, are there any plans -- can you tell
us what the plans are on Davis at the entrance and exit
from Falling Waters?
MR. BANKS: From Falling Waters?
UNIDENTIFIED MALE VOICE: Yes, sir.
MR. BANKS: I couldn't really speak to what they're
going to do at Falling Waters. I know that the state
has got some resurfacing and widening projects scheduled
for Davis Boulevard, but I don't know how that would
affect Falling Waters' entrance.
UNIDENTIFIED FEMALE VOICE: Can I just address the
county?
You built -- you built County Barn without any
guardrails and without any lights. And if you're going
to increase the traffic, which is inevitable, do you
have any plans for guardrails? Because I've already
seen somebody drive into the canal.
MR. BANKS: Okay. I don't work for the county, and
so I don't want to necessarily speak --
UNIDENTIFIED FEMALE VOICE: Oh, I'm sorry.
MR. BANKS: That's okay.
UNIDENTIFIED FEMALE VOICE: (Indiscernible).
MR. ARNOLD: He's our traffic engineer.
(Multiple simultaneous speakers.)
UNIDENTIFIED FEMALE VOICE: We've got a lot of
people talking here.
They come down in the winter and that's what they
do. Those are death traps, those little lakes.
UNIDENTIFIED MALE VOICE: That would be a traffic
issue. Jim would work with our traffic engineers during
this process.
UNIDENTIFIED FEMALE VOICE: Okay.
UNIDENTIFIED MALE VOICE: And that's what we talked
about with impact fees.
So what happens is there's certain thresholds that
have to be met, and then that's where the impact fees
are given to the county, so they can pay for those kind
24
of improvements.
UNIDENTIFIED FEMALE VOICE: So based upon the
number of cars that go in, at some point, they put in
guardrails?
UNIDENTIFIED MALE VOICE: I don't know what the
formula is for (indiscernible).
MR. ARNOLD: Jim, you could probably speak
(indiscernible). The guardrails are more a function of
the slope and the distance the canal is from the travel
surface of the road.
MR. BANKS: Right. And I would say this. The
county monitors traffic levels every year. They also
monitor crash data. So what they do is they look at the
county overall, and they pinpoint what seem to be
problematic areas. And then they actually study them to
see -- so if this was a recurring situation where people
are running off the road, then they would have -- the
county is usually pretty proactive when it comes to
safety issues.
UNIDENTIFIED FEMALE VOICE: Where do I send the
pictures?
MR. BANKS: I'm not saying that nobody has not ever
ran off the road, but if it's a recurring situation,
that's when it becomes -- because we can't --
UNIDENTIFIED FEMALE VOICE: I'm just talking
realistically (indiscernible).
MR. BANKS: It's hard to build for one accident.
You want to -- if there's a pattern or a recurrent
situation.
But, yes, report it to the county. You're welcome
for those kind of comments.
But if it's a one-off incident, they're not going
to go out there and put guardrails for something that
happened five years --
UNIDENTIFIED FEMALE VOICE: Well, they're new.
MR. BANKS: Okay.
UNIDENTIFIED FEMALE VOICE: Okay. They're new.
UNIDENTIFIED MALE VOICE: Just to let you know,
because I've got to tell you my speech, and I might as
well do it right now, is all the information that comes
here, I listen to it and take notes.
Anybody can -- I leave my card up here. If you
want to e-mail me your concerns, those are things that I
can forward to the Planning Commission, the Board of
County Commissioners, or any other discipline, which is
traffic, environmental, stormwater. I can forward that
on them.
Because the (indiscernible) things that we're
talking about, we're talking about land use here. There
are other things that may -- the county might not be
25
aware of unless we hear it from you. So this is a good
forum. So if there's any issues, I'm more than happy to
forward them any information and try and resolve your
issue.
It may not have anything to do with, you know, this
project, guardrails and crashes and everything. It's
something I can forward to them.
UNIDENTIFIED FEMALE VOICE: There's obviously going
to be building and developing on our street. That's why
everything was built up like that as part of the
10-year, 15, 20-year plan. And that's fine.
But, I mean, some sense of logic with people
driving up and down that street with no lights. I mean,
I'm a little concerned, based upon the human condition
here.
So that's the only reason I'm asking.
UNIDENTIFIED FEMALE VOICE: I think
(indiscernible).
UNIDENTIFIED FEMALE VOICE: Okay.
MR. ARNOLD: Yes, sir.
UNIDENTIFIED MALE VOICE: Question. Is Avalon
going to have access -- two questions -- one, is Avalon
going to have access onto County Barn, or is that all
going onto Davis?
And, secondly, on your -- that lake on the south
side, who owns that property on the south side of the
lake and what kind of buffer is going to be between your
property and the lake?
MR. ARNOLD: The lake property is owned by Collier
County government.
UNIDENTIFIED MALE VOICE: Okay.
MR. ARNOLD: Okay. South of that is a private
project called Cope Reserve. It's a residential planned
unit development as well that was -- I did the zoning
for it several years ago now. It's been on the market.
Hasn't come to fruition, obviously, so there's
residential zoning that's in place there.
UNIDENTIFIED MALE VOICE: Okay.
MR. ARNOLD: And I don't -- the question -- I
didn't quite under the question on --
UNIDENTIFIED MALE VOICE: On Avalon, is that access
going to be on Davis or are they going to have an access
on County Barn, too?
UNIDENTIFIED MALE VOICE: Avalon (indiscernible).
UNIDENTIFIED MALE VOICE: Yeah.
UNIDENTIFIED MALE VOICE: Avalon has two entrances.
It has an entrance on Davis and it has an egress only
onto County Barn.
UNIDENTIFIED MALE VOICE: County Barn, okay.
UNIDENTIFIED MALE VOICE: And the reason for that
26
was to provide a safe environment for people to go out
to Davis and make a left turn lane at the traffic light.
So it's only one-way traffic out --
UNIDENTIFIED MALE VOICE: Okay.
UNIDENTIFIED MALE VOICE: -- for people to go
safely into town or to work or whatever, and when they
come home in the evening, everyone comes off of Davis.
UNIDENTIFIED MALE VOICE: Yeah. So the property --
the traffic would be minimal coming out of there.
UNIDENTIFIED MALE VOICE: Yes. It's only --
UNIDENTIFIED MALE VOICE: Onto County Barn.
UNIDENTIFIED MALE VOICE: It's only one way out.
UNIDENTIFIED MALE VOICE: Yeah.
UNIDENTIFIED MALE VOICE: It's not one way -- you
can't return back in that way. It's a resident exit
only off of -- onto County Barn.
UNIDENTIFIED MALE VOICE: Okay.
MR. ARNOLD: Yes, sir.
UNIDENTIFIED MALE VOICE: Right now, you're only
planning homes in that area, nothing else?
MR. ARNOLD: Residential only with our own internal
amenities. No commericial or --
UNIDENTIFIED MALE VOICE: (Indiscernible).
MR. ARNOLD: It depends on, ultimately, the kind of
--
UNIDENTIFIED MALE VOICE: You mean what kind of
amenities?
MR. ARNOLD: Yeah.
UNIDENTIFIED MALE VOICE: It would be a clubhouse,
it might be a swimming pool, it may be a little dog, you
know, gathering spot. Those things we program based
upon what kind of homes we decide to build there.
But it's internal for the residents only. It's not
a public place where people are coming. It's not
commercial in the sense of it's a public access point.
So we're not bringing traffic as a destination onto
the property. It's for the resident members only.
UNIDENTIFIED FEMALE VOICE: So it's gated?
UNIDENTIFIED MALE VOICE: Pardon me?
UNIDENTIFIED FEMALE VOICE: It's gated?
UNIDENTIFIED MALE VOICE: Yes.
MR. ARNOLD: Yes, we've planned a gated community.
Ma'am, you in the back, we haven't heard from you.
UNIDENTIFIED FEMALE VOICE: We live way down near
the other end of County Barn Road, and during season, we
often have to wait and wait and wait because there's
(indiscernible) traffic from both ways. There's no red
lights. There's no break in the traffic. And this is
only going to make it worse for us.
There's many times that we had to wait and wait and
27
wait to get out onto County Barn Road.
MR. ARNOLD: Understood. I mean, we all deal with
extra traffic.
UNIDENTIFIED FEMALE VOICE: I mean, they say they
do all these traffic counts, but it's not helping us.
MR. ARNOLD: Well, you know, we're all here and we
all suffer through season in our own way. I mean, it's
the nature of having a great high seasonal population.
UNIDENTIFIED MALE VOICE: (Indiscernible) season
(indiscernible).
UNIDENTIFIED FEMALE VOICE: Yeah.
MR. ARNOLD: Yes, sir.
UNIDENTIFIED MALE VOICE: Is the developer under
any obligation from the county or the state to designate
a percentage of these units to be affordable housing?
UNIDENTIFIED MALE VOICE: We don't have any
affordable housing planned for this community.
MR. ARNOLD: Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: I know this particular
project, you don't know, but the project at Avalon,
what's their purchase price, approximately? Do you have
an idea?
UNIDENTIFIED MALE VOICE: In 30 days, you'll know.
UNIDENTIFIED FEMALE VOICE: Oh, okay. And then can
these be purchased and rented?
UNIDENTIFIED MALE VOICE: Can -- typically, it
really depends. If we do multi-family, many times what
we do in our condominium communities is we have that
very restricted.
Typically, it's not less than 30 days and it's only
allowed three times a year. So that means so if
somebody comes down and they wanted to rent it for
season for three months, that's it. They can't rent it
anymore.
Our goal -- we don't like to be investor
communities. We like to have resident occupants in our
communities, so we make our condominium documents
restrictive for that purpose.
It's in -- we're a for-sale builder. You know,
we're not apartment developers. We like building
communities that have homes for people and not houses to
rent, if you will.
UNIDENTIFIED FEMALE VOICE: And then in 30 days,
when you know what the purchase price will be or the
selling price for Avalon, will that be kind of a general
idea what --
UNIDENTIFIED MALE VOICE: (Indiscernible).
UNIDENTIFIED FEMALE VOICE: No? It all depends on
what the market (indiscernible).
UNIDENTIFIED MALE VOICE: It's always market
28
driven. So we're going to have a grand opening in
January and you're all welcome to come, and you're all
welcome to buy.
But we set prices really very close to when we're
about to grand open. It's just the way the market
works.
UNIDENTIFIED FEMALE VOICE: Sure.
MR. ARNOLD: Yes, sir.
UNIDENTIFIED MALE VOICE: Will the granting of the
zoning, should that happen, preclude the question about
affordable housing? I've heard the gentleman say we're
waiting to see what the market's going to do.
Well, all of us that have had any dealings with
real estate realize that that can change overnight. So
--
UNIDENTIFIED MALE VOICE: I don't build affordable
housing. Let me put it that way.
UNIDENTIFIED MALE VOICE: Well, I understand that.
I'm asking, will the zoning preclude that being a
possibility?
MR. ARNOLD: Typically, I don't -- typically, the
county associates affordable housing with their
affording housing density bonus program and some of the
others that have some other incentives with it.
UNIDENTIFIED MALE VOICE: So the answer is no.
UNIDENTIFIED MALE VOICE: Our application doesn't
include the density component with -- for affordable
housing.
MR. ARNOLD: Right.
UNIDENTIFIED MALE VOICE: Say that again.
UNIDENTIFIED MALE VOICE: Our application doesn't
include --
UNIDENTIFIED MALE VOICE: Doesn't.
UNIDENTIFIED MALE VOICE: No, it does not include a
density bonus for affordable house.
UNIDENTIFIED MALE VOICE: Could the county come
back and make you designate some?
UNIDENTIFIED MALE VOICE: I don't know.
UNIDENTIFIED MALE VOICE: Well, that's the
question.
MR. ARNOLD: I mean, I guess you never say never,
but I've not experienced that in my --
UNIDENTIFIED MALE VOICE: There's a new affordable
housing study just developed in Collier County.
MR. ARNOLD: I mean, Bruce --
MR. ANDERSON: They couldn't do it after the fact.
MR. ARNOLD: Right.
UNIDENTIFIED FEMALE VOICE: (Indiscernible).
MR. ANDERSON: They can't impose a requirement like
that after the zoning has already been (indiscernible).
29
UNIDENTIFIED FEMALE VOICE: Right.
UNIDENTIFIED FEMALE VOICE: That's nice to know.
MR. ARNOLD: Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: I'm concerned about the
height. Are these condos, which I'm assuming they're
going to be because there's more money to be had
building all condos, will they be four stories high or
three?
UNIDENTIFIED FEMALE VOICE: 40 feet.
MR. ARNOLD: So I don't know. We've asked for
35-foot zoned height and a 40-foot actual height, and
the county measures those two things differently, but
the 40 feet is considered the actual top height, the
maximum height (indiscernible).
UNIDENTIFIED MALE VOICE: So the answer is, in 40
feet, you can't put a three-story product. You can only
put two-story products in order to (indiscernible).
UNIDENTIFIED MALE VOICE: (Indiscernible) visually,
you know, when you see them being built today, that's --
that's representative of Avalon, in fact, a two-story
product there.
So the answer is, in 40 feet, it would be pretty
impossible unless you were building them for very, very
small people, to get three stores in.
MR. ARNOLD: Yes, sir.
UNIDENTIFIED MALE VOICE: (Indiscernible) projects
(indiscernible).
MR. ARNOLD: The question is do you have -- does
Neal Communities have any other communities you're going
to be building in this part of the county.
UNIDENTIFIED MALE VOICE: Hopefully. To be honest
with you, we love Collier County. I'm a resident. I've
been here for 20 years myself. I've built -- I had a
previous life before Neal Communities and built
thousands and thousands of homes in Collier County in my
previous career.
So the answer is yes, we're looking all the time to
buy more properties. We have other properties up in
North Naples that we're going to be starting in the
spring, another community. So the answer is yes, we're
very committed to here.
We came here -- Mr. Neal decided to come here and I
joined him to help him start this, because, like
Sarasota, we build various -- our clientele base is very
similar that -- like the kinds of homes that we build.
So we came here because we thought our brand would
be received well. Fortunately, the answer is yes, we've
been lucky. That's why we're the fifth largest builder
now in Lee and Collier County.
So we try to do a good job. I mean, we're a family
30
business. It's our own money. We do it because we are
very proud of being builders. That's what's important
to us, and creating homes for people.
So, hopefully, more people vote with their dollars
and we'll do more communities.
MR. ARNOLD: Yes, sir.
UNIDENTIFIED MALE VOICE: According to your letter,
the property is comprised of approximately 38.6 acres,
correct?
MR. ARNOLD: That's correct.
UNIDENTIFIED MALE VOICE: Okay. You're limited to
seven residences per acre; is that correct?
MR. ARNOLD: That's correct.
UNIDENTIFIED MALE VOICE: Okay. 38.6 times seven
is 270. That doesn't take any -- into consideration
roads, lakes, preserve.
How are you going to put 270 residences on 38.6
acres?
MR. ARNOLD: The county uses a gross density
calculation. It's not a net density. So all the
property that's included in your zoning boundary is
eligible for that density consideration. Just like
wherever you live, that's exactly how it was calculated.
UNIDENTIFIED MALE VOICE: Isn't that also assuming
setback of 60-foot wide roads?
MR. ARNOLD: It assumes the development standards
that we've proposed, which, you know, in all cases, if
they end up doing a multi-family project, it may not
have platted roadways at all. They may just be internal
driveways, so they don't have the same standard.
So it's really not based on that. It's really just
a gross number that the county has established as these
gross density calculations that we use.
I saw a hand up back here. Yes, ma'am.
UNIDENTIFIED FEMALE VOICE: In all fairness to
Neal, I wanted to say that I think the development at
Avalon is going to raise our property values. So
they've done a nice job over there.
UNIDENTIFIED MALE VOICE: Thank you.
UNIDENTIFIED FEMALE VOICE: And it's a good place
(indiscernible).
UNIDENTIFIED FEMALE VOICE: (Indiscernible).
UNIDENTIFIED FEMALE VOICE: I had the opportunity
to visit Avalon and I was told they were going to start
at 270 (indiscernible).
UNIDENTIFIED MALE VOICE: Did you have an escort?
Because there's a safety issue. I want to make sure
you're not going there alone.
UNIDENTIFIED FEMALE VOICE: Yes. No, I had an
escort.
31
UNIDENTIFIED MALE VOICE: Okay.
UNIDENTIFIED FEMALE VOICE: Yes.
UNIDENTIFIED MALE VOICE: It's really important to
me. That's why --
UNIDENTIFIED FEMALE VOICE: Yes.
UNIDENTIFIED MALE VOICE: The last thing I want --
it's an active construction site, so we don't want
people coming on unescorted. I gather you're a realtor?
UNIDENTIFIED FEMALE VOICE: Yes, I am.
UNIDENTIFIED MALE VOICE: (Indiscernible).
UNIDENTIFIED FEMALE VOICE: And I'm very familiar
with your building.
UNIDENTIFIED MALE VOICE: Good.
UNIDENTIFIED FEMALE VOICE: I love The Isles, the
way The Isles came out, too.
UNIDENTIFIED MALE VOICE: Okay.
UNIDENTIFIED FEMALE VOICE: Very nice. We're just
-- I'm just speaking for everyone. I get the feeling
that everybody's afraid of losing their green space.
UNIDENTIFIED FEMALE VOICE: Yeah.
UNIDENTIFIED FEMALE VOICE: That's mostly what it
is. That's why we all came to Florida, to enjoy a
little bit of paradise.
UNIDENTIFIED FEMALE VOICE: And it's going away
quickly.
UNIDENTIFIED FEMALE VOICE: That's the main concern
here, I feel.
(Multiple simultaneous speakers.)
MR. ARNOLD: Sir, did you have your hand up? Just
a scratch? Okay. Sold.
Any other questions? Yes, sir.
UNIDENTIFIED MALE VOICE: Maybe this isn't the
right place to ask it, but this is not the only project
that's being considered by the county for development.
There's probably one on Rattlesnake Road.
And I don't think anybody -- or my question is,
where is Habitat? Is that going forward or not?
MR. ARNOLD: (Indiscernible) involved
(indiscernible).
UNIDENTIFIED MALE VOICE: And if that's in the line
of progression of other projects.
MR. ARNOLD: I don't know. None of us
(indiscernible) involved with the Habitat projects.
UNIDENTIFIED MALE VOICE: (Indiscernible).
(Multiple simultaneous speakers.)
UNIDENTIFIED FEMALE VOICE: That hasn't come before
the board yet, so that hasn't even gone to the Planning
Commission. So that's on hold for right now.
UNIDENTIFIED FEMALE VOICE: What, Habitat is?
UNIDENTIFIED FEMALE VOICE: Yeah.
32
UNIDENTIFIED MALE VOICE: That's Whitaker,
Whitaker. Not Vincent, but Whitaker.
UNIDENTIFIED FEMALE VOICE: Vincent has been
approved. The one on Whitaker hasn't gone before the
Planning Commission.
And also, you were asking these gentlemen about
knowing about things. There is a commissioner --
there's a meeting next week about the development on
Davis and Santa Barbara there. There's a big thing. I
think it's the 13th.
So that's when you have to go and really express
your concerns to the commissioners, they can't really do
anything and Dan can't, when you go to those Planning
Commissions -- Commissioner meetings and stuff, where
you express your concerns about the roads and
everything.
UNIDENTIFIED MALE VOICE: Mr. Jones, compliment the
developer and also Grady Minor for putting on an exhibit
that we can understand.
UNIDENTIFIED FEMALE VOICE: Yes.
UNIDENTIFIED MALE VOICE: It's pretty plain and
pretty clear. I appreciate that. I may have some
difficulty --
MR. ARNOLD: Good.
UNIDENTIFIED MALE VOICE: -- with some of the
issues, but it is a good presentation and it does
clarify a lot of the questions. I thank you very much.
MR. ARNOLD: Thank you.
UNIDENTIFIED MALE VOICE: Our pleasure. Thank you
for having us.
MR. ARNOLD: Just so everybody understands, if you
all are web savvy and have access to the internet, if
you go to our website, there is a link for this project.
And, Bill, it sounds like you were there and downloaded
some information.
We're going -- that information will continue to be
updated as we communicate with Collier County. So check
back. Or if you want, send Sharon, it's easier, she's
at her desk more than I am, send an e-mail if you want
to get information from us. We'll be happy to send you
any of the information we share (indiscernible). It's
--
UNIDENTIFIED FEMALE VOICE: What website?
MR. ARNOLD: At our -- just gradyminor.com website.
UNIDENTIFIED FEMALE VOICE: Gradyminor.com, and
then press the planning tab and the projects will show
up.
UNIDENTIFIED FEMALE VOICE: How do you spell Minor?
MR. ARNOLD: It's G-R-A-D-Y-M-I-N-O-R.
UNIDENTIFIED MALE VOICE: It's on your card, too.
33
MR. ARNOLD: Yeah. And Sharon has cards up here if
anybody wants to grab one that has got her personal
e-mail address on it, too.
Any other questions? Comments before we adjourn?
We're done? Okay. Thank you all very much.
UNIDENTIFIED MALE VOICE: Thank you.
(Proceedings concluded.)
34
STATE OF FLORIDA
COUNTY OF COLLIER
I, Joyce B. Howell, do hereby certify that:
1. The foregoing pages numbered 1 through 39
contain a full, true and correct transcript of
proceedings in the above-entitled matter, transcribed
by me to the best of my knowledge and ability from a
digital audio recording.
2. I am not counsel for, related to, or
employed by any of the parties in the above-entitled
cause.
3. I am not financially or otherwise
interested in the outcome of this case.
DATED: December 20, 2016
SIGNED AND CERTIFIED:
________________________
Joyce B. Howell
04/27/2017
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