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Agenda 04/14/2015 Item #16A11 4/14/2015 16.A.11. 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 for recording the final plat of Lamorada, (Application Number PL20140001720) approval of the standard form Construction and Maintenance Agreement and approval of the amount of the performance security. OBJECTIVE: To have the Board of County Commissioners(Board)approve for recording the final plat of Lamorada, a subdivision of lands located in Sections 25 and 36, Township 48 South, Range 26 East, Collier County, Florida, following the alternative procedure for approval of subdivision plats pursuant to Resolution 99-199. This procedure allows for the Board to approve the plat and associated construction documents for construction purposes and recording purposes concurrently. CONSIDERATIONS: On June 10, 2014, the Board approved a previous version of this subdivision, then called Indian Hill Estates. The developer has revised the plans resulting in a reduction of single family Lots from 260 to 233. The Development Review Division has completed the review of the construction drawings, specifications, and final plat of Lamorada. These documents are in compliance with the County Land Development Code and Chapter 177, Florida Statutes. This project is not in a PUD and is being developed utilizing Transfer of Development Rights (TDR's) credits. The attached Memorandum from the Comprehensive Planning Division verifies that the developer has sufficient TDR's for this Phase of the development. All fees have been paid. Security in the amount of 10% of the total cost of the required improvements, and 100% of the cost of any remaining improvements, together with a Construction and Maintenance Agreement for Subdivision Improvements, shall be provided and accepted by the County Manager or his designee and the County Attorney's office prior to the recording of the final plat. This procedure is in conformance with Section 10.02.04 F.2 of the Land Development Code. The Development Review Division recommends that the final plat of Lamorada be approved for recording. FISCAL IMPACT: The project cost is $7,748,069.00 (estimated)to be borne by the developer. The cost breakdown is as follows: a) Water& Sewer $3,239,316.00 b) Drainage,Paving, Grading $4,508,753.00 The Security amount, equal to 110%of the project cost, is $8,522,875.90 The County will realize revenues as follows: Fund: Growth Management Fund 131 Agency: County Manager Packet Page-303- 4/14/2015 16.A.11. Cost Center: 138327--Land Development Services Revenue generated by this project: Total: $236,067.07 The Fees are based on a construction estimate of$7,748,069.00 and were paid in May, 2006, January,2014 and October 2014. The breakdown is as follows: a) Plat Review Fee ($1,000.00+$5./ac) $ 3,625.00 b) Construction Drawing Review Fee Water& Sewer(.75%const. est.) $24,294.87 c) Drainage,Paving, Grading (.75%const. est.) $33,815.65 d) Construction Inspection Fee Water& Sewer(2.25%const. est.) $ 72,884.61 e) Drainage,Paving, Grading (2.25%const. est.) $101,446.94 GROWTH MANAGEMENT IMPACT: The developer must receive a Certificate of Adequate Public Facilities prior to the issuance of the construction plan final approval letter. LEGAL CONSIDERATIONS: This item has been approved as to form and legality, and requires a majority vote for Board approval. -SAS RECOMMENDATION: That the Board endorses staff's recommendation to approve the final plat of Lamorada (Application Number PL20140001720) for recording with the following stipulations: 1. Approve the amount of$8,522,875.90 as performance security for the required improvements;or such lesser amount based on work completed,and as is approved by the Development Review Division. 2. Approve the standard form Construction and Maintenance Agreement and direct the County Manager or his designee: a. To withhold Certificates of Occupancy until the required improvements have received preliminary acceptance. b. To delay recording of the plat until suitable security and an appropriate Construction and Maintenance Agreement is approved and accepted by the County Attorney's office and the Board or the County Manager or his designee on behalf of the Board pursuant to Section 10.02.04 F.2 of the Land Development Code. Prepared by: John Houldsworth, Senior Site Plans Reviewer, Development Review Division, Growth Management Department Attachments: 1) Location Map 2) Plat Map and 3) Opinion of Probable Cost 4) Comprehensive Planning Memo Packet Page-304- 4/14/2015 16.A.11. COLLIER COUNTY Board of County Commissioners Item Number: 16.16.A.16.A.11. 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 for recording the final plat of Lamorada, (Application Number PL20140001720) approval of the standard form Construction and Maintenance Agreement and approval of the amount of the performance security. Meeting Date: 4/14/2015 Prepared By Name: HouldsworthJohn Title: Site Plans Reviewer, Senior,Natural Resources 3/18/2015 10:41:34 AM Approved By Name: McLeanMatthew Title: Project Manager, Principal, Operations and Regulatory Management Date: 3/18/2015 2:49:44 PM Name: PuigJudy Title: Operations Analyst, Community Development&Environmental Services Date: 3/18/2015 3:43:51 PM Name: MarcellaJeanne Title: Executive Secretary, Transportation Planning Date: 3/23/2015 10:43:39 AM Name: StoneScott Title:Assistant County Attorney, CAO Land Use/Transportation Date: 3/24/2015 9:31:23 AM Name: IsacksonMark Title: Division Director-Corp Fin&Mgmt Svc, Office of Management&Budget Date: 3/24/2015 10:07:26 AM Name: KlatzkowJeff Packet Page-305- 4/14/2015 16.A.11 . Title: County Attorney, '� Date: 3/30/2015 2:50:23 PM Name: CasalanguidaNick Title: Deputy County Manager, County Managers Office Date: 3/31/2015 11:44:05 AM n Packet Page-306- 4/14/2015 16.A.11 . CD .-4 a N 4.. 8 •.I :1 S.^ 7 e: . 3 n I..r 1, s ------ --------- -- --___ .. re.x SA? I __ 1 1 9 t- ,. 0° 'el �MM11:11Y9g441[[NAND ..NS.G_ ! --- //�� i j —' i8 '' —`___.__-• L. �.,�,a au,. a. ' —_� UK o tofu, p _ L_ C°4MY 3°B V ou 6494 __ = Q:!, 1 15 yu. ..l'.S.W 4,SiOB[Nabs e . \--: S r5; 3 t G c 0 • 2.0D tart 21O7ES 4 aI4xN r[rOIES COON O4[:Cret5 CON;4[ants GOOEY rat WARS le. _ 4 Wl f Mt a WO 7 l441 $G °I 1 Ig __.____-__—__1_ BOL10534 404 BRWYYSD It o 11 1:1 i 10 41x0 IOC CtIONS 53.041.04!!4!'14'53`• a MCC.•1413 csn,xs ow 4 .N. a a uxu 4! r..reRS . um 1 toil 4 5301.014 Gott C11423 Mg e ANISINNIMNNOINUW LOCATION MAP --------- --------- --- INDIAN 11 Packet Page -307- 4/14/2015 16.A.11 . 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INDIAN HILL ts1A1 ts DATE: 10/7/14 DUE: 101:28/14 111 u Indian Hill Estate's- Engineer's Opinion of Probable Cost ENGINElERING FART 1-GENERAL -- ---ITEM _------ UNIT EST.QTY EST UNIT COST EST ITEM COST Lighting --- EA ----�—I50---------$1,500..00 $225,000.01) Landscaping LS 1 $450,000.00 $450,000.01) -- --- --~ ------ -----_--_--- F_ST'IIVI'ATI=1'O SUBTOTAL. $675,000.00 FART 2-ROADWAY ITEM UNIT EST.QTY EST UNIT COST EST ITEM COST Stabilized Suagrace 12"Ii3R 40) — -- .SY _--_-- 49,337 --- _-- $2.50 $123,342.50 Limerock Base i8"LBR 100) SY' 44,985 $9.00 $404,865.00 Asphalt Pavement(314'Type 5-3) SY' ---____ 44,849 $4,00 $179,396.00 -- --- ----------- ---- Signage and Stripping LS 11 _-$20,000.00 $20,000.00 Valley Gutter Curb _---_------ LF -_—___- 29,248 $7.00 $204,736.00 Type"F"Curb LF 1,487 $1:3.00 $19,331.00 Type"RA"CurD LF 762 $25.00 $19,050.00 5'Sidewalk SY 15,710 $ 5.00 $392,750.00 Conc uits/Road Crossings 4" ------_—_ LF ----~-4,856 ----- $13.00 $38,848.00 Lime rock Base(4"i_E3R 100) SY 15,710 $13AC $125,680,011 F)oac way Restoration--_----- __--- LF I Ei(I_—_--___—$40.0 $2,400.00 ESTIMATED SUBTOTAL $1,530,398.50 F'ART 3-DRAINAGE SYSTEM ITEM UNIT EST.QTY EST UNIT COST EST ITEM COST C.ont•ol Structure EA. $8,250.00 $8,250.00 Junc:ion Box 6' EA. 2 $6,050,00 $12,100.00 Valley Gutter Inlet ---_-- ___A__ . Throat — $212,800.0(1 Throat Inlet Type I — EA 2 $2,750,00 $5,500.00 Type"C"Inlet — — EA 39--_—__--$2,400.00 $93,600.00 Type"D"Inlet —_______ _—_—_ _--AA— ------ `�_—_ $2,400,00 $2,400.00 18"Flared End EA. 4 $1,980.00 $7,920.00 24_Flared End -----__-_ EA 7 --- 52,750.00 $19,250.0(1 30"Flared End EA. 2 _—__--$2,300.00 $6,600.00 -- -- ------------ 36"Flared End EA. 7 $.,851).00 $26,950.0(1 — 42"Flared End EA 5 -_$4,950.00^— $24,750.00 48"Flared End EA 4 $5,500.00 $22,000.00 54"Flared End EA, 2 $12,100.00 $24,200.00 Pipe,18"RCP LF __—_~_— 4,133--_-- $613.00 $272,778.00 Pipe,24"RCP _ LF --___ 4,489 ----_^$77.00 $345,653.00 F'ipe,30"RCP _------ --- LF _--_---1,685 _------_—$88.00 $148,280.00 Pipe,36"RCP ^- _--_~_ --- LF -_---- 2,314_-- $110.00 $254,540.00 Pipe,42"RCP — LF 1,273 $137.50 $175,037.50 F'ipe,48"RCP — — LF 1,335 $1913.00 $264,330.00 Pipe,54"RCI'~-~—_---_~_ —_-- _— LF 269 $264.00 (1 $71,016.0 24"E:ndwall — EA 2 52,700.00 $5,400.00 Drainage Under lmrnokalee Road - __^ LS _-- _ $ 00,000.00 $300,000.00 ESTIMATED SUBTOTAL $2,303,354.50 Packet Page-323- 4/14/2015 16.A.11 . PART 4-POTABLE WATER rITEM — — UNIT EST' 6YrY EST UNIT COST EST ITEM COST a"��c-c-900 t-------•- � 15,692--- �-----------s.3c D� Q47e,7so.oc� W 19"Steel Casinc t_F 120 _ _ $130.00 $15,600.0C 8"Gate Valve EA — — 33 $1,650.00 — $54,450.0C Single Water Service EA 50 $700.00 $35,000.00 Double Water Service EA 87 $800.03 $69,600.0C Connect to Existing B"V✓ater Main EA 4 $3,850.00 $15,400.00, Automatic Flushing Devic. EA 5 $5,050.00 $30,250.0C Sampling Point(Permanent) EA 5 $1,650.00 $8,250.0C Sampling Point(Temporary) EA 14 $400:00 $5,600.00 Hydrant Assembly w/'Valve EA 37 $5,500.00 $203,500.0C Hydrant Assembly wdValve i,Relocate) EA 2 $2,750.33 $5,500.0C ESTIMATED SUBTOTAL $913,910.0C PART.5-IRRIGATION WATER ITEM UNIT EST.QTY EST UNIT COST EST ITEM COST 4'PVC-C-90C Li' 9,322 $20.00 $186,440.0C 6'PVC-C-900 LF 4,723 $25.03 $118,075.00 Blow-off EA __-- 9 $6,050.30 $54,450.00 6'Gate Valve EA 15 $1,400.00 $21,000.00 4'Gate Valve EA 9 $1,0(1.03 $10,800.0C Single Irrigation Service EA 222 $,00.00 $155,400.0C Irrigation Well EA 1 $10,000.03 $10,000.0C -- ------------- - --------------- - ESTIMATED SUBTOTAL $556,165.0C PART 6-SANITARY SEWER ITEM UNIT EST.QTY EST UNIT COST EST ITEM COST 8'PVC-SDR.26 1_I° 12,146 550.00 $607,400.00 4 Sanitary Manhole EA 55 $5,000.00 $275,000.0(. 2"PE SDR11 Force Main-- - L( --4--------__-1.440 ---- $10.00 $14,400.00 4'PVC-C-900!Force Main LF I 878 515.00 $13,170.00 6'PVC-C-900 Force Main I_F 1$39 519.00 $36,841.00 4'Plug Valve EA 2 $1,650.00 $3,300.00 6'Plug Valve EA 1 $2,200.00 $2,200.00 Air Release Valves EA 3 $6,600.00 $19,800.00 Single Sewer Service EA 24 5495.00 $16,830.00 Couble Sewer Service EA 9.6 — — 5600.00 $57,600.00 Connection to Existing Force Main EA 2 $3,850.00 $7,700.00 Lift Station#1 EA 1 $440,000.00 $440,000.00, Lift Sation#2 EA -_------ 1 $275,000.00 $275,000.00 -- - — ,‘\1,1.1111UI1/1��� -_-- -------- [ESTIMATED [SUBTOTAL. $1,769,241.00 <''> .4 F ",`.. VVW•'%i,' ESTIMATED TOTAL. $7,748,069.00 i0 6 E' �< r ∎i! ,c - lk 'd1.7./ (Sv ,,> > � • P -- 4` I, ��Q' *, C)c Z -- r, ,' �/ /i7 %' �' t o ''. , ' / /4,' '404PISIrOj NO, /arEd R. 5r own, P.E. Packet Page -324- 4/14/2015 16.A.11 . Co e-la o->r�lc i t Growth Management Department Zoning Division Comprehensive Planning Section MEMORANDUM To: John Houldsworth, Senior Site Plans Reviewer Development Review Division, Plat and Plan Review Section From: Marcia R. Kendall, Senior Planner, Zoning Division Comprehensive Planning Section Date: March 18, 2015 Subject: Future Land Use Element(FLUE) Consistency Review (3rd Memo) d Memo) PETITION NUMBER: PPLA-PL20140001720-Rev.4 PETITION NAME: LaMorada(FKA Indian Hill Estates) REQUEST: Amendment to the unrecorded Indian Hill Estates plat (AR-9784) to change the name, reduce the number of single family lots from 260 to 233 while maintaining the total dwelling unit count at 388, revise lake banks, add roundabout, add guard house,phase construction and other minor changes. LOCATION: The subject property is located on the south side of Immokalee Road (CR 846), approximately one mile east of Collier Boulevard(CR951), in Sections 25 and 26, Township 48 South, Range 26 East, consisting of 525± acres. COMPREHENSIVE PLANNING COMMENTS: The proposed development is designated Agricultural/Rural, Rural Fringe Mixed Use District(RFMUD)—Receiving Lands, as depicted on the Future Land Use Map (FLUM) of the Collier County Growth Management Plan. The Future Land Use Element (FLUE) contains specific requirements applicable to Receiving Lands; requirements applicable to residential development shown in bold type and staff analysis and comments are shown in[bracketed italic type]), as previously provided in review 2006-AR-9784, Rev. 11,per PL20130001694, (Rev 1 of this PL#was not provided). A) Receiving Lands: 1. Maximum Density: The base residential density allowable for designated Receiving Lands is one (1) unit per five(5) gross acres(0.2 dwelling units per acre). The maximum density achievable in Receiving Lands through the TDR [transfer of development rights] process is one (1) dwelling unit per acre. This maximum density is exclusive of the Density Blending provisions. Dwelling units may only be transferred into Receiving Lands in whole unit increments (fractional transfers are prohibited). Once the maximum density is achieved through the use of TDRs,additional density may be achieved as follows: a) A density bonus of no more than 10% of the maximum density per acre shall be allowed for each additional acre of native vegetation preserved exceeding the minimum preservation requirements set forth in Policy 6.1.2 of the CCME(Conservation and Coastal Management Element). Packet Page-325- 4/14/2015 16.A.11 . b) A density bonus of no more than 10% of the maximum density per acre shall be allowed as provided in Policy 6.2.5(6) (b) of the CCME. [The subject site comprises±525 acres thus is eligible for a maximum of 525 dwelling units. Zoning Data Sheet 1 of 4 for this phased submittal indicates this LaMorada Plat proposes a maximum allowance for 388 dwelling units total yielding a density of 0.74 dwelling units per acre (DU/A). Density blending provisions are not applicable to the subject property and density bonuses per CCME policies are not proposed. Zoning Data Sheet 1 indicates the density derivation for the 388 total units proposed in this plat as 105 base density units (525 acres total divided by 1 DU/5A = 105) and 283 TDR credits. Zoning Data Sheets 1 and 2, as well as Plat sheets, depict 233 single family lots and five Future Development tracts; these tracts will accommodate exactly 155 unspecified DUs (233 + 155 =388 total DUs). Regarding derivation of severed TDR credits, Zoning Data Sheet 1: identifies numerous RFMUD Sending Lands parcels totaling 572.53 acres;and, indicates TDR severances from these Sending Lands as 114.71 base TDR credits, 114.71 early entry bonus TDR credits, 32 restoration and maintenance bonus credits, and 32 conveyance bonus credits—for a total of 293.42 TDR credits (in excess of the 283 TDR credits needed for the LaMorada Plat). Staff has verified the severance and certificates issued on October 10, 2013, March 26, 2014 and July 14, 2014. [Note: For the seven Sending Lands parcels less than 5 acres, documentation provided shows the parcels as legal nonconforming parcels, verified by staff For TDR credit calculations, legal nonconforming parcels have been calculated separately to show 1 TDR credit per parcel. The acreage of all other (conforming)parcels was aggregated then that sum divided by 5 (acres) to determine eligible TDR credits] Regarding derivation of redeemed TDR credits, Zoning Data Sheet 1 shows 277.36 TDR credits have been redeemed for this plat of the 283 TDR credits needed; an additional 5.64 TDR credits will need to be redeemed before the total of 388 DUs can be developed. Zoning Data Sheet 1 also shows that 16.06 TDR credits are pending; when added to the 277.36 TDR credits already redeemed, this sums to 293.42 units, an excess of 10.42 TDR credits beyond the 283 credits needed. These excess credits may be redeemed for use at any qualing receiving area. Zoning Data Sheet 1 indicates how the density needed for the 233 single family lots is derived- 70 base density units and 163 base and bonus TDR credits (70 + 163 = 233 dwelling units). Density for the balance (155 unspecified DUs) of the LaMorada Plat would be derived,from 35 base density units and 120 TDR credits. The petitioner has submitted completed TDR Transfer Application PL20140000861 and Redemption Application PL20140000863 for the 277.36 base and bonus TDR credits, and PL20140001334 for 14 credits severed but not yet redeemed. For this and all future projects within the confines of this total 525-acre project, the petitioner has included, on Zoning Data Sheet 1, an allocation table to track the assignment of base density entitlements and TDR credits with respect to each individual plat or site development plan. It should be further noted that due to an error in credits previously issued, an additional 2.06 credits are now included(issued)but are yet to be redeemed] 2. Clustering: Where the transfer of development rights is employed to increase residential density within Receiving Lands,such residential development shall be clustered in accordance with the following provisions: a) Consistent with the provisions of the Potable Water and Sanitary Sewer Sub-elements of this Plan, central water and sewer shall be extended to the project. Where County sewer or water services may not be available concurrent with development in Receiving Lands, interim private water and sewer facilities may be approved. [The site is served by County utilities.] b) The maximum lot size allowable for a single-family detached dwelling unit is one acre. [Zoning Data Sheet 2 of 4 lists the lot size of all 233 lots, and shows all lots are less than 1 acre] c) The clustered development shall be located on the site so as to provide to the greatest degree practicable: protection for listed species habitat; preservation of the highest quality native vegetation; connectivity to adjacent natural reservations or preservation areas on adjacent developments; and, creation,maintenance or enhancement of wildlife corridors. [Comprehensive Planning staff defers this determination to Environmental Planning staff] 2 Packet Page-326- 4/14/2015 16.A.11 . 3. Minimum Project Size: The minimum project size required in order to receive transferred dwelling units is 40 contiguous acres.[LaMorada comprises±525 acres.] 4. Emergency Preparedness: b) Applicants for new developments proposed for Receiving Lands shall work with the Florida Division of Forestry, Collier County Emergency Management staff, and the Managers of any adjacent or nearby public lands, to develop a Wildfire Prevention and Mitigation Plan that will reduce the likelihood of threat to life and property from wildfires. This plan will address, at a minimum: project structural design; the use of materials and location of structures so as to reduce wildfire threat; firebreaks and buffers; water features; and, the impacts of prescribed burning on adjacent or nearby lands. [The Petitioner has previously submitted a Wildfire Prevention and Mitigation Plan and evidence it has been approved by the Florida Forestry Service (4/18/14 email from Jared Brown of Johnson Engineering to Marcia Kendall of Collier County Planning & Zoning Dept. that includes email string between Jared Brown and Heather L. Ferrand of Florida Forestry Service)] 5. Allowable Uses: Uses within Receiving Lands are limited to the following: (Note - Staff has only assessed uses applicable to this project.) b) Single-family residential dwelling units... k) Golf courses or driving ranges,subject to the following standards: v) Parks, open space,and recreational uses. [The proposed plat includes single family lots, and several preserves, lakes and other open space. The existing golf course pre-dates the RFMUD therefore is exempt from the specific requirements in the RFMUD.] 7. Open Space and Native Vegetation Preservation Requirements: a) Usable Open Space: Within Receiving Lands projects greater than 40 acres in size shall provide a minimum of 70% usable open space. Usable Open Space includes active or passive recreation areas such as parks,playgrounds,golf courses,waterways,lakes, nature trails,and other similar open spaces. Usable Open Space shall also include areas set aside for conservation or preservation of native vegetation and landscape areas. Open water beyond the perimeter of the site,street right-of-way,except where dedicated or donated for public uses,driveways,off-street parking and loading areas, shall not be counted towards required Usable Open Space. [The subject site contains ±525 acres, yielding a usable open space requirement of 367.5 acres (525 acres x 70%). The Open Space Summary Table on Zoning Data Sheet 1 indicates 376.55 acres of usable open space are provided.] [Note: the open space summary associated to this PPL for LaMorada has been revised to reflect the open space in the SDP's for Frangipani Circle (PL20140001723)and the Amenity Center(PL20150000030)]. It is acknowledged that the "Other Open Space"acreage figure in Tract FD-5 cannot be depicted; this acreage will be verified during review of future PPL or SDP submittals for that tract.)All "Usable Open Space"figures on the Zoning Data Sheets are consistent with acreage figures on the plat. b) Native Vegetation Preservation: Native vegetation shall be preserved as set forth in CCME Policy 6.1.2. [Comprehensive Planning staff defers review of this criterion to Environmental Planning staff.] Based on the above analysis, staff finds this petition to be consistent with the Future Land Use Element of the Growth Management Plan. cc: Michael Bosi,AICP,Director,Zoning Division David Weeks,AICP,GMP Manager,Zoning Division, Comprehensive Planning Section Raymond V.Bellows,Manager,Zoning Division,Zoning Services Section CD/FLUE file 3 Packet Page-327-