Agenda 02/13/2018 Item #17B02/13/2018
EXECUTIVE SUMMARY
This item requires that ex parte disclosure be provided by the 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 No. 2004-41, as amended, the Collier County Land
Development Code, which established the comprehensive zoning regulations for the unincorporated
area of Collier County, Florida by amending the appropriate zoning atlas map or maps by changing
the zoning classification of the herein described real property from a Mobile Home (MH) zoning
district to a Residential Planned Unit Development (RPUD) zoning district for the project known as
the Antilles RPUD to allow development of up to 212 multi-family dwelling units or 138 single-
family dwelling units on property located east of SR 951 on Port Au Prince Road, in Section 15,
Township 51 South, Range 26 East, Collier County, Florida, consisting of 43.77+/- acres; and by
providing an effective date. [PUDZ-PL20150001459]
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, render a decision regarding this rezoning petition, 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 east of SR 951 on Port Au Prince Road, in Section
15, Township 51 South, Range 26 East, Collier County, Florida, consisting of 43.77+/- acres. The
petitioner is requesting that the Collier County Planning Commission (CCPC) consider an application to
rezone property from a Mobile Home (MH) zoning district to a Residential Planned Unit Development
(RPUD) zoning district.
FISCAL IMPACT: 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 fe es 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: The subject property is designated Urban, Urban Mixed Use
District, Urban Coastal Fringe Subdistrict and is within the Coastal High Hazard Area (CHHA), as
depicted on the Future Land Use Map (FLUM) and in the Future Land Use Element (FLUE) of the GMP.
Relevant to this petition, this designation allows residential development (variety of unit types), including
associated accessory recreational uses and open space uses, which are the uses proposed in this PUD.
The FLUE consistency review provides a more comprehensive analysis of how the proposed project is
consistent with the relative objectives and policies of the GMP. In short, the proposed RPUD may be
deemed consistent with the FLUE.
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 2016
Annual Update and Inventory Reports (AUIR).
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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 appro ve
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 2016 Annual Update and Inventory
Report (AUIR). The Traffic Impact Statement (TIS) submitted in the application indicates that the
proposed residential development will generate approximately 140 PM peak hour two-way trips which
represents a reduction of approximately 43 PM peak hour two-way trips from the currently approved
mobile home development. Staff also reviewed the recently approved 2017 AUIR as part of this staff
report. 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 AUIR
Remaining
Capacity
2017 AUIR
Remaining
Capacity
Collier
Boulevard
Manatee Road
to Mainsail
Drive
D 2,200/North 536 427
Collier
Boulevard
Mainsail Drive
to Marco Island
Bridge
C 2,200/North 609 499 Note:
LOS D
Based on the 2016 and 2017 AUIR, the adjacent roadway network has sufficient capacity to
accommodate the proposed new trips for the amended project within the 5-year planning period.
Therefore, the subject rezoning can be found consistent with Policy 5.1 of the Transportation Element of
the GMP.
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Conservation and Coastal Management Element (CCME): Environmental review staff found this
project to be consistent with the Conservation & Coastal Management Element (CCME). A minimum of
4.04 acres of the existing native vegetation shall be placed under preserva tion and dedicated to Collier
County. The Project’s current Master Plan proposes a 5.04± acre preserve area.
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.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
heard petition PUDZ-PL20150001459 on December 21, 2017, and by a vote of 5 to 0 (Commissioner
Strain was absent when the vote was taken) recommended to forward this petition to the Board with a
recommendation of approval. The CCPC approval recommendation was unanimous. The CCPC also sat
as the Environmental Advisory Council (EAC) and recommended approval with a vote of 5 to 0.
Moreover, there were letters of opposition submitted with this petition; however, these issues were
resolved at the CCPC meeting. As such, this petition will be placed on Summary Agenda.
LEGAL CONSIDERATIONS: This is a site-specific rezone from a Mobile Home (MH) Zoning District
to a Residential Planned Unit Development (RPUD) Zoning District for a project to be known as the
Antilles RPUD. The burden falls upon the applicant to prove that the proposed rezone is consistent with
all the criteria set forth below. The burden then shifts to the Board of County Commissioners (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.
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.
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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…)
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
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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.
(HFAC)
RECOMMENDATION: Staff concurs with the recommendation of the CCPC, which is reflected in the
attached Ordinance and recommends that the Board approve the applicant’s request to rezone to the
RPUD zoning district.
Prepared by: Timothy Finn, AICP, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Staff Report-PUDZ-PL20150001459-The Antilles RPUD (PDF)
2. Attachment A- Proposed Ordinance-PUDZ-PL20150001459-The Antilles RPUD (PDF)
3. [Linked] Attachment B-NIM Materials-PUDZ-PL20150001459-The Antilles RPUD (PDF)
4. [Linked] Attachment C-Correspondence-PUDZ-PL20150001459-The Antilles RPUD (PDF)
5. [Linked] Application-PUDZ-PL20150001459-The Antilles RPUD-2017-12-21 Mtg (PDF)
6. Legal Ad - Agenda ID 4472 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.B
Doc ID: 4472
Item Summary: This item requires that ex parte disclosure be provided by the 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 No. 2004-41, as amended, the Collier
County Land Development Code, which established the comprehensive zoning regulations for the
unincorporated area of Collier County, Florida by amending the appropriate zoning atlas map or maps by
changing the zoning classification of the herein described real property from a Mobile Home (MH)
zoning district to a Residential Planned Unit Development (RPUD) zoning district for the project known
as the Antilles RPUD to allow development of up to 212 multi-family dwelling units or 138 single-family
dwelling units on property located east of SR 951 on Port Au Prince Road, in Section 15, Township 51
South, Range 26 East, Collier County, Florida, consisting of 43.77+/- acres; and by providing an effective
date. [PUDZ-PL20150001459]
Meeting Date: 02/13/2018
Prepared by:
Title: – Zoning
Name: Tim Finn
01/09/2018 1:57 PM
Submitted by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
01/09/2018 1:57 PM
Approved By:
Review:
Zoning Ray Bellows Additional Reviewer Completed 01/16/2018 10:19 AM
Zoning Michael Bosi Additional Reviewer Completed 01/16/2018 10:46 AM
Growth Management Department Judy Puig Level 1 Reviewer Completed 01/16/2018 1:50 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 01/22/2018 2:38 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 01/22/2018 4:14 PM
Growth Management Department James French Deputy Department Head Review Completed 01/23/2018 2:55 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 01/24/2018 8:59 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 01/24/2018 11:20 AM
Budget and Management Office Mark Isackson Additional Reviewer Completed 01/26/2018 9:06 AM
County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 01/31/2018 11:19 AM
Board of County Commissioners MaryJo Brock Meeting Pending 02/13/2018 9:00 AM
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Attachment B
The Antilles Neighborhood Information Meeting
Date: May 10, 2016
Time: 5:30pm
Location: South Regional Library Meeting Room
Patrick Vanasse, Director of Community Development of RWA began the NIM meeting at 5:30pm
Patrick introduced himself and the owner of the property. Patrick went over how the developer builds
quality projects and prides themselves on being good neighbors and good stewards of the community. He
then turned over the mic to Ted with JMD
Ted started by stating what the company name JMD stands for which is Jason Matt & Dennis. Jason, Matt
& Dennis are brothers-in-law who have been working out of the Iowa area for years. Jason has built
residential houses, retail & commercial. Dennis has built residential, commercial, & retail. Dennis is a
farmer by birth and a land steward by trade. He strives to make things work well in neighborhoods and
includes quality in everything he does.
Patrick added — some of you may know Dennis as the Marco Island resident who had a horse in the
Kentucky Derby over the weekend.
One of the things that happened recently was miscommunication btw owner & management re:
landscape buffer. Ted met with Phil from the Fiddler's Creek Homeowners Association this morning about
the trees that were cut and we have the start of a final resolution. We hope to resolve the situation in the
next few weeks.
Project Details:
Located at the end of Port Au Prince Rd, South of the intersection of 951 & 41.
Project is located on approximately 43 acres
Project has had different names over the years
Originally platted as mobile home
Named Stillwater Bay, then Diamond Shores, currently called The Antilles
It was a mobile home park that fell on hard times, dilapidated and in bad shape
Dennis was aware of the opportunity project for sale
Marco resident who loves the area and wants to put in a quality community to be of a benefit to the area
Something compatible with Fiddler's Creek
We had scenarios shown the current condition of the site. The site was well known by law enforcement.
Hopefully when the sheriffs have to visit in the future it's for friendly patrol. Our client likes to do quality
projects and projects he sees as assets to the community.
Patrick showed renderings from the architect
Site will have one central amenity center overlooking a central lake
Units proposed are multifamily flat over flat, 2 story over parking
Max height is 2 stories over parking
The reason for doing these is we wantto provide quality product with higher end finishes at a certain price
point with private elevators
Parking under building allows for less impervious and more greenery as well as amenities
Jim Allen architect — Theme would be Caribbean, soft blues yellows peaches. Each building will have its
own color.
Buildings will be parking below, gives each owner a garage and 1 handicapped space
12 units total with 3 elevators
Each floor unit has its own elevators
Gave us a lot more green space by having the parking under buildings
Height right below 40'
Pitch is to avoid extra 7' of height
Eric Johnson planner for county explained process
This neighborhood information meeting is the V of 3 meetings
Best time for public to engage with the developer, staffs role is to be neutral and review documentation,
staff will make a recommendation at some process of approval or denial
Project will move to CCPC who will make recommendation to BOCC
Ultimate decision will be made by BOCC to rezone from mobile home
Eric offered business card and email address ericiohnson@colliergov.net phone 239-252-2931
Emails will become part of the record included to the Board
Eric can provide LDC standards for mobile home park as well as list of permitted uses for mobile home
park
We are here for a NIM as part of the zoning process as required by the County. We see it as a opportunity
to get to know residents
Mobile home zoning allows up to 7.36 units per acre max density is 317 units
We are asking for a lower density of 6.39 units per acre
We are asking for a maximum of 280 multifamily units or 138 single-family units
Single family homes provide more trips usually larger households with more vehicles that's why we're
asking for less single family than multifamily.
Project will have its own water management system within Collier County Code & Comp Plan and abide
by state & federal rules.
Compared to what is allowed by right with current zoning our project is a much higher quality project and
a decrease in overall trips, decrease in water/sewer demands on county facilities.
Patrick went over the master plan. Access will be on port au prince — controlled access project.
Over 6 acres or preserve which exceeds what's required by code, central lake is existing.
We tried to work with existing conditions onsite.
Project will have a network of sidewalks and pathways common architectural theme, common signage,
amenities for residents, and access controls.
Development standards — when we submit for PUD we have to identify setbacks and other standards.
Ours are consistent with most residential projects. We are asking for multiple product types. Our
engineering submittal includes 2 story over parking. Anything we submit to County is public record.
Q&A
What's the resolution to the trees that were cut? (Multiple Attendees Inquired)
We are going to agree to pay to repair the fence and pay for the removal of the fiscus and we are talking
about the replacement plant. We will keep talking until we figure out which plant we will incorporate in
the required buffer. The trees are going to go in as soon as we find the right trees to replace. (PV)
Are they going to take out the ones they chopped off?
Yes. (PV)
Phil Roman, Fiddler's Creek
Concern — Mistakenly cut trees along the fence line on Mulberry. Concerned about line of sight. Were
all used to looking over and seeing trees. We don't want to look at a wall. We think were going to reach
a big settlement on replacing the trees. We are going to replace the trees as soon as we can find
someone to plant. We are looking for the largest live oak trees we can find to plant on the inside of the
fence line. We're doing it before the developer reaches an agreement. The question is who will pay for
it? The plans I saw showed a layout of buildings all along the perimeter with another inner ring. Have
you had any line of sight studies on mulberry to look over the proposed buffer to a 40 feet buildings?
We will have that prior to engineering. Our intent is to provide enough vegetation buffer after a 3 -year
period while vegetation matures. We are hoping that any buildings are hidden by enough vegetation. So
were working with a landscape architect. The landscape architect is looking to see how this can be done.
We will be going back to you and see if it's something everyone things is a good idea. (PV)
Phil Roman, Fiddler's Creek
It would be very fruitful if that can come back to the residents before the CCPC. If you get the info to
the management company, they will make sure that information gets distributed. Also, you have a
proposed recreation facility. It shows a pool and pickleball courts. I would be concerned with loud
noises and amplified sound after 6pm.
One of the things I want to point out is the location of the recreational area. We located it there
intentionally away from the boundaries and as far from adjacent properties as possible. The separation is
significant. I think your concern about limiting amplified sound —we will look into that. (PV)
Bob Shager, Pres Bent Creek
What are your present setbacks from our boundaries to what your setback will be at?
You're only talking mulberry, there are 3 other communities. Let's not concentrate 100% on mulberry
please talk about all 4 in your answer.
We have setback requirements within our PUD which is measured by our outward boundary. It also
measures the distance between our buildings and the closest buildings. I believe the closest any of our
buildings would be from a residence on the south side is around 80 feet. We are going to have a required
15 -foot buffer on our side and you will have a buffer on your side. We are going to enhance that buffer
and do something greater than code minimum. With regards to the setbacks within the PUD as I
mentioned we have outward boundary, 15 -foot buffer, setback measured from that 15 foot buffer.
Minimum is 10ft. the closest from the boundary would be at least 25 feet. (PV)
Bob Ravel, Mulberry Ln, Fiddler's Creek
What's the average square foot per unit and price per square foot?
The average is 1,600 square foot under air conditioning / 2,000 overall square foot with an average price
point of $425,000 each unit. (Ted)
With regards to finances and every developer wants to make money with their project, this will be at
market rate. One of the reasons for the design is it's our understanding if we can provide a unit that is one
story flat over flat we can get higher price points than a coach home model. We came up with this design
to get higher prices. (PV)
Joe Farinas 479 Bent Creek Way
We loved the back of our lanai is vacant and then a fence & trees. I hear there will be 2 story buildings.
I don't want to see those big buildings. Why aren't we talking about single family homes instead of big
units?
Land prices in Collier county are pretty significant. Our client needs a pretty density to make a project
work. At the price he paid for the land a single family product just doesn't work. We believe what they are
presenting is a much better condition than what you currently have next door. It will really clean up the
area. We hope with this discussion & property landscaping & separation you will enjoy what you see from
your lanai. (PV)
Joe Smith Mulberry Lane
Density in coastal high hazard area is 3 units per acre. The neighboring PUD (Fiddler's Creek) is less than
4 units / acre. This is authorized under current zoning at 7.26 units per acre. Please describe that by
right you are authorized that density. Please explain why you will be at 6.39. that is not zoning by right,
the county commissioners have no legal responsibility or authority to grant you that density. Please
explain the whole density process.
We sat down with staff when we initially started this project. What the gentleman described is when you
go in for a rezone you need to be within the comp plan. The comp plan allows 4 units per acre. Given we
are in a coastal high hazard area and there are evacuation concerns we're at 3 units per acre. If we were
coming in on a property that wasn't zoned mobile home that would be 3 units per acre or less. However,
Collier County respects private property rights. The zoning was in place before the comp plan was in place.
What the comp plan does is finds existing zoning compliant by policy. The Board of County Commissioner's
wanted to make sure they didn't take people's property rights away. They wanted to respect property
rights that's why they put the clause in the comp plan. The property & zoning is grandfathered. If we were
not asking for a rezone we have the ability to put mobile homes or modular prefabricated homes. That
does not require us to put in a rezone. We can go straight to an admin staff review with no public hearing.
We would try and max our site and the max we could get by code right now is 7.26 units per acre. We are
asking for a rezone to ask for more than 4 because there is a policy for grandfathered zoning. We would
like to encourage people to do away with mobile homes and housing that might be too safe with regards
to hurricanes. We would like to encourage people to redevelop those sites. There is a policy that says if
you redevelop this site with conventional housing and demonstrate your project is no more intense than
what the base zoning allows (trips generated, impacts to water, sewer, and parks), then you can ask for
greater than 4 units per acre and no more than 7.26. we are asking for less than 7.26, the comp plan has
found us compliant with that regulation. (PV)
You initiated these units will be 40 feet height. What is the max height permitted in the current PUD?
The max height on the development standards table is 42 ft. (PV)
As far as density, you're asking for a change of zoning. Is there some other method than a change of
zoning — question to Eric Johnson. Is there any way to lock in what is propose to the change of zoning?
Can they do more than they are telling us here if the zoning is changed?
The developer is proposing a RPUD this is going to be a district to itself. The developer proposing land
development standards with mini setbacks, height. If the project is approved whatever is indicated in the
PUD Document. If that is approved that will be what they are restricted to develop (EJ)
Can the PUD document be sent out to everyone? Can the site plan be sent out?
The PUD is a public record everyone can have access to it. Right now, it's not in its final state because we
are still undergoing review. I don't know when the timing is best. We can provide it to the association.
The applications are significant. I don't think we can send everything out but we can send the master plan
and development standards. Hard copies are at the county for everyone to review I believe. (PV)
Jim Robertson, Chairman, Fiddler's Development District #2
Letter sent from district manager regarding opposition to any multilevel multifamily products. We are
going to take that concern to the CCPC and Board of County Commissioners if necessary.
Scott Davis, resident homeowner
Regarding the buffer. Is that something done in the very beginning of the project? The existing mobile
home court, 1 think a lot of people didn't know the mobile home court is there. It was unobtrusive to
us because the 40ft buildings weren't there. If you go to North Naples, you have height density and
downtown you have the old decent sized buildings. Bayshore has small bungalows and Lely has
hundreds of acres with similar types of homes. Other districts say why don't you do it like Naples. This
is not like our neighborhood, its different. It doesn't seem like its similar to the rest of Naples, not
homogenous.
Resident from Mobile Home Park
Lived there 32 years. 1 have concerns about all the traffic & trucks bringing in construction. What is the
impact to our mobile home park?
I'm not a trans expert. Our Traffic Impact Statement demonstrates that our number of trips from this
project will be less than approved / defunct mobile home park. I think your other concern is about
construction trucks. The requirements with regards to how these things occur is not my expertise. You
can look into it with our transportation expert. I can say overall from a trip standpoint once built our Traffic
Impact Statement shows the trips go down. (PV)
We have children.
I understand you want them to be safe and it's important to take precautions. (PV)
Tara from Terry Oaks
I don't understand the technical talks. I bought my home 5.5 years ago. I know overall Fiddler's Creek
has appreciated a lot. I am very concerned about what is going on. We have all worked hard to see an
image of Fiddler's Creek change. I know a lot of us view it as south Naples not east Naples. East Naples
has a negative connotation. I really believe fiddlers creek is more upscale. We are not bringing in
anything upscale as far as restaurants but prices are going up in our community. What is this going to
do to house values? I am hearing $425k, who will pay for this? I have a friend whose mother lives on
the east coast, they want to rent something for 3 months for $1,500. You cannot find something in
Naples to rent for $1,500 seasonally but you can get annual rentals in Fiddler's Creek in Naples. Are the
new owners going to get someone in to lease the units for $700 per month? Simple question is are they
going to stay in it or lease it out?
These are market rate units being sold, just like the units in Fiddler's Creek. If people decide to rent them
or do seasonal rentals, that's not something we control. (PV)
Deer Crossing Resident
The residential density, I have been in real estate for 26 years. Your values could drop if we are seeing
4 story buildings. We're going to lose value on that side of Fiddler's Creek. Why are you doing this?
I'm not an appraiser or expert. We are proposing two stories over parking. I believe someone said four
stories I am correcting that. With regards to values I cannot comment on that, I am not an expert. The
only person who can provide an opinion is an expert appraiser. (PV)
Jack Roney, Mulberry Lane
Earlier you were talking about trees and 3 years, lighting, solutions to prevent lighting. What happens
3 years down the road the trees don't fill out. What's your plan? What guarantees do we have?
With regards to these issues, this is a work in progress. We are working through that. We are here tonight
to address your comments and concerns. I don't know at this point what I can tell you other than we can
give you a clear commitment we are going to work with your HOA to come up with something acceptable.
As soon as we get the proper permits in place we can start a buffer before any construction occurs so we
can have mature trees as soon as possible. (PV)
Sharon Harmon
You are applying for a variance from the County. Does the county have the right to change the setback
lines?
The setbacks apply to the entire community. We are defining what the standards are. Once the PUD is
approved then we set up the zoning requirements. The PUD can be approved the way it is with some
changes. At their discretion, the Board of County Commissioners can ask for changes. Typically to change
any setbacks you must go through a public hearing process again. (PV)
Jen from Fiddlers Creek
Mobile Home density is 7.26 units per acre and someone else said density is 4. What are the legal
ramifications of the density argument?
It's not an easy answer in that a lot of LDC are complicated. Just to clarify the way we calculate density is
the number of units divided by gross acreage. That's the way the code in the comp plan calculates it. We
understand there are other factors like height restrictions, setbacks and separation requirements. Purely
from a density standpoint consistently throughout county the densities are calculated the same.
If the standard in the County is a base of 4 what allows us to ask for 6?
The reason as I explained it is the project had mobile home zoning prior to the laws being created. The
zoning already existed. In regards to property rights, that is grandfathered in; that allows us to ask for
more than the 4. (PV)
Dave Yates, Mulberry HOA VP
Correct a couple of things. 1 have lived in Mulberry 15 years. I've never had a problem with the mobile
homes. I don't understand why we're talking about improving the area. How is that improving the area?
The Mulberry Board of Directors voted that if you're going to change it make it single family homes.
Fiddler's Creek doesn't have any 3 story buildings. What you are proposing is not like Fiddler's Creek.
Surrounding it is 3 communities with single family homes. I don't understand why condos have less
traffic than single family homes. The board voted they would like single family homes.
To clarify, we are not trying to integrate mobile homes. I was saying that park was in significant disrepair.
We have records of law enforcement visits and code enforcement violations. It was a mobile home park
in disrepair. (PV)
When we bought the property, it was listed as mobile homes. Its more profitable now to do what you
are proposing. I have received the number of homes sold in this area, the prices are the highest they
have been in years. Your project, when you speak about it you say in 3 years the trees should be, we
hope this will happen. Once you get in there are no other alternatives for us. We spent a lot of money
on our house and way of life. You destroyed the whole front of Mulberry Lane.
Garry Miller fiddlers Creek
Thank you for hearing our concerns. Possibly if you had a mixed development of some Single family and
some of the 2 units you desire to put in. You could put the single family around the exterior then there
will be no line of sight problems. What do you think of that?
Unfortunately, I can't speak for the developer. That's a decision for them. It will be a financial decision
and one they will make keeping in mind the comments they receive tonight and look for alternatives. (PV)
Geenie, Bent Creek
I've heard a lot about the trees of Mulberry but what about the ones on Bent Creek. Are you planning
on replacing that buffer?
It's my understanding the pruning done along that side was done by the Fiddler's Creek HOA. It's my
understanding that is the proper prunage for Fiscus trees. (Ted)
The fiscus trees on the other side of the fence running along pepper tree to bent creek & whisper trace,
that was performed by CDD. (Bill — Fiddler's Creek HOA)
Doug Smith, Cherry Oaks
The proposed density is either single family homes or multifamily homes. Are you proposing strictly
multifamily?
Right now, our PUD would allow for single family or multifamily. Right now, our PUD allows for multiple
housing types. We currently have designs for multifamily only. The zoning would allow multiple types.
Joe Smith, Mulberry Lane
To Architect - This property has been vacant for 10 — 11 years. The site was deplorable. Most of the
homes were condemned. That's why it has been empty. The hurricane did some damage but there were
a lot of code enforcement issues. This property will be developed, you could have other options, even
Habitat for Humanity. My question to the Architect. If you were to build a SF home above flood
elevation. I would like to see a comparison of what you are proposing now versus a typical sf unit to
compare the line of sight. I would like to see this as an exhibit at the CCPC.
We did look at if we didn't do parking we would have to raise the sight some more. (PV)
Is the preserve area there because of the vegetation?
The preserve is an existing preserve we are going to keep. I don't know all the details form a water
management standpoint. My understanding is if we want to impact that area we would have to go through
a permitting process. My understanding is there would be a way to go through the process if he wanted
but the developer would like to keep the preserve. (PV)
You also have a lake on that site. Even though your density is 7.26 acres. Have you done a by right plan
showing those areas?
We haven't done that, if you like we can show you the existing plat for a mobile home park. They are very
close together. There is no requirement per lot. They have a 10ft separation but it's a lot of mobile home
units and you can get quite a bit of density. (PV)
Joe Cornell Mulberry Lane
Have you taken an impact study of this on the public schools and busses?
One of the requirements of our app is to coordinate with school board. Our understanding is the school
board has reviewed and found this sufficient. (PV)
Terry, Fiddler's Creek
Question to Eric Johnson, what would be the criteria they would look for to recommend SF or MF
homes?
Several different factors such as current zoning. They will look at LDC, Comp Plan, other existing zoning
districts, one of the things is SF throughout, the standard max height is 3 feet, they will look at surrounding
properties. Buffers, setbacks and address those issues. They also base on their experience and other
zoning cases. Typical approvals and what they see elsewhere. All those factors come together for their
recommendation. (PV)
Concerning SF homes, has anyone considered that we do need lower income homes for our workers?
My understanding is that they considered all the options. (PV)
Did they consider different price points?
I believe they did but I am not an appraiser. They are a for profit entity, they are looking for ways to
maximize of their development. (PV)
You're making it very clear to us that the developer has decided is that it's not economically viable to
do single family. What are you going to do if you don't get approval?
That's a decision for the owner / developer. We have several options to look at what can be done to
address concerns. (PV)
Maribel, Resident
You say I know construction is going on. 1 can hear it. During the year, I have lived in Mocking Bird has
been great. There are no concerns about law enforcement I know of as of right now. What are you to
tell me is going to happen in my environment? What's going to happen in these several months as we
speak? When is the construction going to take place?
This is a routine neighborhood meeting. What was presented to you is what we have so far in this process.
(PV)
I don't feel like I have all the information I need to have.
We have business cards here so you can call us or the County. (PV)
The developer should be here answering questions and fighting for his project.
1 live in Bent Creek; those trees were taken down and not pruned.
The Fiddlers Creek Association had the trees pruned. (PV)
I've heard that if the owner can't do what he wants hell sue us. That's not a good attitude to have.
That's not the intent. Ted is here because he wants to help with what's best for the community. (PV)
As a resident of fiddlers, a mobile home park has had good neighbors. I have had no problems. We talk
about mobile homes and there are mobile homes on 41 who are good neighbors. I'm not opposed to
mobile homes.
Are you going to expand the roadway?
The current project is going to do no more trips so there are no plans to expand the roadway. (PV)
w
ENGINEERING
Neighborhood Information Meeting - Antilles RPUD
PUDZ PL20150001459
Date: January 26, 2017
Time: 4:30 pm (Actual start time 4:35 pm)
Location: South Collier Regional Library
8065 Lely Cultural Parkway
Naples, FL 34113
Patrick Vanasse, AICP, Director of Community Development of RWA Inc.
introduced project owner Dennis Albaugh, CEO of DRA Properties and the
project team consisting of Richard Yovanovich, Esq. Coleman Yovanovich
Koester; Dayna Fendrick, RLA of Urban Green Studio; Laura Tefft, Planner of
RWA, Inc; and Eric Johnson, AICP, Principal Planner..
Dennis Albaugh, project owner spoke to the public regarding his absence from
the last neighborhood information meeting. He emphasized his desire to
produce a quality project to enhance the community which he feels is in an
ideal location between Naples and Marco Island. He expressed his desire to be
a good neighbor to Fiddler's Creek and the surround communities and stated
that he had his team go back to the drawing board to revise the development
to address the concerns brought forward at the first neighborhood information
meeting. Mr. Albaugh spoke of his development in Iowa as an example of his
commitment to quality development.
Patrick presented his Powerpoint presentation to describe the project. The
presentation included the following:
• Project location
• Project size - + 43.77 Acres
• Previously approved as Woodlake Mobile Home Park with a density of up
to 7.26 units per acre;
o Total unit potential of 317 units
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MEETMG.docz
4983 Royal GUlf Circle, Fort Myers Florida 33966 . (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com
o Maximum zoned height: 30'
• Previously proposed
0 276 Multi -family units
0 2312-plexes
0 3 stores 0 2 stories over parking
o Maximum MF height: 42'
• Current proposal
0 212 Multi -family units - 4.84 units per acre
0 712-plex
0 13 4-plex Type A
0 19 4-plex Type B
o Maximum height along east and south boundaries: max. 2 -stories,
30zoned height, 35' actual height
o Enhanced buffers east and south boundaries with dense, mature
vegetation
The following is a summary of the comments and questions from the attendees
and answers provide by Patrick Vanasse, Dennis Albaugh, Richard Yovanovich
and Dayna Fendrick.
C. Phil with Peppertree Point in Fiddler's Creek Homeowners Association
stated that he was pleased with the modifications and responsiveness of
the developer. He encouraged support of the project.
Q. Regarding the access to County water, will this require an easement from
Fiddler's Creek?
A. The water connection easement will not be needed from Fiddler's Creek.
Q. What do you anticipate the unit size and pricing to be?
A. The average unit size will be between 1,500 - 2,000 sq. ft. and priced
between $325,000 and $400,000.
Q. What is proposed for sidewalks along Port Au Prince Road?
A. Sidewalks will be within the property boundary and where we abut there
will be a connection to the sidewalk at Port Au Prince Road.
Q. What are the impacts on the schools?
A. There is a process used to determine the impact on schools which has
been filed with the county, this was described by Mr. Vanasse. At this
time we have not received any concerns from the Collier County School
Board.
Q. What is the difference between the 30' zoned height and the 35' actual
height?
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MF.ETING.&oc
4983 Royal Gulf Circle, Fort Myers Florida 33966 . (239) 597-0575, fax: (239) 597-0578 . www.consult-rwa.com
A. The zoned height is measured to the midpoint of the roof and the actual
height is measured to the peak of the roof.
Q. Are there any improvements planned for Port Au Prince Blvd.?
A. At this point no improvements are required or planned for Port Au Prince
Blvd. by the developer.
Q. Are there any plans for a stop light at 951 at Port Au Prince Blvd.?
A. No plans are known about a stop light for that location at this time by the
project team.
Q. Please describe the types of plantings that will be in the enhanced
buffer.
A. The tallest trees will be 28' - 30' with trees along the fence being 15' to
18' along with a double row of staggered palm trees.
Q. Will Fiddler's Creek maintain the plantings within their 15' outside of the
fence?
A. This is to be determined.
Q. Will the new community be gated? If so is it to be guarded as well?
A. There will be a gate with a bar code.
Q. What is the projected time frame for the 1st residents?
A. It will take approximately 8 months for permitting and a few more for
construction.
Q. What is the anticipated elevation?
A. The average elevation is around + 7'.
Q. Will this be constructed in phases?
A. This could be completed in three, possibly four phases with the clubhouse
being built right away.
Q. If the proposed zoning is PUD, can these units be turned into mass rentals?
A. This is very unlikely as they will be sold as individual units and owners would
have to sell to new entity.
Q. At what phase will the buffer be installed?
A. The buffer will be installed at the inception of the project.
Meeting Adjourned at 5:20
Rd 001\010196.04.01 Diamond Shorey RPUD Rezoning\006 Neighborhood lnf ,n�atio� Meeting\NIM 2\NIM Affidavit o(Co.,Ii.nc.@019-01-26 MEMORANDUM OF
MEE'1'INGA.a .
4983 Royal Gulf Circle, Fort Myers Florida 33966 . (239) 597-0575, fax: (239) 597-0578 . w ,consult-rwa.com
The Antilles RPUD
Neighborhood Information Meeting
1/26/2017 at 4:30pm
Introduction
w Presented by Patrick Vanasse, AICP
wCommunity Development Director with RWA, Inc.
w Also in attendance:
w Eric Johnson, AICP, Principal Planner with Collier
County
w Dennis Albaugh, representing JMD Development and
Investments, LLC
w Richard Yovanovich, Esq., Project Attorney
w Laura Tefft, Planner with RWA, Inc.
r�-
The Antilles - project location
Approved Condominium Plat -
- Woodlake Mobile Home Park
uywuma 26 ua f9
-;r m43.77 acres
w236 units
— Historic aerial -redevelopment project
0
Current Zoning - Mobile Home (MH)
By -Right Development Potential
w Units allowed - Mobile Home
or Modular Units
Density allowed - up to 7.26
units per acre
wTotal unit potential 317 units
w Maximum zoned height: 30'
The Antilles: Previously Proposed Site Plan
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w276 MF Units
w23 12-plexes
w3 stories - 2 stories
over parking
w Maximum MF
height: 42'
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w276 MF Units
w23 12-plexes
w3 stories - 2 stories
over parking
w Maximum MF
height: 42'
The Antilles: Revised Site Plan
FlDDI CP K —
w212 MF units
w 7 12-plex
w 13 4-plex Type A
w 19 4-plex Type B
wMaximum height
along east and
south boundaries:
max 2 -stories, 30
F zoned height, 35'
actual height
Enhanced buffers
east and south
boundaries
_Initial Request
Revised Request
PUD rezoning pursued to allow PUD rezoning pursued to allow conventional single -
conventional single-family or multi- family or multi -family homes to be built and allow for
family homes to be built and allow for more design flexibility.
more design flexibility.
Maximum of 280 MF Units - 6.39 units
per acre.
w Maximum MF Height: 42'
The pr ject will have its own water
ma gement system on site and will
be/connected to county utilities
ojJect will be gated and have a
/unified architectural plan & amenities
The project represents a decrease in
units, traffic, water use and sanitary
sewer from what is currently allowed
by right under the underlying mobile
home zoning district.
w Maximum of 212 MF Units - 4.84 units per acre.
Maximum height: for tracts along the east and south
boundaries, capped at 2 -stories, a zoned height of 30'
and actual height of 35'
The project will have its own water management systen
on site and will be connected to county utilities
Project will be gated and have a unified architectural
plan & amenities
The project represents a further decrease in units, traffic
water use and sanitary sewer from what was initially
proposed.
w Enhanced buffers along the east and south boundaries
Units along south boundaries no closer than 40' from
existing walls
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ARECA PALMS, 15HT.
• SABAL PALMS W/ STAGGERED HEIGHTS
• GREEN BUTTONWOODE TREES, 15'HT,
EXISTING OAKS & SABAL PALMS
W/ WALL & UNDERSTORY PLANTINGS
VARIES ANTILLES FIDDLER'S MULBERRY LANE BO' ROW
10'-20'(MINAP) CREEK
I
L --o PROPERTY LINE
JRSE L
.4/ 4�
,Mb
GOLPCOURSE
PLANTINGS
EAST SIDE BUFFER / SECTION - ELEVATION
_ Buffer plan view: East
f/
BLDG _-YP-B
VARIES
- I 14Y-20' iMIN.1V)
PROPOSED BUFFER PLANTINGS I ^ iii Il
l
SWALLE
GREEN BUTTONWOOD o.._... 1. ` - .} 1 .. _....... _. n TOP OF BERM
15'-18 HT- 2T OC
./_ �•�.`- ........ ...........a 15' 1 MUSCAPE BUFFER
�_4,-- �__— - f -•- t: S ANTILLES.
SABAL PALMS
STAGGERED HTS 15',W PROPERTY LINE
a,
1 ,
�yyr'- 15 LANDSCAPE BUFFER
ARECA PALM$ o .. .. • L " -y� FIDDLERS CREEK
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EXIST WALL 8 HEDGE
! ..
I ,
EXIST S,AEAL PALMS
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MULBERRY LANE --
I
EAST SIDE BUFFER / PLAN VIEW
Proposed East Buffer View 1
3D VISUAL I VIE",/
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The Antilles - Master Plan
PROPERTY, ZONING: AGRICULTURAL W�
BOUNDARY '--� CURRENT LAND USE: VACANT THEE
1
'_6DROA AYEASEMENT 13PROAOWAYFISEMENT /
�RTAU �\ (OR236 PGW) (OR M5 M39]) R
PRINCE DRIVE
LEGEND
UNDISTURBED WETLAND
VEGETATION
RESIDENTIAL
RA
RECREATIONAL AREA
-----
f
PEDESTRIAN/ BIKE
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p
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-
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-
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USE: MOBILE
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-
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/ /
I
*R
-
a— 1
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DT MEET
PUNPNG 1{'
V
BOUNDARY
ENHANCED IT T•PE W
LANDSCAPE BUFFER
PER CROSS SECTION A -A
ZONING: PUO - FIDDLERS CREEK
1 — * R CURRENT LAND USE SINGLE-FAMILY
OI RESIDENTIAL/ GOLF COURSE
— _ I
E -- - - -*NOTEUMITEDTOIOR2-5NRYUNTfSNOTTOIXCEED
ENHANCED IT TYPE'B' LANDSCAPE— ZONING: PUD - FIDDLERS CREEK W ZONED HEGHTfW ACNAL HEIGHT)
BUFFER PER CROSS SECTION A -A CURRENT LAND USE SINGLE-FAMILY RESIDENTIAL
•.a,..aw�wew�.a �.,a....vo�w�..reA..+.mm���..w.�.a..
LEGEND
R
RESIDENTIAL
RA
RECREATIONAL AREA
-----
TRACT BOUNDARIES
VEHICULAR CIRCULATION ARROWS
O
DEVIATIONS LOCATIONS
(SEE SHEET_ FOR DENAIION XNEDULU
WATER MANAGEMENT LAKE
PROJECT INGRESS/EGRESS
p
PRESERVE
BOUNDARY
ENHANCED IT T•PE W
LANDSCAPE BUFFER
PER CROSS SECTION A -A
ZONING: PUO - FIDDLERS CREEK
1 — * R CURRENT LAND USE SINGLE-FAMILY
OI RESIDENTIAL/ GOLF COURSE
— _ I
E -- - - -*NOTEUMITEDTOIOR2-5NRYUNTfSNOTTOIXCEED
ENHANCED IT TYPE'B' LANDSCAPE— ZONING: PUD - FIDDLERS CREEK W ZONED HEGHTfW ACNAL HEIGHT)
BUFFER PER CROSS SECTION A -A CURRENT LAND USE SINGLE-FAMILY RESIDENTIAL
•.a,..aw�wew�.a �.,a....vo�w�..reA..+.mm���..w.�.a..
What's next?
Resubmittal to County
containing outlined
revisions
w2nd County Review
w Finding of Sufficiency
w Collier County Planning
Commission hearing
wBoard of County
Commissioners hearing
w Contact Info:
wEric Johnson, Principal
Planner
wCollier County 239-252-2931
wPatrick Vanasse,
Community Development
Director
w R WA 239-597-0575
Attachment C
JohnsonEric
From: Anita Ventrelli <aventrelli@me.com>
Sent: Tuesday, May 10, 2016 8:46 AM
To: JohnsonEric
Subject: Fwd: Proposed Development - Diamond Shores Mobile Home Park
Begin forwarded message:
From: Anita Ventrelli <aventrelli@me.com>
Date: May 8, 2016 at 9:12:34 AM CDT
To: donnafiala@collier og v.net
Cc: clubandspa@fiddlerscreek.com
Subject: Proposed Development - Diamond Shores Mobile Home Park
Dear Commissioner Fiala,
I don't write to politicians often As a lawyer, I don't have much faith in them as a general
rule. I am hoping this situation will be different. In 2010 when we bought our property in
Fiddler's Creek with an eye towards relocating to Florida, the only downside to the purchase was
the unsightly blight on the horizon caused by Hammock Bay. The highlight was that when we
look out the back of our unit, we can't see anyone's lights or buildings and we feel at peace and
isolated,
We told ourselves that we should not let Hammock Bay being close deter us because, other than
being a completely out of place urban building that is an eyesore in the natural environment„
they could not invade our privacy. That said, when we go beating in the backwaters, seeing
those high rises is a negative that does not fit into the natural landscape.
We. bought believing that the local government would protect the landscape and the environment
and not allow builders to inject anymore developments along that corridor that were different
from what we have at Filler's Creek that was designed with great regard for the natural
landscape. When we received the 'Notice of Public Meeting for the Proposed Development of
the Diamond Shores Mobile Home Park' we were devastated. Having 3 story buildings that
close to hiddler's Creels or in the area at all will turn what is now a lovely area where the existing
developments (bar one) blend into the natural landscape, into something altogether different.
We look forward to seeing that you oppose this development on behalf of those who live in your
district.
Sincerely,
Mario cY Anita Ventrelli
JohnsonEric
From: DANIEL MANN <danielmann2@icloud.com>
Sent: Tuesday, May 10, 2016 3:54 PM
To: JohnsonEric
Subject: JMD Development Proposal
Dear Mr. Johnson,
We are very concerned about the proposal by JMD Development. Previously they have cut down trees on
CDD property without the CDD informing the abutter,
FIddler's Creek. While this might be the fault of an out of control CDD. The application to change the zoning
would dramatically alter the nature of the Mulberry Row community within Fiddler's Creek. We have no
objection to homes under the current zoning (single family or two story) but three stories above garage space
(four story) is an intrusion on our privacy.
Respectfully,
Daniel andJean Mann
7790 Mulberry Lane
Naples FL 34114
Sent from my iPa
Daniel Mann
Sent from my iPhone
JohnsonEric
From: elyseeadkins@aol.com
Sent: Wednesday, May 11, 2016 1:51 PM
To: JohnsonEric; tjmarshallbooks@gmail.com; elyseeadkins@aol.com
Subject: Meeting of 5/11 - Antilles and Fiddler's Creek
Thank you for the courtesy of your time today on the telephone and updating me on the dialogue of the meeting as I had
to leave at 6:15 pm. The two areas of greatest concern remain: The height of these residential units, meaning the very
tip of the roof line. The next is the number of units that will be approved for permitting. One bullet point on the handout
states either or not being clear what Antilles is applying for. I and surely my neighbors would want the lowest density
possible. ? Can the plan that was on the easel at the meeting be shrunk to 81/2 x 11 and sent on email so that we can
get a complete view and reference point? If so please forward. As stated on the phone, Prior to any approvals I believe
placing 40 foot flagsticks in the ground with a windsock attached as a height marker on the proposed construction site
would provide the visual needed to make a decision. This would enable all of the surrounding homeowners in Fiddlers'
Creek to see if Antilles will create a blight on the landscape. This has been done in another county in the US where it was
required to comply with county building codes prior to approval for permits. Respectfully,
Elysee Marshall, 7794 Mulberry Lane, 34114
JohnsonEric
From: William Bury <WBury@LoneStarinc.com>
Sent: Thursday, May 12, 2016 10:13 AM
To: JohnsonEric
Subject: Follow up on Fiddler's Creek 2016_05_12
Mr. Johnson,
Thank you for supporting the adjacent homeowners in the proposed zoning change to support a new planned
development this past Tuesday.
As a follow up can you please send along the additional information that you mentioned?
Very interesting to say the least, you must enjoy your work.
Respectfully,
Bill
William A. Bury, President
LEED®AP BD+C, CPE
Lone Star, Inc.
Comprehensive Building Consulting
P.O. Box 1585 — Marco Island, FL 34146
(239)398-9963
http://www,LoneStarinc.com
COMPREHENSIVE BI_,[1_DING C ONSULT[N€
TO: Eric Johnson, Principal Planner / Collier County Government
CC: Patrick Vanasse, RWA via email — pvanasse@consult-rwa.com
RE: Letter of Opposition - Antilles RPUD Petition
DATE: January 11, 2017
FROM: Nancy & Harold Paton — 7622 Mulberry Lane
Please accept and record into the public record our opposition to the proposed rezoning of the
Antilles petition request from mobile horse usage to multi -family units. Among other concerns,
this will create an increase in density that should not be granted. However, we would be not be
opposed to allowing single family homes to be built on this property if the density remains the
same as the previous use.
Living on Mulberry Lane for the past 14 years, we have watched the beautiful trees that were
planted by Fiddlers Creek Association along the adjoining border grow and become a beautiful
tree lined street. JMD Associates, without permission or regard for the impact to our
neighborhood, destroyed the trees. The damage is irreparable. This is not an act of a potential
"good neighbor" and we fear that the quality of life of the properties bordering this project is
questionable.
If you have any questions, please feel free to contact us at the above address. Thank you for your
time and consideration of our opposition.
JohnsonEric
From:
Phillip Brougham <phillip.brougham@gmail.com>
Sent:
Friday, April 29, 2016 8:34 AM
To:
JohnsonEric
Cc:
AshtonHeidi
Subject:
Proposed Antilles RPUD/Rezone
Eric
I have reviewed most of the documents on file with the County for the planned Antilles Development
(PL20150001459). It is proposed to be built in a tract adjacent to Fiddler's Creek, where I reside. Included in the
documents is a memo dated March 1, 2016 to the applicant from your desk which details questions and comments from
various staff within the County concerning the application. I am sure that you are aware that a NIM is scheduled for
May 10, 2016 at 5:30pm at the South Library and my question is whether a NIM is appropriate until all of the
comments/questions posed in your March 1st memo have been addressed? If the questions have been answered,
where may I access the response and if not, how can a NIM, including a public review of the site plan and application go
forward? Have the comments/direction in your memo been implemented? If not, same question.
Perhaps you can also answer or have answered, this question: I am told that the proposed development must have two
sources of potable water in order to proceed. Currently there is only one line as I understand it. The developer has
requested, through RWA an easement across Pepper Tree Village Association property in Fiddler's Creek in order to
provide that second source and the Village Board has declined that request. Can the development go forward with only
one source/capacity?
You should also be aware, that the community of Fiddler's Creek is very opposed to the approval and construction of any
multi-story/multi-family structures in the Antilles development.
Phil Brougham
Wednesday, February 22, 2017
To: Mr. Eric Johnson,AICP—Collier County Principal Planner
From: Mr. William Bury— Resident of Collier County and Fiddler's Creek
Re: Proposed Re -Development of Stillwater Bay by JMD Development & Investments, LLC
Dear Sir,
Thank you very much for making the documents available at the Records Office of our Collier County
offices and its Growth Management Plan for 3 -hours earlier today. We should all have learned a
valuable lesson form the ignorant quote by a soon-to-be former member of congress who stated that
"We have to pass this to find out what's in it."
In reviewing the initial documents submitted to your offices by JMD Development and Investments, LLC
this process started in 2015 with the purchase of the existing Mobile Home Development—Stillwater
Bay from Alfonse and Gretta Bottino amongst others perhaps by Dennis Albaugh, a resident of the state
of Iowa and said owner of JMD. The properties were then called Diamond Shores Phase I and Phase II.
This alone begins the question of just what is the developer intending here. Several subsequent
documents for this Petition # PUDZ — PL— 2015 —1459 — PA indicate that this is not to be a Phased
Development yet what was discovered indicates otherwise. The new name is Antilles but the old plans
reference Diamond Shores —what is the name going to be next year? Is a formal resubmission of all
documents required? The Collier County plans clearly indicate Diamond Shores Phase I and Phase II. In
addition a waiver has been requested for a mobile / model home —sales center to be located on the
property for not 3, but for an extension of 5 -years. So what is the real plan here? Akin to when the
developer started excavation and site clearing operations at sun -up, earlier than 7 a.m. on many
occasions for 6 -days a week over the last few years, will my fellow residents and I be forced to listen to
construction operations for 6 -days a week starting at sun -up for not three but five years? As previously
stated in correspondence it appears that this developer does what he wants to and has no regard for
buffers and vegetation and the tree lines between his newly acquired property and that of his
neighbors.
The tree line, oh how we miss that, which leads to another interesting observation in the documents. If
the petition is approved to rezone the 43.77 acres to allow for not only Single -Family Homes but also
Multi -Family Homes there is an issue with height. In previous documents prepared there has been an
explanation of the Zoned Height versus the Actual Height. Some things to consider in the evaluation of
each are the flood plain that these lands rest in. There is a requirement that any fist level finished floor
be at 7'-0" above the flood plain. So the actual height and zoned heights tabulated are in fact increased
to 49'-0" and 52'-0" above existing grades. Existing Grades is the key to note here in that a mass fill
operation will be required to bring the existing grades up and then, the buildings will rise from there.
Page 1 of 3
Please keep all us neighboring residents and county residents travelling on 951 in the morning or
afternoon rush hours apprised of the next CCPC and BCC meetings and whether this petition /
application will be brought up if it is not rejected once again for inconsistencies with codes. The
Trebilcock traffic study indicated a count of 1,575 as proposed versus 1,397 cars as -is. Already in the
evenings traffic can be backed up from the intersection of 951 and 41 all the way to Fiddler's Creek
Parkway and 951. This development is not going to alleviate that concern.
Thank you for the very professional and impartial manner in which you have handled all of our concerns
to date. We look forward to working with you further to ensure this growth is managed or stabilized to
take into concern environmental and cultural concerns.
Cc: Residents and Boards of Neighboring Communities
Page 3 of 3
TO: Eric Johnson, Principal Planner / Collier County Government
CC: Patrick Vanasse, RWA via email — pvanasse@consult-rwa.com
RE: Letter of Opposition - Antilles RPUD Petition
DATE: January 11, 2017
FROM: Nancy & Harold Paton — 7622 Mulberry Lane
Please accept and record into the public record our opposition to the proposed rezoning of the
Antilles petition request from mobile home usage to multi -family lin its. Among other concerns,
this will create an increase in density that should not be granted. However, we would be not be
opposed to allowing single family homes to be built on this property if the density remains the
same as the previous use.
Living on Mulberry Lane for the past 14 years, we have watched the beautiful trees that were
planted by Fiddlers Creek Association along the adjoining border grow and become a beautiful
tree lined street. JMD Associates, without permission or regard for the impact to our
neighborhood, destroyed the trees. The damage is irreparable. This is not an act of a potential
"good neighbor" and we fear that the quality of life of the properties bordering this project is
questionable.
If you have any questions, please feel free to contact us at the above address. Thank you for your
time and consideration of our opposition.
JohnsonEric
From:
Melissa Smith <mommelissamoo@gmail.com>
Sent:
Thursday, January 12, 2017 6:06 PM
To:
JohnsonEric
Subject:
Antilles RPUD
I will be unable to attend this meeting, but I am interested in being able to view the proposed layout of the
houses and multi family units. Are there amenities included in this neighborhood? What if any green space
and trails are to be included? What are the range of sizes of the proposed units? What is the proposed
beginning sales price? What will the facade facing Collier Blvd look like?
I am neither for nor against this proposal at this time, because there are too many questions left up in the air for
those not able to attend this meeting. I assume there is a way to attach the proposed RPLJD.
I am a contractor in Indiana and know that presenting to absentee home owners without better information
doesn't usually work well.
Thank you again for you time.
Sincerely,
Melissa T. Smith
Pink Hard Hat Construction
I appreciate you following through with these questions.
Melissa Smith
cell- 317-442-3412
home -317-732-4125
JohnsonEric
From: kathi gunzenhaeuser <kgunzl @hotmail.com>
Sent: Tuesday, May 03, 2016 3:04 PM
To: JohnsonEric
Subject: Development adjacent to Fiddlers Creek
I am writing to express my opposition to the proposed multi family, multi level development that is proposed
adjacent to Fiddlers Creek. My husband and I bought our first home in Fiddlers in 1999 at the beginning of the
development because of all the green space in the neighborhoods and in the surrounding areas. We chose this
area in East Naples because of its beauty and undeveloped land. We fear that this proposed development will
not fit in with the character of the surrounding neighborhoods and will add to the traffic problems in the area.
Although we are Florida residents, we have gone up north for a few months and are unable to attend the
meeting. Many of our neighbors, also Florida residents have gone north for the summer, and I wonder if the
timing of this public meeting was planned so that there would not be as much opposition to the proposed
project.
Thank you,
Kathleen and Michael Gunzenhaeuser
Sent from my iPad
JohnsonEric
From:
ken.oshea@bankwithunited.com
Sent:
Tuesday, May 03, 2016 10:44 AM
To:
JohnsonEric
Subject:
Fiddler Creek
Good morning Eric,
I understand there is a proposal to develop the 43 acres just outside Fiddlers Creek.
I am a Fiddlers resident and own two homes there now for 10 years .... we love the area and the amazing beauty of the
neighborhood and what the county has done with Collier Blvd down to Marco Island. It is very inviting and only will
enhance the values of our properties in the future.
I am writing to ask that we make sure if the project is approved by the county that the landscaping, buffers, etc ... be in
line with what Fiddlers Creek has done. I would hate to see an eye sore just outside of our neighborhood.
"We have recently received a'Notice of Public Meeting for the Proposed Development of the Diamond Shores Mobile
Home Park'- a 43.77 acre tract adjacent to Bent Creek, Pepper Tree, Majorca, Mulberry Row and Whisper Trace."
I appreciate your time and what you do for all Collier County Residents.
Have a great dayl
Ken
I
UNITED
BANK
* vo"r,�
Ken O'Shea
Senior Vice President
Mortgage Lending
NMLS 185289
(703) 961-2585 Direct
(703) 338-1150 Cell
(703) 563-9191 Fax
14201 Sullyfield Circle, Suite 500
Chantilly, VA. 20151
ken.oshea(ftankwithunited.com
Take advantage of historically low mortgage rates by purchasing a home, refinancing your existing mortgage, or
applying for a home equity loan. Call or email me for more information. Equal Housing Lender I Member FDIC I
Subject to credit approval
When responding to this email, do not include personal information, such as social security number or account number. if
your response requires you to include personal information, email us through the secure Contact Us email link on our
website.
This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to
which they are addressed. If you have received this email in error please notify the sender. Please note that any views or
opinions presented in this email are solelythose of the author and do not necessarily represent those of the company.
JohnsonEric
From: ken.oshea@bankwithunited.com
Sent: Tuesday, May 03, 2016 11:04 AM
To: JohnsonEric
Subject: RE: Fiddler Creek
Thank you Eric.
I am in Washington, DC this month so I thought I would email ... I appreciate your efforts
Ken
LUNITED
BANK
Ken O'Shea
Senior Vice President
Mortgage Lending
NMLS 185289
(703) 961-2585 Direct
(703) 338-1150 Cell
(703) 563-9191 Fax
14201 Sullyfield Circle, Suite 500
Chantilly, VA. 20151
ken.oshea@)bankwithunited.com
Take advantage of historically low mortgage rates by purchasing a home, refinancing your existing mortgage, or
applying for a home equity loan. Call or email me for more information. Equal Housing Lender I Member FDIC I
Subject to credit approval
From: JohnsonEric <Eric1ohnson@co1liergov.net>
To: "ken.oshea@bankwithunited.com" <ken.oshea@bankwithunited.com>
Date: 5/3/2016 10:57 AM
Subject: RE: Fiddler Creek
Ken,
Thank you for email and comments. I will print it and put it into the file. 1 will also include it into the packets that
will be reviewed by the decision makers.
Please be advised that it is staffs role to ensure the project complies with the codes and standards of the Land
Development Code and other applicable regulations. Staff assumes a neutral position.
1 strongly suggest you attend the applicant's Neighborhood Information Meeting, as you'll be able easily
communicate your opinions directly to the developer. I'll be in attendance as well. Feel free to introduce
yourself. Thanks!
Respectfully,
Eric L. Johnson, AICP, CFM
Principal Planner
Growth Management Department - Planning & Regulation
Zoning Division - Zoning Services Section
2800 North Horseshoe Drive
Naples, FL 34104
phone: 239-252-2931
fax: 239-252-6503
LEED
GREEN CAr County
ASSOCIATE -
From: ken.oshea@bankwithunited.com(mai Ito: ken.oshea@bankwithunited.com]
Sent: Tuesday, May 03, 201610:44 AM
To: JohnsonEric <EricJohnson@colliergov.net>
Subject: Fiddler Creek
Good morning Eric,
I understand there is a proposal to develop the 43 acres just outside Fiddlers Creek.
I am a Fiddlers resident and own two homes there now for 10 years .... we love the area and the amazing beauty of the
neighborhood and what the county has done with Collier Blvd down to Marco Island. It is very inviting and only will
enhance the values of our properties in the future.
I am writing to ask that we make sure if the project is approved by the county that the landscaping, buffers, etc ... be in
line with what Fiddlers Creek has done. I would hate to see an eye sore just outside of our neighborhood.
"We have recently received a'Notice of Public Meeting for the Proposed Development of the Diamond Shores Mobile
Home Park'- a 43.77 acre tract adjacent to Bent Creek, Pepper Tree, Majorca, Mulberry Row and Whisper Trace"
I appreciate your time and what you do for all Collier County Residents.
Have a great day!
Ken
LIUNITED
BANK
Ken O'Shea
Senior Vice President
Mortgage Lending
NMLS 185289
(703) 961-2585 Direct
(703) 338-1150 Cell
(703) 563-9191 Fax
14201 Sullyfield Circle, Suite 500
Chantilly, VA. 20151
ken.osheaCfbankwithunited.com
Take advantage of historically low mortgage rates by purchasing a home, refinancing your existing mortgage,
or applying for a home equity loan. Call or email me for more information. Equal Housing Lender I Member
FDIC I Subject to credit approval
When responding to this email, do not include personal information, such as social security number or account
number. If your response requires you to include personal information, email us through the secure Contact Us email link
on our website.
This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to
which they are addressed. If you have received this email in error please notify the sender. Please note that any views or
opinions presented in this email are solely those of the author and do not necessarily represent those of the company.
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.
When responding to this email, do not include personal information, such as social security number or account number. If
your response requires you to include personal information, email us through the secure Contact Us email link on our
website.
This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to
which they are addressed. If you have received this email in error please notify the sender. Please note that any views or
opinions presented in this email are solely those of the author and do not necessarily represent those of the company.
JohnsonEric
From: Kerry Hoffman <khoffman 1212@gmail.com>
Sent: Wednesday, May 04, 2016 11:33 AM
To: JohnsonEric
Subject: Fwd: Diamond Shores Mobile Home Park Proposed Location - No!
Mr. Johnson:
Please see my e-mail below that I sent to Ms. Fiala this morning regarding my opposition to the proposed
Mobile Home Park Site next to Fiddler's Creek.
Thank You.
Kerry Hoffman
9288 Menaggio Court, Unit 101
Naples, FL 34114
Cell #: 609-220-4787
E -Mail: KHoffman1212@email.com
Skype: kerry.hoffman12
---------- Forwarded message ----------
From: FialaDonna <DonnaFiala@colliergov.net>
Date: Wed, May 4, 2016 at 11:24 AM
Subject: RE: Diamond Shores Mobile Home Park Proposed Location - No!
To: Kerry Hoffman <khoffman1212@email.com>
Thank you for your email - Commissioner Fiala values your opinion.
As you know, the Neighborhood Information Meeting on May 10th - 5pm at the South Regional Library has been
scheduled for the community to voice their concerns regarding this project but since many residents are seasonal and
have left for the summer, they are unable to attend. As an alternative to attending the meeting, Commissioner Fiala
suggests that you can express your concerns by emailing the Project Planner in the Growth Management Department;
his name is Eric Johnson and his email address is EricJohnson@CollierGov.net.
Regards,
Michael Brownlee
Executive Coordinator to Commissioner Donna Fiala, District #1
W. Harmon Turner Building - Bldg "F"
3299 Tamiami Trail East, Suite #303
Naples, FL 34112
P:(239)252-8601
F:(2391252-6578
MichaelBrc)wnlee@colliergov.net
C A'C'M -11V
Under Florida Law, a-maiL addresses are pubLic records. If you do not want your a-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.
From: Kerry Hoffman[mai!to:khoffmanl212(a)amail.com]
Sent: Wednesday, May 04, 2016 10:49 AM
To: FialaDonna
Subject: Diamond Shores Mobile Home Park Proposed Location - No!
Dear Ms. Fiala:
I'm writing to advise my concerns and opposition to the proposed Diamond Shores Mobile Home Park site next
to Fiddler's Creek community on Collier Blvd. As you already know, the Fiddler's Creek community has made
a commitment to keeping the natural beauty of nature in our surroundings and keeping the tropical preserve
intact.
I fear that if this proposed mobile home park is allowed to be built, then the county of Collier will lose a
significant place of peace and tranquility for its citizens. Further, it is my understanding that the proposed
builder of this site (JMD Developments & Investments LLC) has already destroyed our trees and landscape
"buffer zone" adjacent to Fiddler's Creek without seeking permission from our community. This should serve
as a warning to you and others that sit on your board that this builder apparently cannot be trusted to do the right
thing.
Therefore, as a full time resident and tax payer of Collier County, I'm asking you and your colleagues to decline
this proposal to build adjacent to Fiddler's Creek. I'm certain there are other locations in the Collier County area
as well as outside that would be better options for this proposed investment.
Sincerely,
Kerry Hoffman
9288 Menaggio Court, Unit 101
Naples, FL 34114
Cell #: 609-220-4787
E -Mail: KHoffman1212@gmail.com
Skype: kerry.hoffmanl2
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.
JohnsonEric
From: Peter Moskos <peter@s-f-concrete.com>
Sent: Wednesday, May 04, 2016 11:34 AM
To: JohnsonEric
Cc: 'clubandspa@fiddlerscreek.com'
Subject: FW: Proposed Development Of The Diamond Shores Mobil Home Park
Eric: 5-04-16
Please see below regarding our objections to the above mentioned proposed development
Thank you for your consideration in this matter.
Peter J & Maria S Moskos Fiddlers Creek 2745 Callista Mar Way Unit It 204 Naples FI 34114.
From: BrownleeMichael [mailto:MichaelBrownlee@colliergov.net] On Behalf Of FialaDonna
Sent: Wednesday, May 04, 2016 11:21 AM
To: Peter Moskos
Subject: RE: Proposed Development Of The Diamond Shores Mobil Home Park
Dear Mr. & Mrs. Moskos,
Thank you for your email - Commissioner Fiala values your opinion.
As you know, the Neighborhood Information Meeting on May 10th - 5pm at the South Regional Library has been
scheduled for the community to voice their concerns regarding this project but since many residents are seasonal and
have left for the summer, they are unable to attend. As an alternative to attending the meeting, Commissioner Fiala
suggests that you can express your concerns by emailing the Project Planner in the Growth Management Department;
his name is Eric Johnson and his email address is EricJohnson@CollierGov.net.
Regards,
Michael Brownlee
Executive Coordinator to Commissioner Donna Fiala, District #1
W. Harmon Turner Building - Bldg "F"
3299 Tamiami Trail East, Suite #303
Naples, FL34112
P:(239)252-8601
F: (239) 252-6578
MichaelBrownlee@collier¢ov.net
Com W
Under Florida Law, a -mail addresses are pubLic records. If you do not want your a-maiL address re Leased in
response to a pubLic records request, do not send eLectronic maiL to this entity. Instead, contact this
office by to Lephone or in writing.
From: Peter Moskos Finailto:oeter(�bs-f-concrete.com]
Sent: Wednesday, May 04, 2016 9:54 AM
To: FialaDonna
Cc: 'clubspa@fiddlerscreek.com'; 'maria moskos'
Subject: Proposed Development Of The Diamond Shores Mobil Home Park
County Commissioner Donna Fiala: 5-04-16
From: Peter.l & Maria S Moskos
Fiddlers Creek
2745 Callista Mar Way Unit # 204
Naples Florida 34114
We object & disapprove of the proposed development of 280 multi family dwelling units
per the a mail below.
We respectfully request that the County deny the request for the proposed development.
Peter J & Maria S Moskos.
From: The Club & Spa at Fiddler's Creek[mailto:clubandspaefiddlerscreek.com]
Sent: Thursday, April 28, 2016 4:48 PM
To: Peter Moskos
Subject: Without action, our privacy and elegant, lush surroundings may be compromised- Please read this message
CLUB & SPA NEWS
Attention Homeowners of Fiddler's Creek: Without action, our privacy and
elegant, lush surroundings may be compromised.
We have recently received a'Notice of Public Meeting for the Proposed
Development of the Diamond Shores Mobile Home Park'- a 43.77 acre tract
adjacent to Bent Creek, Pepper Tree, Majorca, Mulberry Row and Whisper
Trace.
The owner, JMD Developments & Investments, LLC, who has previously
destroyed our trees and landscape buffer without permission from anyone at
Fiddler's Creek, has submitted plans to Collier County to construct 280 Multi -
Family Dwelling Units on the property formerly zoned as a mobile home park.
What does this mean to you?
With proposed multi -family units consisting of 3 story buildings over parking,
our views and tropical surroundings here in Fiddler's Creek could be forever
changed. Further, privacy will be affected if multi -story condominium buildings
are allowed to be constructed that close to us. In addition, multi -family
development increases the potential for traffic, noise and safety disturbances
that occur within densely populated areas squeezed into even tighter confines.
Certainly, such development will affect the peaceful tropical preserve we've
come to appreciate and love.
It is therefore urgent that we take a stand and plan to attend this public
meeting to voice our objections on the record before it's too late. Please take
this opportunity to gather together with your neighbors to preserve our
surroundings and protect the privacy and peacefulness of our community by
publicly expressing your disapproval of this development to the County.
In addition, please let County Commissioner Donna Fiala know how you feel
about this proposed development by emailing her at
donnafiala@colliergov.net.
Don't let outsiders affect our aesthetics - preserve your right to maintain the
tropical surroundings of Fiddler's Creek!
NOTICE OF PUBLIC MEETING
TUESDAY, MAY 10, 2016
5:30 P.M.
SOUTH COLLIER REGIONAL LIBRARY
8065 LELY CULTURAL PARKWAY, NAPLES, FL 34113
This message was sent to Peter Moskos Gneter@s-f-conerete.conv by Fiddler's Creek
Click here to unsubscribe from further communications
FOR -
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.
JohnsonEric
From:
Elliot Tetenbaum <estetenbaum@gmail.com>
Sent:
Wednesday, May 04, 2016 8:18 AM
To:
JohnsonEric
Subject:
JMD Development/ Fiddler's Creek
Sent from my Wad. Mr. Johnson, I am an owner at Fiddler's Creek and am writing to express my opposition to
the proposed development. I am told that the owner, JMD Developments previously destroyed trees and
landscape buffer without permission from Fiddler's Creek. This new project, with 3 story buildings over
parking, will damage views and tropical surroundings, impede privacy, and increase danger from traffic,
congestion, and increased population in tight confines. It will dramatically alter the environment we relied on
upon purchasing our property. Thank you for your consideration, Elliot S Tetenbaum 3745 Montreux Lane
#203 Naples, FL
JohnsonEric
From: Joe Harian <harianjoe 1 @gmail.com>
Sent: Wednesday, May 04, 2016 6:11 PM
To: JohnsonEric
Subject: Antilles Rezoning RPUD, Port Au Prince Dr.
Dear Mr. Johnson
I have a house in the Majorca section of Fiddlers and I have some concerns relating to the Rezoning of the
Antilles RPUD at the east end of Port An Prince Drive in Section 15,Township 51 South, Range 26 East Collier
County.
I feel that the proposal by the developer is not consistent with the existing zoning and the properties that have
been built both abutting the property and in the area off of Colier Boulevard. Presently the residential
neighborhoods are either, one story homes or a maximum of two story condominium building's.
I believe that one of the options that the developer is proposing is a Multi Family dwelling unit that is a 3 story
building on top of an above grade parking garage. This would make the height of the building from 48' to 60"
depending on the roof structure (flat or sloped). The significant height of these proposed 4 story buildings are
not consistent with the neighboring developments . In addition, the tall height of the buildings would be visible
from the surrounding neighborhoods and take away from the present aesthetics of the area. When I bought my
home in Fiddlers Creek I was relying that the Port An Prince property would remain as it was initially zoned as
Mobile Home/Modular Home District that would not allow a building over one - two stories above grade.
I also am concerned that the height of the buildings will negatively affect the value of the homes and
condominiums in Fiddlers Creek that are near to the development due to the large scale and height.
I will be out of state and will not be able to attend the Neighborhood Information meeting that is to be held
MaylOth concerning this Rezoning request and I do not believe that the present Rezoning proposal from the
developer should be approved by Colier County. I would like to see the development move forward but at a
height limitation of two stories above grade.
Thank you for taking my comments into consideration and feel free to pass my e-mail along to any Colier
County Planning and Zoning staff that are involved in this Rezoning proposal
Sincerely
Joe & Wendy Harian
8568 Majorca Lane
Naples, Florida 34114
(614)-296-8439
Johnsorl
From: LaBelle, Brett <brett.labelle@crowehorwath.com>
Sent: Thursday, May 05, 2016 3:49 PM
To: JohnsonEric
Subject: JMD Development proposal for 280 multi -family dwelling units proposal
Mr. Johnson,
Please oppose this proposal. I do not believe it is in the best interests of the community. It will add too much density and
congestion as well as be bad for the aesthetics of the area.
Thanks,
Brett LaBelle
3695 Montreux #202
Naples, FL 34114
This email message, including attachments, is from Crowe Horwath LLP and may contain privileged or confidential information. If you are not the
Intended recipient of this message, you may not make any use of, or rely in any way on, this information, and you should destroy this message and
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contract or other legally binding obligation. Opinions, conclusions and other information in this message that do not relate to the official business of my
firm must not be understood by you as given or endorsed by the firm. Any tax advice expressed in this communication by Crowe Honvath LLP should
not be construed as a formal tax opinion unless expressly stated.
JohnsonEric
From: Dale Kramer <edengate@me.com>
Sent: Monday, May 09, 2016 8:07 PM
To: JohnsonEric
Subject: 280 Multi -Family Dwelling Units planned by JMD Developments &
Investments adjacent to Fiddler's Creek
Dear Eric,
As an owner of a single family home on Pepper Tree Way within the Fiddler's Creek community, I want to
voice my concern regarding the future development of the adjacent property formerly known as Diamond
Shores Mobile Home Park.
The blatant disregard for the recent demolition of the trees along our border with the proposed development
only heightens my concern. Apparently JMD Developments did not bother to perform the necessary due
diligence before instructing a crew to destroy our trees. Perhaps they felt it would be easier to ask for
forgiveness rather than permission to proceed with the project.
I can appreciate future development and the resulting tax revenue it provides to the county of Collier, but as a
former member of a zoning board of appeals in New York state, it can be very difficult to correct issues after
buildings are erected.
We purchased our home at Fiddler's Creek because there were strict building codes and a sense of order to the
overall development of the area. In my opinion, it would be a shame to compromise those well developed
guidelines that have existed for many years.
I would appreciate a reconsideration of the proposed development and suggest something that might be more
conducive for the area under question.
Thanks so much for your department's consideration in this matter.
I am currently traveling abroad and will not be in attendance for the public hearing on May 10th.
Dale E. Kramer
8594 Pepper Tree Way
Naples, Florida
JohnsonEric
From: Susan Kramer <kramesd@gmail.com>
Sent: Monday, May 09, 2016 8:07 PM
To: JohnsonEric
Subject: Objection to the Planned Development Adjacent to Fiddler's Creek
Dear Eric,
Please help to STOP the construction of the 280 Multi -Family Dwelling Units planned by JMD Developments
& Investments adjacent to Fiddler's Creek!!!!
As a property owner on Pepper Tree Way, this would affect me directly. I chose Fiddler's Creek for our quiet
atmosphere and natural surroundings but feel that multi-level buildings over looking my neighborhood would
spoil this. I am concerned about the noise level and number of people added to the area that a multi-level set of
buildings would bring. Single-family dwellings in keeping with the neighboring communities is my hope for
this location.
Also, JMD Developments & Investments destroyed the natural tree and vegetation barrier at their property line
with Fiddler's Creek. This action leaves me with the expectation that they will build something "ugly" if
allowed.
I am in New York now for the summer and therefore unable to attend the public meeting so am writing to you
for help.
I object wholeheartedly to this development.
Susan Kramer
8594 Pepper Tree Way
Naples, FL 34114
JohnsonEric
From:
DU Pritchard <djpritchard712@yahoo.com>
Sent:
Monday, May 09, 2016 11:40 AM
To:
JohnsonEric
Subject:
Proposed 280 unit buildings by JMD Development and Investments LLC
Mr Johnson
We are residents on Mulberry Lane in Fiddler's Creek near the proposed rezoning of land from mobile
residences to the 3 story buildings with a parking level beneath the units. We object to this rezoning and to the
removal of the trees that have already occurred without approval. As full time residents of Naples we view this
area each and every time we drive or walk down Mulberry Row. Currently Mulberry Row is a peaceful
community with no disturbances. The entire block is very private and serene. Adding multi -story condominium
buildings within close proximity of our street would significantly change our surroundings forever. The
additional traffic, noise and safety disturbances from a development that would be very densely populated is in
our opinion "unacceptable" for this community. We very much want to protect our privacy and preserve our
current surroundings as well as the peacefulness of our community.
We understand that there is a scheduled meeting on May 10 for the community to voice their concerns
regarding the subject project. As we are not able to attend the meeting this Tuesday please take note of our
"extreme" disapproval of this development.
Thank you,
David and Janine Pritchard
7630 Mulberry Ln
Naples, FL 34114
248-594-9793
WHISPER TRACE CONDOMINIUM ASSOCIATION
c/o 4670 Cardinal Way, Suite #302
Naples, FL 34112
May 7, 2016
Mr. Eric Johnson
Project Planner
Collier County Growth Management Department
EricJohnson@CollierGov.net.
Re: Opposition to Rezoning Request
Antiles RPVD
PUDZPL20150001459
Dear Mr. Johnson:
As President of Whisper Trace Condominium Association Board of Directors and on behalf of all
of our 132 condominium units located in Fiddler's Creek, I am writing you to express our deep
concern about the intentions of the JMD Developments & Investments' rezoning application for the
property at the east end of Port Au Prince Drive and adjacent to our Whisper Trace Condominium
Association property.
It is our understanding the rezoning request includes a proposal to construct up to 280 multi -family
dwelling units in buildings of up to three stories in height above an additional parking level. This
is on land presently zoned for low level, from a height standpoint, mobile homes. While no one
objects to single family housing on this site with proper screening, such heights required by multi-
familyhousing would not be inkeeping with the surrounding neighborhoods and would be a visual
eyesore to all of us with adjacencies to the property.
Our Fiddler's Creek property and all its villages represent an enormous investment on behalf of the
Developer and all of us who invested in this extraordinary upscale property. These are our homes
whose valuations would be impacted negatively by the intrusion of such a nonconforming use.
Most of us are Florida residents but many will have left for the summer so most will not be able to
attend the May 10 meeting to personally voice these concerns.
In summary, we vigorously oppose the multi -family rezoning request for the subject property. If,
however, Collier County does, in fact, approve the rezoning request, then, in that event, we would
respectfully request that such approval be conditioned with a severe height limitation for the
proposed residences to match all of the surrounding and adjacent dwellings.
Respectfully,
�rDddaviidd L. 1t. Campbell, President
Whisper Trace Condominium Association
8375 Whisper Trace Lane #201
Naples, FL 34114
JohnsonEric
From: Juderad <iuderad3003@comcast.net>
Sent: Thursday, May 12, 2016 8:39 AM
To: JohnsonEric
Subject: JMD Development
Sent from my Whone
Begin forwarded message:
From: Juderad <iuderad3003@comcast.net>
Date: April 29, 2016 at 9:23:25 AM EDT
To: "donnafiala@colliereov.net" <donnafiala@collier og v.net>
Subject: Diamond Shores Development
Please support us in our request to DENY this Diamond Shores development. The density and
towering aspect of this plan will destroy the peaceful and safe environment of this area.
This project will bring the nightmare of the current overdevelopment of our beloved Collier
County right to our doorsteps.
Thank you for your help,
Judith Radecki
Fiddlers Creek
763 232 5930
Sent from my iPhone
JohnsonEric
From: William Bury<WBury@LoneStarinc.com>
Sent: Friday, May 13, 2016 3:03 PM
To: JohnsonEric
Subject: Follow up regarding Antilles impact meeting 2016_05_10-13
Mr. Johnson,
As a follow up to the correspondence from earlier this week I'd like to add some further comments and concerns.
First, one of the things about the Fiddler's Creek community is the lack of light pollution.
Logic would suggest that a three story building will require street lighting and building facade lighting that along with the
residence lighting will be what we will be seeing in -lieu -of stars at night.
Second, is that of all the comments from the Owner's Rep and Planner the other evening to state that in order to make
their project work, residential single-family homes are not feasible to their business model.
That is the reason we have codes and guidelines, to protect developers from making their numbers work at the expense
of others.
Using his logic if he were to have purchased a property half the size then he would have to make the buildings 5, 6 or 7
stories.
This project is in my opinion, not good for the surrounding community and people as a whole.
If as stated this millionaire or billionaire is so concerned about doing good then why doesn't he make the property into
an Eagle sanctuary or bring some of his treasured thoroughbreds down and build some barns and a track?
There are restrictions on building in his Hideaway Beach residences and there are restrictions here and as a property
owner and resident this rezoning is not in the best interest of our community.
Have an enjoyable weekend Sir.
Very Respectfully,
Bill
William A. Bury, President
LEED®AP BD+C, CPE
Lone Star, Inc.
Comprehensive Building Consulting
P.O. Box 1585 — Marco Island, FL 34146
(239)398-9963
http://www.LoneStarinc.com
LONE STAR
COMPREHENSIVE BUILDING CONSULTING
JohnsonEric
From: Rosemary Albert <rosemary.l.albert@gmail.com>
Sent: Tuesday, May 17, 2016 2:07 PM
To: JohnsonEric
Subject: Fwd: 280 Multi -Family Units
---------- Forwarded message ----------
From: RosemaryAlbert<rosemary.l.albert@pmail.com>
Date: Thursday, April 28, 2016
Subject: 280 Multi -Family Units
To: "donnafiala@collier og vnet" <donnafiala@collier og v.net>
Dear Mr. Johnson,
We received notice of proposed development of Diamond Shores Mobile Home Park adjacent to Fiddler's
Creek. If a 280 Multi -Family Dwelling Units are allowed to be built, our privacy, view, and tropical
surroundings will forever be compromised. In addition there will be an increase in traffic, noise and safety
disturbance which may occur in a crowded area. We want very much to preserve the tropical surroundings that
brought us to Florida in the first place.
Respectfully Submitted,
Rosemary Albert
7649 Mulberry Lane
Naples, Florida 34114
JohnsonEric
From: David Culton <daculton@gmail.com>
Sent: Tuesday, May 17, 2016 2:21 PM
To: JohnsonEric
Subject: JMD Developments and Investments, LLC ("JMD"), the developer of the
proposed Antilles RPUD (formerly Diamond Shores trailer park)
Eric,
I am writing to express my opposition to the subject development abutting Fiddlers Creek. My opposition is
based upon the following:
1. Population density. The area has a great deal of planned and in -progress development. More
development and decreasing "green space" is a concern.
2. Possible impact to Fiddlers Creek property values.
3. Traffic
Please consider my input when advising on this important issue.
David Culton
Fiddlers Creek resident
JohnsonEric
From: gAR <pandgnaples@aol.com>
Sent: Tuesday, May 17, 2016 5:54 PM
To: JohnsonEric
Subject: JMD Developement
Eric,
I am a resident in Fiddlers Creek, and live in the Menaggio community.
I am opposed to the new construction plans by JMD Developments plan to build 3 story condos adjacent to Fiddlers
Creek.
Also, if their contractors devastated our landscape barrier, then why aren't they required to replace it?
Sincerely,
Gary Gondek
9317 Menaggio Ct.
Unit 201
Naples, FI. 34114
JohnsonEric
From:
Peter Burke <mmpbb@aol.com>
Sent:
Wednesday, May 18, 2016 10:26 AM
To:
JohnsonEric
Subject:
Fiddlers Creek/ JMD Development
Dear Mr. Johnson,
As a resident of Fiddlers Creek I would like to voice my opposition to the proposed construction by JMD Development
next to Fiddlers Creek. I concur with the objections brought to the recent meeting regarding the proposed development.
Peter and Andrea Burke
Sent from Mail for Windows 10
TO: Eric Johnson, Principal Planner / Collier County Government
RE: Letter of Opposition - Antilles RPUD Petition
DATE: May 18, 2016
FROM: Nancy & Harold Paton — 7622 Mulberry Lane
Please accept and record into the public record our opposition to the proposed rezoning of the
Antilles petition request from mobile home usage to multi -family units. Among other concerns,
this will create an Increase in density that should not be granted. However, we would be not be
opposed to allowing single family homes to be built on this property if the density remains the
same as the previous use.
Living on Mulberry Lane for the past 14 years, we have watched the beautiful trees that were
planted by Fiddlers Creek Association along the adjoining border grow and become a beautiful
tree lined street. JMD Associates, without permission or regard for the impact to our
neighborhood, destroyed the trees. The damage is irreparable. This is not an act of a potential
"good neighbor" and we fear that the quality of life of the properties bordering this project is
questionable.
If you have any questions, please feel free to contact us at the above address. Thank you for
your time and consideration of our opposition.
JohnsonEric
From:
Florence Purcell <fhpurcell@gmail.com>
Sent:
Wednesday, May 18, 2016 5:53 PM
To:
JohnsonEric
Subject:
JMD Development and Investors LLC
I would like to express my disapproval regarding the application by the above developer for re -zoning property
adjacent to Fiddlers Creek from a mobile park to a multi-level 3 story building comprising 280 units.
My concerns range from traffic congestion, noise, potential lowering of property values as well as mistrust of a
developer that has already violated the landscape of Fiddlers Creek.
Respectfully,
Florence Purcell
3965 Deer Crossing Court #203
Naples, Fl
JohnsonEric
From: Bob <bore1940@aol.com>
Sent: Wednesday, May 18, 2016 1:38 PM
To: JohnsonEric
Subject: Antilles RPUD (Diamond Shores Mobile Home Park)
> Dear Mr. Eric Johnson
> Principal Planner
> Collier Country Growth Management Department
> My wife and I are full time residents living in Fiddlers Creek adjacent to the proposed Antilles RPUD,
(formally Diamond Shores trailer park) Project.
> The developer for this property is asking that the property be rezoned in order to construct a multi -building,
multi -family complex called The Antilles. The Antilles, if developed, will consist of 280 units in multiple 3
story buildings (2 level housing over parking) totaling 40 feet in height.
> If the rezoning is approved, we believe it will have an adverse affect on property values because of the
obtrusive view due to the number and height of the buildings shown in the Developer's rendering. One would
also expect increased traffic, noise, and safety concerns. We are quite concerned and do not understand how
Collier County can absorb any more growth especially in an area, that in our view, is' near its saturation point.
> Therefore, we urge you to strongly voice your objection to the developer's proposed plans for this site. Help
us maintain and preserve the beautiful surroundings in this area of Collier County.
> Please add this correspondence to the package of documents that the Collier Commissioners will consider
when reviewing the Developer's application.
> Thanking you in advance for your support.
> Bob & Carol Rendine
> 8463 Bent Creek Way
> Naples, F134114
Johnsoil
From:
Buron, Joe <Joe.Buron@dsm.i
Sent:
Thursday, May 19, 2016 8:48 AM
To:
JohnsonEric
Subject:
JMD Project at Fiddlers Creek
Mr. Johnson,
I am in opposition of the proposed JMD project near Fiddlers Creek. I have owned a condominium in Hawk's Nest
(Fiddlers creek) since 2004 and have appreciated the sensitivity to nature, the preserves and natural beauty in the
area. This is the reason I bought there versus other places. I believe that this project will be disruptive to nature, the
view, and certainly to other homeowners in the area. With 280 new units comes construction, more traffic and stress
on county services such as fire, police, water and schools. I don't see the need for this type of project at this location,
especially since Fiddlers Creek, as a planned community, has a tremendous amount of growth planned from within. I
urge the committee to carefully review this application and consider the impact on longer term residents and owners
in the area. Thanks.
Joe Buron
4705 Hawks Nest Way #202
Naples, Florida, 34114
Joe Boron IGeneral Manager -Food and Beverage, North America I DSM Nutritional Products I Human Nutrition 3 Health 145 Waterview
Blvd, Parsippany, New Jersey, 070541 T -973-257-8063 1 M -410-504-7375 1 Joe.Buron@dsm.com
�fortitech aDSM„premixes
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JohnsonEric
From: George DeBakey <gdebakey@ap-networks.com>
Sent: Thursday, May 19, 2016 11:03 AM
To: JohnsonEric
Subject: A request from a voice of reason
Dear Mr. Johnson,
My name is George DeBakey and I am a home owner in Fiddlers Creek at 7770 Mulberry Row. I thank you in advance for
taking a couple of minutes to read my email here to you.
I know you have probably been getting a lot of mail regarding the topic of the proposed development of Antilles RPUD
by JMD Developments and Investments, LLC ("JMD"). I ask that you read my email as a reasonable opinion on the topic as my
home is adjacent— facing the lot in question. I work and participate in the free enterprise system that we as citizens of this
great nation are privileged with, and as such I do not expect JMD to abandon their plans to develop their land in a fashion that
creates most value to them, and ideally value to the neighborhood and society which is also a responsibility of every reputable
company and brand. With that I would like to make a few points:
1. If the development is made out of nice single family homes —then I have no objection at all. I simply ask that they
reestablish the vegetation and tree line that they destroyed behind the fence facing my home. I also ask the county to
conduct a traffic study which might dictate an additional traffic light.
2. If JMD's land goes out all the way to Collier Blvd (which I am not sure of) or if they have the ability to purchase
adjacent lots to get to Collier Blvd — the lot just North of the Main entrance to Fiddlers Creek, then here is a very
worthy and value adding proposal: An upscale shop/live development that looks in style similar to Venetian Village
(open mall with little boutiques, shops, restaurants, etc. on the ground floor and some live units on the 2nd floor
while maintaining a wide tree line between Fiddlers Creek fence and their buildings (at least 60 ft) will add a lot of
value. I think that will be very very profitable to JMD, and might enhance the appeal of the whole Collier Blvd access
to Marco Island. It will probably also be good for Fiddlers Creek as long as it is done with high quality. All, I ask for is
that it maintains the privacy and solitude of my home with a 60 ft tree line and that traffic is managed.
3. Anything short of the above two options would mean they either destroyed value in the general area (and the value
of my home), or they left money on the table by not developing a better product.
My thoughts above allow for the development and monetization of the lot owned by JMD, but in a fashion where everyone
wins and not in a fashion that destroys the value of adjacent property. I kindly ask that you take my ideas into consideration
when casting yourjudgment on this development.
Regards,
George DeBakey
7770 Mulberry Row
Naples, FL 34114
JohnsonEric
From: William Bury <WBury@LoneStarinc.com>
Sent: Friday, May 20, 2016 11:24 AM
To: JohnsonEric
Cc: jtibbs@tibbsteamrealty.com; Bent Creek Board
Subject: RE: Follow up regarding Antilles impact meeting on 2016_05_10 and
impacts to date 2016_05_20
Importance: High
Mr. Johnson,
Trust you received the PDF of the aforementioned PowerPoint.
Copied is my neighbor, Mrs. Judy Tibbs who has proof that the developer did In fact use heavy equipment to take down
the trees along the South fence of the buffer as well as the East fence.
When I brought it up at the meeting on the 191h, the Developer / Owner's Representative, said that it was our CDD that
"pruned the trees", but that is not the case.
Counsel is being sought on how to rectify this situation and if the rumor is correct that the Representative of the Owner
or the Owner said "It's my land and if they don't like it, sue me", may come true.
This is not good.
We are all very frustrated at how this is taking place and ask that it be stopped.
That is why we have zoning laws and property rights.
They are both being infringed upon.
Very Respectfully,
Mr. Bury
From: JohnsonEric[mailto:Ericlohnson@colliergov.net]
Sent: Thursday, May 19, 2016 5:39 PM
To: WBury@LoneStarInc.com
Subject: RE: Follow up regarding Antilles impact meeting 2016_05_10-19
I don't recall. I asked the applicant to give me a copy of the PowerPoint presentation. Thanks!
Eric Johnson
Principal Planner
From: William Bury [mailto:WBurvCcDLoneStarinc.com]
Sent: Thursday, May 19, 2016 5:32 PM
To: JohnsonEric <Ericjohnson@colliergov.net>
Subject: RE: Follow up regarding Antilles impact meeting 2016_05_10-19
No, I don't think so Eric.
Thanks again for the follow up.
Hope you are enjoying the start of rainy season and the summer heat.
Do have a question actually, in looking at the PowerPoint from the other evening (obtained elsewhere) it is hard to
discern where the units shown were in relation to the buffers to the South and East and their respective fences.
Respectfully,
RM
William A. Bury, President
LEED®AP BD+C, CPE
Lone Star, Inc.
Comprehensive Building Consulting
P.O. Box 1585 — Marco Island, FL 34146
(239)398-9963
httP://www.LoneStarinc.com
From: JohnsonEric[mailto:Ericlohnson@)colliergov.netl
Sent: Thursday, May 19, 2016 5:22 PM
To: WBurvCalLoneStarInc.com
Subject: RE: Follow up regarding Antilles impact meeting 2016_05_10-13
Mr. Bury,
I'm going through my email archives. Are you waiting for me to respond to any questions? Just want to follow
up. Thanks!
Eric Johnson
Principal Planner
William A. Bury, President
LEED®AP BD+C, CPE
Lone Star, Inc.
Comprehensive Building Consulting
P.O. Box 1585 — Marco Island, FL 34146
(239)398-9963
http://www.LoneStarinc.com
Under Florida Law, e-mail addresses are public records. It 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,
2
JohnsonEric
From: Bill Bury <b_bury@yahoo.com>
Sent: Friday, May 20, 2016 5:39 PM
To: JohnsonEric
Cc: jtibbs@tibbsteamrealty.com; Bent Creek Board
Subject: FW: Photos Bent Creek Fiddlers Creek - Summary
Importance: High
Eric,
Please see below.
We want this as part of the public record.
We as a community are not at all pleased with this developer.
See the before pies and how they look today.
If you or others from the County would like to visit and review this with us in person on site please let us know.
Thank you again and have a nice weekend.
Respectfully,
Bill
With God All Things Are Possible
8448 Bent Creek, Naples, FL 34114
239-398-9963
-----Original Message -----
From: Judy Tibbs [mailto:jtibbs@tibbsteamrealty.com]
Sent: Friday, May 20, 2016 4:07 PM
To: Bill Bury
Subject: Photos Bent Creek Fiddlers Creek
The photos I have sent prove that the developer did in fact demolish our buffer trees. Our fence is set back I
believe about 6 feet from the property line and then there is a 15 ft buffer. You can see the before and after
pictures of our huge buffer trees. My property is one house in from the fence 8456 Bent Creek Court. You can
check with any neighbor around our lake and they will confirm a backhoe took out the trees. At the meeting it
was stated that CDD took out the trees but Phil the president of the Pepper Tree association has said he is so
sorry he was mistaken. Our trees were gone two months or more before the CDD did their trimming.
Judy Tibbs
Sent from my iPhone=
JohnsonEric
From:
Sent:
To:
Cc:
Subject:
Eric,
More pics from over the hedge.
Thanks,
Bill
Bill Bury <bbury@yahoo.com>
Friday, May_20, 2016 5:34 PM
JohnsonEric
Bent Creek Board; jtibbs@tibbsteamrealty.com
FW: More trees
From: Judy Tibbs [mailto:jtibbs@tibbsteamrealty.com]
Sent: Friday, May 20, 2016 3:57 PM
To: Bill Bury
Subject: Fwd: More trees
This is the view from Antilles side from one end of Bent Creek's fence to where the trees were not removed at
the beginning of Pepper Tree. Most of our buffer trees were taken out by Antilles developer backhoe. The
demolition went on for days.
The first pictures I sent begin right at 8456 Bent Creek Court. This is a continuation of the photos.
Judy Tibbs
Sent from my iPhone
Begin forwarded message:
From: Charles Tibbs <ctibbs@tibbsteamrealtv.com>
Date: May 11, 2016 at 5:42:53 PM EDT
To: Judy Tibbs <jtibbs@tibbsteamrealty.com>
Subject: Fwd: More trees
Sent from our IPad
Charlie Tibbs
251-942-4778
Ctibbs@tibbsteamrealty.com
Judy Tibbs
Jtibbs@tibbsteamrealty.com
251-942-6223
Begin forwarded message:
From: "Charles Tibbs" <ctibbs@tibbsteamrealty.com>
To: 'Bob Slater" <rslater40@aol.com>, "Bob Rendine" <bore 1940 @ aol.com>, "Kate Tipul"
<kate.tipul@email.com>, "Myron Bechtel' <myron.bechtel@email.com>, "Charles Tibbs"
<ctibbs @ tibb steamrealty. com>
Subject: More trees
Contrast the portion of the fence along Bent Creek end as opposed to the dense vegetation left at
the Pepper Tree end. This was taken about half way between BC and Pepper Tree. It is as if the
thinning stopped and was not done on the pepper Tree side
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JohnsonEric
From:
Bill Bury <b_bury@yahoo.com>
Sent:
Friday, May 20, 2016 5:33 PM
To:
JohnsonEric
Cc:
Bent Creek Board; jtibbs@tibbsteamrealty.com
Subject:
FW: Trees behind our fence
Eric,
You can see the clearing.
Thanks,
Bill
From: Judy Tibbs [mailto:jtibbs@tibbsteamrealty.com]
Sent: Friday, May 20, 2016 3:49 PM
To: Bill Bury
Subject: Fwd: Trees behind our fence
Photos from the developer side alongside Bent Creek. You can see huge voids.
Judy
Sent from my iPhone
Begin forwarded message:
From: Charles Tibbs <ctibbs@tibbsteamrealty.com>
Date: May 11, 2016 at 5:41:12 PM EDT
To: Judy Tibbs <jtibbs@tibbsteamrealty.com>
Subject: Fwd: Trees behind our fence
Sent from our IPad
Charlie Tibbs
251-942-4778
Ctibbs@tibbsteamrealty.com
Judy Tibbs
Jtibbs@tibbsteamrealty.com
251-942-6223
Begin forwarded message:
From: "Charles Tibbs" <ctibbs@tibbsteamrealty.com>
To: 'Bob Rendine" <borel940@aol.com>, 'Bob Slater" <rslater40@aol.com>, "Kate Tipul"
<kate.tipul@gmail.com>, "Myron.Bechtel@Gmail.com" <myron.bechtel@gmail.com>,
"Charles Tibbs" <ctibbs@tibbsteamrealty.com>
Subject: Trees behind our fence
These are the trees just inside the fence alongside 8460 Bent Creek Court. The roof is Jerry
Pecha's house. I was about 40feet from the fence. New condos will be very close to us. Trees
were thinned using a front-end loader so lots of trees taken down and severe damage to those that
remain. More photos to come.
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JohnsonEric
From:
Karen Starr <kstarr@thayer.org>
Sent:
Wednesday, May 25, 2016 9:22 AM
To:
JohnsonEric
Subject:
Proposed Development by JMD
We are writing in support of the residents of Fiddler's Creek who are opposed to the plans to re -zone
the former trailer park into a multi -family residential community.
Like other homeowners in Fiddler's Creek, we were dismayed when we saw the removal of the
landscape barrier along Mulberry Row, where a close friend recently bought a property that they put
extensive and costly renovations in as they intended to spend winters at Fiddler's Creek.
This lack of regard for Fiddler's Creek residents and the callous destruction of vegetation speak to the
integrity of the developers and their lack of concern for our community and others who will be
affected with increased traffic and demand for county services. They made no attempt to provide
information to the homeowners prior to the removal of landscaping.
The development clearly is meant to maximize profitability for the owners, with little regard to
Fiddler's Creek residents. We are rightfully concerned about protecting our investment. Fiddler's
Creek has shown a remarkable turn around in the past several years and has been considered a top
residential community in Collier County.
Karen W. Starr
Marshall Goldberg
9218 Corfu Court #101
Naples, FL
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Application for a Public Hearing for PUD Rezone, Amendment to PUD or
PUD to PUD Rezone
PETITION NO
PROJECT NAME
DATE PROCESSED
PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code
Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative
Code
PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F.
APPLICANT CONTACT INFORMATION
Name of Applicant(s): ___________________________________________________________
Address: _____________________________ City: ___________ State: ________ ZIP: _______
Telephone: ___________________ Cell: ____________________ Fax: ____________________
E-Mail Address: ________________________________________________________________
Name of Agent: ________________________________________________________________
Firm: _________________________________________________________________________
Address: _____________________________ City: ___________ State: ________ ZIP: _______
Telephone: __________________ Cell: _____________________ Fax: ____________________
E-Mail Address: ________________________________________________________________
Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that
you are in compliance with these regulations.
To be completed by staff
4/15/2015 Page 1 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
DISCLOSURE OF INTEREST INFORMATION
Please complete the following information, if space is inadequate use additional sheets and attach
to the completed application packet.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the percentage
of such interest:
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
4/15/2015 Page 2 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract:
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
Date of option: _________________________
Date option terminates: __________________, or
Anticipated closing date: _________________
h. Should any changes of ownership or changes in contracts for purchase occur subsequent to
the date of application, but prior to the date of the final public hearing, it is the responsibility
of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
4/15/2015 Page 3 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
REZONE REQUEST
This application is requesting a rezone from: _________________________ Zoning district(s) to
the ________________________________ zoning district(s).
Present Use of the Property: _________________________________________________________
Proposed Use (or range of uses) of the property: _________________________________________
Original PUD Name: ________________________________________________________________
Ordinance No.: ____________________________________________________________________
PROPERTY INFORMATION
On a separate sheet attached to the application, provide a detailed legal description of the
property covered by the application:
• If the request involves changes to more than one zoning district, the applicant shall include a
separate legal description for property involved in each district;
• The applicant shall submit 4 copies of a recent survey (completed within the last six months,
maximum 1" to 400' scale), if required to do so at the pre-application meeting; and
• The applicant is responsible for supplying the correct legal description. If questions arise
concerning the legal description, an engineer's certification or sealed survey may be
required.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Size of Property: _______ ft. x _______ ft. = ________ Total Sq. Ft. Acres: _________
Address/ General Location of Subject Property: __________________________________________
__________________________________________________________________________________
PUD District (refer to LDC subsection 2.03.06 C):
Commercial Residential Community Facilities Industrial
Mixed Use Other: ________________
4/15/2015 Page 4 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Metes & Bounds Description: _________________________________________________________
ASSOCIATIONS
Complete the following for all registered Association(s) that could be affected by this petition.
Provide additional sheets if necessary. Information can be found on the Board of County
Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774.
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
4/15/2015 Page 5 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
EVALUATION CRITERIA
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code,
staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request.
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for amendments in those proposed, particularly as they may relate
to arrangements or provisions to be made for the continuing operation and maintenance of
such areas and facilities that are not to be provided or maintained at public expense. Findings
and recommendations of this type shall be made only after consultation with the county
attorney.
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of
that Sub-district, policy or other provision.)
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to ascertain whether or not the
request is affected by existing deed restrictions.
4/15/2015 Page 6 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Previous land use petitions on the subject property: To your knowledge, has a public hearing been
held on this property within the last year? If so, what was the nature of that hearing?
__________________________________________________________________________________
__________________________________________________________________________________
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
Yes No if so please provide copies.
PUBLIC NOTICE REQUIREMENTS
This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E.
of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a
written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B.
of the Administrative Code for the NIM procedural requirements.
Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing
advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the
Board's final action on this item, please remove all public hearing advertising sign(s) immediately.
RECORDING OF DEVELOPER COMMITMENTS
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall
record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments
or Notice of Developer Commitments that contains the legal description of the property that is the subject of
the land use petition and contains each and every commitment of the owner or developer specified in the
Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the
recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided
to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said
Memorandum or Notice.
LDC subsection 10.02.08 D
This application will be considered “open” when the determination of “sufficiency” has been
made and the application is assigned a petition processing number. The application will be
considered “closed” when the petitioner withdraws the application through written notice or
ceases to supply necessary information to continue processing or otherwise actively pursue the
rezoning, amendment or change, for a period of 6 months. An application deemed “closed” will
not receive further processing and an application “closed” through inactivity shall be deemed
withdrawn. An application deemed “closed” may be re-opened by submission of a new
application, repayment of all application fees and the grant of a determination of “sufficiency”.
Further review of the request will be subject to the then current code.
4/15/2015 Page 7 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
STATEMENT OF UTILITY PROVISIONS
FOR PUD REZONE REQUEST
APPLICANT CONTACT INFORMATION
Name of Applicant(s): _______________________________________________________________
Address: _________________________________ City: ___________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: ______________________
E-Mail Address: ____________________________________________________________________
Address of Subject Property (If available): ______________________________________________
City: _________________ State: ________ ZIP: _________
PROPERTY INFORMATION
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Package Treatment Plant (GPD Capacity): _________________________
e. Septic System
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Private System (Well)
Total Population to be Served: ________________________________________________________
Peak and Average Daily Demands:
A. Water-Peak: _________ Average Daily: __________
B. Sewer-Peak: _________ Average Daily: __________
If proposing to be connected to Collier County Regional Water System, please provide the date
service is expected to be required: ____________________________________________________
4/15/2015 Page 8 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of
sewage treatment process to be used as well as a specific statement regarding the method of
affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil
involved shall be provided from tests prepared and certified by a professional engineer.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Collier County Utility Dedication Statement: If the project is located within the service boundaries
of Collier County’s utility service system, a notarized statement shall be provided agreeing to
dedicate the water distribution and sewage collection facilities within the project area to the Collier
County Utilities. This shall occur upon completion of the construction of these facilities in
accordance with all applicable County ordinances in effect at that time. This statement shall also
include an agreement that the applicable system development charges and connection fees will be
paid to the County Utilities Division prior to the issuance of building permits by the County. If
applicable, the statement shall contain an agreement to dedicate the appropriate utility easements
for serving the water and sewer systems.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for
at the pre-application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to
serve the project shall be provided.
4/15/2015 Page 9 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Pre-Application Meeting and Final Submittal Requirement Checklist for:
PUD Rezone- Ch. 3 G. 1 of the Administrative Code
Amendment to PUD- Ch. 3 G. 2 of the Administrative Code
PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code
The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time
of application submittal. At final submittal, the checklist is to be completed and submitted with the
application packet. Please provide the submittal items in the exact order listed below, with cover sheets
attached to each section. Incomplete submittals will not be accepted.
REQUIREMENTS # OF
COPIES REQUIRED NOT
REQUIRED
Cover Letter with Narrative Statement including a detailed description of
why amendment is necessary
Completed Application with required attachments
Pre-application meeting notes
Affidavit of Authorization, signed and notarized 2
Notarized and completed Covenant of Unified Control 2
Completed Addressing Checklist 2
Warranty Deed(s) 3
List Identifying Owner and all parties of corporation 2
Signed and sealed Boundary Survey 4
Architectural Rendering of proposed structures 4
Current Aerial Photographs (available from Property Appraiser) with
project boundary and, if vegetated, FLUCFCS Codes with legend included
on aerial.
5
Statement of Utility Provisions 4
Environmental Data Requirements pursuant to LDC section 3.08.00 4
Environmental Data Requirements collated into a single Environmental
Impact Statement (EIS) packet at time of public hearings. Coordinate with
project planner at time of public hearings.
Listed or Protected Species survey, less than 12 months old. Include
copies of previous surveys. 4
Traffic Impact Study 7
Historical Survey 4
School Impact Analysis Application, if applicable 2
Electronic copy of all required documents 2
Completed Exhibits A-F (see below for additional information)+
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
Revised Conceptual Master Site Plan 24” x 36”and One 8 ½” x 11” copy
Original PUD document/ordinance, and Master Plan 24” x 36” – Only if
Amending the PUD
Checklist continued onto next page…
4/15/2015 Page 11 of 16
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Revised PUD document with changes crossed thru & underlined
Copy of Official Interpretation and/or Zoning Verification 1
*If located in Immokalee or seeking affordable housing, include an additional set of each submittal
requirement
+The following exhibits are to be completed on a separate document and attached to the application packet:
Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code
Exhibit D: Legal Description
Exhibit E: List of Requested LDC Deviations and justification for each
Exhibit F: List of Development Commitments
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at
239-690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.”
PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
School District (Residential Components): Amy
Lockheart Conservancy of SWFL: Nichole Ryan
Utilities Engineering: Kris VanLengen Parks and Recreation: Vicky Ahmad
Emergency Management: Dan Summers Immokalee Water/Sewer District:
City of Naples: Robin Singer, Planning Director Other:
FEE REQUIREMENTS
Pre-Application Meeting: $500.00
PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre
PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre
PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre
Comprehensive Planning Consistency Review: $2,250.00
Environmental Data Requirements-EIS Packet (submittal determined at pre-application
meeting): $2,500.00
Listed or Protected Species Review (when an EIS is not required): $1,000.00
Transportation Review Fees:
o Methodology Review: $500.00, to be paid directly to Transportation at the
Methodology Meeting*
*Additional fees to be determined at Methodology Meeting.
o Minor Study Review: $750.00
o Major Study Review $1,500.00
Legal Advertising Fees:
o CCPC: $925.00
o BCC: $500.00
School Concurrency Fee, if applicable:
4/15/2015 Page 12 of 16
X
X
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
o Mitigation Fees, if application, to be determined by the School District in
coordination with the County
*Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee.
All checks may be made payable to: Board of County Commissioners
4/15/2015 Page 13 of 16
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578
www.consult-rwa.com
January 19, 2016
Narrative and basis of approval for The Antilles RPUD
PUDZ – (PL20150001459)
Pursuant to the pre-application meeting held on July 7, 2015, RWA, Inc. is pleased to submit, on behalf of
our client, JMD Developments and Investments, LLC, this PUD rezone petition for The Antilles RPUD. The
pre-application meeting was held under the previous name, Diamond Shores.
The Antilles RPUD will be located on approximately 43.77 acres on Port Au Prince Road, east of Collier
Boulevard. The property is currently vacant and zoned Mobile Home. The applicant is requesting a
rezoning to Residential Planned Unit Development to allow a maximum of 280 residential units, or 6.4
units per acre and common ancillary uses. Based on past correspondence with Collier County Impact Fee
Administration staff, the site is currently grandfathered for the impact fees associated with 236 mobile
home lots. The subject project proposes to have a maximum of 280 multi‐family or 138 single‐family
dwelling units (equivalent conversion based on Institute of Transportation Engineers vehicle trips).The
Antilles RPUD will provide a recreational area, common open space, a unified architectural theme,
restricted access for its residents and guests, and buffering from adjacent properties. The proposed
project will be compatible with surrounding uses and will be consistent with the LDC and compliant with
the Growth Management Plan.
The property was platted under the Woodlake plat and is approved for 236 mobile home units. Based on
correspondence with Collier County Impact Fee staff, the site is currently vested for the impact fees
associated with 236 mobile home lots. Under the current zoning, the plat could be amended for up to 317
mobile home units to allow 7.26 units per acre as permitted by right under the current mobile home
zoning. The subject project proposes to have a maximum of 280 multi-family or 138 single-family dwelling
units (equivalent conversion based on trips). Although the maximum density under the proposed PUD is
slightly higher than the existing plat, it is significantly less than the number of dwelling units that could be
built on the property under the existing zoning and will result in a decrease in trips as shown in the TIS.
Additionally, the proposed project will replace a dilapidated mobile home park and antiquated
infrastructure, with attractive new development that will revive the area and have a positive improvement
on the County’s tax roll.
cc: Client
File 010196.04.01
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See Attached
29875100022
Diamond Shores
96 11
82990080006; 82990120005; 82990121004; 82990200006
Currently "Stillwater Bay"
Woodlake Subdivision Tracts A, B and C
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Updated by: Date:
IF OLDER THAN 6 MONTHS, FORM MUST BE
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■
Tiffany Bray / RWA, Inc.
239-597-0575 ext236 tbray@consult-rwa.com / 239-597-0578
82990080006
7-2-2015by:
y:
82990120005
82990121004
82990200006
1
Laura Tefft
From:AshtonHeidi
Sent:Wednesday, March 29, 2017 5:03 PM
To:Laura Tefft
Subject:RE: Antilles RPUD PL20150001459
Laura,
Thank you. The list of owners is sufficient.
Heidi Ashton-Cicko
Heidi Ashton‐Cicko
Managing Assistant County Attorney
OFFICE OF THE COUNTY ATTORNEY
3299 Tamiami Trail East, Suite 800
Naples, FL 34112
(239) 252‐8400
From: Laura Tefft [mailto:ltefft@consult-rwa.com]
Sent: Wednesday, March 29, 2017 4:59 PM
To: AshtonHeidi
Subject: Antilles RPUD PL20150001459
Good Afternoon,
Thank you for returning my call to discuss the Antilles Insufficiency Letter. Attached please find the list of owners for
JMD Developments and Investments which was submitted previously for the above referenced project. Please let me
know if this satisfies your request for the names of equitable owners.
Thank you,
Laura
Laura Tefft
PLANNER
OFFICE | 239.597.0575
EMAIL | ltefft@consult-rwa.com
NOTICE: Upon receipt of any electronic file/data from RWA, Inc., you are agreeing to the following:
This file/data is for informational purposes only. It is the responsibility of the recipient to reconcile
this electronic file/data with the actual project site conditions. Recipient agrees to indemnify and
hold harmless RWA, Inc. for any defects or errors in this file/data.
2
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.
The Antilles RPUD
PL20150001459
List of owners for JMD Developments and Investments, LLC
Dennis Albaugh
Jason Loutsch
Matthew Meredith
PL20150001459
Dennis Albaugh Managing Member
JMD Development and Investments, LLC
RWA, Inc..
The Antilles Neighborhood Information Meeting
Date: May 10, 2016
Time: 5:30pm
Location: South Regional Library Meeting Room
Patrick Vanasse, Director of Community Development of RWA began the NIM meeting at 5:30pm
Patrick introduced himself and the owner of the property. Patrick went over how the developer builds
quality projects and prides themselves on being good neighbors and good stewards of the community. He
then turned over the mic to Ted with JMD
Ted started by stating what the company name JMD stands for which is Jason Matt & Dennis. Jason, Matt
& Dennis are brothers-in-law who have been working out of the Iowa area for years. Jason has built
residential houses, retail & commercial. Dennis has built residential, commercial, & retail. Dennis is a
farmer by birth and a land steward by trade. He strives to make things work well in neighborhoods and
includes quality in everything he does.
Patrick added – some of you may know Dennis as the Marco Island resident who had a horse in the
Kentucky Derby over the weekend.
One of the things that happened recently was miscommunication btw owner & management re:
landscape buffer. Ted met with Phil from the Fiddler’s Creek Homeowners Association this morning about
the trees that were cut and we have the start of a final resolution. We hope to resolve the situation in the
next few weeks.
Project Details:
Located at the end of Port Au Prince Rd, South of the intersection of 951 & 41.
Project is located on approximately 43 acres
Project has had different names over the years
Originally platted as mobile home
Named Stillwater Bay, then Diamond Shores, currently called The Antilles
It was a mobile home park that fell on hard times, dilapidated and in bad shape
Dennis was aware of the opportunity project for sale
Marco resident who loves the area and wants to put in a quality community to be of a benefit to the area
Something compatible with Fiddler’s Creek
We had scenarios shown the current condition of the site. The site was well known by law enforcement.
Hopefully when the sheriffs have to visit in the future it’s for friendly patrol. Our client likes to do quality
projects and projects he sees as assets to the community.
Patrick showed renderings from the architect
Site will have one central amenity center overlooking a central lake
Units proposed are multifamily flat over flat, 2 story over parking
Max height is 2 stories over parking
The reason for doing these is we want to provide quality product with higher end finishes at a certain price
point with private elevators
Parking under building allows for less impervious and more greenery as well as amenities
Jim Allen architect – Theme would be Caribbean, soft blues yellows peaches. Each building will have its
own color.
Buildings will be parking below, gives each owner a garage and 1 handicapped space
12 units total with 3 elevators
Each floor unit has its own elevators
Gave us a lot more green space by having the parking under buildings
Height right below 40’
Pitch is to avoid extra 7’ of height
Eric Johnson planner for county explained process
This neighborhood information meeting is the 1st of 3 meetings
Best time for public to engage with the developer, staffs role is to be neutral and review documentation,
staff will make a recommendation at some process of approval or denial
Project will move to CCPC who will make recommendation to BOCC
Ultimate decision will be made by BOCC to rezone from mobile home
Eric offered business card and email address ericjohnson@colliergov.net phone 239-252-2931
Emails will become part of the record included to the Board
Eric can provide LDC standards for mobile home park as well as list of permitted uses for mobile home
park
We are here for a NIM as part of the zoning process as required by the County. We see it as a opportunity
to get to know residents
Mobile home zoning allows up to 7.36 units per acre max density is 317 units
We are asking for a lower density of 6.39 units per acre
We are asking for a maximum of 280 multifamily units or 138 single-family units
Single family homes provide more trips usually larger households with more vehicles that’s why we’re
asking for less single family than multifamily.
Project will have its own water management system within Collier County Code & Comp Plan and abide
by state & federal rules.
Compared to what is allowed by right with current zoning our project is a much higher quality project and
a decrease in overall trips, decrease in water/sewer demands on county facilities.
Patrick went over the master plan. Access will be on port au prince – controlled access project.
Over 6 acres or preserve which exceeds what’s required by code, central lake is existing.
We tried to work with existing conditions onsite.
Project will have a network of sidewalks and pathways common architectural theme, common signage,
amenities for residents, and access controls.
Development standards – when we submit for PUD we have to identify setbacks and other standards.
Ours are consistent with most residential projects. We are asking for multiple product types. Our
engineering submittal includes 2 story over parking. Anything we submit to County is public record.
Q&A
What’s the resolution to the trees that were cut? (Multiple Attendees Inquired)
We are going to agree to pay to repair the fence and pay for the removal of the fiscus and we are talking
about the replacement plant. We will keep talking until we figure out which plant we will incorporate in
the required buffer. The trees are going to go in as soon as we find the right trees to replace. (PV)
Are they going to take out the ones they chopped off?
Yes. (PV)
Phil Roman, Fiddler’s Creek
Concern – Mistakenly cut trees along the fence line on Mulberry. Concerned about line of sight. Were
all used to looking over and seeing trees. We don’t want to look at a wall. We think were going to reach
a big settlement on replacing the trees. We are going to replace the trees as soon as we can find
someone to plant. We are looking for the largest live oak trees we can find to plant on the inside of the
fence line. We’re doing it before the developer reaches an agreement. The question is who will pay for
it? The plans I saw showed a layout of buildings all along the perimeter with another inner ring. Have
you had any line of sight studies on mulberry to look over the proposed buffer to a 40 feet buildings?
We will have that prior to engineering. Our intent is to provide enough vegetation buffer after a 3-year
period while vegetation matures. We are hoping that any buildings are hidden by enough vegetation. So
were working with a landscape architect. The landscape architect is looking to see how this can be done.
We will be going back to you and see if it’s something everyone things is a good idea. (PV)
Phil Roman, Fiddler’s Creek
It would be very fruitful if that can come back to the residents before the CCPC. If you get the info to
the management company, they will make sure that information gets distributed. Also, you have a
proposed recreation facility. It shows a pool and pickleball courts. I would be concerned with loud
noises and amplified sound after 6pm.
One of the things I want to point out is the location of the recreational area. We located it there
intentionally away from the boundaries and as far from adjacent properties as possible. The separation is
significant. I think your concern about limiting amplified sound – we will look into that. (PV)
Bob Shager, Pres Bent Creek
What are your present setbacks from our boundaries to what your setback will be at?
You’re only talking mulberry, there are 3 other communities. Let’s not concentrate 100% on mulberry
please talk about all 4 in your answer.
We have setback requirements within our PUD which is measured by our outward boundary. It also
measures the distance between our buildings and the closest buildings. I believe the closest any of our
buildings would be from a residence on the south side is around 80 feet. We are going to have a required
15-foot buffer on our side and you will have a buffer on your side. We are going to enhance that buffer
and do something greater than code minimum. With regards to the setbacks within the PUD as I
mentioned we have outward boundary, 15-foot buffer, setback measured from that 15 foot buffer.
Minimum is 10ft. the closest from the boundary would be at least 25 feet. (PV)
Bob Ravel, Mulberry Ln, Fiddler’s Creek
What’s the average square foot per unit and price per square foot?
The average is 1,600 square foot under air conditioning / 2,000 overall square foot with an average price
point of $425,000 each unit. (Ted)
With regards to finances and every developer wants to make money with their project, this will be at
market rate. One of the reasons for the design is it’s our understanding if we can provide a unit that is one
story flat over flat we can get higher price points than a coach home model. We came up with this design
to get higher prices. (PV)
Joe Farinas 479 Bent Creek Way
We loved the back of our lanai is vacant and then a fence & trees. I hear there will be 2 story buildings.
I don’t want to see those big buildings. Why aren’t we talking about single family homes instead of big
units?
Land prices in Collier county are pretty significant. Our client needs a pretty density to make a project
work. At the price he paid for the land a single family product just doesn’t work. We believe what they are
presenting is a much better condition than what you currently have next door. It will really clean up the
area. We hope with this discussion & property landscaping & separation you will enjoy what you see from
your lanai. (PV)
Joe Smith Mulberry Lane
Density in coastal high hazard area is 3 units per acre. The neighboring PUD (Fiddler’s Creek) is less than
4 units / acre. This is authorized under current zoning at 7.26 units per acre. Please describe that by
right you are authorized that density. Please explain why you will be at 6.39. that is not zoning by right,
the county commissioners have no legal responsibility or authority to grant you that density. Please
explain the whole density process.
We sat down with staff when we initially started this project. What the gentleman described is when you
go in for a rezone you need to be within the comp plan. The comp plan allows 4 units per acre. Given we
are in a coastal high hazard area and there are evacuation concerns we’re at 3 units per acre. If we were
coming in on a property that wasn’t zoned mobile home that would be 3 units per acre or less. However,
Collier County respects private property rights. The zoning was in place before the comp plan was in place.
What the comp plan does is finds existing zoning compliant by policy. The Board of County Commissioner’s
wanted to make sure they didn’t take people’s property rights away. They wanted to respect property
rights that’s why they put the clause in the comp plan. The property & zoning is grandfathered. If we were
not asking for a rezone we have the ability to put mobile homes or modular prefabricated homes. That
does not require us to put in a rezone. We can go straight to an admin staff review with no public hearing.
We would try and max our site and the max we could get by code right now is 7.26 units per acre. We are
asking for a rezone to ask for more than 4 because there is a policy for grandfathered zoning. We would
like to encourage people to do away with mobile homes and housing that might be too safe with regards
to hurricanes. We would like to encourage people to redevelop those sites. There is a policy that says if
you redevelop this site with conventional housing and demonstrate your project is no more intense than
what the base zoning allows (trips generated, impacts to water, sewer, and parks), then you can ask for
greater than 4 units per acre and no more than 7.26. we are asking for less than 7.26, the comp plan has
found us compliant with that regulation. (PV)
You initiated these units will be 40 feet height. What is the max height permitted in the current PUD?
The max height on the development standards table is 42 ft. (PV)
As far as density, you’re asking for a change of zoning. Is there some other method than a change of
zoning – question to Eric Johnson. Is there any way to lock in what is propose to the change of zoning?
Can they do more than they are telling us here if the zoning is changed?
The developer is proposing a RPUD this is going to be a district to itself. The developer proposing land
development standards with mini setbacks, height. If the project is approved whatever is indicated in the
PUD Document. If that is approved that will be what they are restricted to develop (EJ)
Can the PUD document be sent out to everyone? Can the site plan be sent out?
The PUD is a public record everyone can have access to it. Right now, it’s not in its final state because we
are still undergoing review. I don’t know when the timing is best. We can provide it to the association.
The applications are significant. I don’t think we can send everything out but we can send the master plan
and development standards. Hard copies are at the county for everyone to review I believe. (PV)
Jim Robertson, Chairman, Fiddler’s Development District #2
Letter sent from district manager regarding opposition to any multilevel multifamily products. We are
going to take that concern to the CCPC and Board of County Commissioners if necessary.
Scott Davis, resident homeowner
Regarding the buffer. Is that something done in the very beginning of the project? The existing mobile
home court, I think a lot of people didn’t know the mobile home court is there. It was unobtrusive to
us because the 40ft buildings weren’t there. If you go to North Naples, you have height density and
downtown you have the old decent sized buildings. Bayshore has small bungalows and Lely has
hundreds of acres with similar types of homes. Other districts say why don’t you do it like Naples. This
is not like our neighborhood, its different. It doesn’t seem like its similar to the rest of Naples , not
homogenous.
Resident from Mobile Home Park
Lived there 32 years. I have concerns about all the traffic & trucks bringing in construction. What is the
impact to our mobile home park?
I’m not a trans expert. Our Traffic Impact Statement demonstrates that our number of trips from this
project will be less than approved / defunct mobile home park. I think your other concern is about
construction trucks. The requirements with regards to how these things occur is not my expertise. You
can look into it with our transportation expert. I can say overall from a trip standpoint once built our Traffic
Impact Statement shows the trips go down. (PV)
We have children.
I understand you want them to be safe and it’s important to take precautions. (PV)
Tara from Terry Oaks
I don’t understand the technical talks. I bought my home 5.5 years ago. I know overall Fiddler’s Creek
has appreciated a lot. I am very concerned about what is going on. We have all worked h ard to see an
image of Fiddler’s Creek change. I know a lot of us view it as south Naples not east Naples. East Naples
has a negative connotation. I really believe fiddlers creek is more upscale. We are not bringing in
anything upscale as far as restaurants but prices are going up in our community. What is this going to
do to house values? I am hearing $425k, who will pay for this? I have a friend whose mother lives on
the east coast, they want to rent something for 3 months for $1,500. You cannot find something in
Naples to rent for $1,500 seasonally but you can get annual rentals in Fiddler’s Creek in Naples. Are the
new owners going to get someone in to lease the units for $700 per month? Simple question is are they
going to stay in it or lease it out?
These are market rate units being sold, just like the units in Fiddler’s Creek. If people decide to rent them
or do seasonal rentals, that’s not something we control. (PV)
Deer Crossing Resident
The residential density, I have been in real estate for 26 years. Your values could drop if we are seeing
4 story buildings. We’re going to lose value on that side of Fiddler’s Creek. Why are you doing this?
I’m not an appraiser or expert. We are proposing two stories over parking. I believe someone said four
stories I am correcting that. With regards to values I cannot comment on that, I am not an expert. The
only person who can provide an opinion is an expert appraiser. (PV)
Jack Roney, Mulberry Lane
Earlier you were talking about trees and 3 years, lighting, s olutions to prevent lighting. What happens
3 years down the road the trees don’t fill out. What’s your plan? What guarantees do we have?
With regards to these issues, this is a work in progress. We are working through that. We are here tonight
to address your comments and concerns. I don’t know at this point what I can tell you other than we can
give you a clear commitment we are going to work with your HOA to come up with something acceptable.
As soon as we get the proper permits in place we can start a buffer before any construction occurs so we
can have mature trees as soon as possible. (PV)
Sharon Harmon
You are applying for a variance from the County. Does the county have the right to change the setback
lines?
The setbacks apply to the entire community. We are defining what the standards are. Once the PUD is
approved then we set up the zoning requirements. The PUD can be approved the way it is with some
changes. At their discretion, the Board of County Commissioners can ask for changes. Typically to change
any setbacks you must go through a public hearing process again. (PV)
Jen from Fiddlers Creek
Mobile Home density is 7.26 units per acre and someone else said density is 4. What are the legal
ramifications of the density argument?
It’s not an easy answer in that a lot of LDC are complicated. Just to clarify the way we calculate density is
the number of units divided by gross acreage. That’s the way the code in the comp plan calculates it. We
understand there are other factors like height restrictions, setbacks and separation requirements. Purely
from a density standpoint consistently throughout county the densities are calculated the same.
If the standard in the County is a base of 4 what allows us to ask for 6?
The reason as I explained it is the project had mobile home zoning prior to the laws being created. The
zoning already existed. In regards to property rights, that is grandfathered in; that allows us to ask for
more than the 4. (PV)
Dave Yates, Mulberry HOA VP
Correct a couple of things. I have lived in Mulberry 15 years. I’ve never had a problem with the mobile
homes. I don’t understand why we’re talking about improving the area. How is that improving the area?
The Mulberry Board of Directors voted that if you’re going to change it make it single family homes.
Fiddler’s Creek doesn’t have any 3 story buildings. What you are proposing is not like Fiddler’s Creek.
Surrounding it is 3 communities with single family homes. I don’t understand why condos have less
traffic than single family homes. The board voted they would like single family homes.
To clarify, we are not trying to integrate mobile homes. I was saying that park was in significant disrepair.
We have records of law enforcement visits and code enforcement violations. It was a mobile home park
in disrepair. (PV)
When we bought the property, it was listed as mobile homes. Its more profitable now to do what you
are proposing. I have received the number of homes sold in this area, the prices are the highest they
have been in years. Your project, when you speak about it you say in 3 years the trees should be, we
hope this will happen. Once you get in there are no other alternatives for us. We spent a lot of money
on our house and way of life. You destroyed the whole front of Mulberry Lane.
Garry Miller fiddlers Creek
Thank you for hearing our concerns. Possibly if you had a mixed development of some Single family and
some of the 2 units you desire to put in. You could put the single family around the exterior then there
will be no line of sight problems. What do you think of that?
Unfortunately, I can’t speak for the developer. That’s a decision for them. It will be a financial decision
and one they will make keeping in mind the comments they receive tonight and look for alternatives. (PV)
Geenie, Bent Creek
I’ve heard a lot about the trees of Mulberry but what about the ones on Bent Creek. Are you planning
on replacing that buffer?
It’s my understanding the pruning done along that side was done by the Fiddler’s Creek HOA. It’s my
understanding that is the proper prunage for fiscus trees. (Ted)
The fiscus trees on the other side of the fence running along pepper tree to bent creek & whisper trace,
that was performed by CDD. (Bill – Fiddler’s Creek HOA)
Doug Smith, Cherry Oaks
The proposed density is either single family homes or multifamily homes. Are you proposing strictly
multifamily?
Right now, our PUD would allow for single family or multifamily. Right now, our PUD allows for multiple
housing types. We currently have designs for multifamily only. The zoning would allow multiple types.
Joe Smith, Mulberry Lane
To Architect - This property has been vacant for 10 – 11 years. The site was deplorable. Most of the
homes were condemned. That’s why it has been empty. The hurricane did some damage but there were
a lot of code enforcement issues. This property will be developed, you could have other options, even
Habitat for Humanity. My question to the Architect. If you were to build a SF home above flood
elevation. I would like to see a comparison of what you are proposing now versus a typical sf unit to
compare the line of sight. I would like to see this as an exhibit at the CCPC.
We did look at if we didn’t do parking we would have to raise the sight some more. (PV)
Is the preserve area there because of the vegetation?
The preserve is an existing preserve we are going to keep. I don’t know all the details form a water
management standpoint. My understanding is if we want to impact that area we would have to go through
a permitting process. My understanding is there would be a way to go through the process if he wanted
but the developer would like to keep the preserve. (PV)
You also have a lake on that site. Even though your density is 7.26 acres. Have you done a by right plan
showing those areas?
We haven’t done that, if you like we can show you the existing plat for a mobile home park. They are very
close together. There is no requirement per lot. They have a 10ft separation but it’s a lot of mobile home
units and you can get quite a bit of density. (PV)
Joe Cornell Mulberry Lane
Have you taken an impact study of this on the public schools and busses?
One of the requirements of our app is to coordinate with school board. Our understanding is the school
board has reviewed and found this sufficient. (PV)
Terry, Fiddler’s Creek
Question to Eric Johnson, what would be the criteria they would look for to recommend SF or MF
homes?
Several different factors such as current zoning. They will look at LDC, Comp Plan, other existing zoning
districts, one of the things is SF throughout, the standard max height is 3 feet, they will look at surrounding
properties. Buffers, setbacks and address those issues. They also base on their experience and other
zoning cases. Typical approvals and what they see elsewhere. All those factors come together for their
recommendation. (PV)
Concerning SF homes, has anyone considered that we do need lower income homes for our workers?
My understanding is that they considered all the options. (PV)
Did they consider different price points?
I believe they did but I am not an appraiser. They are a for profit entity, they are looking for ways to
maximize of their development. (PV)
You’re making it very clear to us that the developer has decided is that it’s not economically viable to
do single family. What are you going to do if you don’t get approval?
That’s a decision for the owner / developer. We have several options to look at what can be done to
address concerns. (PV)
Maribel, Resident
You say I know construction is going on. I can hear it. During the year, I have lived in Mocking Bird has
been great. There are no concerns about law enforcement I know of as of right now. What are you to
tell me is going to happen in my environment? What’s going to happen in these several months as we
speak? When is the construction going to take place?
This is a routine neighborhood meeting. What was presented to you is what we have so far in this process.
(PV)
I don’t feel like I have all the information I need to have.
We have business cards here so you can call us or the County. (PV)
The developer should be here answering questions and fighting for his project.
I live in Bent Creek; those trees were taken down and not pruned.
The Fiddlers Creek Association had the trees pruned. (PV)
I’ve heard that if the owner can’t do what he wants hell sue us. That’s not a good attitude to have.
That’s not the intent. Ted is here because he wants to help with what’s best for the community. (PV)
As a resident of fiddlers, a mobile home park has had good neighbors. I have had no problems. We talk
about mobile homes and there are mobile homes on 41 who are good neighbors. I’m not opposed to
mobile homes.
Are you going to expand the roadway?
The current project is going to do no more trips so there are no plans to expand the roadway. (PV)
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578
www.consult-rwa.com
April 25, 2016
Subject: Neighborhood Information Meeting
PUDZ PL20150001459
The Antilles RPUD
Dear Property Owner:
Please be advised that a formal application has been submitted to Collier County seeking approval
of a request to rezone the subject property from Mobile Home (MH) to Residential Planned Unit
Development (RPUD).
Subject property: 43.77 acres located at the east end of Port Au Prince Drive in Section 15,
Township 51 South, Range 26 East, Collier County, Florida; and providing an effective date.
An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance
No. 2004-41, as amended, the Collier County Land Development Code, which established the
comprehensive zoning regulations for the unincorporated area of Collier County, Florida by
amending the appropriate zoning atlas map or maps by changing the zoning classification of the
herein described real property from a Mobile Home (MH) zoning district to a Residential Planned
Unit Development (RPUD) zoning district for the project known as the Antilles RPUD to allow
development of up to 280 multi-family dwelling units or 138 single-family dwelling units on
property located east of SR 951 on Port Au Prince Road, in Section 15, Township 51 South, Range
26 East, Collier County, Florida, consisting of 43.77+/- acres; and by providing an effective date.
[PUDZ-PL20150001459]
In compliance with the Land Development Code requirements, a Neighborhood Information
Meeting will be held to provide you an opportunity to become fully aware of our development
intentions and to give you an opportunity to ask questions and provide input. The Neighborhood
Information Meeting will be held on Tuesday, May 10th at 5:30pm. The meeting will be held at the
South Collier Regional Library, 8065 Lely Cultural Parkway, Naples FL 34113. At this meeting the
petitioner will make every effort to illustrate how the property will be developed and to answer
any questions. Should you have questions prior to the meeting, please contact me.
Sincerely,
RWA, Inc.
Ashley Caserta, AICP
Planning Project Manager
K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\006 Neighborhood Information Meeting\NIM 2\2017-01-26 NIM Meeting\2017-01-26 MEMORANDUM OF MEETING -
final.docx
4983 Royal Gulf Circle, Fort Myers Florida 33966 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com
Date: January 26, 2017
Time: 4:30 pm (Actual start time 4:35 pm)
Location: South Collier Regional Library
8065 Lely Cultural Parkway
Naples, FL 34113
Patrick Vanasse, AICP, Director of Community Development of RWA Inc.
introduced project owner Dennis Albaugh, CEO of DRA Properties and the
project team consisting of Richard Yovanovich, Esq. Coleman Yovanovich
Koester; Dayna Fendrick, RLA of Urban Green Studio; Laura Tefft, Planner of
RWA, Inc; and Eric Johnson, AICP, Principal Planner.
Dennis Albaugh, project owner spoke to the public regarding his absence from
the last neighborhood information meeting. He emphasized his desire to
produce a quality project to enhance the community which he feels is in an
ideal location between Naples and Marco Island. He expressed his desire to be
a good neighbor to Fiddler’s Creek and the surround communities and stated
that he had his team go back to the drawing board to revise the development
to address the concerns brought forward at the first neighborhood information
meeting. Mr. Albaugh spoke of his development in Iowa as an example of his
commitment to quality development.
Patrick presented his Powerpoint presentation to describe the project. The
presentation included the following:
• Project location
• Project size – + 43.77 Acres
• Previously approved as Woodlake Mobile Home Park with a density of up
to 7.26 units per acre;
o Total unit potential of 317 units
Neighborhood Information Meeting – Antilles RPUD
PUDZ PL20150001459
K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\006 Neighborhood Information Meeting\NIM 2\2017-01-26 NIM Meeting\2017-01-26 MEMORANDUM OF MEETING -
final.docx
4983 Royal Gulf Circle, Fort Myers Florida 33966 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com
o Maximum zoned height: 30’
• Previously proposed
o 276 Multi-family units
o 23 12-plexes
o 3 stores 0 2 stories over parking
o Maximum MF height: 42’
• Current proposal
o 212 Multi-family units – 4.84 units per acre
o 7 12-plex
o 13 4-plex Type A
o 19 4-plex Type B
o Maximum height along east and south boundaries: max. 2-stories,
30’ zoned height, 35’ actual height
o Enhanced buffers east and south boundaries with dense, mature
vegetation
The following is a summary of the comments and questions from the attendees
and answers provide by Patrick Vanasse, Dennis Albaugh, Richard Yovanovich
and Dayna Fendrick.
C. Phil with Peppertree Point in Fiddler’s Creek Homeowners Association
stated that he was pleased with the modifications and responsiveness of
the developer. He encouraged support of the project.
Q. Regarding the access to County water, will this require an easement from
Fiddler’s Creek?
A. The water connection easement will not be needed from Fiddler’s Creek.
Q. What do you anticipate the unit size and pricing to be?
A. The average unit size will be between 1,500 – 2,000 sq. ft. and priced
between $325,000 and $400,000.
Q. What is proposed for sidewalks along Port Au Prince Road?
A. Sidewalks will be within the property boundary and where we abut there
will be a connection to the sidewalk at Port Au Prince Road.
Q. What are the impacts on the schools?
A. There is a process used to determine the impact on schools which has
been filed with the county, this was described by Mr. Vanasse. At this
time we have not received any concerns from the Collier County School
Board.
Q. What is the difference between the 30’ zoned height and the 35’ actual
height?
K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\006 Neighborhood Information Meeting\NIM 2\2017-01-26 NIM Meeting\2017-01-26 MEMORANDUM OF MEETING -
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4983 Royal Gulf Circle, Fort Myers Florida 33966 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com
A. The zoned height is measured to the midpoint of the roof and the actual
height is measured to the peak of the roof.
Q. Are there any improvements planned for Port Au Prince Blvd.?
A. At this point no improvements are required or planned for Port Au Prince
Blvd. by the developer.
Q. Are there any plans for a stop light at 951 at Port Au Prince Blvd.?
A. No plans are known about a stop light for that location at this time by the
project team.
Q. Please describe the types of plantings that will be in the enhanced
buffer.
A. The tallest trees will be 28’ – 30’ with trees along the fence being 15’ to
18’ along with a double row of staggered palm trees.
Q. Will Fiddler’s Creek maintain the plantings within their 15’ outside of the
fence?
A. This is to be determined.
Q. Will the new community be gated? If so is it to be guarded as well?
A. There will be a gate with a bar code.
Q. What is the projected time frame for the 1st residents?
A. It will take approximately 8 months for permitting and a few more for
construction.
Q. What is the anticipated elevation?
A. The average elevation is around + 7’.
Q. Will this be constructed in phases?
A. This could be completed in three, possibly four phases with the clubhouse
being built right away.
Q. If the proposed zoning is PUD, can these units be turned into mass rentals?
A. This is very unlikely as they will be sold as individual units and owners would
have to sell to new entity.
Q. At what phase will the buffer be installed?
A. The buffer will be installed at the inception of the project.
Meeting Adjourned at 5:20
Page 1
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
January 11, 2017
Subject: Neighborhood Information Meeting
PUDZ PL20150001459
The Antilles RPUD
Dear Property Owner:
Please be advised that a formal application has been submitted to Collier County seeking approval of a request
to rezone the subject property from Mobile Home (MH) to Residential Planned Unit Development (RPUD).
Subject property: 43.77 acres located at the east end of Port Au Prince Drive in Section 15, Township 51 South,
Range 26 East, Collier County, Florida; and providing an effective date.
An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 2004 -
41, as amended, the Collier County Land Development Code, which established the comprehensive zoning
regulations for the unincorporated area of Collier County, Florida by amending the appropriate zoning atlas map
or maps by changing the zoning classification of the herein described real property from a Mobile Home (MH)
zoning district to a Residential Planned Unit Development (RPUD) zoning district for the project known as the
Antilles RPUD to allow development of up to 280 multi-family dwelling units or 138 single-family dwelling units
on property located east of SR 951 on Port Au Prince Road, in Section 15, Township 51 South, Range 26 East,
Collier County, Florida, consisting of 43.77+/- acres; and by providing an effective date. [PUDZ-PL20150001459]
In compliance with the Land Development Code requirements, a Neighborhood Information Meeting was held
on May 10, 2016. Pursuant to that meeting, revisions have been made to the RPUD documents to reflect that
any multi-family units constructed within the residential tracts abutting the eastern and southern perimeter
boundaries of the PUD shall be no more than two (2) stories and no greater than 35’ in height as well as the
addition of an enhanced 15’ Type B landscape buffer for eastern and southern perimeter boundaries abutting
the Fiddler’s Creek PUD. A second Neighborhood Information Meeting will be held to provide an opportunity
to review the revised development intent and to give you an opportunity to ask questions and provide input.
This second Neighborhood Information Meeting will be held on Thursday, January 26th at 4:30 p.m. The
meeting will be held at the South Collier Regional Library, 8065 Lely Cultural Parkway, Naples FL 34113. At this
meeting the petitioner will make every effort to illustrate how the property will be developed and to answer
any questions. Should you have questions prior to the meeting, please contact me.
Sincerely,
RWA, Inc.
Patrick Vanasse, AICP
Director of Community Development
Traffic Impact Statement
Diamond Shores
Residential Planned Unit Development (RPUD)
Rezone
Collier County, Florida
1/7/2016
Prepared for: Prepared by:
RWA, Inc. Trebilcock Consulting Solutions, PA
6610 Willow Park Drive, Suite 200 1205 Piper Boulevard, Suite 202
Naples, FL 34109 Naples, FL 34110
Phone: 239‐597‐0575 Phone: 239‐566‐9551
Email: ntrebilcock@trebilcock.biz
Collier County Transportation Methodology Fee – $ 500.00
Collier County Transportation Review Fee – Small Scale Study – No Fee
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 2
Statement of Certification
I certify that this Traffic Impact Statement has been prepared by me or under my
immediate supervision and that I have experience and training in the field of Traffic and
Transportation Engineering.
Norman J. Trebilcock, AICP, P.E.
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, FL 34110
Company Cert. of Auth. No. 27796
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 3
Table of Contents
Project Description ............................................................................................................ 4
Trip Generation ................................................................................................................. 5
Conclusions ........................................................................................................................ 6
APPENDICES
Appendix A: Project Master Site Plan ............................................................................... 7
Appendix B: Initial Meeting Checklist (Methodology Meeting) ........................................ 9
Appendix C: Trip Generation Calculations ITE 9th Edition .............................................. 15
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 4
Project Description
The Diamond Shores development is a proposed residential project located northwest
of the Fiddlers Creek residential development and east of Collier Boulevard, within
Section 15, Township 51 South, Range 26 East, in Collier County, Florida.
Refer to Fig. 1 – Project Location Map, which follows and Appendix A: Project Master
Site Plan.
Fig. 1 – Project Location Map
The property is approximately 43.77 acres in size and is currently zoned as a residential
mobile home park with a maximum density of 7.26 units per acre (for a total of 318
dwelling units). Based on past correspondence with Collier County Impact Fee
Administration staff, the site is currently grandfathered for the impact fees associated
with 236 mobile home lots. The subject project proposes to have a maximum of 280
multi‐family or 138 single‐family dwelling units (equivalent conversion based on
Institute of Transportation Engineers vehicle trips).
For purposes of this Traffic Impact Statement (TIS), the project build‐out year is
assumed to be consistent with the Collier County 2020 planning horizon.
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 5
The project provides a highest and best use scenario with respect to the project’s
proposed trip generation. The development program is illustrated in Table 1.
Table 1
Residential Development Program
Development Land Use ITE Land
Use Code Total Size Build out
Year
Existing Approved
Conditions
Residential – Mobile
Home Park 240 318 dwelling
units Existing
Proposed Development
Conditions*
Residential – Multi‐
Family 230 280 dwelling
units 2020
Note(s): *or Residential – Single Family 138 dwelling units based on traffic conversion equivalency.
A methodology meeting was held with the Collier County Transportation Planning staff
via email on December 19, 2015 (refer to Appendix B: Initial Meeting Checklist).
Connection to subject project is via a direct access onto Port au Prince Road
approximately half mile east of its intersection with Collier Boulevard.
Trip Generation
The project’s site trip generation is based on the Institute of Transportation Engineers
(ITE) Trip Generation Manual, 9th Edition. The software program OTISS – Online Traffic
Impact Study Software (Version 3.1.1.193) was used to create the raw unadjusted trip
generation for the project. The ITE rates and equations are used for the trip generation
calculations, as applicable. Based on ITE recommendations, no reductions for internal
capture or pass‐by trips have been taken into consideration.
The existing approved development trip generation is illustrated in Table 2A. Similarly,
the proposed conditions trip generation is illustrated in Table 2B. The project estimated
net new traffic volume is shown in Table 2C.
Table 2A
Trip Generation (Existing Approved) – Average Weekday
24 Hour Two‐
Way Volume AM Peak Hour PM Peak Hour
Land Use Size Enter Exit Total Enter Exit Total
Residential ‐
Mobile Home Park 318 du 1,397 28 112 140 113 70 183
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 6
Table 2B
Trip Generation (Proposed Conditions) ‐ Average Weekday
24 Hour Two‐
Way Volume AM Peak Hour PM Peak Hour
Land Use Size Enter Exit Total Enter Exit Total
Residential ‐
Multi Family* 280 du 1,575 20 98 118 94 46 140*
Note(s): *or Residential – Single Family 138 dwelling units based on traffic conversion equivalency for PM peak
hour two‐way trip volume – refer Appendix C for details.
Table 2C
Trip Generation (Estimated Net New Traffic) ‐ Average Weekday
24 Hour Two‐
Way Volume AM Peak Hour PM Peak Hour
Land Use Size Enter Exit Total Enter Exit Total
Proposed Conditions 280 du 1,575 20 98 118 94 46 140
Existing Approved 318 du 1,397 28 112 140 113 70 183
Total External
Increase/(Decrease) 178 (8) (14) (22) (19) (24) (43)
It is noted that the proposed development traffic is less intensive compared to the
existing approved traffic volume. Detailed calculations can be found in Appendix C:
Trip Generation Calculations ITE 9th Edition.
Conclusions
As illustrated in Table 2C, from a traffic stand point, the proposed rezone development
is less intensive when compared to the maximum allowed under current zoning
conditions.
A detailed evaluation of applicable access points will be performed at the time of site
development permitting/platting to determine turn lane requirements, as applicable. In
addition, intersection turn‐lane improvements may be expected at future project build‐
out conditions.
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 7
Appendix A: Project Master Site Plan
(1 Sheet)
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 8
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 9
Appendix B: Initial Meeting Checklist
(Methodology Meeting)
(5 Sheets)
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 10
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 11
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 12
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 13
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 14
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 15
Appendix C: Trip Generation Calculations
ITE 9th Edition
(3 Sheets)
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 16
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 17
Diamond Shores – RPUD Rezone – TIS – January 2016
Trebilcock Consulting Solutions, PA Page | 18
Project No. 15RWA2363
THE ANTILLES
(f.k.a. DIAMOND SHORES)
COLLIER COUNTY
ENVIRONMENTAL DATA REPORT
Revised September 2017
Prepared For:
RWA, Inc.
6610 Willow Park Drive, Suite 200
Naples, Florida 34109
(239) 597-0575
Prepared By:
Passarella & Associates, Inc.
13620 Metropolis Avenue, Suite 200
Fort Myers, Florida 33912
(239) 274-0067
i
TABLE OF CONTENTS
Page
Introduction ....................................................................................................................................1
Environmental Data Author ...........................................................................................................1
Vegetation Descriptions .................................................................................................................1
Listed Species Survey ....................................................................................................................5
Native Vegetation Preservation .....................................................................................................5
References ......................................................................................................................................7
ii
LIST OF TABLES
Page
Table 1. On-Site Preserve Native and Non-Native Habitat Types and Acreages ................ 5
iii
LIST OF EXHIBITS
Page
Exhibit 1. Project Location Map ......................................................................................... E1-1
Exhibit 2. Environmental Data Submittal Preparer’s Resume ........................................... E2-1
Exhibit 3. Aerial with FLUCFCS and Wetlands Map ........................................................ E3-1
Exhibit 4. Listed Species Survey ........................................................................................ E4-1
Exhibit 5. Project Location within the Deltona Settlement Agreement Area .................... E5-1
Exhibit 6. Project Location within the Approved Development Area ................................ E6-1
Exhibit 7. Woodlake Plat .................................................................................................... E7-1
Exhibit 8. On-Site Preserve Native and Non-Native Areas ................................................ E8-1
Exhibit 9. On-Site Preserve FLUCFCS and Wetlands Map ............................................. E-9-1
1
INTRODUCTION
The following environmental data (ED) report is provided in support of the Residential Planned
Unit Development (RPUD) rezone application for The Antilles (f.k.a. Diamond Shores,
Woodlake, and Stillwater Bay) (Project). The application is to convert the current mobile home
zoning to allow for a residential single-family and/or multi-family use. The following
information is being provided in accordance with the Collier County ED submittal requirements
outlined in Section 3.08.00(A) of the Collier County Land Development Code (LDC).
The Project totals 43.77± acres and is located in Section 15, Township 51 South, Range 26 East,
Collier County (Exhibit 1). More specifically, it is located at the east end of Port Au Prince
Drive in South Naples. The Project is bordered by undeveloped land to the north; Fiddler’s Creek
residential community to the east and south; and Port Au Prince subdivision to the west.
The proposed Project would be a residential re-development project. Most of the site was
cleared and filled in 1984. Currently, it is comprised mainly of cleared, mobile home lots with
scattered landscaping, a water management lake, disturbed lands, and wetlands that have been
disturbed by varying levels of exotic vegetation. The site was originally approved for a mobile
home community development in 1981. No wetland impacts are anticipated with this new
proposed residential development. The site is located within the Coastal High Hazard Area.
The following ED report includes details regarding the authors of this report, vegetation
descriptions for the various habitats on-site, results of the listed species survey conducted by
Passarella & Associates, Inc. (PAI) in October 2015, and the Project’s native vegetation
preservation information.
ENVIRONMENTAL DATA AUTHOR
This ED report was prepared by Michael Myers. He satisfies the environmental credential and
experience requirements for preparing the ED, per Section 3.08.00(A)2 of the Collier County
LDC. His resume is attached as Exhibit 2.
Mr. Myers is a Senior Ecologist with PAI and has over 25 years of experience in the
environmental consulting industry. He holds a Bachelor of Science degree from Michigan State
University in Wildlife Biology and Management.
VEGETATION DESCRIPTIONS
The Project’s existing land uses include a combination of cleared land and infrastructure, a water
management lake, disturbed lands and wetlands with varying degrees of exotic infestation. The
vegetation associations for the property were delineated using January 2015 rectified color
aerials (Scale: 1" = 200') and groundtruthing was conducted on July 17, 2015. These delineations
were classified based on the nomenclature of the Florida Land Use, Cover and Forms
Classification System (FLUCFCS) Levels III and IV (Florida Department of Transportation
1999). Level IV FLUCFCS was utilized to denote disturbance and “E” codes were used to
2
identify levels of exotic species invasion (i.e., melaleuca (Melaleuca quinquenervia), earleaf
acacia (Acacia auriculiformis), and Brazilian pepper (Schinus terebinthifolius)). AutoCAD Map
3D 2015 software was used to determine the acreage of each mapped polygon, produce
summaries, and generate the final FLUCFCS map (Exhibit 3).
A total of 17 vegetative associations and land uses (i.e., FLUCFCS codes) were identified on the
property. The dominant habitat types on the property are a Low Density Mobile Home
Community (FLUCFCS Code 112) (61.3 percent of the site) and a Water Management
Lake/Canal (FLUCFCS Code 520) (11.4 percent of the site). Exotic vegetation documented on-
site includes, but is not limited to, Brazilian pepper, melaleuca, earleaf acacia, and Australian
pine (Casuarina cunninghamiana). The degree of exotic infestation ranges from 0 to 100
percent cover.
The Project site contains 7.27± acres of potential South Florida Water Management District
(SFWMD) and U.S. Army Corps of Engineers (COE) jurisdictional wetlands and 0.71± acre of
potential SFWMD “other surface waters” (OSW) and COE “waters of the U.S.” (Exhibit 3). The
wetland OSW and “waters of the U.S.” limits have not been reviewed or approved by the
SFWMD or the COE. The on-site wetlands contain varying levels of exotic vegetation.
The resulting acreage and a description for each FLUCFCS classification are outlined below.
Low Density Mobile Home Community (FLUCFCS Code 112)
This upland habitat occupies 26.55± acres or 60.6 percent of the property and includes most of
the prior infrastructure and open space areas associated with the former Woodlake Condominium
development. The canopy consists of scattered queen palm (Syagrus romanzofficnum), royal
Poinciana (Delonix regia), bischofia (Bischofia jaranica), cabbage palm (Sabal palmetto),
weeping fig (Ficus benjamina), java plum (Syzygium cumini), and earleaf acacia. The sub-
canopy stratum is mostly open. The ground cover is comprised mostly of grasses such as
bahiagrass (Paspalum notatum), St. Augustine grass (Stenotaphrum secundatum), and smutgrass
(Sporobolus indicus var. indicus), while other lesser species include spermacoce (Spermacoce
verticillata) and hairy beggar-ticks (Bidens pilosa).
Brazilian Pepper (FLUCFCS Code 422)
This upland habitat is found in the northwest corner of the site and occupies 0.06± acre or 0.1
percent of the property. The canopy and sub-canopy are dominated by Brazilian pepper, along
with scattered cabbage palm. The ground includes air potato (Discorea bulbifera) and Bay
Biscayne wedelia (Wedelia trilobata).
Brazilian Pepper, Hydric (FLUCFCS Code 4221)
This wetland habitat is found in the northwest corner of the site west of the ditch and occupies
0.08± acre or 0.2 percent of the property. The canopy and sub-canopy are dominated by
Brazilian pepper, along with scattered cabbage palm. The ground cover is mostly open.
Melaleuca, Hydric (FLUCFCS Code 4241)
This wetland habitat is located in the northeast corner of the site and consists of 0.13± acre or 0.3
percent of the property. The canopy stratum is dominated by melaleuca, while the sub-canopy
3
includes melaleuca, Brazilian pepper, myrsine (Myrsine cubana), buttonwood (Conocarpus
erectifolius), and wax myrtle (Myrica cerifera). The ground cover is dominated by sawgrass
(Cladium jamaicense) along with scattered swamp fern (Blechnum serrulatum), leather fern
(Acrostichum danaeifolium), and needlerush (Juncus roemerianus).
Australian Pine (FLUCFCS Code 437)
This upland habitat is found on the west side of the site and occupies 1.44± acres or 3.3 percent
of the property. The canopy and sub-canopy are dominated by Australian pine. The sub-canopy
also consists of black olive (Bucida buceras), myrsine, and melaleuca. The ground cover is
mostly open with Bay Biscayne wedelia, St. Augustine grass, and sawgrass.
Mixed Exotics (FLUCFCS Code 439)
This upland habitat is found throughout the site and occupies 1.98± acres or 4.5 percent of the
property. The canopy contains Australian pine, earleaf acacia, bischofia, and royal Poinciana.
The sub-canopy consists of Brazilian pepper and bischofia. The ground cover consists of Bay
Biscayne wedelia, air potato, and hairy beggar-ticks.
Ditch (FLUCFCS Code 514)
This OSW is located in the northern portion of the site and occupies 0.71± acre or 1.6 percent of
the property. The canopy and sub-canopy strata consist of red mangrove (Rhizophora mangle),
white mangrove (Laguncularia racemosa), buttonbush (Cephalanthus occidentalis), Australian
pine, Brazilian pepper, and earleaf acacia. The ground cover consists of mostly open water with
torpedograss (Panicum repens), Bay Biscayne wedelia, and air potato along the edge.
Water Management Lake/Canal (FLUCFCS Code 520)
This OSW consists of the prior Woodlake Condominium project’s previously constructed
stormwater management lake located in the center of the site. It also includes the lake’s
southwestern leg or canal that extends to the control discharge structure located near the west
boundary line. This land use classification occupies 4.97± acres or 11.4 percent of the property.
The canopy and sub-canopy are open, except for scattered Australian pine, royal Poinciana,
Brazilian pepper, earleaf acacia, and bischofia occasionally located on its perimeter. The ground
cover consists of mostly open water with scattered torpedograss, frog-fruit, and spikerush
(Eleocharis interstincta).
Mangrove Swamps, Disturbed (50-75% Exotics) (FLUCFCS Code 6129 E3)
This wetland habitat is located in the northern portion of the site and occupies 1.70± acres or 3.9
percent of the property. The canopy and sub-canopy strata are dominated by red and white
mangrove and Brazilian pepper, while other lesser species include buttonwood and buttonbush.
The ground cover includes sawgrass, swamp fern, leather fern, and needlerush.
Pine, Hydric, Disturbed (0-24% Exotics) (FLUCFCS Code 6259 E1)
This potential wetland habitat is located in the south-central portion of the site and occupies
0.25± acre or 0.6 percent of the property. The canopy consists of slash pine (Pinus elliotti) and
earleaf acacia. The sub-canopy consists of Brazilian pepper, cabbage palm, and saltbush
(Baccharis halimifolia). The ground cover consists of leather fern, swamp fern, sawgrass, gulf
4
muhly (Muhlenbergia capillaris var. capillaris), and gulfdune paspalum (Paspalum
monostachyum).
Pine, Hydric, Disturbed (50-75% Exotics) (FLUCFCS Code 6259 E3)
This potential wetland habitat occupies 0.11± acre or 0.3 percent of the property. It is located in
the south-central portion of the site and has the same vegetation composition as FLUCFCS Code
6259 E1, except with a higher percentage cover of Brazilian pepper and earleaf acacia.
Pine, Hydric, Disturbed (76-100% Exotics) (FLUCFCS Code 6259 E4)
This potential wetland habitat occupies 0.24± acre or 0.5 percent of the property. It is located in
the south-central portion of the site and has the same vegetation composition as FLUCFCS Code
6259 E3, except with a higher percentage cover of Brazilian pepper.
Saltwater Marsh, Disturbed (0-24% Exotics) (FLUCFCS Code 6429 E1)
This wetland habitat is located in the northern portion of the site and occupies 2.53± acres or 5.8
percent of the site. The canopy and sub-canopy consist of scattered melaleuca, Brazilian pepper,
buttonbush, white mangrove, red mangrove, and wax myrtle. The ground cover contains
sawgrass, swamp fern, needlerush, and climbing hempvine (Mikcania scandens).
Saltwater Marsh, Disturbed (25-49% Exotics) (FLUCFCS Code 6429 E2)
This wetland habitat occupies 0.68± acre or 1.6 percent of the parcel. It is located in the northern
portion of the site and has the same vegetation as FLUCFCS Code 6429 E1, except with a higher
percentage cover of melaleuca and/or Brazilian pepper.
Disturbed Land, Hydric (FLUCFCS Code 7401)
This potential wetland habitat is located on the western side of the site and occupies 1.83± acres
or 4.2 percent of the parcel. This portion of the property was slated for development under the
Woodlake permits and, although cleared, it appears to have never been filled to match the
elevations of FLUCFCS Code 112. As a result, hydrophytic plant species have re-vegetated this
area. The canopy is mostly open with scattered Australian pine. The sub-canopy consists of
buttonbush with Brazilian pepper along the edge. The ground cover consists of white-top sedge
(Rhynchospora colorata), torpedograss, spikerush, and low panicum (Dichanthelium sp.).
Spoil Area (FLUCFCS Code 743)
This upland land use is located along the western edge of the property and occupies 0.32± acre or
0.7 percent of the parcel. The canopy consists of Australian pine and earleaf acacia. The sub-
canopy consists of Australian pine, earleaf acacia, and Brazilian pepper. The ground cover
consists of air potato, Bay Biscayne wedelia, and very scattered sawgrass.
Primitive Road (FLUCFCS Code 8146)
This upland land use is located in the northeastern corner of the property and occupies 0.19± acre
or 0.4 percent of the site. This primitive road appears to have served as an access road to a
treatment plant that was located off-site further to the north sometime between the mid-1980s
and mid-1990s. Currently, the road has a locked gate located across it and appears to no longer
be used as evidenced by the heavy canopy and sub-canopy coverage of Brazilian pepper growing
5
on it. As a result of the heavy exotic coverage in the upper strata, there was little ground cover
noted.
LISTED SPECIES SURVEY
A Collier County listed plant and wildlife species survey was conducted by PAI for the Project
site on October 16, 2015 in accordance with the requirements outlined in Section 3.08.00(A)4.b.
of the LDC. Additional observations were made on October 22 and November 3, 4, 10, 11, and
17, 2015 during other field work. No listed wildlife was heard or observed during the listed
species survey. The Collier County Listed Species Survey Report for the Project is provided as
Exhibit 4.
NATIVE VEGETATION PRESERVATION
The subject property is located within the Approved Development Area (ADA), per the Deltona
Settlement Agreement (DSA) (Exhibit 5). More specifically the site is situated within Unit 30B
of the ADA, which is designated for Residential/Mixed Use (Exhibit 6). Since lands were given
over to the State of Florida for preservation as part of the DSA, it was anticipated that no
additional preservation of native vegetation would be required by Collier County. However, in
response to Correction Comment No. 9 in the County’s March 13, 2017 insufficiency letter for
the Project’s RPUD rezoning, documentation regarding the chain of ownership showing the
Deltona Corporation is not available.
Additionally, in response to Correction Comment No. 23 in the County’s August 10, 2017
insufficiency letter and August 8, 2017 meeting with the petitioner, it was determined that the
4.88± acre preserve previously identified on the Woodlake Condo SDP 96-11 Master Plan
drawing as Tract B would need to remain as preserve, less the designated 30 foot roadway
easement located along the north property line. A copy of the Woodlake plat is provided as
Exhibit 7. The removal of the roadway easement reduces the preserve acreage requirement for
the Project from 4.88± acres to 4.04± acres, as a minimum.
The Project’s current Master Plan proposes a 5.05± acre preserve area. Of this total, 4.73± acres
are considered native vegetation and 0.32± acre is considered non-native. This break-down
demonstrates that the 4.04± acre minimum is being exceeded by 0.69± acre. The native versus
non-native vegetation areas in the preserve area are illustrated as Exhibit 8. Exhibit 9 provides
the preserve’s FLUCFCS codes and acreages and they are further summarized in Table 1.
Table 1. On-Site Preserve Native and Non-Native Habitat Types and Acreages
FLUCFCS
Code Description
Native
Vegetation
Acreage*
Non-Native
Vegetation
Acreage
4221 Brazilian Pepper, Hydric - 0.02
4241 Melaleuca, Hydric - 0.13
514 Ditch 0.65 -
6
Table 1. (Continued)
FLUCFCS
Code Description
Native
Vegetation
Acreage*
Non-Native
Vegetation
Acreage
6129 E3 Mangrove Swamps, Disturbed (50-75% Exotics) 1.31 -
6429 E1 Saltwater Marsh, Disturbed (0-24% Exotics) 2.09 -
6429 E2 Saltwater Marsh, Disturbed (25-49% Exotics) 0.88 -
8146 Primitive Road - 0.17
Total 4.73 0.32
Minimum Retained Native Vegetation
Requirement = 4.04 Acres
*Per an August 8, 2017 meeting with Collier County environmental staff and Collier County’s August 10, 2017
sufficiency comment letter, the Project’s preserve requirement is what was previously identified on the Woodlake
Condo SDP 96-11 Master Plan, less the 30 foot northern roadway easement, resulting in a minimum preserve
acreage of 4.04± acres.
All of the prohibited exotics will be removed from the Project, including the preserve area, per
Collier County’s LDC requirements. If a future interconnection road to the north is needed, as
outlined in Deviation #5 on the RWA, Inc. Master Plan – Exhibit C – Notes, then a reassessment
of the preserve area will be made to confirm the 4.04± acre minimum, native vegetation acreage
requirement is still being satisfied, as defined in the Preservation Standards (Section
3.05.07.A.1). If there is an acreage shortfall, then recreation of native habitat (i.e., not to exceed
1 acre) will occur, as outlined in Section 3.05.07(H)1.e.ii.a of the LDC, to make-up for the
shortfall. The native habitat recreation will occur in those areas initially identified as non-native
habitats and a planting plan will be submitted to Collier County environmental staff prior to the
preliminary plat approval for the roadway extension. The planting requirements will meet or
exceed the standards as outlined in Section 3.05.07(H)1.e.vi of the LDC.
7
REFERENCES
Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification
System. Procedure No. 550-010-001-a. Second Edition.
EXHIBIT 1
PROJECT LOCATION MAP
REVIEWED BY
DRAW N BY
REVISED
DATE
DATE
DATE
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COLLIER BLVD (SR 951)COLLIER BLVD (SR 951)SAN MARCO RDSAN MARCO RDCC AA PPRRII BBLLVVDD RIGGS RDRIGGS RDPRICE STPRICE ST
SS HHEELLLL IISSLLAANN
DD
RRDD
SIX LS FARM RDSIX LS FARM RDCCEELLEESSTTEEDDRRFFII DD DD LLEERRSSCCRREEEEKKPPKKWWYY GREENWAY RDGREENWAY RDMANATEE RDMANATEE RD
LAGER LNLAGER LNSSAANNDDPPIIPPEE RR DDRRMM AA IINN SS AA IILL DD RR TRINITY PLTRINITY PLMMAA RRSS HH DDRR
AUTO RANCH RDAUTO RANCH RDDUDA RDDUDA RDAA VV II AAMMAARR CCIIRR
TTOOWWEE RR RR DD
LADYBUG LNLADYBUG LN1ST ST
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TALLAHASSEE JACKSONVILLE
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FORT LAUDERDALE¶
PRO JECT LOCATIONSEC 15, T WP 51 S, RNG 26 E
EXHIBIT 1. PROJECT LOCA TION MAP T.S.
M.A.M.
11/3/15
11/3/15THE ANTILL ES
GULF OFMEXICO
EXHIBIT 2
ENVIRONMENTAL DATA SUBMITTAL
PREPARER’S RESUME
Michael A. Myers
Senior Vice President
Offices in Florida and South Carolina
13620 Metropolis Avenue • Suite 200 • Ft. Myers, FL 33912 | 505 Belle Hall Parkway • Suite 102 • Mt. Pleasant, SC 29464 www.passarella.net
Senior Vice President for Passarella & Associates, Inc., an ecological consulting firm providing environmental and
ecological services. Services include state, federal, and local permitting; agency negotiations; presentations for
planning, zoning, and board of county commissioner hearings; environmental impact assessments; ecological
assessments; listed species surveys, permitting and relocation; state and federal wetland jurisdictionals; wetland
mitigation assessments, design, permitting and construction observations; wetland mitigation banking management,
design, permitting and construction observations; and environmental project management.
REPRESENTATIVE PROJECT EXPERIENCE
AVIATION
Naples Municipal Airport, Collier County
Pine Island Airpark, Lee County
COMMERCIAL & RESIDENTIAL DEVELOPMENT
Freshman Daniels/Waterstone, Lee County
Arborwood, Lee County
Daniels Marketplace, Lee County
Cypress Hammock, Lee County
Hunter’s Ridge Golf Course, Lee County
Carefree Resort of Southwest Florida, Lee County
Retreat Golf Course, Lee County
Airport Technology Center, Lee County
Verandah, Lee County
Sun City, Lee County
Hideout Golf Course, Collier County
Glen Eden on the Bay, Collier County
CONSERVATION BANKS
Florida Panther Conservation Bank, Hendry County
Florida Panther Conservation Bank II, Hendry County
INSTITUTIONAL
Collier County Public Schools, Collier County
Golden Gate High School, Collier County
Bethune Education Center, Collier County
Florida Gulf Coast University, Lee County
ROAD PROJECTS
Bonita Beach Road, Lee County
Bonita Beach Road Sections 4 and 5, Lee County
WETLAND MITIGATION BANKS
Bullfrog Bay Mitigation Bank, Polk County
OTHER
Bonita Springs Utilities Bonita Beach Road East Water
Storage Tank, Lee County
Bonita Springs Fire Station No. 4, Lee County
U.S. Fish and Wildlife Service Beautiful Pawpaw Monitoring
and Reporting, Lee and Charlotte Counties
Florida Department of Environmental Protection Cape
Romano Acquisition Area, Collier County
Lee County Emergency Operation Center, Lee County
EXPERIENCE
Senior Vice President and Senior Ecologist
Passarella & Associates, Inc. (November 1996 – Present)
Ecologist III, Environmental Field Supervisor
Johnson Engineering, Inc.
(September 1992 – November 1996)
EDUCATION
Bachelor of Science, Wildlife Biology & Management 1980
Michigan State University, East Lansing, Michigan
CERTIFICATIONS
Certified Wetland Delineator, U.S. Army Corps of
Engineers
Certified to Perform Generic Gopher Tortoise Relocations
by the Florida Fish and Wildlife Conservation
Commission
Certified in Basic First Aid by the South Fort Myers Fire
Department
PROFESSIONAL ASSOCIATIONS
Florida Association of Environmental Professionals
President of Southwest Florida Chapter (1996 – 1998)
State Board of Directors (1996 – 1998)
Local Board of Directors (1994 – 1998)
Florida Native Plant Society
Society of Wetland Scientists
Lee County Eagle Technical Advisory Committee
(2007 – Present)
EXHIBIT 3
AERIAL WITH FLUCFCS AND WETLANDS MAP
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EXHIBIT 4
LISTED SPECIES SURVEY REPORT
E4-1
THE ANTILLES (f.k.a. DIAMOND SHORES)
LISTED SPECIES SURVEY
Revised June 2017
INTRODUCTION
This report documents the results of the listed species survey conducted by Passarella &
Associates, Inc. (PAI) on October 16, 2015 for the 43.77± acre The Antilles (f.k.a. Diamond
Shores) project (Project). The purpose of the survey was to review the Project area for plant and
wildlife species listed by the Florida Fish and Wildlife Conservation Commission (FWCC), the
Florida Department of Agriculture and Consumer Services, and the U.S. Fish and Wildlife
Service (USFWS) as endangered, threatened, species of special concern, or commercially
exploited. The survey is also intended to be consistent with the environmental data submittal and
protected plant requirements as outlined in Sections 3.08.00.A.b.i and 3.04.03, respectively, of
the Collier County Land Development Code (LDC).
The proposed project is a residential development and is located in Section 15, Township 51
South, Range 26 East, Collier County (Figure 1). More specifically, it is located at the east end
of Port Au Prince Drive in South Naples. The Project is bordered by undeveloped land to the
north; Fiddler’s Creek residential community to the east and south; and Port Au Prince
subdivision to the west.
METHODOLOGY AND DISCUSSION
The listed plant and wildlife species survey included an on-site review that was conducted on
October 16, 2015 and subsequent literature search for local, state, and federal listed species. The
results of the on-site review found no listed species or their signs (i.e., tracks, burrows, scat,
calls, etc.). The literature search also found no documented occurrences for listed species on the
property. Further details regarding these species, literature search results, and survey
methodology are as follows:
The literature search involved an examination of available information on protected species in
the Project’s geographical region. The literature sources reviewed included the FWCC Florida’s
Endangered Species, Threatened Species, and Species of Special Concern (2013); Florida Atlas
of Breeding Sites for Herons and Their Allies (Runde et al. 1991); USFWS Habitat Management
Guidelines for the Bald Eagle (Haliaeetus leucocephalus) in the Southeast Region (1987); the
Florida Panther (Puma concolor coryi) Habitat Preservation Plan (Logan et al. 1993); the
Landscape Conservation Strategy Map (Kautz et al. 2006); and the USFWS and/or the FWCC
databases for telemetry locations of the Florida panther, bald eagle, red-cockaded woodpecker
(Picoides borealis) (RCW), and wading bird rookeries such as the wood stork (Mycteria
americana) rookery in Collier County.
E4-2
The wildlife agencies’ database information is updated on a periodic basis and is current through
different dates, depending on the species. The FWCC information is current through the noted
dates for the following three species: Florida panther telemetry through June 2015, bald eagle
nest locations through August 2015, and RCW locations through August 2015.
As previously noted, the results of the literature search found no documented occurrences of
listed species on-site (Figure 2). The closest documented bald eagle nest is CO-004 located
approximately 1.3 miles to the southwest of the site. The nest distance is beyond the USFWS
and the FWCC recommended 660-foot buffer protection zone for active and alternate bald eagle
nests. The bald eagle is not a listed species, but it is protected under the Bald and Golden Eagle
Protection Act and the Migratory Bird Treaty Act.
No RCW colonies or cavity trees have been documented within the Project area (Figure 2). The
USFWS considers suitable habitat for the RCW to include any forested community with pines
(Pinus spp.) in the canopy that encompasses more than 10.0± acres (i.e., includes both on- and
off-site). Although the Project area does have canopy pine trees, no potential RCW cavities were
noted during the survey. The RCW is a state and federally listed endangered species.
No Florida panther telemetry is located on-site. One telemetry point from Florida Panther No.
193 was recorded approximately 0.3 mile to the southwest of the Project area in March 2011
(Figure 2). Since that time, no other panther telemetry has been recorded within the immediate
vicinity of the Project. The property does not occur within the USFWS designated Focus Area
or within the Florida Panther Primary or Secondary Zones (Kautz et al. 2006) (Figure 3). The
Florida panther is a state and federally listed endangered species.
The literature search confirmed that the Project was located outside the 30± kilometer (18.6
miles) Core Foraging Area (CFA) of two documented wood stork rookeries and no wetland
impacts are anticipated for the Project (Figure 4). According to FWCC data, the nearest active
wood stork colonies are located approximately 37.8 miles and 24.0 miles northeast of the site
(Colony Nos. 619141and 619018, respectively). The site contains small, isolated areas of hydric
slash pine (Pinus elliottii) which may provide some suitable foraging habitat for the wood stork;
however, the heavy invasion by exotic species, such as Brazilian pepper (Schinus
terebinthifolius), Australian pine (Casuarina equisetifolia), and melaleuca (Melaleuca
quinquenervia) in the canopy and sub-canopy strata make it difficult for the birds to access and
utilize the site as foraging habitat. The saltwater marsh and mangrove swamps located along the
site’s northern boundary may offer a more suitable habitat for foraging wood storks. The wood
stork is a state and federally listed endangered species.
The October 16, 2015 field survey methodology consisted of qualified ecologists walking
parallel belt transects across the property in a north/south and east/west orientation (Figure 5).
The transects were generally walked 50 to 75 feet apart depending on habitat type and visibility.
The weather during the survey was cloudy with northeast winds at approximately 10 to 15 miles
per hour and temperatures ranging from the low to mid 80s. The survey began around 11:00
a.m. and ended at approximately 3:45 p.m.
E4-3
During the field survey, three listed Less Rare Plants, as defined per Section 3.04.03 of the LDC,
were observed on the site. The listed plants include the giant wild pine (Tillandsia utriculata),
twisted air plant (Tillandsia flexuosa), and stiff-leaved wild pine (Tillandsia fasiculata). When
encountered, these and any other listed plant species will be relocated, prior to construction, from
the proposed development area to the on-site preserve if these plants do not already occur within
the designated preserve when established.
RESULTS
The results of the October 16, 2015 field survey found no listed wildlife species and three Collier
County listed Less Rare Plants on-site. The literature search of the wildlife agencies databases
found no documented occurrences for listed species within the Project area or immediate
vicinity. The Project is not located within the designated zones or USFWS panther focus area.
The Project is not located within the CFA of two nearby wood stork colonies (Nos. 619018 and
619141). The listed Less Rare Plants, when encountered, will be relocated to the Project’s
designated native preserve, per the requirements of Section 3.04.03 of the LDC.
E4-4
REFERENCES
Florida Fish and Wildlife Conservation Commission. 2013. Florida’s Endangered Species,
Threatened Species, and Species of Special Concern. Official Lists, Bureau of Non-Game
Wildlife, Division of Wildlife. Florida Fish and Wildlife Conservation Commission.
Tallahassee, Florida.
Kautz, R., R. Kawula, T. Hoctor, J. Comiskey, D. Jansen, D. Jennings, J. Kasbohm, F. Mazzotti,
R. McBride, L. Richardson, K. Root. 2006. How much is enough? Landscape-scale
conservation for the Florida panther. Biological Conservation, Volume 130, Issue 1,
Pages 118-133
Logan, Todd, Andrew C. Eller, Jr., Ross Morrell, Donna Ruffner, and Jim Sewell. 1993. Florida
Panther Habitat Preservation Plan South Florida Population. U.S. Fish and Wildlife
Service; Gainesville, Florida.
Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of
Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife
Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission,
Tallahassee, Florida.
U.S. Fish and Wildlife Service. 1987. Habitat Management Guidelines for the Bald Eagle in the
Southeast Region.
RE VIE WE D BY
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COLLIER BLVD (SR 951)COLLIER BLVD (SR 951)SAN MARCO RDSAN MARCO RDCC AA PPRRII BBLLVVDD RIGGS RDRIGGS RDPRICE STPRICE ST
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PROJ E CT LOCAT IONSEC 15, T W P 51 S, RN G 26 E
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FI GURE 2. D OCU MENTED OCCURREN CES OF LI STED SPEC IES T.S.
M.A.M.
10/16/15
10/16/15THE A NTILLES
Gulf of Mexico
PROJECTLOCATION
DRA WN B Y
REV IE WE D BY
REV IS ED
DATE
DATE
DATE
COLLIERCOLLIER
§¨¦75
(/41
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0 2 4Miles
¶
LEGEND
PROJE C TLOCATION
FIGURE 3 . P AN TH ER ZONE S T.S.
M.A .M .
10/16 /15
10/16 /15THE AN TI LLE S
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DRAW N BY
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REV IS ED
DATE
DATE
DATE
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§¨¦75
(/41
0 4 8Miles
¶
LEGEND
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PROJECTLOCATION
FIGURE 4. FLORIDA WOOD STORK NESTING COLONI ES AND 18.6 M ILE CORE FORAGING AREAS T.S.
M.A.M.
10/16/15
10/16/15THE ANTILLES
Gulf of Mexico
PORT AU PRINCE
SUBDIVISION
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CREEK
~PORT AU PRINCE RD~~ISLE OF SAINT THOMAS~~MULBERRY LN~~CEREUS DR~
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M.A.M.
REVISIONS
10/28/15
DATE
DATE
10/28/15
DATE DRAWING No.
SHEET No.
15RWA2363
DATE 13620 Metropolis Avenue
Suite 200
Fort Myers, Florida 33912
Phone (239) 274-0067
Fax (239) 274-0069
DRAWN BY
DESIGNED BY
REVIEWED BY
THE ANTILLES
AERIAL WITH FLUCFCS AND SURVEY TRANSECTS FIGURE 5M.A.M.10/28/15
T.S. - Adjusted wetland FLUCFCS line 10/16/15
T.S. - Update FLUCFCS 12/15/15
W.C. - Update FLUCFCS 6/23/17
016'5
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SCALE: 1" = 200'
EXHIBIT 5
PROJECT LOCATION WITHIN
THE DELTONA SETTLEMENTAREA
241,'%6
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EXHIBIT 5
PROJECT LOCATION WITHIN DELTONA
SETTLEMENT AGREEMENT AREA
EXHIBIT 6
PROJECT LOCATION WITHIN
THE APPROVED DEVELOPMENT AREA
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PROJECT LOCATION WITHIN
APPROVED DEVELOPMENT AREA SHEET No.
EXHIBIT 7
WOODLAKE PLAT
EXHIBIT 8
ON-SITE PRESERVE NATIVE AND NON-NATIVE AREAS
PORT AU PRINCESUBDIVISIONFIDDLERSCREEK~PORT AU PRINCE RD~~ISLE OF SAINT THOMAS~
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EXHIBIT 9
ON-SITE PRESERVE FLUCFCS AND WETLANDS MAP
PORT AU PRINCESUBDIVISIONFIDDLERSCREEK~PORT AU PRINCE RD~~ISLE OF SAINT THOMAS~
~MULBERRY LN~~WOODLAKE CIR~'
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September 7, 1993
RESOLUTION NO. 93-362
RESOLUTION AUTHORIZING FINAL ACCEPTANCE OF THOSE
ROADWAY, DRAINAGE, WATER AND SEWER IMPROVEMENTS IN
WOODLAKE, EXECUTION OF THE SATISFACTION OF IIORTGAGE BY
THE CHAIRMAN, AND RELEASE OF THE MAINTENANCE SECURITY,
AND ACCEPTING THE MAINTENANCE RESPONSIBILI'n FOR THE
ROADWAY, DRAINAGE, WATER AND SEWER IMPROVEMENTS THAT
ARE NOT REQUIRED TO BE MAINTAINED BY THE HOMEOWNERS
ASSOCIATION.
WHEREAS, the Board of
Florida, on May 7, 1985,
recording; and
County Commissioners of Collier County,
approved the plat of Wood lake for
WHEREAS, the developer has constructed and maintained the
roadh"ay, drainage, water and sewer improvements in accordance with
the approved plans and specif ications and as requIred by the Land
Development Code (Collier County Ordinance No. 92-73, as amended);
and 1:he utilities Standards and Procedures Ordinanc<<~ (Collier County
Ordinance No. 88-76, as amended), and
WHEREAS, the developer has now requested final acceptance of
the roadway, drainage, water and sewer improvements and release of
his maintenance security; and
WHEREAS, the Compliance Services Section of Development
Services Department has inspected the roadway, drainage, water and
sewe)::, improvements and is recommending acceptance of said
facilIties.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that final acceptance be
gran1:ed for those roadway, drainage, water and sewer improvements in
Woodlake, authorize the Chairman to eXI!Cute the Satisfaction of
Mortqage, and authorize the Clerk to release said satisfaction to
the developer.
BE IT FURTHER RESOLVED AND ORDERED that the County accept the
future maintenance and other attendant costs for the roadway,
drainage, water and sewer improvements that are not required to be
main1:ained by the homeowners association.
This Resolution adopted after motion, second and majority
vote favoring same.
l) ~ l\{!
a..
D~~E: 9~4.J',
4"~TTEST: .-- \.~
I?wr.p1lT E. BRo~erk
h". ~"
C]' '" Q~
i.( ", \.~->
1 :1')"':.1') .'-
A~}prc)ved as to form and legal
SUffJ.cienCY:~'
il Att///~ /'-/
l C. We, el ~ tnDK
AssiE;tant Collier ounty Attorney
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:~L/c::J
BURT L. SAUNDERS, Chairman
UCO,.c,,257
JRH/gs
o 1.74 7'6 2 3
COLLIER COUNTY.
I 872
OR BOOK
000627
PAGEl
1993 OCT -6 PH 3: 19
RECORDED
SATISFACTION OF MORrGAGE
lECl'ffiRM
JOC_ KNon ALL MEN by these presents: that thEl Collier county Board of
NT _ County commissioners is the owner and hCllder of a certain
NO_ mor1:gage deed executed by Investors Limlted of Norwalk, Inc.,
Rob(;!:rt A. Katz and Marino, Passero IfBfA P & K Associates to
Collier county Board of County Commissic>ners dated the 6th day of
Decl;!:rnber, A.D. 1984, and recorded in Official Records Book 1141,
Pag" 598 et seq., in the office of the Clerk of circuit Court of
Collier County, state of Florida. said mortgage deed secures a
certain note in the principal sum of six Hundred Forty-Five
Thollsand Thirty-Two and 25/100 ($645,032.25) Dollars and certain
promises and obligations set forth in the mortgage deed, upon the
property situated in said state and County described as follows,
to-'illit:
That portion of the South - half (S 1/2) of the
South - half (S 1/2) of the Southwest quarter (SW
1/4) lying East of State Road 5-951, Section 15,
Township 51 South, Range 26 East.
Lots 1,t, and 4, Lots 11-20, Lots 121-129, Lots
131-138, Lots 140-].60 Port-au-Prince, according to
the Plat recorded at Plat Book 13, Page 51 of the
Public Records of collier County, Florida.
By execution of this satisfaction of Mortgage, the Collier County
Board of county Commissioners hereby acknowledgps full payment
nd satisfaction of said note and mortgage deed, and surrenders
the, same as canceled.
The: Clerk of the circuit court is directed to reco'Fd"this
Sat.isfaction of Mortgage in the Public Records of collikr County,
Flcfrida, to acknowledge that this mortgage deed has beeri~
satisfied and ceases to exist. ~~
i.wn'NESi'n my hand and seal this
r: <1 \)U U IIr' , }."
T;.'EST ::,. 'c .'"
i '~D~J:GHT ,E; 'BRotK, Clerk
t ~-,.'~.'~'"../
j!~ ,~':.F~ -'f ~
f"~.~ .'!~;' .;i,~:,~
l' (~11 ",,':.. 'S--;j )~.
OA S"\\\I\\'(
L day Of~~-Z-ZJ, 1993.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY~
URT L. SAUNDERS, Chairman
1 ,
Return to:
iQ R. Woodward. Esquire
Woodward. pires & Anderson, P.A.
606 Bald Eaqle Drive. suite 500
1:':1). Box On~
Mal:'CO Island, FL 33937
9~0Sf?
Prp'pared by:
Hel{lI f. A'sMon, Esquire
Off Ire of the Count1 Attornel
3301 East rami",1 Trail
Napl.s_ Florida 33962
813) 714-8400
bt7Ht.i:Pt~'''trij'I.'
tn orft('hl t~(orll, fir
COl\I~.tOU"TT. rlO'IO~
N/({".sn r.. J1~n(K_, rl rll"
December 2, 2015
Tiffany Bray
RWA
6610 Willow Park Drive, Suite 200
Naples, FL 34109
VIA: E-MAIL
Subject: Diamond Shores
Parcel #s: 82990120005, 82990121004, 82990200006, 29875100022, 29875100048,
29875100064, 29875100080, 29875100103, 29875100129, 29875100145,
29875100161, 29875100187, and 29875100200
Water and Wastewater Availability
Dear Ms. Bray:
Wastewater service is available for the above referenced parcel via an existing 4” wastewater
force main connection on Mulberry Lane. Water service is available from an existing 10” water
main on Port Au Prince Drive.
Specific connection points for the system tie-ins to wastewater lines may be made after
submission and approval of the hydraulic calculations by the Planning and Project Management
Division, validating that the up/downstream systems are adequate to handle the increase in
flow.
This letter implies no guarantee that other developments throughout the District will not have
an impact on the quantity of sewage treatment and disposal capacity available to this property
until the project has received a commitment for service. Should sewage treatment and disposal
capacity not be available, the Developer would be required to provide an interim means to
provide these services until the District's facilities have the adequate capacity to serve the
project.
Should you have any further questions, please feel free to contact me at (239) 252-2583.
Sincerely,
Nathan Beals, PMP, Project Manager
Planning and Project Management Division
cc: Aaron Cromer, Principal Project Manager Eric Fey, Engineering Review
DEVIATION JUSTIFICATIONS
The Antilles Residential Planned Unit Development
Page 1 of 4 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
Deviation #1 seeks relief from LDC Section 6.06.01.N, “Street System Requirements,” which
requires minimum local street right-of-way width of 60 feet, to allow for a 50-foot right-of-way
minimum width for the private streets internal to the proposed development.
Minimum right-of-way width of 50 feet is requested for local streets within the Antilles RPUD.
This deviation is justified because of the size and the small-scale neighborhood character of this
project. A 50-foot right-of-way for a residential street can successfully facilitate movement of the
vehicular, pedestrian and bike traffic while accommodating all utility and drainage needs. The
50-foot right-of-way accomplishes traffic calming to provide a safer transportation system within
the neighborhood.
Deviation #2 seeks relief from LDC section 5.06.02.B.5, “Development Standards for Signs
within Residential Districts”, which requires on-premises directional signs to be setback a
minimum of 10’ from edge of roadway, to allow a setback of 5’ from the edge of a private
roadway/drive aisle.
This deviation will allow 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 6.06.05.
Deviation #3 seeks relief from LDC Section 5.04.04.B.3.e “Model Homes and Sales Centers”,
which limits temporary use permits for model homes to 3 years, to allow a temporary use permit
of 5 years without the need to request approval of a Conditional Use petition.
This deviation is requested to allow temporary permits for model homes to be a duration of 5 years
which is consistent with the projected buildout of this community as outlined in the TIS. It is
reasonable and appropriate to have model homes available to tour during the entire sales and
buildout period. The models will be clustered in one area and separated from occupied homes
as much as practicable in order to minimize any potential or perceived impact to future residents.
The LDC already allows this use on a temporary basis, provides a standard time limitation that
applies to all developments and requires a Conditional Use to determine if the extended period
is adequate. The Conditional Use process is redundant and not required in this case since the
PUD process provides oversight and the ability to determine the project’s buildout period.
Deviation #4 seeks relief from LDC Section 4.05.04 “Parking Space Requirements”, which
requires recreational areas within multi-family developments to calculate parking at 50% of
normal requirements where the majority of dwelling units are not within 300 feet of the recreation
facilities and at 25% of normal requirements where the majority of dwelling units are within 300
feet of the recreation facilities to allow the parking requirement for the recreation facility to be
calculated at 25%.
DEVIATION JUSTIFICATIONS
The Antilles Residential Planned Unit Development
Page 2 of 4 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
Deviation #4 will apply only if the project is developed as multi-family. The deviation is being
requested in order to substitute 20 of the 54 required parking spaces at the recreation facility
with golf cart and off-site overflow vehicle parking spaces. A total of 60 parking spaces
(including 14 golf cart spaces) will be available for the recreation facility, as shown on the chart
below. Throughout the entire Antilles development, required parking spaces are provided
entirely under the buildings. Overflow surface parking is also provided at each building.
The deviation requests that the parking calculation for those multi-family developments with over
50% of the units that are located within 300 feet of the recreation facility be used. The Antilles
recreation facility is centrally located within the development and will be within 300 feet of 60
units, or 22%. The remaining units are further than 300 feet from the recreational facility,
however, the community has been designed to accommodate pedestrians, bicyclist and golf carts.
A complete sidewalk plan interconnects each building with one another, as well as the recreation
area. Golf cart parking is accounted for in addition to surplus vehicle parking adjacent to all of
the residential buildings, as well as 14 golf cart spaces at the recreation facility, as shown in the
table below. Golf cart spaces are provided under each residential building as well.
As shown in the table below, parking calculated at 50% for the applicable uses within the
recreation area equals 54 spaces. Likewise, 25% equals 32 spaces. This deviation is requesting
a reduction in the requirement to allow the recreation area to provide 34 vehicle spaces, 14 golf
cart spaces, and overflow parking just outside of the rec area of 12 spaces for a total of 60
spaces, plus bicycle parking as required by the LDC.
DEVIATION JUSTIFICATIONS
The Antilles Residential Planned Unit Development
Page 3 of 4 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
Deviation #5 seeks relief from LDC Section 3.05.07.A.5, Preservation Standards which requires
preserve areas to be interconnected within the site, to permit the potential future roadway
interconnection, as shown on the PUD Master Plan, to cross the existing preserve located along
the northern boundary of the PUD.
Deviation #5 will only come into play if the property to the north is developed in the future. This
deviation is being requested to allow a potential future roadway interconnection with the
property to the North in the event that property is developed. This potential roadway would allow
motorized and non-motorized interconnectivity which could provide access and walkability
CATEGORY
REQ'D QUANTITY UNIT #
SPACES
REDUCTION
TO 50% FOR
MULTI-
FAMILY
REDUCTION
TO 25% FOR
MULTI-
FAMILY
Recreation Facilities
Indoors 1/100 sf 2352 SF 24 12 6
Includes: Fitness / Game Room / Bingo
Recreation Facilities
outdoors 3/court 6 Court 18 9 4.5
Includes: 4 Pickleball / 2 Bocce
Office 1/300 sf 2810 SF 10 10 10
Swimming Pool 1/75 sf 1000 SF 13 7 3.5
5,000 sf assumed 1/125 sf 4000 SF 32 16 8
TOTAL PARKING
SPACES REQUIRED 69 54 32
PARKING SPACES
PROVIDED ON
RECREATION AREA
SITE
34
GOLF CART PARKING
SPACES PROVIDED ON
RECREATION AREA
SITE
14
OVERFLOW PARKING
PROVIDED 12
TOTAL RECREATION
AREA PARKING 60
Bicycle Parking 5% Of
Car # 3 2
DEVIATION JUSTIFICATIONS
The Antilles Residential Planned Unit Development
Page 4 of 4 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
benefits to the residents of both communities. The minimum preserve requirement for the
Antilles project is 4.04 acres. The proposed preserve area depicted on the current Master Plan
is + 5.036 acres which exceeds the minimum requirement. If the roadway interconnection is
built the applicant commits to maintaining the minimum required preserve of 4.04. If the
roadway interconnection is never built the residents of this community will benefit from greater
open space and natural vegetation. If the roadway interconnection is built in the future, a replat
will be necessary and the roadway will be identified as a separate tract at that time.
Deviation #6 seeks relief from LDC Section 6.06.02.A, which requires construction of five-foot
wide sidewalks on both sides of local streets, to allow a single five-foot wide sidewalk on the
south side of the entrance roadway and a single five-foot wide sidewalk on the south side of the
roadway stub as indicated on the master plan. The remainder of the sidewalks on the spine road
will meet LDC Section 6.06.02.
Due to the constraints created by the configuration of the project and the preserve area
requirements, the street right-of-way width is restricted at the north side of the entrance on
Indies Drive East. A sidewalk is provided on the south side of the entrance creating an
interconnection at the entrance to and within the project. The area to the north of the entrance at
Indies Drive East is preserve area, therefore no homes are located on the north side of the
entrance road. A typical right-of-way section is provided on Exhibit J.
The roadway stub located at the west end of Indies Drive East is adjacent to a lake area and no
homes are to be located along this section. A sidewalk is provided on the south side of Indies
Drive East providing interconnection within the project. A typical right-of-way section is
provided on Exhibit I.
As proposed, the sidewalks will provide a comprehensive circulation throughout the community.
Other than the identified stub-out location and the project entrance, the proposed sidewalk
network meets the requirement of providing sidewalks on both sides of the road and ensures that
all homes are provided pedestrian access and fully interconnected to one another. The proposed
deviation will not adversely impact pedestrian mobility, public health and safety, nor is it
contrary to the intent of the sidewalk requirements. This deviation will also allow us to avoid
impacts to the preserve area.
10'TRAVEL LANE50' R.O.W.CURB & GUTTER1-1/2" ASPHALTICCONCRETE (TYP.)6" LIMEROCK BASE12" STABILIZEDSUBGRADE (TYP.)2%5' SIDEWALK2%10'TRAVEL LANETYPICAL ROAD SECTION10' PUE MIN GRADE EXIST GRADEELEV VARIES2'2'RESIDENTIALTRACTCURB & GUTTERVARIESVARIESVARIES10' PUESCALE:
RGE:TWP:SEC:
DATE:
TITLE:
CLIENT:
DRAWN BY:
DESIGNED BY:
PROJECT SHEET FILE
NUMBER:NUMBER:NUMBER:OF
6610 Willow Park Drive, Suite 200 | Naples, Florida 34109
(239) 597-0575 FAX: (239) 597-0578
www.consult-rwa.com
Florida Certificates of Authorization EB 7663 LB 6952
October 20, 2017 11:56 AM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960401 TYP ROAD SECTION SINGLE SIDEWALK EXHIBIT I.dwg
JMD DEVELOPMENTS
& INVESTMENTS, LLC
THE ANTILLES - EXHIBIT I
TYP 50' ROW SECTION-SINGLE SIDEWALK
OCT.,2017
1" = 10'
BCB
BCB
15 51 S 26E 010196.04.01 1 1
NOTE:
THIS SITE PLAN IS CONCEPTUAL IN
NATURE AND INTENDED FOR PLANNING
PURPOSES ONLY. THE OVERALL
CONFIGURATION, DENSITY AND OR
INTENSITY DEPICTED MAY CHANGE
SIGNIFICANTLY BASED UPON SURVEY,
ENGINEERING, ENVIRONMENTAL,
AND/OR REGULATORY REQUIREMENTS.
10'TRAVEL LANE50' R.O.W.CURB & GUTTER1-1/2" ASPHALTICCONCRETE (TYP.)6" LIMEROCK BASE12" STABILIZEDSUBGRADE (TYP.)2%5' SIDEWALK2%10'TRAVEL LANETYPICAL ROAD SECTION10' PUE MIN GRADE EXIST GRADEELEV VARIES2'2'RESIDENTIALTRACTCURB & GUTTERVARIESVARIESVARIESSCALE:
RGE:TWP:SEC:
DATE:
TITLE:
CLIENT:
DRAWN BY:
DESIGNED BY:
PROJECT SHEET FILE
NUMBER:NUMBER:NUMBER:OF
6610 Willow Park Drive, Suite 200 | Naples, Florida 34109
(239) 597-0575 FAX: (239) 597-0578
www.consult-rwa.com
Florida Certificates of Authorization EB 7663 LB 6952
October 26, 2017 11:42 AM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960401 TYP ROAD SECTION Single Sidewalk.dwg
JMD DEVELOPMENTS
& INVESTMENTS, LLC
THE ANTILLES - EXHIBIT J
TYP 50' ROW SECTION-SINGLE SIDEWALK
OCT.,2017
1" = 10'
BCB
BCB
15 51 S 26E 010196.04.01 1 1
NOTE:
THIS SITE PLAN IS CONCEPTUAL IN
NATURE AND INTENDED FOR PLANNING
PURPOSES ONLY. THE OVERALL
CONFIGURATION, DENSITY AND OR
INTENSITY DEPICTED MAY CHANGE
SIGNIFICANTLY BASED UPON SURVEY,
ENGINEERING, ENVIRONMENTAL,
AND/OR REGULATORY REQUIREMENTS.
EXHIBIT A
List of Permitted Uses
The Antilles Residential Planned Unit Development
Page 1 of 9 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
Regulations for development of The Antilles Residential Planned Unit Development (RPUD) shall
be in accordance with the contents of this RPUD Ordinance and applicable sections of the Land
Development Code (LDC) and Growth Management Plan (GMP) in effect at the time of applicable
development order. Where this RPUD Ordinance does not provide development standards, then
the provisions of the specific sections of the LDC that are otherwise applicable shall apply.
MAXIMUM DENSITY:
There shall be no more than 212 multi-family dwelling units, or 138 single-family dwelling units
permitted on the ± 43.77 gross acres, resulting in a maximum density of 4.84 dwelling units per
acre.
PERMITTED USES:
No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole
or in part, for other than the following:
I. GENERAL PERMITTED USES
Guardhouses, gatehouses, access control structures, clock towers, fences, walls, columns,
decorative hardscaping or architectural embellishments associated with the project’s
entrance, features are permitted within the “R” designated area abutting the project’s
entrance or within the private roadway as depicted on the PUD Master Plan, and shall have
no required setbacks; however, such structures cannot be located where they create
vehicular stacking or sight distance issues for motorists and pedestrians, and cannot exceed
35 feet in actual height.
II. RESIDENTIAL
A. Principal Uses:
1. Single-family residential, detached;
2. Single-family residential, attached;
3. Duplex and two-family;
4. Townhouse;
5. Multi-family;
6. Temporary Model homes
7. Any other principal use which is comparable in nature with the foregoing list
of permitted principal uses, as determined by the Board of Zoning Appeals
(“BZA”) or Hearing Examiner, as applicable.
EXHIBIT A
List of Permitted Uses
The Antilles Residential Planned Unit Development
Page 2 of 9 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
B. Accessory Uses:
1. Accessory uses and structures customarily associated with the permitted
principal uses and structures, including, but not limited to swimming pools,
spas, screen enclosures, private garages, and other permitted recreational uses.
2. Project sales, construction and administrative offices that may occur in
residential and/or temporary structures.
3. Any other accessory use which is comparable in nature with the foregoing list
of permitted accessory uses, as determined by the BZA or Hearing Examiner,
as applicable.
III. RECREATIONAL AREA
A. Principal Uses:
1. Model Sales Center.
2. Structures intended to provide social and recreational space for the private use
of the residents and their guests, such as a clubhouse, restaurant, and gym.
3. Outdoor recreation facilities, such as a community swimming pool, tennis,
bocce ball, pickle ball and basketball courts, playgrounds, pedestrian/bicycle
pathways, and water features.
4. Passive open space uses and structures, such as but not limited to landscaped
areas, gazebos, park benches and walking trails.
5. Any other principal use which is comparable in nature with the foregoing list
of permitted principal uses, as determined by the BZA or Hearing Examiner, as
applicable.
B. Accessory Uses:
1. Passive open space uses and structures, such as but not limited to landscaped
areas, gazebos, park benches and walking trails.
2. Community maintenance areas, maintenance structures and community storage
areas.
EXHIBIT A
List of Permitted Uses
The Antilles Residential Planned Unit Development
Page 3 of 9 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
3. Any other accessory use which is comparable in nature with the foregoing list
of permitted accessory uses, as determined by the BZA or Hearing Examiner,
as applicable.
IV. PRESERVE AREA
No building or structure or part thereof, shall be erected altered or used, or land used, in
whole or in part, for other than the following, subject to the issuance of regional, state
and federal permits when required:
A. Principal Uses:
1. Native vegetation preserves
2. Any other principal uses which is comparable in nature with the foregoing list
of permitted principal uses, as determined by the Board of Zoning Appeals
(BZA) by the process outlined in the LDC.
B. Accessory Uses:
Accessory uses and structures as per LDC requirements associated with the
permitted principal uses and structures, including, but not limited to:
1. Nature trails and boardwalks, as per LDC requirements.
2. Passive Recreation areas, as per LDC requirements.
3. Water management as allowed by the LDC.
EXHIBIT B
Development Standards
The Antilles Residential Planned Unit Development
Page 4 of 9 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
Exhibit B sets forth the development standards for the land uses within the Antilles RPUD.
Standards not specifically set forth herein shall be those specified in applicable sections of the
LDC in effect as of the date of approval of the site development plan (SDP) or subdivision plat.
PRINCIPAL
STRUCTURES
SINGLE-
FAMILY
DETACHED6
DUPLEX,
TWO FAMILY
& SINGLE
FAMILY
ATTACHED
TOWNHOUSE MULTI-FAMILY
RECREATIONAL
AREA
MINIMUM LOT
AREA 4,000 S.F. 3,500 S.F.
PER UNIT
1,600 S.F.
PER UNIT 8,000 SF N/A
MINIMUM
FLOOR AREA 1,200 S.F. 1,000 S.F. 1,000 S.F. 1,000 S.F. N/A
MIN. LOT
WIDTH 40 FEET 35 FEET 16 FEET 80 FEET N/A
MIN. FRONT
YARD,1,2 15 FEET 15 FEET 15 FEET 15 FEET 15 FEET
MIN. SIDE YARD 5 FEET 0 OR 5 FEET 0 OR 5 FEET 7.5 FEET ½ BH
MIN. REAR
YARD
10 FEET from
Perimeter
Buffer or LME
10 FEET from
Perimeter
Buffer or LME
10 FEET from
Perimeter
Buffer or LME
10 FEET from
Perimeter Buffer
or LME
10 FEET from
Perimeter Buffer
or LME
MIN. DISTANCE
BETWEEN
STRUCTURES
10 FEET 0 OR 10 FEET 0 OR 10 FEET 15 FEET ½ sum of the BH
MIN. SETBACK
FROM
PRESERVE
25 FEET 25 FEET 25 FEET 25 FEET 25 FEET
MAX. ZONED
BUILDING
HEIGHT
35 FEET 35 FEET 35 FEET3 42 FEET3 35 FEET
MAX. ACTUAL
BUILDING
HEIGHT
40 FEET 40 FEET 40 FEET3 45 FEET3 40 FEET
ACCESSORY
STRUCTURES
SINGLE-
FAMILY
DETACHED
DUPLEX,
TWO FAMILY
& SINGLE
FAMILY
ATTACHED
TOWNHOUSE MULTI-FAMILY
RECREATIONAL
AREA
MIN. FRONT
YARD SPS SPS SPS SPS SPS
MIN. SIDE
YARD4, 5 SPS SPS SPS SPS 10 FEET
MIN. REAR
YARD
0 FEET from
Perimeter
Buffer or LME
0 FEET from
Perimeter
Buffer or LME
0 FEET from
Perimeter
Buffer or LME
0 FEET from
Perimeter Buffer
or LME
0 FEET from
Perimeter Buffer
or LME
MIN. SETBACK
FROM
PRESERVE
10 FEET 10 FEET 10 FEET 10 FEET 10 FEET
MAX. ZONED
BUILDING
HEIGHT
35 FEET 35 FEET 35 FEET3 35 FEET3 35 FEET
MAX. ACTUAL
BUILDING
HEIGHT
40 FEET 40 FEET 40 FEET3 40 FEET3 40 FEET
S.P.S. = Same as Principal Structure
BH = Building Height (zoned height)
LME = Lake Maintenance Easement
LBE = Landscape Buffer Easement
EXHIBIT B
Development Standards
The Antilles Residential Planned Unit Development
Page 5 of 9 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
1. For multi-family product, the front yard setbacks shall be measured from the back of curb. For all other
unit types, front yard setbacks shall be measured from ROW line. The minimum 15’ front yard setback
may be reduced to 12’ where the unit has a recessed or side-entry garage. Front-loading garages shall
be set back a minimum of 23 feet from edge of sidewalk.
2. For corner lots, only one front yard setback shall be required. The yard that does not provide vehicle
access shall require a 10-foot setback.
3. Maximum building height for multi-family units within tracts adjacent to the the eastern and southern
perimeter boundaries, as identified on the PUD Master Plan, shall be limited to 30 ’ zoned height (35’
actual height) and a maximum of two (2) stories.
4. The minimum distance between accessory buildings may be reduced to 0; where attached garages are
provided. However, the principal structures shall maintain a 10’ minimum separation.
5. Accessory pool cage setbacks may be reduced to zero feet when attached to a common privacy wall
and may not encroach into a lake maintenance easement (LME) or landscape buffer easement (LBE).
6. LMEs and LBEs will be platted as separate tracts or shown as separate tracts on the SDP.
30' ROADWAY EASEMENT
(OR 351, PG 387)
60' ROADWAY EASEMENT
(OR 236, PG 46)
20' DRAINAGE EASEMENT
(PB 13, PG 116)
(PROPOSED FOR
REVISION IN PENDING
REPLAT)
25' DRAINAGE
EASEMENT
(PB 13, PG 116)
(PROPOSED FOR
REVISION IN
PENDING REPLAT)15' UTILITY EASEMENT
(OR 2694, PG 1581)DATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comNovember 15, 2017 1:14 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN EXHIBIT C1 7
010196.04.00 MSPE
MAR.,2016
15 51S 26E
PV
JRH
25 80 160
RECREATIONAL AREA
R
RA
WATER MANAGEMENT LAKE
RESIDENTIAL
LEGEND
DEVIATIONS LOCATIONS
(SEE SHEET 3 FOR DEVIATION SCHEDULE)
L
VEHICULAR CIRCULATION ARROWS
#
PROJECT INGRESS/EGRESS
L
PROPERTY
BOUNDARY
PROPERTY
BOUNDARY
RIGHT
OF
WAY
RA
L
ZONING: PUD - FIDDLERS CREEK
CURRENT LAND USE: SINGLE-FAMILY
RESIDENTIAL
R
R
R
R
R
R
20' LAKE
MAINTENANCE
EASEMENT
ENHANCED 15' TYPE 'B'
LANDSCAPE BUFFER
PER CROSS-SECTION/ELEVATION AA
RIGHTOFWAYPRESERVE
50' R
O
W
WID
T
H
RIGHT
OF
WAY
PEDESTRIAN/ BIKE
INTERCONNECTION
15' TYPE 'B'
LANDSCAPE
BUFFER
PORT AU
PRINCE DRIVE
ZONING: PUD - FIDDLERS CREEK
CURRENT LAND USE: SINGLE-FAMILY
RESIDENTIAL/ GOLF COURSE
ZONING: AGRICULTURAL
CURRENT LAND USE: VACANT
ZONING:
MOBILE HOME
CURRENT LAND
USE: MOBILE
HOME
R
R
1
1
3
2
2
2
STORM WATER
DISCHARGE POINT
3
4 REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16ENHANCED 15' TYPE 'B' LANDSCAPE
BUFFER PER CROSS-SECTION/
ELEVATION BB
*
TRACT BOUNDARIES
NOTE: MAXIMUM BUILDING HEIGHT FOR MULTI-FAMILY
UNITS WITHIN TRACTS ADJACENT TO THE EASTERN
AND SOUTHERN PERIMETER BOUNDARIES, AS
IDENTIFIED ON THE PUD MASTER PLAN, SHALL BE
LIMITED TO 30’ ZONED HEIGHT (35’ ACTUAL
HEIGHT) AND A MAXIMUM OF TWO (2) STORIES.
*
*
**REVISED PER COUNTY COMMENTS2BCB5/23/17P
REVISED PER COUNTY COMMENTS3NLP6/28/17PRESERVE AREAS MAY BE USED TO SATISFY THE 10'
WIDE TYPE 'A' LANDSCAPE BUFFER
REQUIREMENTS AFTER EXOTIC VEGETATION
REMOVAL IN ACCORDANCE WITH LDC SECTIONS
4.06.02 AND 4.06.05.E.1. SUPPLEMENTAL PLANTINGS
WITH NATIVE PLANT MATERIALS SHALL BE IN
ACCORDANCE WITH LDC SECTION 3.05.07.
PEPPERTREE ROAD
5
P REVISED PER REVIEW4DRW8/29/17POTENTIAL FUTURE ROADWAY INTERCONNECTION
6
6
25' PRESERVE SETBACK FROM ROAD RIGHT OF WAY
30' ROADWAY EASEMENT
(OR 351, PG 387)
60' ROADWAY EASEMENT
(OR 236, PG 46)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
20' ACCESS EASEMENT
(PB 13, PG 116)
40' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
UTILITY EASEMENT
(PB 13, PG 116)28'UTILITY EASEMENT
(PB 13, PG 116)
UTILITY EASEMENT
(PB 13, PG 116)
UTILITY EASEMENT
(PB 13, PG 116)
UTILITY EASEMENT
(PB 13, PG 116)
35'
UTILITY EASEMENT
(PB 13, PG 116)
35' DRAINAGE EASEMENT
(PB 13, PG 116)
20' DRAINAGE EASEMENT
(PB 13, PG 116) (TO BE REVISED)
20' ACCESS EASEMENT
(PB 13, PG 116)
25' DRAINAGE EASEMENT
(PB 13, PG 116) (TO BE REVISED)
DRAINAGE EASEMENT
(PB 13, PG 116)
30' UTILITY EASEMENT
(PB 13, PG 116)
30' UTILITY EASEMENT
(PB 13, PG 116)
20' ACCESS EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
15' UTILITY EASEMENT
(OR 2694, PG 1581)DATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comNovember 15, 2017 12:00 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN EXHIBIT C - EXISTING EASEMENTS2 7
010196.04.00 MSPE
MAR.,2016
15 51S 26E
PV
JRH
25 80 160
REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16REVISED PER COUNTY COMMENTS2BCB5/23/17REVISED PER COUNTY COMMENTS3NLP6/28/17NOTE:ALL EASEMENTS EXCEPT
THOSE IN BOLD AND UNDERLINED
SHALL BE VACATED.REVISED PER REVIEW4DRW8/29/17
SHELL ISLAND RDCOLLIER BLVDPORT AU PRINCE DRIVE
FIDDLERS CREEK PKWY MULBERRY LNFIDDLERS CREEK
FIDDLERS
CREEKSALINAS DROCHO RIOS STMOON BAY STISLE OF SAINT THOMASDATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comNovember 15, 2017 10:45 AM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN - EXHIBIT C - NOTES 3 7
010196.04.00 MSPE
MAR.,2016
15 51S 26E
PV
JRH
400 800 1600
PROJECT
LOCATION
SITE SUMMARY
USE ACREAGE
RESIDENTIAL ±26.7
RECREATION AREA ±1.5
LAKE/ WATER MANAGEMENT ±5.0
ACCESS DRIVE/ RIGHT OF WAY ±5.56
TOTAL ±43.8 REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16MASTER PLAN NOTES
1.THIS MASTER PLAN IS CONCEPTUAL IN NATURE AND SUBJECT
TO CHANGES DUE TO AGENCY REVIEW AND SITE
CONDITIONS.
2.ACREAGE AND THE DESIGN, LOCATIONS AND
CONFIGURATIONS OF THE LAND IMPROVEMENTS ARE
APPROXIMATE AND SUBJECT TO REFINEMENT AT THE TIME
OF SDP OR PLANS AND PLAT APPROVAL.
3.INTERNAL PRIVATE ROADWAY RIGHT OF WAYS DEPICTED ON
MASTER PLAN ARE CONCEPTUAL.
4.REQUIRED NATIVE VEGETATION PRESERVE: ±4.04 ACRES.
5.PRESERVES MAY BE USED TO SATISFY THE LANDSCAPE
BUFFER REQUIREMENT ALONG THE NORTHERN BOUNDARY
AND A PORTION OF THE EASTERN BOUNDARY AFTER EXOTIC
VEGETATION REMOVAL IN ACCORDANCE WITH LDC SECTIONS
4.06.02 AND 4.06.05.E.1. SUPPLEMENTAL PLANTINGS WITH
NATIVE PLANT MATERIALS SHALL BE IN ACCORDANCE LDC
SECTION 3.05.07.
OPEN SPACE
60% OPEN SPACE REQUIREMENT WILL BE MET THROUGH
BUFFERS, WATER MANAGEMENT AREA, COMMON AREAS, AND
OPEN SPACE.
MAXIMUM DENSITY
212 MULTI-FAMILY UNITS OR 138 SINGLE-FAMILY DWELLING UNITS.REVISED PER COUNTY COMMENTS2BCB5/23/17PRESERVE ±5.04*REVISED PER COUNTY COMMENTS3NLP6/28/17REVISED PER REVIEW4DRW8/29/17SCHEDULE OF DEVIATIONS
DEVIATION #1 SEEKS RELIEF FROM LDC SECTION 6.06.01.N,
“STREET SYSTEM REQUIREMENTS,” WHICH REQUIRES MINIMUM
LOCAL STREET RIGHT-OF-WAY WIDTH OF 60 FEET, TO ALLOW FOR
A 50-FOOT RIGHT-OF-WAY MINIMUM WIDTH FOR THE PRIVATE
STREETS INTERNAL TO THE PROPOSED DEVELOPMENT, AS
SHOWN ON EXHIBIT G.
DEVIATION #2 SEEKS RELIEF FROM LDC SECTION 5.06.02.B.5,
“DEVELOPMENT STANDARDS FOR SIGNS WITHIN RESIDENTIAL
DISTRICTS”, WHICH REQUIRES ON-PREMISES DIRECTIONAL SIGNS
TO BE SETBACK A MINIMUM OF 10’ FROM EDGE OF ROADWAY,
PAVED SURFACE, OR BACK OF CURB, AS APPLICABLE TO ALLOW
A SETBACK OF 5’ FROM THE EDGE OF A PRIVATE
ROADWAY/DRIVE AISLE.
DEVIATION #3 SEEKS RELIEF FROM LDC SECTION 5.04.04.B.3.E
“MODEL HOMES AND SALES CENTERS”, WHICH LIMITS
TEMPORARY USE PERMITS FOR MODEL HOMES TO 3 YEARS, TO
ALLOW A TEMPORARY USE PERMIT OF 5 YEARS WITHOUT THE
NEED TO REQUEST APPROVAL OF A CONDITIONAL USE PETITION.
DEVIATION #4 SEEKS RELIEF FROM LDC SECTION 4.05.04.G
“PARKING SPACE REQUIREMENTS”, WHICH REQUIRES
SMALL-SCALE RECREATIONAL FACILITIES WITHIN MULTI-FAMILY
DEVELOPMENTS TO CALCULATE PARKING AT 50% OF NORMAL
REQUIREMENTS WHERE THE MAJORITY OF DWELLING UNITS ARE
NOT WITHIN 300 FEET OF THE RECREATION FACILITIES AND AT
25% OF NORMAL REQUIREMENTS WHERE THE MAJORITY OF
DWELLING UNITS ARE WITHIN 300 FEET OF THE RECREATION
FACILITIES, TO ALLOW THE PARKING REQUIREMENT FOR THE
RECREATION FACILITY TO BE CALCULATED AT 25%. HOWEVER, A
MINIMUM OF 2 SPACES EXCLUSIVE OF PARKING SPACES FOR
DWELLING UNITS SHALL BE PROVIDED FOR EACH RECREATIONAL
FACILITY.
DEVIATION #5 SEEKS RELIEF FROM LDC SECTION 3.05.07.A.5,
PRESERVATION STANDARDS WHICH REQUIRES PRESERVE
AREAS TO BE INTERCONNECTED WITHIN THE SITE, TO PERMIT
THE POTENTIAL FUTURE ROADWAY INTERCONNECTION, AS
SHOWN ON THE PUD MASTER PLAN, TO CROSS THE EXISTING
PRESERVE LOCATED ALONG THE NORTHERN BOUNDARY OF THE
PUD.
DEVIATION #6 SEEKS RELIEF FROM LDC SECTION 6.06.02.A,
WHICH REQUIRES CONSTRUCTION OF FIVE-FOOT WIDE
SIDEWALKS ON BOTH SIDES OF LOCAL STREETS, TO ALLOW A
SINGLE FIVE-FOOT WIDE SIDEWALK ON THE SOUTH SIDE OF THE
ENTRANCE ROADWAY AND A SINGLE FIVE-FOOT WIDE SIDEWALK
ON THE SOUTH SIDE OF THE ROADWAY STUB AS INDICATED ON
THE MASTER PLAN. THE REMAINDER OF THE SIDEWALKS ON THE
SPINE ROAD WILL MEET LDC SECTION 6.06.02.
* SEE DEVIATION #5
PROJECT LOCATION
DATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comOctober 26, 2017 3:20 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN - EXHIBIT C - NOTES 4 7
010196.04.00 MSPE
AUG.,2017
15 51S 26E
PV
DRW
400 800 1600
REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16REVISED PER COUNTY COMMENTS2BCB5/23/17NOTE:
DURING FINAL DESIGN, PLANTING MATERIALS AND CONSTRUCTION
TECHNIQUES MAY VARY WITH PRIOR CONSENT BY BOTH PARTIES TO
THE CROSS ACCESS EASEMENT AGREEMENT.
CROSS-SECTION AA
REVISED PER COUNTY COMMENTS3NLP6/28/17REVISED PER PER REVIEW4DRW8/29/17
DATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comOctober 26, 2017 3:20 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN - EXHIBIT C - NOTES 5 7
010196.04.00 MSPE
AUG.,2017
15 51S 26E
PV
DRW
400 800 1600
REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16REVISED PER COUNTY COMMENTS2BCB5/23/17NOTE:
DURING FINAL DESIGN, PLANTING MATERIALS AND CONSTRUCTION
TECHNIQUES MAY VARY WITH PRIOR CONSENT BY BOTH PARTIES TO
THE CROSS ACCESS EASEMENT AGREEMENT.
ELEVATION AA
REVISED PER COUNTY COMMENTS3NLP6/28/17REVISED PER REVIEW4DRW8/29/17
DATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comOctober 26, 2017 3:20 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN - EXHIBIT C - NOTES 6 7
010196.04.00 MSPE
AUG.,2017
15 51S 26E
PV
DRW
400 800 1600
REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16REVISED PER COUNTY COMMENTS2BCB5/23/17NOTE:
DURING FINAL DESIGN, PLANTING MATERIALS AND CONSTRUCTION
TECHNIQUES MAY VARY WITH PRIOR CONSENT BY BOTH PARTIES TO
THE CROSS ACCESS EASEMENT AGREEMENT.
CROSS-SECTION BB
REVISED PER COUNTY COMMENTS3NLP6/28/17REVISED PER REVIEW4DRW8/29/17
DATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comOctober 26, 2017 3:20 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN - EXHIBIT C - NOTES 7 7
010196.04.00 MSPE
AUG.,2017
15 51S 26E
PV
DRW
400 800 1600
REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16REVISED PER COUNTY COMMENTS2BCB5/23/17NOTE:
DURING FINAL DESIGN, PLANTING MATERIALS AND CONSTRUCTION
TECHNIQUES MAY VARY WITH PRIOR CONSENT BY BOTH PARTIES TO
THE CROSS ACCESS EASEMENT AGREEMENT.PROPERTY LINEELEVATION BB
REVISED PER COUNTY COMMENTS3NLP6/28/17REVISED PER REVIEW4DRW8/29/17
EXHIBIT D
Legal Description
The Antilles Residential Planned Unit Development
Page 6 of 9 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
THE SOUTHEAST QUARTER (SE-1/4) OF THE SOUTHEAST QUARTER (SE-1/4) OF
SECTION 15, TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA.
(Formally known as WOODLAKE, Plat Book 13, Page 116, Public Records of Collier County,
Florida.)
EXHIBIT E
List of Deviations
The Antilles Residential Planned Unit Development
Page 7 of 9 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
Deviation #1 seeks relief from LDC Section 6.06.01.N, “Street System Requirements,” which
requires minimum local street right-of-way width of 60 feet, to allow for a 50-foot right-of-way
minimum width for the private streets internal to the proposed development, as shown on Exhibit
G.
Deviation #2 seeks relief from LDC section 5.06.02.B.5, “Development Standards for Signs
within Residential Districts”, which requires on-premises directional signs to be setback a
minimum of 10’ from edge of roadway, paved surface, or back of curb, as applicable to allow a
setback of 5’ from the edge of a private roadway/drive aisle.
Deviation #3 seeks relief from LDC Section 5.04.04.B.3.e “Model Homes and Sales Centers”,
which limits temporary use permits for model homes to 3 years, to allow a temporary use permit
of 5 years without the need to request approval of a Conditional Use petition.
Deviation #4 seeks relief from LDC Section 4.05.04.G “Parking Space Requirements”, which
requires small-scale recreational facilities within multi-family developments to calculate parking
at 50% of normal requirements where the majority of dwelling units are not within 300 feet of the
recreation facilities and at 25% of normal requirements where the majority of dwelling units are
within 300 feet of the recreation facilities, to allow the parking requirement for the recreation
facility to be calculated at 25%. However, a minimum of 2 spaces exclusive of parking spaces for
dwelling units shall be provided for each recreational facility.
Deviation #5 seeks relief from LDC Section 3.05.07.A.5, Preservation Standards which requires
preserve areas to be interconnected within the site, to permit the potential future roadway
interconnection, as shown on the PUD Master Plan, to cross the existing preserve located along
the northern boundary of the PUD.
Deviation #6 seeks relief from LDC Section 6.06.02.A, which requires construction of five-foot
wide sidewalks on both sides of local streets, to allow a single five-foot wide sidewalk on the
south side of the entrance roadway and a single five-foot wide sidewalk on the south side of the
roadway stub as indicated on the master plan. The remainder of the sidewalks on the spine road
will meet LDC Section 6.06.02.
EXHIBIT F
Development Commitments
The Antilles Residential Planned Unit Development
Page 8 of 9 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
PUD MONITORING
A. Issuance of a development permit by a county does not in any way create any rights on the
part of the applicant to obtain a permit from a state or federal agency and does not create
any liability on the part of the county for issuance of a permit if the applicant fails to obtain
requisite approvals or fulfill obligations imposed by a state or federal agency or undertakes
actions that result in a violation of state or federal law.
B. All other applicable state or federal permits must be obtained before commencement of the
development.
C. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until
close-out of the PUD, and this entity shall also be responsible for satisfying all PUD
commitments until close-out of the PUD. At the time of this PUD approval, the Managing
Entity is JMD Developments & Investments, LLC. Should the Managing Entity desire to
transfer the monitoring and commitments to a successor entity, then it must provide a copy
of a legally binding document that needs to be approved for legal sufficiency by the County
Attorney. After such approval, the Managing Entity will be released of its obligations upon
written approval of the transfer by County staff, and the successor entity shall become the
Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall
provide written notice to County that includes an acknowledgement of the commitments
required by the PUD by the new owner and the new owner’s agreement to comply with the
Commitments through the Managing Entity, but the Managing Entity shall not be relieved
of its responsibility under this Section. When the PUD is closed -out, then the Managing
Entity is no longer responsible for the monitoring and fulfillment of PUD commitments.
TRANSPORTATION:
A. The proposed development is limited to 140 unadjusted two-way PM weekday peak hour
trips consistent with the TIS provided at the time of rezone.
B. A pedestrian/bicycle interconnection to Port Au Prince Road shall be provided, as depicted
on Exhibit C, PUD Master Plan.
ENVIRONMENTAL:
A. Per the previously approved plat 4.04 acres of preserve shall be provided. The current
master plan depicts a preserve area of 5.036 acres. However, an approved deviation allows
a future roadway interconnection to bisect the preserve as long as the minimum preserve
area is maintained excluding the roadway and preserve setback.
EXHIBIT F
Development Commitments
The Antilles Residential Planned Unit Development
Page 9 of 9 11/15/2017 revision The Antilles RPUD
RWA File 010196.04.01 PUDZ-PL20150001459
GENERAL:
A. Any multi-family units constructed in the residential tracts adjacent to the eastern and
southern perimeter boundaries of the PUD, as identified on the PUD Master Plan, shall be
no more than two (2) stories and no greater than 30’ zoned height (35’ actual height).
B. Eastern and southern perimeter boundaries abutting the Fiddler’s Creek PUD shall have
an enhanced 15’ Type B landscape buffer, as depicted on pages 4 through 7 of Exhibit C,
PUD Master Plan.
C. As part of the subdivision plat approval for the PUD, the owner shall provide a
watermain stub-out to the southern property line of the PUD, near the north end of Bent
Creek Ct., in a location determined by the Owner and approved by the County. A County
Utility Easement shall be conveyed to County at no cost to the County for the 8”
watermain stub-out and shall be shown on the recorded plat, or recorded by separate
instrument prior to Preliminary Acceptance of utilities. The stub-out shall be sized to
supply fire flow to the PUD under maximum day conditions, as required by Collier
County Design Criteria in the Collier County Water-Sewer District Utilities Standards
Manual, as adopted by Ord. 2004-31, as amended, and as further amended by Resolution
No. 2014-258, or its successor resolution. This stub-out will not be required if the PUD
development is master metered.
10'TRAVEL LANE50' R.O.W.5' SIDEWALK2' VALLEY GUTTERRESIDENTIALTRACT1-1/2" ASPHALTICCONCRETE (TYP.)6" LIMEROCK BASE12" STABILIZEDSUBGRADE (TYP.)2%5' SIDEWALK2%10'TRAVEL LANETYPICAL ROAD SECTION12"TYP.10' PUE10' PUE MIN GRADE EXIST GRADEELEV VARIESVARIES(7' FOR MULTI-FAMILY &4' FOR SINGLE FAMILY)VARIES(1' FOR MULTI-FAMILY &4' FOR SINGLE FAMILY)2'2'RESIDENTIALTRACT2' VALLEY GUTTERVARIES(7' FOR MULTI-FAMILY &4' FOR SINGLE FAMILY)VARIES(1' FOR MULTI-FAMILY &4' FOR SINGLE FAMILY)25'25'SCALE:
RGE:TWP:SEC:
DATE:
TITLE:
CLIENT:
DRAWN BY:
DESIGNED BY:
PROJECT SHEET FILE
NUMBER:NUMBER:NUMBER:OF
6610 Willow Park Drive, Suite 200 | Naples, Florida 34109
(239) 597-0575 FAX: (239) 597-0578
www.consult-rwa.com
Florida Certificates of Authorization EB 7663 LB 6952
October 19, 2017 3:08 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960401 DIAMOND SHORES TYPICAL ROAD SECTION.dwg
JMD DEVELOPMENTS
& INVESTMENTS, LLC
THE ANTILLES - EXHIBIT G
TYPICAL 50' ROW SECTION
MAR.,2016
1" = 10'
JSM
BCB
15 51 S 26E 010196.04.01 1 1
NOTE:
THIS SITE PLAN IS CONCEPTUAL IN
NATURE AND INTENDED FOR PLANNING
PURPOSES ONLY. THE OVERALL
CONFIGURATION, DENSITY AND OR
INTENSITY DEPICTED MAY CHANGE
SIGNIFICANTLY BASED UPON SURVEY,
ENGINEERING, ENVIRONMENTAL,
AND/OR REGULATORY REQUIREMENTS.
Date/time stamp:___________________________
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: The Antilles RPUD Municipality: Unincorporated
Parcel ID#: (attach separate sheet for multiple parcels ): 82990080006, 82990120005, 82990121004, 82990200006
Location/Address of subject property:__N/A________________________________ (see attached location map)
Closest Major Intersection: The project is located off of Port Au Prince Drive, east of Collier Boulevard.
II. Ownership/Agent Information:
Owner/Contract Purchaser Name(s): JMD Development and Investments, LLC
Agent/Contact Person: RWA, Inc. Patrick Vanasse, AICP
(Please note that if agent or contact information is completed the District will forward all information to that person)
Mailing address: 6610 Willow Park Drive, Suite 200, Naples, Florida 34109
Telephone#: 239.597.0575 Fax: 239.597.0598 Email: pvanasse@consult-rwa.com
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.
____________________________ _________12/13/16____________
Owner or Authorized Agent Signature Date
_________________________________________________________________________________________
III. Development Information
Project Data (Unit Types defined on page 2 of application)
Current Land Use Designation:
Mobile Home
Proposed Land Use Designation:
Urban-Mixed Use and Urban Residential Subdistrict
Current Zoning:
MH
Proposed Zoning:
RPUD
Project Acreage: 43.77
Unit Type: SF/MF MF MH C G
Total Units Currently Allowed by Type: 317
Total Units Proposed by Type: 138 OR OR 280
Is this a phased project: No If yes, please complete page 2 of this application.
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.
30' ROADWAY EASEMENT
(OR 351, PG 387)
60' ROADWAY EASEMENT
(OR 236, PG 46)
20' DRAINAGE EASEMENT
(PB 13, PG 116)
(PROPOSED FOR
REVISION IN PENDING
REPLAT)
25' DRAINAGE
EASEMENT
(PB 13, PG 116)
(PROPOSED FOR
REVISION IN
PENDING REPLAT)15' UTILITY EASEMENT
(OR 2694, PG 1581)DATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comNovember 15, 2017 1:14 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN EXHIBIT C1 7
010196.04.00 MSPE
MAR.,2016
15 51S 26E
PV
JRH
25 80 160
RECREATIONAL AREA
R
RA
WATER MANAGEMENT LAKE
RESIDENTIAL
LEGEND
DEVIATIONS LOCATIONS
(SEE SHEET 3 FOR DEVIATION SCHEDULE)
L
VEHICULAR CIRCULATION ARROWS
#
PROJECT INGRESS/EGRESS
L
PROPERTY
BOUNDARY
PROPERTY
BOUNDARY
RIGHT
OF
WAY
RA
L
ZONING: PUD - FIDDLERS CREEK
CURRENT LAND USE: SINGLE-FAMILY
RESIDENTIAL
R
R
R
R
R
R
20' LAKE
MAINTENANCE
EASEMENT
ENHANCED 15' TYPE 'B'
LANDSCAPE BUFFER
PER CROSS-SECTION/ELEVATION AA
RIGHTOFWAYPRESERVE
50' R
O
W
WID
T
H
RIGHT
OF
WAY
PEDESTRIAN/ BIKE
INTERCONNECTION
15' TYPE 'B'
LANDSCAPE
BUFFER
PORT AU
PRINCE DRIVE
ZONING: PUD - FIDDLERS CREEK
CURRENT LAND USE: SINGLE-FAMILY
RESIDENTIAL/ GOLF COURSE
ZONING: AGRICULTURAL
CURRENT LAND USE: VACANT
ZONING:
MOBILE HOME
CURRENT LAND
USE: MOBILE
HOME
R
R
1
1
3
2
2
2
STORM WATER
DISCHARGE POINT
3
4 REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16ENHANCED 15' TYPE 'B' LANDSCAPE
BUFFER PER CROSS-SECTION/
ELEVATION BB
*
TRACT BOUNDARIES
NOTE: MAXIMUM BUILDING HEIGHT FOR MULTI-FAMILY
UNITS WITHIN TRACTS ADJACENT TO THE EASTERN
AND SOUTHERN PERIMETER BOUNDARIES, AS
IDENTIFIED ON THE PUD MASTER PLAN, SHALL BE
LIMITED TO 30’ ZONED HEIGHT (35’ ACTUAL
HEIGHT) AND A MAXIMUM OF TWO (2) STORIES.
*
*
**REVISED PER COUNTY COMMENTS2BCB5/23/17P
REVISED PER COUNTY COMMENTS3NLP6/28/17PRESERVE AREAS MAY BE USED TO SATISFY THE 10'
WIDE TYPE 'A' LANDSCAPE BUFFER
REQUIREMENTS AFTER EXOTIC VEGETATION
REMOVAL IN ACCORDANCE WITH LDC SECTIONS
4.06.02 AND 4.06.05.E.1. SUPPLEMENTAL PLANTINGS
WITH NATIVE PLANT MATERIALS SHALL BE IN
ACCORDANCE WITH LDC SECTION 3.05.07.
PEPPERTREE ROAD
5
P REVISED PER REVIEW4DRW8/29/17POTENTIAL FUTURE ROADWAY INTERCONNECTION
6
6
25' PRESERVE SETBACK FROM ROAD RIGHT OF WAY
30' ROADWAY EASEMENT
(OR 351, PG 387)
60' ROADWAY EASEMENT
(OR 236, PG 46)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
20' ACCESS EASEMENT
(PB 13, PG 116)
40' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
UTILITY EASEMENT
(PB 13, PG 116)28'UTILITY EASEMENT
(PB 13, PG 116)
UTILITY EASEMENT
(PB 13, PG 116)
UTILITY EASEMENT
(PB 13, PG 116)
UTILITY EASEMENT
(PB 13, PG 116)
35'
UTILITY EASEMENT
(PB 13, PG 116)
35' DRAINAGE EASEMENT
(PB 13, PG 116)
20' DRAINAGE EASEMENT
(PB 13, PG 116) (TO BE REVISED)
20' ACCESS EASEMENT
(PB 13, PG 116)
25' DRAINAGE EASEMENT
(PB 13, PG 116) (TO BE REVISED)
DRAINAGE EASEMENT
(PB 13, PG 116)
30' UTILITY EASEMENT
(PB 13, PG 116)
30' UTILITY EASEMENT
(PB 13, PG 116)
20' ACCESS EASEMENT
(PB 13, PG 116)
10' UTILITY EASEMENT
(PB 13, PG 116)
15' UTILITY EASEMENT
(OR 2694, PG 1581)DATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comNovember 15, 2017 12:00 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN EXHIBIT C - EXISTING EASEMENTS2 7
010196.04.00 MSPE
MAR.,2016
15 51S 26E
PV
JRH
25 80 160
REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16REVISED PER COUNTY COMMENTS2BCB5/23/17REVISED PER COUNTY COMMENTS3NLP6/28/17NOTE:ALL EASEMENTS EXCEPT
THOSE IN BOLD AND UNDERLINED
SHALL BE VACATED.REVISED PER REVIEW4DRW8/29/17
SHELL ISLAND RDCOLLIER BLVDPORT AU PRINCE DRIVE
FIDDLERS CREEK PKWY MULBERRY LNFIDDLERS CREEK
FIDDLERS
CREEKSALINAS DROCHO RIOS STMOON BAY STISLE OF SAINT THOMASDATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comNovember 15, 2017 10:45 AM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN - EXHIBIT C - NOTES 3 7
010196.04.00 MSPE
MAR.,2016
15 51S 26E
PV
JRH
400 800 1600
PROJECT
LOCATION
SITE SUMMARY
USE ACREAGE
RESIDENTIAL ±26.7
RECREATION AREA ±1.5
LAKE/ WATER MANAGEMENT ±5.0
ACCESS DRIVE/ RIGHT OF WAY ±5.56
TOTAL ±43.8 REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16MASTER PLAN NOTES
1.THIS MASTER PLAN IS CONCEPTUAL IN NATURE AND SUBJECT
TO CHANGES DUE TO AGENCY REVIEW AND SITE
CONDITIONS.
2.ACREAGE AND THE DESIGN, LOCATIONS AND
CONFIGURATIONS OF THE LAND IMPROVEMENTS ARE
APPROXIMATE AND SUBJECT TO REFINEMENT AT THE TIME
OF SDP OR PLANS AND PLAT APPROVAL.
3.INTERNAL PRIVATE ROADWAY RIGHT OF WAYS DEPICTED ON
MASTER PLAN ARE CONCEPTUAL.
4.REQUIRED NATIVE VEGETATION PRESERVE: ±4.04 ACRES.
5.PRESERVES MAY BE USED TO SATISFY THE LANDSCAPE
BUFFER REQUIREMENT ALONG THE NORTHERN BOUNDARY
AND A PORTION OF THE EASTERN BOUNDARY AFTER EXOTIC
VEGETATION REMOVAL IN ACCORDANCE WITH LDC SECTIONS
4.06.02 AND 4.06.05.E.1. SUPPLEMENTAL PLANTINGS WITH
NATIVE PLANT MATERIALS SHALL BE IN ACCORDANCE LDC
SECTION 3.05.07.
OPEN SPACE
60% OPEN SPACE REQUIREMENT WILL BE MET THROUGH
BUFFERS, WATER MANAGEMENT AREA, COMMON AREAS, AND
OPEN SPACE.
MAXIMUM DENSITY
212 MULTI-FAMILY UNITS OR 138 SINGLE-FAMILY DWELLING UNITS.REVISED PER COUNTY COMMENTS2BCB5/23/17PRESERVE ±5.04*REVISED PER COUNTY COMMENTS3NLP6/28/17REVISED PER REVIEW4DRW8/29/17SCHEDULE OF DEVIATIONS
DEVIATION #1 SEEKS RELIEF FROM LDC SECTION 6.06.01.N,
“STREET SYSTEM REQUIREMENTS,” WHICH REQUIRES MINIMUM
LOCAL STREET RIGHT-OF-WAY WIDTH OF 60 FEET, TO ALLOW FOR
A 50-FOOT RIGHT-OF-WAY MINIMUM WIDTH FOR THE PRIVATE
STREETS INTERNAL TO THE PROPOSED DEVELOPMENT, AS
SHOWN ON EXHIBIT G.
DEVIATION #2 SEEKS RELIEF FROM LDC SECTION 5.06.02.B.5,
“DEVELOPMENT STANDARDS FOR SIGNS WITHIN RESIDENTIAL
DISTRICTS”, WHICH REQUIRES ON-PREMISES DIRECTIONAL SIGNS
TO BE SETBACK A MINIMUM OF 10’ FROM EDGE OF ROADWAY,
PAVED SURFACE, OR BACK OF CURB, AS APPLICABLE TO ALLOW
A SETBACK OF 5’ FROM THE EDGE OF A PRIVATE
ROADWAY/DRIVE AISLE.
DEVIATION #3 SEEKS RELIEF FROM LDC SECTION 5.04.04.B.3.E
“MODEL HOMES AND SALES CENTERS”, WHICH LIMITS
TEMPORARY USE PERMITS FOR MODEL HOMES TO 3 YEARS, TO
ALLOW A TEMPORARY USE PERMIT OF 5 YEARS WITHOUT THE
NEED TO REQUEST APPROVAL OF A CONDITIONAL USE PETITION.
DEVIATION #4 SEEKS RELIEF FROM LDC SECTION 4.05.04.G
“PARKING SPACE REQUIREMENTS”, WHICH REQUIRES
SMALL-SCALE RECREATIONAL FACILITIES WITHIN MULTI-FAMILY
DEVELOPMENTS TO CALCULATE PARKING AT 50% OF NORMAL
REQUIREMENTS WHERE THE MAJORITY OF DWELLING UNITS ARE
NOT WITHIN 300 FEET OF THE RECREATION FACILITIES AND AT
25% OF NORMAL REQUIREMENTS WHERE THE MAJORITY OF
DWELLING UNITS ARE WITHIN 300 FEET OF THE RECREATION
FACILITIES, TO ALLOW THE PARKING REQUIREMENT FOR THE
RECREATION FACILITY TO BE CALCULATED AT 25%. HOWEVER, A
MINIMUM OF 2 SPACES EXCLUSIVE OF PARKING SPACES FOR
DWELLING UNITS SHALL BE PROVIDED FOR EACH RECREATIONAL
FACILITY.
DEVIATION #5 SEEKS RELIEF FROM LDC SECTION 3.05.07.A.5,
PRESERVATION STANDARDS WHICH REQUIRES PRESERVE
AREAS TO BE INTERCONNECTED WITHIN THE SITE, TO PERMIT
THE POTENTIAL FUTURE ROADWAY INTERCONNECTION, AS
SHOWN ON THE PUD MASTER PLAN, TO CROSS THE EXISTING
PRESERVE LOCATED ALONG THE NORTHERN BOUNDARY OF THE
PUD.
DEVIATION #6 SEEKS RELIEF FROM LDC SECTION 6.06.02.A,
WHICH REQUIRES CONSTRUCTION OF FIVE-FOOT WIDE
SIDEWALKS ON BOTH SIDES OF LOCAL STREETS, TO ALLOW A
SINGLE FIVE-FOOT WIDE SIDEWALK ON THE SOUTH SIDE OF THE
ENTRANCE ROADWAY AND A SINGLE FIVE-FOOT WIDE SIDEWALK
ON THE SOUTH SIDE OF THE ROADWAY STUB AS INDICATED ON
THE MASTER PLAN. THE REMAINDER OF THE SIDEWALKS ON THE
SPINE ROAD WILL MEET LDC SECTION 6.06.02.
* SEE DEVIATION #5
PROJECT LOCATION
DATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comOctober 26, 2017 3:20 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN - EXHIBIT C - NOTES 4 7
010196.04.00 MSPE
AUG.,2017
15 51S 26E
PV
DRW
400 800 1600
REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16REVISED PER COUNTY COMMENTS2BCB5/23/17NOTE:
DURING FINAL DESIGN, PLANTING MATERIALS AND CONSTRUCTION
TECHNIQUES MAY VARY WITH PRIOR CONSENT BY BOTH PARTIES TO
THE CROSS ACCESS EASEMENT AGREEMENT.
CROSS-SECTION AA
REVISED PER COUNTY COMMENTS3NLP6/28/17REVISED PER PER REVIEW4DRW8/29/17
DATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comOctober 26, 2017 3:20 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN - EXHIBIT C - NOTES 5 7
010196.04.00 MSPE
AUG.,2017
15 51S 26E
PV
DRW
400 800 1600
REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16REVISED PER COUNTY COMMENTS2BCB5/23/17NOTE:
DURING FINAL DESIGN, PLANTING MATERIALS AND CONSTRUCTION
TECHNIQUES MAY VARY WITH PRIOR CONSENT BY BOTH PARTIES TO
THE CROSS ACCESS EASEMENT AGREEMENT.
ELEVATION AA
REVISED PER COUNTY COMMENTS3NLP6/28/17REVISED PER REVIEW4DRW8/29/17
DATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comOctober 26, 2017 3:20 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN - EXHIBIT C - NOTES 6 7
010196.04.00 MSPE
AUG.,2017
15 51S 26E
PV
DRW
400 800 1600
REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16REVISED PER COUNTY COMMENTS2BCB5/23/17NOTE:
DURING FINAL DESIGN, PLANTING MATERIALS AND CONSTRUCTION
TECHNIQUES MAY VARY WITH PRIOR CONSENT BY BOTH PARTIES TO
THE CROSS ACCESS EASEMENT AGREEMENT.
CROSS-SECTION BB
REVISED PER COUNTY COMMENTS3NLP6/28/17REVISED PER REVIEW4DRW8/29/17
DATEREVISION#DRAWN0
RGE:TWP:SEC:
DATE:TITLE:CLIENT:PROJECT:OF
PROJECT NO.:
SHEET NUMBER:
DESIGNED:
DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0575www.consult-rwa.comOctober 26, 2017 3:20 PM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\0101960101 MASTER SITE PLAN EXHIBIT.dwg THE ANTILLESRPUDJMD DEVELOPMENTS & INVESTMENTS, LLCMASTER PLAN - EXHIBIT C - NOTES 7 7
010196.04.00 MSPE
AUG.,2017
15 51S 26E
PV
DRW
400 800 1600
REVISED PER COUNTY COMMENTS DATED 3/1/161JRH12/22/16REVISED PER COUNTY COMMENTS2BCB5/23/17NOTE:
DURING FINAL DESIGN, PLANTING MATERIALS AND CONSTRUCTION
TECHNIQUES MAY VARY WITH PRIOR CONSENT BY BOTH PARTIES TO
THE CROSS ACCESS EASEMENT AGREEMENT.PROPERTY LINEELEVATION BB
REVISED PER COUNTY COMMENTS3NLP6/28/17REVISED PER REVIEW4DRW8/29/17
5'SIDE YARDSETBACK15' MINFRONT YARDSET BACK10'PUE2' VALLEY GUTTER ORCURB & GUTTER5' CONC. SIDEWALKLOT LINEPOTENTIAL LOCATION20' DIAMETERCANOPY TREE (TYP.)15' LBE 40' MIN.LOT WIDTH4'20'PVMT.50'ROW 10' MIN.REAR YARDSETBACK5'SIDE YARDSETBACKLOT LINEPOOLBUILDINGFOOTPRINTFRONTLOADINGGARAGEPOOLBUILDINGFOOTPRINTFRONTLOADINGGARAGE23' MIN.LOT LINESPOTENTIAL LOCATION20' DIAMETERCANOPY TREE (TYP.)5' MIN.SIDE YARDSETBACK15' MIN.
FRONT YARD
SETBACK
15' LBE
10' MIN.
REAR YARD
SETBACK
35' MIN.LOT WIDTH2' VALLEY GUTTER ORCURB & GUTTER5' CONC. SIDEWALK10'
PUE
4'
20'
PVMT.
50'
ROW FRONTLOADINGGARAGE(TYP)BUILDINGFOOTPRINT23' MIN.LOT LINE15' LBE
5' MIN.SIDE YARDSETBACKPOTENTIAL LOCATION20' DIAMETERCANOPY TREE (TYP.)15' MIN.
FRONT YARD
SETBACK
10' MIN.
REAR YARD
SETBACK
16' MIN. LOT WIDTH21' MIN.END LOTWIDTH5' MIN.SIDE YARDSETBACK2' VALLEY GUTTER ORCURB & GUTTER5' CONC. SIDEWALK10'
PUE
4'
20'
PVMT.
50'
ROW BUILDINGFOOTPRINTFRONTLOADINGGARAGE(TYP)TOWNHOUSE23' MIN.RGE:TWP:SEC:DATE:TITLE:
CLIENT:
PROJECT:OFPROJECT NO.:SHEET NUMBER:DESIGNED:DRAWN:Florida Certificates of Authorization EB 7663 LB 6952
6610 Willow Park Drive, Suite 200 | Naples, FL 34109
Office: 239.597.0575 Fax: (239) 597-0578
www.consult-rwa.com DATEREVISION#DRAWN 0October 26, 2017 11:37 AM K:\2001\010196.04.01 Diamond Shores, RPUD Rezoning\002 Conceptual Site Planning\LOT EXHBIT.dwgTHE ANTILLES
JMD DEVELOPMENTS & INVESTMENTS, LLC
TYPICAL LOT EXHIBIT H11010196.04.00MAR.,2016155126BCBJSM102040TYPICAL LOT DETAILSINGLE FAMILY DETACHEDNOTE:THIS TYPICAL LAYOUT IS CONCEPTUAL IN NATUREAND INTENDED FOR ILLUSTRATIVE PURPOSES ONLY.UNIT TYPE, LOT DIMENSIONS AND OTHER LOTDETAILS MAY CHANGE BASED ON SURVEY,ENGINEERING, ENVIRONMENTAL, AND/ORREGULATORY REQUIREMENTS.BUILDING FOOTPRINT AS SHOWN IS CONCEPTUALAND REFLECTS ONLY THE BUILDING ENVELOPE.ACTUAL BUILDING FOOTPRINTS WILL VARY ANDTREES WILL BE ACCOMMODATED ON EACH LOTACCORDINGLY.REVISED PER REVIEW1 DRW 8/30/17TYPICAL LOT DETAILDUPLEX & TWO FAMILYTYPICAL LOT DETAILTOWNHOUSE