HEX Agenda 06/28/2018AGENDA
THE COLLIER COUNTY HEARING EXAMINER
WILL HOLD A HEARING AT 9:00 AM ON THURSDAY, JUNE 28, 2018 IN CONFERENCE ROOM 610 AT
THE GROWTH MANAGEMENT DEPARTMENT/PLANNING & REGULATION BUILDING, 2800 N.
HORSESHOE DRIVE, NAPLES, FLORIDA
INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES UNLESS OTHERWISE WAIVED BY
THE HEARING EXAMINER. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS
INCLUDED IN THE HEARING REPORT PACKETS MUST HAVE THAT MATERIAL SUBMITTED TO
COUNTY STAFF 10 DAYS PRIOR TO THE HEARING. ALL MATERIALS USED DURING
PRESENTATION AT THE HEARING WILL BECOME A PERMANENT PART OF THE RECORD.
ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE HEARING EXAMINER WILL
NEED A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY NEED
TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD
INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED.
DECISIONS OF THE HEARING EXAMINER ARE FINAL UNLESS APPEALED TO THE BOARD OF
COUNTY COMMISSIONERS.
HEARING PROCEDURES WILL PROVIDE FOR PRESENTATION BY THE APPLICANT,
PRESENTATION BY STAFF, PUBLIC COMMENT AND APPLICANT REBUTTAL. THE HEARING
EXAMINER WILL RENDER A DECISION WITHIN 30 DAYS. PERSONS WISHING TO RECEIVE A
COPY OF THE DECISION BY MAIL MAY SUPPLY COUNTY STAFF WITH THEIR NAME,
ADDRESS, AND A STAMPED, SELF-ADDRESSED ENVELOPE FOR THAT PURPOSE. PERSONS
WISHING TO RECEIVE AN ELECTRONIC COPY OF THE DECISION MAY SUPPLY THEIR EMAIL
ADDRESS.
1. PLEDGE OF ALLEGIANCE
2. REVIEW OF AGENDA
3. ADVERTISED PUBLIC HEARINGS:
A. PETITION NO. BD-PL20170002726 – Daniel Scandiff requests an 11-foot boat dock
extension over the maximum 20 feet limit in Section 5.03.06 of the Collier County Land
Development Code for a total protrusion of 31 feet to construct a 908 square foot docking
facility with a boat lift and a kayak/paddleboard platform lift for the benefit of Lot 2, Block H of
the Conner’s Vanderbilt Beach Estates Unit subdivision, also described as 474 Palm Court, in
Section 32, Township 48 South, Range 25 East, Collier County, Florida. [Coordinator: Timothy
Finn, Principal Planner]
B. PETITION NO. PDI-PL20170003446 – TBC Tree Farm 1, LLC and TBC Tree Farm 2,
LLC request an insubstantial change to Ordinance Number 07 -54, as amended, the Tree Farm
MPUD, to reduce the minimum building setback and minimum landscape buffer to zero for the
western PUD boundary adjacent to the Addie’s Corner MPUD if both properties are developed
with a unified development plan, and to reduce the minimum floor area for multi -family units
from 1,000 to 750 square feet, for the PUD property consisting of 58.84± acres, located on the
northwest corner of the intersection of Immokalee Road and Collier Boulevard in Section 22,
Township 48 South, Range 26 East, Collier County, Florida. [Coordinator: Timothy Finn,
Principal Planner]
4. OTHER BUSINESS
5. PUBLIC COMMENTS
6. ADJOURN
BDE APPLICATION
PL20170002726
474 PALM COURT
NAPLES, FL
PREPARED BY:
TURRELL HALL & ASSOCIATES, INC
3584 EXCHANGE AVENUE
NAPLES, FL 34104
BDE APPLICATION
w/ Primary & Secondary Criteria
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
8/03/2017 Page 1 of 7
DOCK FACILITY EXTENSION OR BOATHOUSE ESTABLISHMENT PETITION
APPLICATION AND SUBMITTAL INSTRUCTIONS
LDC Section 5.03.06
Chapter 3 B. of the Administrative Code
The following information is intended to guide the applicant through the application and public
hearing process for a Dock Facility Extension or Boathouse Establishment Petition.
Prior to submitting the Dock Facility Extension or Boathouse Establishment Petition application,
the applicant shall attend a pre-application meeting to determine if a dock facility extension or
boathouse establishment is available and to discuss the location, length/protrusion, and
configuration of the proposed boat dock facility. The pre-application fee is $500.00 and will be
credited toward application fee upon submittal. If the application is not submitted within 9
months of the pre-application meeting the pre-app fee will be forfeited and will not be credited
toward the application fee.
In order for the application to be processed, all accompanying materials (see attached submittal
checklist) shall be completed and submitted with the application. The application fee for a Dock
Facility Extension or Boathouse Establishment is $1,500.00, plus $925.00 for required legal
advertising.
After submission of the completed application packet, accompanied with the required fees, the
applicant will receive a response notifying that the petition is being processed. Accompanying
that response will be a receipt for the payment and the tracking number (i.e., BDE-
PL20120000000) assigned to the petition. This petition tracking number should be noted on all
future correspondence regarding the petition.
Pursuant to the LDC and the Administrative Code, several public notice requirements shall be
completed within the required time frames. The Planning and Zoning Department will provide,
at the cost of the applicant, legal notification to surrounding property owners within 500 feet of
the subject property and newspaper advertisement (required 15 days prior to the advertised
Hearing Examiner hearing date). The applicant will be notified by email of the hearing date and
will receive a copy of the Staff Report. It is recommended, but not required, that the applicant
or the agent attend the Hearing Examiner hearing.
Please contact the Growth Management Division at 252-2400 for further assistance completing
this application.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
8/03/2017 Page 2 of 7
DOCK FACILITY EXTENSION OR BOATHOUSE ESTABLISHMENT PETITION
LDC Section 5.03.06
Ch. 3 B. of the Administrative Code
THIS PETITION IS FOR (check one): DOCK EXTENSION BOATHOUSE
PROJECT NUMBER
PROJECT NAME
DATE PROCESSED
APPLICANT INFORMATION
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: ________________________________________________________________
PROPERTY LOCATION
Section/Township/Range: / / Property I.D. Number: __________________
Subdivision: _____________________________________Unit: Lot: Block:
Address/ General Location of Subject Property:
_____________________________________________________________________________
Current Zoning and Land use of Subject Property:
_____________________________________________________________________________
To be completed by staff
Daniel Scandiff
19 W 273 Palace Green Lane Oak Brook IL 60523
630-235-7042
scanman55@gmail.com
Jeff Rogers
Turrell, Hall & Associates, Inc.
3584 Exchange Ave Naples FL
34104
239-643-0166 239-784-0081 239-643-6632
Jeff@thanaples.com
32 48 25 27580440008
233800 Conner's Vanderbilt Bch Est#2 22 H
474 Palm Court Naples, FL 34108
7-Miscellaneous
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
8/03/2017 Page 3 of 7
BE AWARE THAT COLLIER COUNTY HAS LOBBYIST REGULATIONS. GUIDE YOURSELF
ACCORDINGLY AND ENSURE THAT YOU ARE IN COMPLIANCE WITH THESE REGULATIONS.
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
DESCRIPTION OF PROJECT
Narrative description of project (indicate extent of work, new dock, replacement, addition to existing
facility, any other pertinent information):
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
SITE INFORMATION
1. Waterway Width:
_______ ft. Measurement from plat survey visual estimate
other (specify)
2. Total Property Water Frontage:
_______ ft.
3. Setbacks:
Provided: _______ ft.
Required: _______ ft.
4. Total Protrusion of Proposed Facility into Water:
_______ ft.
5. Number and Length of Vessels to use Facility:
1. _______ ft.
2. _______ ft.
3. _______ ft.
6. List any additional dock facilities in close proximity to the subject property and indicate
the total protrusion into the waterway of each:
__________________________________________________________________________________
__________________________________________________________________________________
RSF Residential Single-Family
N/A Vanderbilt Lagoon
RSF Residential Single-Family
RSF Residential Single-Family
The proposed project consist of removing the existing docking facility and installing a new dock with one boat-lift and one decked over platform
lift for kayak/paddleboards . The total over-water structure is 908 square feet and will protrude approximately 31-feet from the Mean High Water Line
into a waterway that is approximately 100-feet wide.
100
Aerial
75
15 & 16
15
31
34
There are numerous other docking facilities within Vanderbilt Lagoon all of which protrude approximately 20-50 feet
into the same waterway.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
8/03/2017 Page 4 of 7
7. Signs are required to be posted for all petitions. On properties that are 1 acre or larger in
size, the applicant shall be responsible for erecting the required sign. What is the size of
the petitioned property? _______ Acres
8. 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 yes, please provide copies.
PRIMARY CRITERIA
The following criteria, pursuant to LDC section 5.03.06, shall be used as a guide by staff in
determining its recommendation to the Office of the Hearing Examiner. The Hearing Examiner
will utilize the following criteria as a guide in the decision to approve or deny a particular Dock
Extension request. In order for the Hearing Examiner to approve the request, it must be
determined that at least 4 of the 5 primary criteria, and at least 4 of the 6 secondary criteria,
must be met. On separate sheets, please provide a narrative response to the listed criteria
and/or questions.
1. Whether or not the number of dock facilities and/or boat slips proposed is appropriate in relation to
the waterfront length, location, upland land use, and zoning of the subject property; consideration
should be made of property on unbridged barrier islands, where vessels are the primary means of
transportation to and from the property. (The number should be appropriate; typical, single-family
use should be no more than two slips; typical multi-family use should be one slip per dwelling unit; in
the case of unbridged barrier island docks, additional slips may be appropriate.)
2. Whether or not the water depth at the proposed site is so shallow that a vessel of the general length,
type, and draft as that described in the petitioner’s application is unable to launch or moor at mean
low tide (MLT). (The petitioner’s application and survey should show that the water depth is too
shallow to allow launch and mooring of the vessel (s) described without an extension.)
3. Whether or not the proposed dock facility may have an adverse impact on navigation within an
adjacent marked or charted navigable channel. (The facility should not intrude into any marked or
charted navigable channel thus impeding vessel traffic in the channel.)
4. Whether or not the proposed dock facility protrudes no more than 25 percent of the width of the
waterway, and whether or not a minimum of 50 percent of the waterway width between dock
facilities on either side of the waterway is maintained for navigability. (The facility should maintain
the required percentages.)
5. Whether or not the proposed location and design of the dock facility is such that the facility would
not interfere with the use of neighboring docks. (The facility should not interfere with the use of legally
permitted neighboring docks.)
0.21
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
8/03/2017 Page 5 of 7
SECONDARY CRITERIA
1. Whether or not there are special conditions, not involving water depth, related to the subject
property or waterway, which justify the proposed dimensions and location of the proposed dock
facility. (There must be at least one special condition related to the property; these may include type
of shoreline reinforcement, shoreline configuration, mangrove growth, or seagrass beds.)
2. Whether the proposed dock facility would allow reasonable, safe, access to the vessel for
loading/unloading and routine maintenance, without the use of excessive deck area not directly
related to these functions. (The facility should not use excessive deck area.)
3. For single-family dock facilities, whether or not the length of the vessel, or vessels in combination,
described by the petitioner exceeds 50 percent of the subject property’s linear waterfront footage.
(The applicable maximum percentage should be maintained.)
4. Whether or not the proposed facility would have a major impact on the waterfront view of
neighboring waterfront property owners. (The facility should not have a major impact on the view of
either property owner.)
5. Whether or not seagrass beds are located within 200 feet of the proposed dock facility. (If seagrass
beds are present, compliance with LDC subsection 5.03.06 I must be demonstrated.)
6. Whether or not the proposed dock facility is subject to the manatee protection requirements of LDC
subsection 5.03.06 E.11. (If applicable, compliance with subsection 5.03.06.E.11 must be
demonstrated.)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
8/03/2017 Page 6 of 7
Pre-Application Meeting and Final Submittal Requirement Checklist for:
Dock Extension
Boathouse
Chapter 3 B. 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 time of 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 FOR REVIEW # OF
COPIES REQUIRED NOT
REQUIRED
Completed Application (download current form from County website) 6
Signed and Sealed Survey
Chart of Site Waterway
Site Plan Illustration with the following:
x Lot dimensions;
x Required setbacks for the dock facility;
x Cross section showing relation to MHW/MLW and shoreline
(bank, seawall, or rip-rap revetment);
x Configuration, location, and dimensions of existing and proposed
facility;
x Water depth where proposed dock facility is to be located;
x Distance of navigable channel;
x Illustration of the contour of the property; and
x Illustration of dock facility from both an aerial and side view.
6
Affidavit of Authorization, signed and notarized 1
Completed Addressing Checklist 1
Electronic copy of all required documents
*Please advise: The Office of the Hearing Examiner requires all materials
to be submitted electronically in PDF format.
1
ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS:
x Following the completion of the review process by County review staff, the applicant shall submit
all materials electronically to the designated project manager.
x Please contact the project manager to confirm the number of additional copies required.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
8/03/2017 Page 7 of 7
PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
Bayshore/Gateway Triangle Redevelopment:
Executive Director Environmental Review: See Pre-Application
Meeting Sign-In Sheet
Addressing: Annis Moxam Graphics: Beth Yang
City of Naples: Robin Singer, Planning Director Historical Review
Comprehensive Planning: See Pre-Application
Meeting Sign-In Sheet Parks and Recreation: Vicky Ahmad
Conservancy of SWFL: Nichole Ryan School District (Residential Components): Amy
Heartlock
County Attorney’s Office: Heidi Ashton-Cicko Utilities Engineering: Eric Fey
Emergency Management: Dan Summers; and/or
EMS: Artie Bay Engineering: Brett Rosenblum
FEE REQUIREMENTS:
Boat Dock Extension Petition: $1,500.00
Estimated Legal Advertising fee for the Office of the Hearing Examiner: $1,125.00
An additional fee for property owner notifications will be billed to the applicant prior to the
Hearing Examiner hearing date.
Fire Code Plans Review Fees are collected at the time of application submission and those fees are set
forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood
Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this
checklist is included in this submittal package. I understand that failure to include all necessary submittal
information may result in the delay of processing this petition.
All checks payable to: Board of County Commissioners.
The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Department
Planning and Regulation
ATTN: Business Center
2800 North Horseshoe Drive
Naples, FL 34104
___________________________________ _____________
Signature of Petitioner or Agent Date
PRIMARY CRITERIA
The following criteria, pursuant to LDC section 5.03.06, shall be used as a guide by staff in
determining its recommendation to the Office of the Hearing Examiner. The Hearing
Examiner will utilize the following criteria as a guide in the decision to approve or deny a
particular Dock Extension request. In order for the Hearing Examiner to approve the
request, it must be determined that at least 4 of the 5 primary criteria, and at least 4 of the
6 secondary criteria, must be met. On separate sheets, please provide a narrative response
to the listed criteria and/or questions.
1. Whether or not the number of dock facilities and/or boat slips proposed is appropriate in
relation to the waterfront length, location, upland land use, and zoning of the subject
property; consideration should be made of property on unbridged barrier islands, where
vessels are the primary means of transportation to and from the property. (The number
should be appropriate; typical, single-family use should be no more than two slips;
typical multi-family use should be one slip per dwelling unit; in the case of unbridged
barrier island docks, additional slips may be appropriate.)
The subject property has 75-feet of shoreline and is zoned for a single-family
residential home which warrants no more than 2 slips per the CC-LDC. The
proposed project consists of replacing the existing docking facility with a new
docking facility that will protrude approximately 31-feet from the MHWL/Seawall.
The new docking facility would contain 1 traditional boatlift and 1
kayak/paddleboard platform lift.
2. Whether or not the water depth at the proposed site is so shallow that a vessel of the
general length, type, and draft as that described in the petitioner’s application is unable to
launch or moor at mean low tide (MLT). (The petitioner’s application and survey should
show that the water depth is too shallow to allow launch and mooring of the vessel (s)
described without an extension.)
See attached exhibits of the existing docking facility as well as the new proposed
docking facility.
The depth throughout the project site is great enough to allow safe access by the
property owner’s vessel. However, the design and additional protrusion of the new
docking facility is necessary in order to allow reasonable and safe access to
ingress/egress without being obstructed or obstructing the existing neighboring
docking facilities.
3. Whether or not the proposed dock facility may have an adverse impact on navigation
within an adjacent marked or charted navigable channel. (The facility should not intrude
into any marked or charted navigable channel thus impeding vessel traffic in the
channel.)
The proposed docking facility is located at the terminus end of a short canal off
Vanderbilt Lagoon with little to no transient boat traffic. Additionally, the
neighboring docking facility to the west protrudes further into the same waterway
and no docks will be constructed directly across from the proposed docking facility.
Therefore, as proposed the dock will not interfere nor adversely alter the current
navigability of this waterway.
4. Whether or not the proposed dock facility protrudes no more than 25 percent of the width
of the waterway, and whether or not a minimum of 50 percent of the waterway width
between dock facilities on either side of the waterway is maintained for navigability. (The
facility should maintain the required percentages.)
The newly proposed docking facility would protrude approximately 31-feet into a
waterway that is approximately 100-feet wide. The subject property faces an
irregular shaped waterway where roughly half of the property facesawaterway
that is approximately 100-feet wide being the most restrictive width of the waterway
and the other half faces a much wider portion of Vanderbilt Lagoon. Directly
across the canal a multi-family docking facility which accommodates the 5 upland
units has been constructed along their western shoreline on the open bay area of
Vanderbilt Lagoon. Based on these docks current location they donot protrude
into the same waterway as the proposed docking facility. Therefore this ensures
more than 50% of the waterway would still be navigable despite a protrusion of
more than 25% into the waterway.
5. Whether or not the proposed location and design of the dock facility is such that the
facility would not interfere with the use of neighboring docks. (The facility should not
interfere with the use of legally permitted neighboring docks.)
The proposed docking facility would provide a 16-feet setback to the west and a 15-
feet setback to the east. The required setbacks per the CC-LDC for this property is
15-feet. The proposed docking facility would make ingress/egress easier and less
hazardous, especially with a larger vessel than the current dock can accommodate.
As proposed the dock would not interfere with any of the neighboring docking
facilities.
SECONDARY CRITERIA
1. Whether or not there are special conditions, not involving water depth, related to the
subject property or waterway, which justify the proposed dimensions and location of the
proposed dock facility. (There must be at least one special condition related to the
property; these may include type of shoreline reinforcement, shoreline configuration,
mangrove growth, or seagrass beds.)
One special condition is the location of the subject property being located at the
terminus end of the waterway which limits the direction for the applicant’s vessel
access to the proposed docking facility.
Another special condition is the two existing neighboring docking facilities to the
east and west of the proposed subject property. Due to these existing docks there
are limited design options for the subject property in order to provide safe
ingress/egress for the applicant’s 34-foot vessel without going out past the allowed
20-foot protrusion line. The neighboring dock to the west has an approved BDE
(BD 91-4) for 20-feet for a total of 40-feet overall.
Numerous design options have been considered prior to selecting the proposed dock
design based on the applicant’s vessel size and requested dock use. As proposed the
dock’s overall protrusion has been limited to the fullest extent possible and provides
safe access and will not interfere with the neighbors docking facilities nor block
navigation within the surrounding waterway.
2. Whether the proposed dock facility would allow reasonable, safe, access to the vessel for
loading/unloading and routine maintenance, without the use of excessive deck area not
directly related to these functions. (The facility should not use excessive deck area.)
The proposed docking facility has been designed to provide safe access to the
proposed boat slip and kayak/paddleboard platform lift. The dock also provides
recreational access for fishing, storage of kayaks/paddleboards, and additional
storage for boating equipment in dock boxes also placed on the dock. As proposed
the total overwater structure is 908 square feet which is consistent with most of the
other docking facilities within the Vanderbilt Lagoon waterway.
3. For single-family dock facilities, whether or not the length of the vessel, or vessels in
combination, described by the petitioner exceeds 50 percent of the subject property’s
linear waterfront footage. (The applicable maximum percentage should be maintained.)
The proposed docking facility has been designed to moor one vessel up to 34 feet in
length and a decked over kayak/paddleboard lift. Based on the vessel size and the
subject property’s shoreline length being 75-feet, this criteria is met.
4. Whether or not the proposed facility would have a major impact on the waterfront view
of neighboring waterfront property owners. (The facility should not have a major impact
on the view of either property owner.)
As proposed, the dock has been designed within the designated setbacks and is
consistent with other docking facilities on this waterway. Therefore no new impacts
to neighboring property views of the waterway will result from the proposed
project.
5. Whether or not seagrass beds are located within 200 feet of the proposed dock facility. (If
seagrass beds are present, compliance with LDC subsection 5.03.06 I must be
demonstrated.)
There are no seagrass beds present on the subject property, the neighbor’s
properties, nor within 200’ of the proposed dock structure.
6. Whether or not the proposed dock facility is subject to the manatee protection
requirements of LDC subsection 5.03.06 E.11. (If applicable, compliance with subsection
5.03.06.E.11 must be demonstrated.)
The proposed work is a single family dock facility and therefore not subject to
Manatee Protection Requirements.
PROPERTY OWNERSHIP
Disclosure Form
PRE-APP MEETING
ADDRESSING CHECKLIST
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S32 T48 R25
■
CONNER'S VANDERBILT BCH EST UNIT 2 BLK H LOT 2
27580440008
474 Palm Court
Scandiff Dock
Scandiff Dock
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Rev. 6/9/2017 Page 2 of 2
27580440008
7/24/2017
Scandiff Dock
■
Jeff Rogers
239-643-0166 Jeff@THANaples.com
AFFIDAVIT OF AUTHORIZATION
LOCATION MAP
&
DRAWINGS
<> THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SUBJECTPROPERTYSUBJECTPROPERTY<> LATITUDE: N 26°15'21.94"N<> LONGITUDE:W 81°49'3.62"W<> 474 PALM CTNAPLES, FL 34108REV#:CREATED:DRAWN BY:JOB NO.:DESIGNED:P:\1761-Scandiff Dock\CAD\PERMIT-COUNTY\1761 COUNTY.dwg LOCATION 4/17/2018 THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:JRSPC7-13-171761RMJLOCATION MAP----03-16-18----JR----REVISED PAGES 2-6 & 8----01 OF 08
8588288641MARCOISLANDEVERGLADESCITY9329846NAPLES90908399483783784129292983983992887846951862I-758486431856850846890896NESWSUBJECTPROPERTYKEY WESTTAMPAFT.MYERSMIAMINAPLES
-1.2-3.0-3.5-3.8-3.5-3.2-3.1-1.7-0.9-0.4-3.1-3.4-3.4-3.4-3.6-3.6-3.2-3.2-2.9-2.8-2.2-2.3-2.9-3.2-3.3-3.2-3.3-3.1-2.8-2.9-2.2-2.1-1.7-.09-1.2-1.2-1.5-1.2NESW01020 40SCALE IN FEETREV#:CREATED:DRAWN BY:JOB NO.:DESIGNED:P:\1761-Scandiff Dock\CAD\PERMIT-COUNTY\1761 COUNTY.dwg EXISTING 4/17/2018 THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:JRSPC7-13-171761RMJEXISTING DOCK----03-16-18----JR----ADDED DEPTHS----02 OF 08xTHESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE.xALL DATUM SHOWN HEREON IS REFERENCED TO MLWxAPPLICANT OWNED SHORELINE (APPX LF):xEXISTING OVERWATER STRUCTURE (APPX SF):xWIDTH OF WATERWAY, MHW TO MHW (APPX):xTIDAL DATUM:xxMLW (NAVD)=xxMHW (NAVD)=NOTES:,474 PALM CTNAPLES FL 3410844'20'44'4'30'EXISTINGWOOD DOCKEXISTINGBOAT LIFTRIPARIANLINERIPARIANLINEPROPERTY LINE-1.31'0.28'75'563100'EXISTINGSEAWALL
NESW01020 40SCALE IN FEETREV#:CREATED:DRAWN BY:JOB NO.:DESIGNED:P:\1761-Scandiff Dock\CAD\PERMIT-COUNTY\1761 COUNTY.dwg LOT DIM 4/17/2018 THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:JRRMJ03-16-181761RMJLOT DIMENSIONS----03-16-18----JR----NEW SHEET----03 OF 08,474 PALM CTNAPLES FL 34108
138'75'PROPERTY LINE75'138'RIPARIANLINE-1.31'0.28'75'563100'xTHESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE.xALL DATUM SHOWN HEREON IS REFERENCED TO MLWxAPPLICANT OWNED SHORELINE (APPX LF):xEXISTING OVERWATER STRUCTURE (APPX SF):xWIDTH OF WATERWAY, MHW TO MHW (APPX):xTIDAL DATUM:xxMLW (NAVD)=xxMHW (NAVD)=NOTES:
-1.2-3.0-3.5-3.8-3.5-3.2-3.1-1.7-0.9-0.4-3.1-3.4-3.4-3.4-3.6-3.6-3.2-3.2-2.9-2.8-2.2-2.3-2.9-3.2-3.3-3.2-3.3-3.1-2.8-2.9-2.2-2.1-1.7-.09-1.2-1.2-1.5-1.2NESW01020 40SCALE IN FEETREV#:CREATED:DRAWN BY:JOB NO.:DESIGNED:P:\1761-Scandiff Dock\CAD\PERMIT-COUNTY\1761 COUNTY.dwg PROPOSED DOCK 4/17/2018 THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:JRSPC7-13-171761RMJPROPOSED DOCK----03-16-18----JR----ADDED DEPTHS----04 OF 08,474 PALM CTNAPLES FL 34108PROPOSEDWOOD DOCKRIPARIANLINERIPARIANLINEPROPERTY LINEPROPOSEDBOAT LIFTPROPOSEDDECKED OVERPWC ORKAYAK LIFTxTHESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE.xALL DATUM SHOWN HEREON IS REFERENCED TO MLWxAPPLICANT OWNED SHORELINE (APPX LF):xPROPOSED OVERWATER STRUCTURE (APPX SF):xWIDTH OF WATERWAY, MHW TO MHW (APPX):xTIDAL DATUM:xxMLW (NAVD)=xxMHW (NAVD)=NOTES:-1.31'0.28'75'908100'EXISTINGSEAWALLPROPOSEDDOCK BOXPROPOSED FISHCLEANING TABLE
-1.2-3.0-3.5-3.8-3.5-3.2-3.1-1.7-0.9-0.4-3.1-3.4-3.4-3.4-3.6-3.6-3.2-3.2-2.9-2.8-2.2-2.3-2.9-3.2-3.3-3.2-3.3-3.1-2.8-2.9-2.2-2.1-1.7-.09-1.2-1.2-1.5-1.2NESW0 5 1020SCALE IN FEETREV#:CREATED:DRAWN BY:JOB NO.:DESIGNED:P:\1761-Scandiff Dock\CAD\PERMIT-COUNTY\1761 COUNTY.dwg PROPOSED DOCK LINE-IJT 4/17/2018 THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:JRSPC7-13-171761RMJPROPOSED DOCK DETAILS----03-16-18----JR----ADDED DEPTHS AND DIMENSIONS----05 OF 08,474 PALM CTNAPLES FL 34108PROPERTY LINERIPARIANLINExTHESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE.xALL DATUM SHOWN HEREON IS REFERENCED TO MLWxAPPLICANT OWNED SHORELINE (APPX LF):xPROPOSED OVERWATER STRUCTURE (APPX SF):xWIDTH OF WATERWAY, MHW TO MHW (APPX):xTIDAL DATUM:xxMLW (NAVD)=xxMHW (NAVD)=NOTES:-1.31'0.28'75'908100'RIPARIANLINEPROPOSEDBOAT LIFTPROPOSEDDECKED OVERPWC ORKAYAK LIFT22'44'35'14'13'34'12.5'15'16' WOOD DOCK05AA75'PROPOSEDDOCK BOX 6'X3'PROPOSED KAYAK ANDPADDLEBOARD STORAGEPROPOSEDFISH CLEANINGTABLE31'31'
REV#:CREATED:DRAWN BY:JOB NO.:DESIGNED:P:\1761-Scandiff Dock\CAD\PERMIT-COUNTY\1761 COUNTY.dwg SECTION 4/17/2018 THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:JRSPC7-13-171761RMJSECTION----03-16-18----JR----ADDED DEPTHS----06 OF 0831' PROTRUSION FROM SEAWALLANGLEDBOAT SLIPSECTION A-ASCALE 1"=5'PILES TO BE WRAPPED INPVC FROM 1FT ABOVE MHWTO 0.5 FT BELOW SUBSTRATEPROPOSEDWOOD DOCKEXISTINGSEAWALL31' PROTRUSION FROM SEAWALLANGLEDBOAT SLIPPILES TO BE WRAPPED INPVC FROM 1FT ABOVE MHWTO 0.5 FT BELOW SUBSTRATEPROPOSEDWOOD DOCKEXISTINGSEAWALLSECTION A-ASCALE 1"=5'LIFT IN DOWN POSITIONLIFT IN UP POSITIONPROPOSEDDOCK BOXPROPOSEDDOCK BOXPROPOSED FISHCLEANING TABLEPROPOSED FISHCLEANING TABLE-1.2-1.7-3.1-3.4-1.2-1.7-3.1-3.4
NESW0 25 50100SCALE IN FEETREV#:CREATED:DRAWN BY:JOB NO.:DESIGNED:P:\1761-Scandiff Dock\CAD\PERMIT-COUNTY\1761 COUNTY.dwg ADJ DOCKS 4/17/2018 THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:JRSPC7-13-171761-ADJACENT DOCKS-------------------07 OF 08,474 PALM CTNAPLES FL 34108PROPERTYLINExTHESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE.xALL DATUM SHOWN HEREON IS REFERENCED TO MLWxAPPLICANT OWNED SHORELINE (APPX LF):xPROPOSED OVERWATER STRUCTURE (APPX SF):xWIDTH OF WATERWAY, MHW TO MHW (APPX):xTIDAL DATUM:xxMLW (NAVD)=xxMHW (NAVD)=NOTES:-1.31'0.28'75'908100'32'16'42'31'36'31'13'70'100'
NESW0 25 50100SCALE IN FEETREV#:CREATED:DRAWN BY:JOB NO.:DESIGNED:P:\1761-Scandiff Dock\CAD\PERMIT-COUNTY\1761 COUNTY.dwg SRS 4/17/2018 THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:JRSPC7-13-171761RMJSUBMERGED RESOURCE SURVEY----03-16-18----JR----ADDED ADDITIONAL TRANSECTS----08 OF 08,474 PALM CTNAPLES FL 34108PROPERTY LINExTHESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE.xALL DATUM SHOWN HEREON IS REFERENCED TO MLWxAPPLICANT OWNED SHORELINE (APPX LF):xPROPOSED OVERWATER STRUCTURE (APPX SF):xWIDTH OF WATERWAY, MHW TO MHW (APPX):xTIDAL DATUM:xxMLW (NAVD)=xxMHW (NAVD)=NOTES:-1.31'0.28'75'908100'75'DIVETRANSECTEXISTINGSEAWALL234'82'101'62'39'13'304'10'200'NO SEAGRASSES WERE OBSERVEDGROWING WITHIN 200- FEET OF THEPROPOSED PROJECT
SURVEY
SUBMERGED RESOURCE SURVEY
SCANDIFF RESIDENCE
474 PALM COURT
NAPLES, FL 34108
SUBMERGED RESOURCE SURVEY
JULY 28, 2017
PREPARED BY:
TURRELL,HALL &ASSOCIATES,INC
3584EXCHANGE AVENUE,STE B
NAPLES, FL34104
SCANDIFFRESIDENCE
SUBMERGED RESOURCE SURVEY
JULY28, 2017
Page 1 of 4
1.0 INTRODUCTION
The Scandiff residence and associated proposed docking facility is located at 474 Palm
Court, identified by Parcel Number 27580440008. The property is located off Palm
Court just north of Vanderbilt Beach Road, bound to the west by a single-family
residential home, bound to the east by another single-family residential home, and bound
to the south by Vanderbilt Lagoon. The property is located in Section 32, Township 48
South, and Range 25 East. The upland portion of the property is a single-family
residence currently under construction.
Turrell, Hall & Associates was contracted to provide environmental permitting services
and one aspect is the associated Submerged Resource Survey (SRS).This survey will
provide planning and review assistance to both owners and agency reviewers in regards
to proposed project. The proposed project consists of constructing a single-family
docking facility within a man-made waterway off Vanderbilt Lagoon.
The SRS survey was conducted on July 28, 2017. Light east winds, mostly clear skies,
and a high tide resulted in visible access to the entire project area. Surface water
conditions on this day were calm which also helped to provide fair environmental
conditions for the survey. The water temperature was 84°F. Low tide occurred at 11:51
A.M (0.7’) and high tide occurred at 5:35 P.M (2.0’) on the date of the survey.
2.0 OBJECTIVE
The objective of the Submerged Resource Survey was to identify and locate any existing
submerged resources within 200-feet of the project area. The survey provided onsite
environmental information to help determine if the proposed project would impact any
existing submerged resources and if so would assist in reconfiguring the proposed dock
in order to minimize any impacts. If seagrasses are present within the project area it then
needs to be determined if the seagrass beds are small in size or if they are part of a large
seagrass bed. The general scope of work performed at the site is summarized below.
x Turrell, Hall & Associates personnel conducted a site visit and I snorkeled these
transects within the proposed project basin and verified the location of any
submerged resources.
x Turrell, Hall & Associates personnel identified submerged resources at the site,
estimated the % of coverage, and delineated the approximate limits of any
submerged resources observed.
x Turrell, Hall & Associates personnel delineated limits via a handheld GPS
(Garmin Model 76csx).
SCANDIFFRESIDENCE
SUBMERGED RESOURCE SURVEY
JULY28, 2017
Page 2 of 4
3.0 METHODOLOGY
Turrell, Hall & Associates biologists intentionally designed the methodology of the SRS
to cover the entire property shoreline for the proposed dock installation and expand out to
200-feet from the project area as required by the CC-LDC. The components for this
survey included:
Ɣ5HYLHZRIaerial photography of survey area
Ɣ(VWDEOLVKsurvey transects lines overlaid onto aerials
Ɣ 3K\VLFDOO\ VZLP Wransects, GPS locate limits of submerged resources, and
determine approximate percent of coverage
Ɣ'RFXPHQWDQGSKRWRJUDSK all findings
The surveyed area was evaluated systematically by following the established transects
spaced approximately 10-feet apart within the proposed dock footprint as shown on the
attached exhibit. The survey was expanded out 200-feet from the proposed docking
facility in order to verify no other resources were within the surrounding waterway. The
neighboring properties have existing docks which helped to provide easily identifiable
reference markers, such as dock piles which assisted in locating transects and keeping
them consistent throughout most of the survey area.
Two biologists swam these transects using snorkel equipment within the surveyed area
and the other individual assisted with compiling notes and documenting findings on
aerials. Located submerged resources were photographed, the approximate percent of
coverage was quantified, and the location was delineated on an aerial photo as well as
confirmed via handheld GPS (Garmin Model 72H). The biologists used a half meter
square quadrant further broken into sections by cordage to make seagrass coverage
estimates easier.
4.0 RESULTS
The substrate found within the surveyed area included only one distinct classification;
silt/muck material throughout the entire surveyed area. This substrate was found
scattered throughout the entire surveyed area. There was also scattered oyster debris
along the property seawall shoreline. The shoreline consisted of a concrete seawall and
scattered rip-rap both of which provide habitat for numerous fish, crabs, barnacles, and
oysters growing on and around the seawall. The entire survey area exhibited a silt/muck
bottom that was devoid of any aquatic vegetation growth or any types of submerged
resources. The lack of any submerged resources is most likely due to the overall water
quality within Vanderbilt Lagoon as well as the water clarity not allowing much sunlight
penetration. This was most evident in the deeper water depths.
SCANDIFFRESIDENCE
SUBMERGED RESOURCE SURVEY
JULY28, 2017
Page 3 of 4
Various filamentous algae and macro algae were observed and documented growing
along the bottom sediments throughout the survey area. Also observed were numerous
fish species during the survey and a list of these species has been prepared and is
provided below as Table 1.
Table 1 – Observed Fish Species
5.0 CONCLUSIONS
The submerged resource survey was completed for the entire subject property shoreline
and expanded out 200-feet from the project site which yielded few findings and limited
natural resources. Barnacles were the only natural resources observed which were
growing on the face of the seawall and on the existing dock piles.
Negative impacts to submerged resources are not expected with the proposed docking
facility installation.
Common Name Scientific Name
mangrove snapper Lutjanus griseus
sheepshead Archosargus probatocephalus
striped mullet Mugil cephalus
snook Centrompus undecimalis
jack crevalle Caranx hippos
SCANDIFFRESIDENCE
SUBMERGED RESOURCE SURVEY
JULY28, 2017
Page 4 of 4
Barnacle growth along seawall and on existing dock piles
Muck/silt substrate
NEIGHBOR’S APPROVAL #1
NEIGHBOR’S APPROVAL #2
CERTIFICATE OF OCCUPANCY
ELEVATION CERTIFICATE
Prepared June 12, 2018
Tree Farm MPUD
(PL20170003446)
Application and Supporting
Documents
June 28, 2018 HEX
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
April 9, 2018
Mr. Timothy Finn
Zoning Services, Planning & Zoning Department
Collier County Growth Management Division
2800 N. Horseshoe Drive
Naples, FL 34104
RE: Tree Farm MPUD – PL20170003446, Submittal 1
Dear Mr. Finn:
On behalf of our client, TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC, we are submitting an
application for an Insubstantial Change to a PUD (PDI) for the above referenced project.
The proposed amendment to the Tree Farm MPUD is being requested in order to modify the
permitted building setback adjacent to the neighboring Addie’s Corner PUD in order to allow no
building setback should there be a unified plan of development for both properties. This change
is consistent with language that exists within the approved Addie’s Corner PUD. The applicant is
also proposing to reduce the minimum unit size for multi-family dwellings from 1,000 square feet
to 750 square feet consistent with the adjacent Addie’s Corner PUD. We have also added the
standard conditions requested by the County Attorney’s office.
Documents filed with submittal 1 include the following:
1. Cover Letter
2. Completed Application
3. Pre-Application Meeting notes
4. Project Narrative and Detail of Request
5. PUD document with changes crossed through & underlined
6. HEX Decision 2015-42
7. Warranty Deed
8. Legal Description
9. Affidavit of Authorization, signed & notarized
10. Addressing Checklist
11. Property Ownership Disclosure Form
12. Location Map
13. OR Book 4413 Page 3834
Mr. Timothy Finn
RE: Tree Farm MPUD – PL20170003446, Submittal 1
April 9, 2018
Page 2 of 2
Please contact me if you have any questions.
Sincerely,
D. Wayne Arnold, AICP
Enclosures
Cc: TBC Tree Farm 1, LLC
TBC Tree Farm 2, LLC
Richard D. Yovanovich, Esq.
GradyMinor File
TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC
14004 Roosevelt Blvd #601C Clearwater FL 33762
239-450-4544
ctnaplesflorida@msn.com
Please see "Applicant Agent Information" document
00188040005 22 48 26
Please see "Applicant Agent Information" document
The Tree Farm MPUD was approved by Ordinance 07-54 June 26, 2007, at that time Folio Number
00188040005 was owned by Tree Farm Land Trust, the property was then sold to Tree Farm of Southwest
Florida, LLC December 8, 2015 and then sold to the current owners, TBC Tree Farm 1, LLC July 27, 2017
and TBC Tree Farm 2, LLC February 6, 2018.
Tree Farm MPUD HEX 2015-42
00188040005, 00187240000 and 00187400002
May 8, 2018
D. Wayne Arnold, AICP as Agent
Tree Farm MPUD (PL20170003446)
Applicant / Agent Information
May 8, 2018 Page 1 of 1
TFPDI Applicant Agent Information.docx
Applicant:
Name of Applicant: William B. Yeomans, Jr.
Firm: TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC
Address: 14004 Roosevelt Blvd #601C City: Clearwater State: FL Zip: 33762
Telephone: 641-424-3330
E-Mail Address: Corey.projects@gmail.com
Agent:
Name of Agent: D. Wayne Arnold, AICP
Firm: Q. Grady Minor & Associates, P.A.
Address: 3800 Via Del Rey City: Bonita Springs State: FL Zip: 34134
Telephone: 239-947-1144
E-Mail Address: warnold@gradyminor.com
and
Name of Agent: Richard D. Yovanovich, Esq.
Firm: Coleman, Yovanovich & Koester, P.A.
Address: 4001 Tamiami Trail North, Suite 300 City: Naples State: FL Zip: 34103
Telephone: 239-435-3535
E-Mail Address: ryovanovich@cyklawfirm.com
Tree Farm MPUD – PL20170003446
Insubstantial Change to a PUD
Project Narrative and Detail of Request
April 4, 2018 Page 1 of 3
TFPDI - Proj Narrative Detail of Request.docx
Project Narrative
The Tree Farm MPUD was approved in 2007 as Ordinance 07-54 and amended by HEX
2015-42. The PUD is approved for 281 multi-family/townhouse or 138 single-family
detached dwelling units and 120,000 square feet of commercial use of which a maximum
of 100,000 square feet may be retail.
The applicant is proposing to modify the permitted building setback adjacent to the
neighboring Addies’ Corner PUD in order to allow no building setback or landscape buffers
between the PUDs should there be a unified plan of development for both properties.
This change is consistent with language that exists within the approved Addie’s Corner
PUD. The minimum dwelling unit size is being reduced from 1,000 square feet to 750
square feet consistent with the Addies’ Corner PUD.
Detail of Request
On a separate sheet, attached to the application, describe the insubstantial change
request. Identify how the request does not meet the PUD substantial change criteria
established in LDC subsection 10.02.13 E.1.
Insubstantial Change Criteria LDC Subsection 10.02.13 E.1
E. Changes and amendments. There are three types of changes to a PUD Ordinance:
Substantial, Insubstantial, and Minor. Language changes to a previously approved PUD
document shall require the same procedure as for amending the offic ial zoning atlas,
except for the removal of a commitment for payment towards affordable housing which
is considered to be a minor change as described in Section 10.02.13 E.3.c.
1. Substantial changes. Any substantial change(s) to an approved PUD Ordinance shall
require the review and recommendation of the Planning Commission and approval by the
Board of County Commissioners as a PUD amendment prior to implementation.
Applicants shall be required to submit and process a new application complete with
pertinent supporting data, as set forth in sections 10.02.13 A and B. For the purpose of
this section, a substantial change shall be deemed to exist where:
a. There is a proposed change in the boundary of the PUD; or
No
Tree Farm MPUD – PL20170003446
Insubstantial Change to a PUD
Project Narrative and Detail of Request
April 4, 2018 Page 2 of 3
TFPDI - Proj Narrative Detail of Request.docx
b. There is a proposed increase in the total number of dwelling units or intensity of land
use or height of buildings within the development;
No
c. There is a proposed decrease in preservation, conservation, recreation or open space
areas within the development not to exceed 5 percent of the total acreage previously
designated as such, or 5 acres in area;
No net change in preserve, recreation or open space results from this
amendment.
d. There is a proposed increase in the size of areas used for nonresidential uses, to include
institutional, commercial and industrial land uses (excluding preservation, conservation
or open spaces), or a proposed relocation of nonresidential land uses;
No increase in non-residential uses or areas for non-residential uses are
proposed.
e. There is a substantial increase in the impacts of the development which may include,
but are not limited to, increases in traffic generation; changes in traffic circulation; or
impacts on other public facilities;
No additional traffic or public facility impacts will result from the request
regarding the proposed revisions. The PUD currently contains a vehicular trip
cap, which is not proposed to be changed.
f. The change will result in land use activities that generate a higher level of vehicular
traffic based upon the Trip Generation Manual published by the Institute of
Transportation Engineers;
No additional dwelling units are proposed; therefore, there are no additional
traffic impacts.
g. The change will result in a requirement for increased stormwater retention, or will
otherwise increase stormwater discharges;
Adequate area exists on-site for stormwater retention, and no change to the
approved discharge rate is proposed. No additional stormwater retention areas
will be required.
Tree Farm MPUD – PL20170003446
Insubstantial Change to a PUD
Project Narrative and Detail of Request
April 4, 2018 Page 3 of 3
TFPDI - Proj Narrative Detail of Request.docx
h. The change will bring about a relationship to an abutting land use that would be
incompatible with an adjacent land use;
The proposed revisions does contemplate a potential for unified development
along the common boundaries of both Addie’s Corner and Tree Farm PUDs. The
change will not be incompatible, as the change requires that there must be a
unified plan of development. Uses within each PUD are comparable.
i. Any modification to the PUD master plan or PUD document or amendment to a PUD
ordinance which is inconsistent with the future land use element or other element of the
growth management plan or which modification would increase the density or intensity
of the permitted land uses;
The PUD and proposed changes are consistent with the Collier County Growth
Management Plan.
j. The proposed change is to a PUD district designated as a development of regional
impact (DRI) and approved pursuant to F.S. § 380.06, where such change requires a
determination and public hearing by Collier County pursuant to F.S. § 380.06(19). Any
change that meets the criterion of F.S. § 380.06(19)(e)2, and any changes t o a DRI/PUD
master plan that clearly do not create a substantial deviation shall be reviewed and
approved by Collier County under this section 10.02.13 of this Code; or
This project is not a DRI.
k. Any modification in the PUD master plan or PUD document or amendment to a PUD
ordinance which impact(s) any consideration deemed to be a substantial modification as
described under this section 10.02.13
The proposed changes do not meet the standards for a substantial modification
and creates no external impacts.
Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015
1 of 30
TREE FARM MPUD
A
MIXED-USE PLANNED UNIT DEVELOPMENT
REGULATIONS AND SUPPORTING MASTER PLAN
GOVERNING THE TREE FARM MPUD,
A PLANNED UNIT DEVELOPMENT PURSUANT TO
PROVISIONS OF THE COLLIER COUNTY
LAND DEVELOPMENT CODE
PREPARED FOR:
TREE FARM LAND TRUST
2600 GOLDEN GATE PARKWAY, SUITE 105
NAPLES, FLORIDA 34105 LANDQUEST GROUP
5150 TAMIAMI TRAIL NORTH
NAPLES, FLORIDA 34103
PREPARED BY:
6610 Willow Park Drive
Suite 200
Naples, Florida 34109
and
GEORGE L. VARNADOE, ESQUIRE
PASSIDOMO, CHEFFY & JOHNSON, LLP
821 FIFTH AVENUE SOUTH, SUITE 201
NAPLES, FLORIDA 34112R. BRUCE ANDERSON
CHEFFY PASSIDOMO, P.A.
821 5TH AVENUE SOUTH
NAPLES, FLORIDA 34102
Exhibit A to HEX No. 2015-42
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DATE REVIEWED BY CCPC:
DATE REVIEWED BY BCC:
ORDINANCE NUMBER: 07-54
AMENDMENTS AND APPEAL:
EXHIBIT “A”
TABLE OF CONTENTS
LIST OF EXHIBIT AND TABLES
STATEMENT OF COMPLIANCE
SECTION I PROPERTY OWNERSHIP AND LEGAL DESCRIPTION
SECTION II PROJECT DEVELOPMENT REQUIREMENTS
SECTION III COMMERCIAL MIXED-USE DISTRICT (C)
SECTION IV RESIDENTIAL DISTRICT (R)
SECTION V PRESERVE DISTRICT (P)
SECTION VI DEVELOPMENT COMMITMENTS
Exhibit A to HEX No. 2015-42
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LIST OF EXHIBIT AND TABLES
EXHIBIT “A” MPUD MASTER PLAN
EXHIBIT “B” LEGAL DESCRIPTION
EXHIBIT “C” SCHEDULE OF DEVIATIONS
EXHIBIT “D” COMPLIANCE AGREEMENT
TABLE IA FLUE ELIGIBLE DENSITY
TABLE IB MPUD DENSITY
TABLE II PROJECT LAND USE DISTRICTS
TABLE III DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT
TABLE IV DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICT
TABLE V DEVELOPMENT STANDARDS FOR RECREATIONAL AREA
Exhibit A to HEX No. 2015-42
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STATEMENT OF COMPLIANCE
The development of ±58.84 acres of property in Collier County, Florida, as a Mixed Use Planned
Unit Development (MPUD) to be known as the Tree Farm MPUD, shall be in compliance with the
goals, objectives, and policies of the Collier County Growth Management Plan (GMP), Land
Development Code (LDC) and other applicable codes and ordinances. The commercial and
residential uses and recreational facilities of the Tree Farm MPUD will be consistent with the
growth policies, land development regulations, and applicable comprehensive planning objectives
of each of the GMP elements for the following reasons:
1. The subject property is 58.84+/- acres in size and is designated Urban on the Future Land
Use Map, with 40.15 acres located within a residential density band of the Urban Mixed Use
District, Urban Residential Subdistrict, and 18.69 acres located within Commercial District,
Mixed Use Activity Center Subdistrict, as identified on FLUM. Consistent with the
provisions of Objective 1 of the Future Land Use Element (FLUE), all uses contemplated
are consistent with these respective designations.
2. Approximately 18.69 acres of the subject property is located within an area identified as
Activity Center #3 in the FLUE of the GMP for Collier County.
3. Activity Centers are the preferred locations for concentration of commercial and mixed use
development activities. The subject property is located on the northwest corner of the
intersection of Immokalee Road and the future Collier Boulevard (C.R. 951) Extension.
This strategic location will allow superior access to the site, and provide an ideal location
for commercial activities. The project is a mixed use development located within, and less
than one mile from, an Activity Center. Therefore, the proposed commercial uses and
residential densities are consistent with the FLUE of the Collier County GMP.
4. The development will be compatible and complimentary to existing and planned
surrounding land uses (Policy 5.4).
5. The project must comply with the provisions of Division 6.02.01, adequate public facilities
requirements of the LDC. Therefore, it will implement, and further Objective 2 of the
FLUE, Objective 8 of the Transportation Element, Objective 1.2 of the Sanity Sewer Sub-
Element.
6. The maximum allowable density as set forth under the FLUE Density Rating System is as
follows:
Exhibit A to HEX No. 2015-42
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Table IA: FLUE Eligible Density (* Rounded)
T
able IB: MPUD Density (*Rounded)
7. The MPUD sets forth a maximum density of 425 281 dwelling units (281 multi-
family/single family attached/townhouse or 138 single-family detached units) or 7.224.78
dwelling units per acre. The MPUD requires that a minimum of 15 percent of the density
generated from the Activity Center shall be constructed within the Activity Center portion
of the project. Additionally, the balance of the density accumulated from the Activity
Center acreage shall be located within one third (1/3) of a mile of the Activity Center
boundary. The portion of the project within the The Activity Center shall be: developed at
a human scale; pedestrian-oriented; and, interconnected with the remaining portions of the
project with pedestrian and bicycle facilities.
8. The MPUD has been designed to provide for future vehicular interconnectivity to the west,
and has been designed to provide vehicular, pedestrian and bicycle interconnectivity
throughout the project, including between the commercial and residential components.
FLUE Designation Acres
+/-
Eligible Base
Units/Acre
Eligible
Bonus
Density/Acre
Total
Eligible
Density/Acre
Eligible
Gross
Density
Mixed Use Activity
Center Subdistrict
18.69 16 N/A 16 299.04
Urban Residential
Subdistrict, Density
Band
40.15 4 3 7 281.05
Total 58.84 N/A N/A 9.85 580.00*
FLUE Designation Acres
+/-
MPUD
Density
Units/Acre
Eligible
Density/Acre
MPUD Gross
Density
Mixed Use Activity
Center Subdistrict
18.69 7.700.00 16 143.910.00
Urban Residential
Subdistrict, Density
Band
40.15 4.007.00 7 281.05
Total 58.84 7.224.78 9.859.86 425281.00*
Exhibit A to HEX No. 2015-42
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SECTION I
PROPERTY OWNERSHIP AND DESCRIPTION
1.1 PURPOSE
The purpose of this Section is to set forth the location and ownership of the property, and to
describe the existing conditions of the property proposed to be developed under the project
name of the Tree Farm MPUD.
1.2 LEGAL DESCRIPTION
BEING PART OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY, FLORIDA.
PARCEL 1:
THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE NORTHEAST
QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE
EAST 30 FEET AND SOUTH 30 FEET THEREOF AS ACCESS EASEMENT FOR
HIGHWAY RIGHT-OF-WAY.
PARCEL 2:
THE EAST HALF (1/2) OF THE NORTHEAST QUARTER (1/4) OF THE SOUTHEAST
QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE
EAST 30 FEET AND THE NORTH 30 FEET THEREOF AS AN ACCESS EASEMENT
FOR HIGHWAY RIGHT-OF-WAY.
PARCEL 3:
THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE SOUTHEAST
QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, SUBJECT TO AN EASEMENT FOR PUBLIC RIGHT-
OF-WAY OVER AND ACROSS THE EAST 30 FEET THEREOF; AND EXCEPTING
THE SOUTH 100 FEET THEREOF FOR CANAL RIGHT-OF-WAY.
COMMENCING AT THE NORTHEAST CORNER OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST;
THENCE ALONG THE EAST LINE OF THE NORTHEAST QUARTER (1/4) OF SAID
SECTION 22,
S. 00°51'06" E., A DISTANCE OF 1334.40 FEET TO THE POINT OF BEGINNING OF
THE PARCEL HEREIN DESCRIBED;
THENCE CONTINUE ALONG THE SAID EAST LINE, S. 00°51'06" E., A DISTANCE
OF 1334.40 FEET TO THE EAST QUARTER (1/4) CORNER OF SAID SECTION 22;
THENCE ALONG THE EAST LINE OF THE SOUTHEAST QUARTER (1/4) OF SAID
SECTION 22,
S. 00°50'18" E., A DISTANCE OF 2569.47 FEET TO A POINT ON THE NORTH LINE
OF A 100 FEET WIDE CANAL RIGHT-OF-WAY;
THENCE LEAVING THE SAID EAST LINE, N. 89°57'31" W., A DISTANCE OF 660.13
FEET ALONG THE SAID NORTH LINE;
THENCE LEAVING THE SAID NORTH LINE, N. 00°44'25" W., A DISTANCE OF
2568.56 FEET TO A POINT ON THE EAST-WEST QUARTER (1/4) LINE OF SAID
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SECTION 22;
THENCE LEAVING THE SAID EAST-WEST QUARTER (1/4) LINE N. 00°45'01" W., A
DISTANCE OF 1334.03 FEET;
THENCE N. 89°56'17" E., A DISTANCE OF 653.36 FEET TO THE POINT OF
BEGINNING OF THE PARCEL DESCRIBED HEREIN.
CONTAINING 2,563,283.4 SQUARE FEET OR 58.84 ACRES MORE OR LESS.
SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.
1.3 PROPERTY OWNERSHIP
The subject property is owned by:
Thomas S. Monaghan (Tree Farm Land Trust) (Folio: 00187400000, 00187400002, and
00188040005)
Collier County (Folio: 00190041403, 7.42 ac property conveyed fee simple to Collier
County – ORG4413 PG 3834
1.4 DEVELOPER
The Tree Farm property is intended to be developed by the Tree Farm Land Trust or
assignee. All reference to the “developer” as may be contained in this MPUD Document
shall mean the Tree Farm Land Trust, unless, and until the subject property described and
depicted in this MPUD Document is conveyed, or assigned. It is the responsibility of the
Tree Farm Land Trust to notify Collier County, in writing, of the land conveyance, or
assignment of the subject property described and depicted in this MPUD Document within
six months from the actual conveyance, or assignment.
1.5 PHYSICAL DESCRIPTION
The development property is located in Section 22, Township 48 South, Range 26 East,
Collier County. It consists of ±58.84 acres located in the northwest corner of the
intersection of Immokalee Road (CR 846) and the future extension of Collier Boulevard
(C.R. 951). The property was previously used as a tree nursery. Improvements on the
property consist of a small maintenance shed and the property is generally without
topographic relief, with the average elevation at approximately 13 feet above mean sea
level.
The water management system will consist of approximately ±7.26.4 acres of water
management areas that will receive runoff from structures and parking areas. Run-off is
collected by catch basins and culvert systems for conveyance to the project’s internal lake
system. The project outfall will be at the project’s eastern boundary. Discharge will be into
the Cocohatchee Canal that runs along Immokalee Road. Allowable discharge rates will be
in accordance with applicable County ordinances.
The water management system will be permitted by the South Florida Water Management
District (SFWMD) through the Environmental Resource Permit (ERP) process. All rules
and regulations of SFWMD will be imposed upon this project including, but not limited to:
storm attenuation with a peak discharge rate per Collier County and SFWMD Rules,
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minimum roadway centerline, perimeter berm and finished floor elevations, and water
quality pre-treatment.
1.6 PROJECT DESCRIPTION
The Tree Farm MPUD shall be a mixed-use development. The southern ±18.65 69 acres of
the property, located within Activity Center #3, shall allow for a variety of commercial and
residential uses. The remainder of the property shall be used for residential development.
The commercial land uses within the Activity Center portion of the property are those
typically associated with major intersections, including, but not limited to, convenience
stores with gas pumps, restaurants, banks, and shopping centers anchored by a major
grocery or retail store(s). The commercial uses and signage will be designed to be
harmonious with one another and will be compatible with adjacent and nearby land uses. In
addition to compliance with all applicable provisions of the LDC, except where deviations
are authorized, compatibility and harmony will be achieved by using common architectural
elements and common entryway signage and landscape design themes.
The amenities proposed to be provided as part of the residential and recreational portion of
the project include, but are not limited to structures (clubhouse), and complimentary areas
(swimming pool, children’s playground, and tennis facilities) to provide social and
recreational space, lakes, natural and landscaped open spaces, and a variety of passive
(native preserves) and active recreational opportunities.
Access to the property will be from the future extension of Collier Boulevard (C.R. 951) and
will include an access point off Immokalee Road, when a shared access agreement with the
adjacent property to the west is negotiated. The access from Immokalee Road will be
aligned with the access to the Pebblebrooke Subdivision located south of Immokalee Road,
and across from and to the west of subject property. Access from the future extension of
Collier Boulevard is depicted on the MPUD Master Plan as follows: a right in/right out
access at approximately 660 feet from the Collier Boulevard, Immokalee Road intersection;
a directional median opening at approximately one-quarter (1/4) mile from Collier
Boulevard, Immokalee Road intersection; and a full median opening at approximately one-
half (1/2) mile from the Collier Boulevard, Immokalee Road intersection; and an optional
right in/right out access at approximately three quarter (3/4) mile from the Collier
Boulevard/Immokalee Road intersection. The directional and full median openings will be
aligned with the access points approved for the Heritage Bay DRI, and all access points are
subject to review and approval of Collier County Transportation Services Division.
Additionally, this project has provided adequate land to accommodate the widening of
Immokalee Road and Collier Boulevard, including intersection improvements and the
reconfiguration of the Immokalee canal to facilitate such improvements. Additionally, the
project is designed to provide for adequate land to accommodate the extension of
Immokalee Road, the possibility of an eventual six-laning of Collier Boulevard (adjacent to
the project), and for the future widening of Collier Boulevard, including intersection
improvements and potential relocation of the Collier Boulevard canal to facilitate such
intersection improvements.
The Tree Farm MPUD will be served with centrally provided potable water, sanitary sewer,
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electric power, and telephone facilities. Additional services will be provided as deemed
appropriate.
Exhibit A to HEX No. 2015-42
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1.7 SHORT TITLE
This Ordinance shall be known and cited as the “Tree Farm Mixed-Use Planned Unit
Development (MPUD) Ordinance”.
THIS SPACE INTENTIONALLY LEFT BLANK
Exhibit A to HEX No. 2015-42
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SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.1 PURPOSE
The purpose of this Section is to generally describe the project plan of development,
relationships to applicable County ordinances, the respective land use districts within the
Tree Farm MPUD, as well as other project relationships.
2.2 DESCRIPTION OF PROJECT PLAN AND LAND USE DISTRICTS
The project Master Plan, including layout of streets and use of land is graphically illustrated
by Exhibit “A”, MPUD Master Plan. There shall be three four land use districts, portions of
which may include water management lakes or facilities, and private rights-of-way or drive
aisles. A breakdown of the Tree Farm MPUD land use districts and their respective
acreages is presented in Table I.
TABLE II
PROJECT LAND USE TRACTS
DISTRICT TYPE ACREAGE
“C/MU” COMMERCIAL MIXED-USE ±18.69*
“R”
“RA”
RESIDENTIAL
RECREATIONAL AREA
±39.6439.19
±0.45
“P” PRESERVE ±0.51
TOTAL 58.84
* Note: the MPUD provides for a total of 7.42 acres of right-of-way Reservation
conveyance for future extension of Immokalee Road Collier Boulevard, expansion of
Immokalee RoadCollier Boulevard, and improvements to the intersection of these two
arterial roadways. This right-of-way reservation conveyance includes 4.34 acres within
the “C/MU” Commercial Mixed-Use Tract (Activity Center) and 3.08 acres within the
“R” Residential Tract
2.3 MAXIMUM PROJECT DENSITY AND INTENSITY
A. The Commercial Mixed-Use District will be limited to 18.69 acres within the
designated Activity Center. The Residential District will be limited to 39.6439.19
acres.
B. Intensity: A maximum of 175,000120,000 square feet of commercial uses may be
constructed within the Commercial Mixed-Use District, of which a maximum of
100,00043,500 square feet may be retail or office and the balance (above
143,500100,000 square feet) is limited to office use, as set forth in Section 3.3 of this
MPUD.
Exhibit A to HEX No. 2015-42
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C. Approved Density:
A maximum of 425 281 multi-family/single-family attached/townhouse units or 138
single-family detached residential dwelling units may be constructed in the total
project area. The gross project area is 58.84± acres. The gross project density,
therefore, will be a maximum of 7.224.78 dwelling units per acre. A minimum of 15
percent of the density generated from the Activity Center acreage shall be
constructed within the activity center portion of the project. Additionally, the
balance of the density accumulated from the Activity Center acreage shall be located
within one third (1/3) of a mile of the Activity Center boundary. The portion of the
project within the The Activity Center shall be developed at a human scale, be
pedestrian-oriented, and be interconnected with the remaining portion of the project
with pedestrian and bicycle facilities.
2.4 EXISTING STRUCTURES
The existing principal structures within the MPUD boundaries may be retained and utilized
through the construction and platting phases of the development.
2.5 NATIVE VEGETATION RETENTION REQUIREMENTS
A. A minimum of 0.51 acres (25% of the 2.02 acres of native vegetation on site) is
required to be retained or replanted. The Tracts identified as “P,” contain 0.51 +/-
acres, and fully satisfying the native vegetation requirements.
B. This MPUD is subject to a Compliance Agreement entered into and made on June 6,
2005 by and between Collier County and the Tree Farm Land Trust, with respect to
vegetation removal on the subject property. This Agreement establishes that 0.51
acres of native preserve shall be provided within the MPUD. A copy of this
Compliance Agreement is attached as Exhibit “D”.
2.6 RIGHTS-OF-WAY
At the discretion of the developer, the minimum right-of-way width to be utilized for all
internal project streets may be fifty feet (50’). Deviation #1 from Section 6.06.01(O) of the
LDC Utilization of lands within all project rights-of-way for landscaping, decorative
entranceways, and signage may be allowed subject to review and administrative approval by
the Community Development and Environmental Services Administrator, or his designee,
for engineering and safety considerations prior to installation.
2.7 FENCES AND WALLS
Deviation #2 seeks relief from LDC Section 5.03.02.C, which permits a maximum wall
height of 6’ in residential zoning districts and residential components of a PUD, to allow a
maximum wall height of 8’ along the perimeter of the PUD, and allow a 12’ wall/berm
combination within residential portions of the PUD along Collier Boulevard. The berm
portion of the 12’ wall/berm shall be a minimum of 3’ in height.
Exhibit A to HEX No. 2015-42
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2.72.8 SIGNAGE
A. General
All signs will be provided in accordance with Chapter 5.06.00 of the LDC except in
the following instances.
1. Boundary marker monuments containing project identification signs designed
to identify the project, or any major use within the project, shall be permitted
in locations depicted on the MPUD Master Plan (Exhibit “A”). Said
boundary marker monument shall not exceed 6 feet in height as measured
from finished grade at the location of the boundary marker monument. The
sign face area for such boundary markers shall not exceed 64 square feet in
area and shall not exceed the height or length of the monument on which it is
located. If the sign is two-sided, each sign shall not exceed 64 square feet in
area. Each sign shall only contain the main project name, insignia or motto
of the entire development, and the developer’s name and logo. Boundary
marker monuments shall be setback a minimum of 10 feet from any MPUD
perimeter property line. DEVIATION #23
2. One off-premises sign may be located to the west of the Tree Farm MPUD
generally located near the access to Collier Boulevard from the property
immediately adjacent to the west of Tree Farm MPUD. The off-premise sign
may deviate from the maximum 12 square foot size set forth in Section
5.06.04.C.15.b.i., but may not exceed 16 square feet in size, and may also
deviate from Section 5.06.04.C.15.b.v., which requires such off-site signs to
be located within 1000 feet of the intersection of the arterial roadway serving
the building, structure or use. DEVIATION #24
3. Signage, as permitted by the LDC or this MPUD, may be placed within the
right-of-way reservation tracts with approval from Collier County
Transportation Services Staff, provided that any such signage be removed or
relocated outside of the right-of-way reservation tract within which the
subject sign is located, within 60 days of written request to do so by Collier
County Transportation Services Division. The County shall bear no
responsibility for any costs to remove or relocated such signage.
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SECTION III
COMMERCIAL MIXED-USE DISTRICT (C/MU)
3.1 PURPOSE
The purpose of this Section is to set forth the development plan for areas designated as
District “C/MU”, Commercial on Exhibit “A”, MPUD Master Plan. The general function
and purpose of this District is to provide the opportunity for diverse types of commercial
activities that deliver goods and services, including entertainment and recreational
attractions, to many segments of the population.
3.2 MAXIMUM COMMERCIAL/OFFICE SQUARE FEET AND MINIMUM
RESIDENTIAL DEVLOPMENT
The 18.69 ± acre commercial area (District “C”), is limited to a maximum of
175,000120,000 square feet of commercial/office uses, of which a maximum of
143,500100,000 square feet may be retail or office and the balance (above 143,500100,000
square feet) is limited to office use. A minimum of 5,000 square feet shall be developed
with professional or medical office use. A minimum of 15 percent of the density generated
from the Activity Center acreage shall be developed within the Commercial-Mixed-Use
District, and the balance of the density generated from the Activity Center acreage may be
developed within 1/3 mile of the Activity Center boundary. No more that 50% of the
allowable commercial square footage may be developed prior to the development of at least
one-half of the minimum required dwelling units within the Activity Center, and no more
that 75% of the maximum allowable commercial square footage may be developed prior to
the development of the remaining 50% of the minimum required residential dwelling units
within the Activity Center.
3.3 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:
A. Principal Uses1:
1. Group 0742 – Veterinary services for animal specialties (except outdoor
kennel)
2. Establishments furnishing point-to-point communications services as outlined
under Major Group 48 in the Standard Industrial Classification Manual; no
communication towers are permitted.
3. Group 5231 – Paint glass, and wallpaper stores;
4. Group 5251 – Hardware stores;
1 Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification Manual, 1987
Edition.
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5. Group 5261 – Retail nurseries, lawn and garden supply stores;
6. Major Group 53 – General merchandise stores.
7. Major Group 54 - Food stores.
8. Group 5531 – Auto and home supply stores, not including any installation
facility;
9. Group 5541 – Gasoline stations, not including service facilities;
10. Group 7542 – Carwashes only.
11. Industry Group 555 – Boat dealers.
12. Major Group 56 – Apparel and accessory stores.
13. Major Group 57 – Home furniture, furnishings, and equipment stores.
14. Major Group 58 – Eating and drinking places.
15. Major Group 59 – Miscellaneous Retail. Industry Group Numbers: 596 –
nonstore retailers; 598 – and not including retail sale of fireworks.
16. Major Groups 60, excluding 6099 check cashing agencies, 61, 62, 63, 64, 65,
and 67 in the Standard Industrial Classification Manual.
17. Group 7011 – Hotels and motels. The maximum floor area ratio for hotels
shall not exceed a factor of 0.60.
18 Establishments operating primarily to provide personal services for the
following Industry groups:
a. 721 – Laundry, cleaning, and garment services, only including Group
7211 – power laundries, family and commercial, Group 7215 –
Coin-operated laundries and dry-cleaning, and Group 7217 –
carpet and upholstery cleaning;
b. 722 – Photographic portrait studios;
c. 723 – Beauty shops
d. 724 – Barber shops;
e. 725 – Shoe repair shops and shoeshine parlors;
f. 729 – Miscellaneous personal services, only including Group 7291
Tax return preparation services, and Group 7299 personal services,
not elsewhere classified, only including car title and tag service,
computer photography or portraits, costume rental, diet workshops,
electrolysis (hair removal), genealogical investigation service, hair
weaving or replacements service, dress suit or tuxedo rental, and
tanning salons.
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19. Establishments operating primarily to provide business services for the
following Industry Groups:
a. 731 – Advertising, not including Group 7312 outdoor advertising
services agencies;
b. 733 – Mailing, reproduction, commercial art and photography, and
stenographic services;
c. 735 – Group 7352 – medical equipment rental and leasing;
d. 737 – Computer programming, data processing, and other computer
related services, not including Group 7371 – computer programming
services.
20. Establishments primarily engaged in developing film and in making
photographic prints and enlargements for the trade or for the general public,
only including Group 7384, photofinishing laboratories.
21. Group 7513 – Truck rental and leasing, without drivers; Group 7514 –
passenger car rental; Group 7515 – passenger car leasing; and Group 7519 –
utility trailer and recreational vehicle rental.
22. Group 7631 – Watch, clock, and jewelry repair, and Group 7699 – repair
shops and related services, not elsewhere classified.
23. Group 7832 – Motion picture theaters, except drive-in, and Group 7841 –
video tape rental.
24. Major Group 79 – Amusement and recreation services, for the following
industry numbers:
a. Group 7911 – Dance studios, schools and halls
b. Group 7922 – Theatrical producers (except motion picture) and
Group miscellaneous theatrical services
c. Group 7941 – Professional sports clubs and promoters, only including
managers of individual professional athletes, and promoters of sports
events.
d. Group 7991 – Physical fitness facilities
e. Group 7999 – Amusement and recreation services, not elsewhere
classified, to include moped rental, motorcycle rental, rental of
bicycles, schools and camps-sports instructional, scuba and skin
diving instruction, sporting goods rental only.
25. Major Group 80 – Health services for the following industry groups:
a. 801 – Offices and clinics of doctors of medicine;
b. 802 – Offices and clinics of dentists;
c. 803 – Offices and clinics of doctors of osteopathy;
d. 804 – Offices and clinics of other health practitioners.
26. Major Group 807 – Medical and dental laboratories for the following
industry numbers:
a. Group 8071 – Medical laboratories;
b. Group 8072 – Dental laboratories.
Exhibit A to HEX No. 2015-42
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27. Establishments operating primarily to provide legal services as defined under
Major Group 81.
28. Group 8231 – Libraries.
29. Membership organizations engaged in promoting the interests of their member
as defined under Major Group 86.
30. Establishment operating primarily to provide engineering, accounting, research,
and management for the following Industry Numbers:
a. Group 8711 – Engineering services
b. Group 8712 – Architectural services
c. Group 8713 – Surveying services
d. Group 8721 – Accounting, auditing and bookkeeping services
e. Group 8732 – Commercial economic, sociological, and educational
research
f. Group 8741 – Management services
g. Group 8742 – Management consulting services
h. Group 8743 – Public relations services
i. Group 8748 – Business consulting services.
31. Offices of government as defined under Major Group 91 – Executive,
legislative, and general government, except finance.
32. Residential multi-family dwelling units, whether in a free standing residential
building or located in a mixed commercial and residential building. Mixed use
buildings shall adhere to the development standards set forth in Table III below.
Residential units shall not be located on the first floor of a mixed use building,
and shall be subject to a minimum per unit floor area of 1,000 square feet.
Residential buildings with no commercial component shall adhere to the
development standards set forth in Table IV.
B. Accessory Uses
Accessory uses and structures customarily associated with the permitted principal
uses and structures, including, but not limited to:
1. Parking facilities and signage.
2. Uses and structures that are accessory and incidental to the permitted uses
within this MPUD Document.
3. One caretaker’s residence.
3.4 DEVELOPMENT STANDARDS
A. Table III below sets forth the development standards for land uses within the Tree Farm
MPUD Commercial District. Standards not specified herein shall be those specified in
applicable sections of the LDC in effect as of the date of adoption of this Ordinance.
Exhibit A to HEX No. 2015-42
Page 17 of 38
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TABLE III
DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT
* No structure may be located closer than 20 feet to the top of bank of a lake (allowing for the required
minimum 20 foot wide lake maintenance easement).
** Whichever is greater.
*** This is an estimate of Actual Height given the LDC definition thereof, and the following facts and
assumptions: a) the property is not located within a flood zone; b) the Actual Height set forth above
assumes a maximum of 3 feet of vertical feet in distance from existing ground elevation to the average
height of the centerline of the adjacent road and a maximum of 9 additional feet for architectural roof
treatments above the maximum Zoned Height limit; and c) the Actual Height cannot be fully ascertained
until an applicable Site Development Plan is submitted.
**** Per principal structure, kiosk vendor, concessions, and temporary or mobile sales structures shall be
permitted to have a minimum floor area of twenty-five (25) square feet and shall be subject to the
accessory structure standards set forth in the LDC.
***** Total allowable commercial square footage is 175,000120,000 square feet; however no more than
143,500100,000 may be retail or office and the balance, above 143,500100,000 square feet, if developed,
shall be office.
SECTION IV
PRINCIPAL USES ACCESSORY USES
MINIMUM LOT AREA 10,000 sq. ft. N/A
AVERAGE LOT WIDTH 100 ft. N/A
MINIMUM YARDS (External)
From Immokalee Road Canal ROW 25 ft. SPS
From Future Extension of Collier Blvd. 25 ft. SPS
From Western Project Boundary 25 ft. 15 ft.
MINIMUM YARDS (Internal)
Internal Drives/ROW 15 ft. 10 ft.
Rear 10 ft. 10 ft.
Side 10 ft. 10 ft.
Lakes 25 ft. 20 ft.*
Preserves 25 ft. 10 ft.
MIN. DISTANCE BETWEEN STRUCTURES
10 ft. or 1/2 the sum of
building heights** 10 ft.
MAXIMUM HEIGHT ZONED ACTUAL
Retail Buildings (with or without residential uses) 50 ft. 62 ft.*** 35 ft.
Office Buildings (with or without residential uses) 65 ft. 77 ft.*** 35 ft.
MINIMUM FLOOR AREA 1,000 sq. ft.**** N/A
MAX. GROSS LEASABLE COMMERCIAL AREA 175,000120,000 sq. ft.***** N/A
Exhibit A to HEX No. 2015-42
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RESIDENTIAL DISTRICT (R)
4.1 PURPOSE
The purpose of this section is to identify specific development standards for areas
designated as “R” on the MPUD Master Plan, Exhibit “A”. Residential uses, infrastructure,
perimeter land use buffers, and signage, as well as project recreational/social facilities will
occur within this District.
4.2 MAXIMUM DWELLING UNITS
The maximum number of residential dwelling units allowed within the MPUD shall be
established at the time of development plan review, but shall not exceed 425 281 multi-
family/single-family attached/townhouse residential dwelling units or 138 single-family
detached units. Since 15% of the density generated from the Activity Center acreage are
required to be developed within the Commercial Mixed Use District, and the remaining density
generated from the Activity Center acreage must be developed within 1/3 mile of the Activity
Center boundary (as depicted on Exhibit A, the MPUD Master Plan), the remainder of the
dwelling units may be developed north of the line on the MPUD demarcating the 1/3 mile
distance from the Activity Center boundary. For the purpose of calculating the project
density, 4 assisted living facilities (ALF) units shall constitute 1 residential dwelling unit and
the maximum number of ALF units shall not exceed 150 units.
4.3 USES PERMITTED
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:
A. Principal Uses:
1. Single-family attached dwellings (including townhouses intended for fee simple
conveyance);
2. Zero lot line dwellings;
3. Single-family detached dwellings;
4. Duplexes, two-family dwellings;
5. Multiple-family dwellings;
6. ALF with ancillary medical uses and personal services for residents and their
guests, including but not limited to, beauty salon, bank, pharmacy and
convenience store. (Such ancillary medical or personal service uses shall only be
accessed from inside the ALF (no exterior access), and shall not exceed 2,000
square feet in aggregate. No external signage or advertising shall be permitted in
support of these ancillary medical or personal service uses.
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B. Accessory Uses:
1. Customary accessory uses and structures including, but not limited to
clubhouses, private garages, swimming pools with, or without and screened
enclosures, tennis courts, tot lots, playgrounds and other outdoor recreation
facilities.
4.4 DEVELOPMENT STANDARDS
A. GENERAL: Except as provided for herein, all criteria set forth below shall be
understood to be in relation to individual parcel or lot boundary lines, or between
structures. Condominium, and/or homeowners' association boundaries shall not be
utilized for determining development standards.
B. Minimum Residential Density within Activity Center: A minimum of 15 percent of
the density generated from the Activity Center shall be constructed within the 18.69
acre Mixed Use Activity Center portion of the project, and the balance of the density
accumulated from the Activity Center may be developed within 1/3 mile of the
northern boundary of the Activity Center, or within the Activity Center.
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TABLE IV
RESIDENTIAL DEVELOPMENT STANDARDS
Exhibit A to HEX No. 2015-42
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DEVELOPMENT
STANDARDS SINGLE- TWO-FAMILY,
SINGLE- FAMILY PATIO1, 2 & CLUBHOUSE/
FAMILY ATTACHED & ZERO LOT MULTI RECREATION
DETACHED TOWNHOUSE LINE FAMILY BUILDINGS4
PRINCIPAL STRUCTURES
MINIMUM LOT AREA 2,250 S.F. 2,250 S.F. 2,250 S.F. 10,000 S.F. 10,000 S.F.
PER UNIT PER UNIT PER UNIT
MINIMUM LOT WIDTH 35 FEET 20 FEET 35 FEET 100 FEET N/A
MINIMUM FLOOR AREA 1,000 S.F. 1,000 S.F. 1,000 S.F. 1,000 S.F/D.U. N/A
MIN FRONT YARD 3,4 15 FEET 15 FEET 15 FEET 15 FEET N/A
MIN SIDE YARD 56 FEET 0 FEET or 0 FEET or 15 10 FEET N/A
65 FEET 56 FEET
MIN REAR YARD 15 7.5 FEET 15 7.5 FEET 15 7.5 FEET 20 FEET N/A
MIN PRESERVE SETBACK 25 FEET 25 FEET 25 FEET 25 FEET 25 FEET
MIN. DIST.
BETWEEN STRUCTURES 12 10 FEET 12 10 FEET 12 10 FEET 20 FEET or N/A
½ ZONED BH,
WHICIHEVER
IS GREATER
MAX. ZONED HEIGHT 2 STORIES NTE 2 STORIES NTE 2 STORIES NTE 3 STORIES NTE 2 STORIES NTE
42 FEET 42 FEET 42 FEET 50 FEET 50 FEET
ACTUAL HEIGHT 5 54 FEET 54 FEET 54 FEET 62 FEET 62 FEET
ACCESSORY STRUCTURES
FRONT 10 FEET 10 FEET 10 FEET 10 FEET N/A
SIDE 5 FEET 5 FEET 5 FEET 5 FEET N/A
REAR 5 FEET 5 FEET 5 FEET 5 FEET N/A
PRESERVE SETBACK 3 10 FEET 10 FEET 10 FEET 10 FEET N/A
MAX. BLDG. HT. SPS SPS SPS 3 STORIES NTE 2 STORIES NTE
NOT TO EXCEED 42 FEET 42 FEET
S.P.S.: Same as Principal Structures.
NTE: Not To Exceed
BH: Building Height
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General Notes:
Front yards shall be measured as follows: If the parcel is served by a public or private right-of-way, setback is measured
from the adjacent right-of-way line.
If the parcel is served by a private road, setback is measured from the back of curb (if curbed) or edge of pavement (if not
curbed).
Setback from lake easements for all accessory uses and structures may be zero feet (0’).
No structure, other than those permitted within the LDC to be located within a required landscape buffer tract or
easement, shall encroach into a required landscape buffer tract or easement.
Footnotes
1) A patio home is a detached or semi-detached single-family unit from ground to roof wherein each dwelling
unit lot is enclosed by a wall located at the lot line, thus creating a private yard between the house and the
wall.
2) Setback may be either zero feet (0’) on one side and six feet (6’)five feet (5’) on the other side in order to
provide a minimum separation between principal structures of twelve ten feet (12’10’). At the time of
application for subdivision plat approval for each tract, a lot layout depicting minimum yard setbacks and
building footprint shall be submitted.
3) Front loading garages shall have a minimum front yard setback of twenty-three feet (23’), as measured from
the back of sidewalk. Side loaded garages may be located less than twenty-three feet (23’) feet from the
back of sidewalk provided that the driveway design allows for parking of vehicles so as not to interfere with
or block the sidewalk. These provisions apply to a garage whether attached to the principal structure or
detached.
4) Although neither setbacks nor separation between structures are applicable to the clubhouse and other
recreation structures located on the clubhouse tract, neither the clubhouse or any other recreational
structures shall be located closer than twenty (20’) feet from any residential building or residential or
preservation tract boundary.
5) This is an estimate of actual height given the LDC definition thereof, and the following facts and
assumptions: a) the property is not located within a flood zone; b) the actual height set forth above assumes
a maximum of 3 feet of vertical feet in distance from existing ground elevation to the average height of the
centerline of the adjacent road and a maximum of 9 additional feet for architectural roof treatments above
the maximum zoned height limit; and c) the actual height cannot be fully ascertained until an applicable site
development plan is submitted.
4) For corner lots, only one (1) front yard setback shall be required. The yard that does not contain the
driveway shall provide a 10’ setback.
Exhibit A to HEX No. 2015-42
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4.5 PERMITTED USES FOR RECREATIONAL AREA, LABELED “RA” ON MASTER
PLAN
A. Principal Uses:
1. Clubhouse, gazebo, or other structures intended to provide social and
recreational space for the private use of the residents and their guests.
2. Outdoor recreation facilities, such as a community swimming pool, tennis and
basketball courts, playgrounds, pedestrian/bicycle pathways, and water features.
3. Passive open space uses and structures, such as but not limited to landscaped
areas, gazebos, and park benches.
4. Any other principal use which is comparable in the nature with the foregoing list
of permitted principal uses, as determined by the Board of Zoning Appeals
(“BZA”) or Hearing Examiner, as applicable.
B. Accessory Uses:
1. Community maintenance areas, and maintenance structures.
2. Any other accessory use which is comparable in nature with the foregoing list of
permitted accessory uses, as determined by the Board of Zoning Appeals
(“BZA”) or Hearing Examiner, as applicable.
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Exhibit A to HEX No. 2015-42
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TABLE V
RECREATIONAL AREA DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS RECREATIONAL
AREA
PRINCIPAL STUCTURES
MINIMUM LOT AREA 10,000 S.F.
MINIMUM LOT WIDTH N/A
MINIMUM FLOOR AREA N/A
MIN. FRONT YARD 25’
MIN PRESERVE SETBACK 25 FEET
MIN. SIDE YARD 25’
MIN. REAR YARD 25’
MIN. DISTANCE BETWEEN
STRUCTURES
20’
MAX. ZONED HEIGHT 2 STORIES NTE
50 FEET
MAX. ACTUAL HEIGHT 62 FEET
ACCESSORY STRUCTURES
MIN. FRONT YARD 15’
MIN. SIDE YARD 15’
MIN. REAR YARD 15’
PRESERVE SETBACK 25’
MAX. BUILDING HEIGHT
NOT TO EXCEED 2 STORIES NTE
42 FEET
NTE: Not to exceed
Note: Where the Recreational Area abuts residential lots, the required 15’ Type B buffer
shall include a 6’ wall.
Exhibit A to HEX No. 2015-42
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Exhibit A to HEX No. 2015-42
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SECTION V
PRESERVE AREA (P)
5.1 PURPOSE
The purpose of this section is to set forth the development plan for areas designated as
District “P”, Preserve Area on Exhibit “A”, MPUD Master Plan. The primary function and
purpose of this District is to preserve and protect vegetation and naturally functioning
habitats, such as wetlands, including upland buffers, in their natural, and/or enhanced state.
5.2 USES PERMITTED
A. Principal Uses:
1. Open spaces/nature preserves.
B. Accessory Uses:
1. Water management structures.
2. Mitigation areas.
3. Passive recreational uses such as pervious nature trails or boardwalks shall be
allowed within the preserve areas, as long as any clearing required to facilitate
these uses does not impact the minimum required vegetation. For the purpose of
this Section, passive recreational uses are those uses that would allow limited
access to the preserve in a manner that will not cause any negative impacts to the
preserve, such as pervious pathways, benches and educational signs. Fences may
be utilized outside of the preserve to provide protection of the preserve in
accordance with the applicable requirements set forth in the LDC. Fences and
walls shall not be permitted within the preserve area. Perimeter berms and
swales shall be located outside preserve boundaries.
C. The .51 acre preserve tract depicted on the MPUD Master Plan shall be re-vegetated
in compliance with MPUD Exhibit “D”, Compliance Agreement, and in accordance
with the applicable provisions of the LDC.
Exhibit A to HEX No. 2015-42
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SECTION VI
DEVELOPMENT COMMITMENTS
6.1 PURPOSE
The purpose of this Section is to set forth the development commitments for the
development of the project.
6.2 GENERAL
All facilities shall be constructed in accordance with SDP, subdivision plans (if required),
and all applicable State and local laws, codes, and regulations applicable to this MPUD.
Except where specifically noted or stated otherwise, the standards and specifications of the
LDC shall apply to this project, even if the land within the MPUD is not to be platted. The
developer, its successors and assigns, shall be responsible for the commitments outlined in
this Document.
The developer, its successors or assignee, shall follow the Master Development Plan and the
regulations of the MPUD, as adopted, and any other conditions or modifications as may be
agreed to in the rezoning of the property. In addition, any successors or assignee in title to
the developer are bound by any commitments within this Document. These commitments
may be assigned or delegated to a condominium/ homeowners’ association to be created by
the developer. Upon assignment or delegation, the developer shall be released from
responsibility for the commitments.
6.3 TRANSPORTATION
The development of this MPUD Master Development Plan shall be subject to and governed
by the following conditions:
A. All internal roads, driveways, alleys, pathways, sidewalks and interconnections to
adjacent developments shall be operated and maintained by an entity created by the
developer and Collier County shall have no responsibility for maintenance of any
such facilities.
AB. If any required turn lane improvement requires the use of existing County rights-of-
way or easements, compensating right-of-way shall be provided without cost to
Collier County as a consequence of such improvement.
CB. If, in the sole opinion of Collier County, a traffic signal, or other traffic control
device, sign or pavement marking improvement within a public right-of-way or
easement is determined to be necessary, the fair share cost of such improvement
shall be borne by the developer.
Exhibit A to HEX No. 2015-42
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DC. The applicant shall reserve rights-of-way for the future Collier Boulevard extension
and Immokalee Road expansion and intersection improvements as depicted on the
MPUD Master Plan (Right-of-way Reservations Tracts A, B, and C, totaling 7.42 +/-
acres). The applicant shall receive impact fee credits in exchange for Right-of-way
Reservation Tract B (0.47 acres), but shall not receive impact fee credits for the
reservation and eventual dedication of Right-of-way Reservation Tracts A and C.
The applicant shall convey by deed, in fee simple, at no cost to the County (other
than the aforementioned impact fee credits for Tract B) all lands reserved as depicted
on the MPUD Master Plan (as noted herein) within 90 days of written request of the
County.
ED. The applicant shall construct a twelve foot (12’) asphalt greenway within the
Immokalee Road canal right-of-way, or within the adjacent right-of-way reservation
area, at the discretion of the Collier County Transportation Services Division. The
greenway shall be located on the north side of the canal and shall connect to the
greenway that Collier County is constructing to the west of the Tree Farm MPUD
property. The developer shall provide five (5) parking spaces for public use in close
proximity to and accessible from the greenway. These parking spaces may be
located within the Commercial Tract, and may be located within the Right-of-way
Reservation Tract “A” on a temporary or permanent basis, with approval from
Collier County Transportation Services Division. The greenway shall be constructed
prior to the issuance of the first certificate of occupancy (CO) within the MPUD.
FE. The applicant shall design the project stormwater management system so as to accept
and treat stormwater from fifty percent (50%) of the impervious area of proposed
extension of Collier Boulevard adjacent to the Tree Farm MPUD, in accordance with
South Florida Water Management District permitting requirements.
GF. The applicant shall be responsible for fair share costs of improvements to the
Immokalee Road/Collier Boulevard intersection, including bridge replacement
and/or widening as may be necessary to construct a minimum of two north and two
southbound through lanes as well as necessary turn lanes
HG. The applicant shall ensure that any easements necessary to facilitate interconnections
to properties to the west as shown on the MPUD Master Plan shall be granted by the
appropriate instrument(s) at the time of submittal of the first development order
application.
IH. No certificate of occupancy (CO) for development within the Tree Farm MPUD
will be issued until 6 laning of the following roadway segments has been
substantially completed (that is fully open to traffic):
1. Immokalee Road from Collier Boulevard west to I-75
2. Immokalee Road from Collier Boulevard East to 43rd Avenue N.W.Oil Well
Road
3. Collier Boulevard from Immokalee Road south to Golden Gate Boulevard.
Exhibit A to HEX No. 2015-42
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HI. Should it become necessary or desirable to construct a wall to mitigate the impacts
of noise from Collier Boulevard or Immokalee Road, the developer owner successor
or assignee shall be responsible for the costs of designing and installing said wall or
walls for the portion adjacent to the project boundary.
J. The Tree Farm MPUD TIS was based on a development scenario that assumed a
variety of commercial uses and a maximum of 281 multi-family units. The total trip
generation was estimated in the TIS to be 580 PM peak hour two-way external trips
to adjacent streets based on ITE trip generation rates. The development scenario
analyzed in the TIS may change. However, the Project’s estimated trip generation
will not exceed a maximum of 580 PM peak hour two-way external trips to adjacent
streets.
6.4 UTILITIES
The development of this MPUD Master Development Plan shall be subject to and governed
by the following conditions:
A. The developer shall reserve two one (1) areas to be granted as an easements to
Collier County for a raw water wells. The dimensions of these this well easements
shall not to exceed 100 feet by 100 feetbe at a maximum 80 feet by 50 feet. The
approximate location of thisthese well easements is depicted on the MPUD Master
Plan. The northerly raw water well easement site is located at the northeastern
corner of the MPUD, and can be accessed from Immokalee Road ExtensionCollier
Boulevard Extension. There are two possible locations for the southerly raw water
well easement site, Option A is located on the westerly boundary of the project,
south of the “P” Preserve Tract, and is adjacent to an internal drive which, if
selected, will include the necessary access and utility easements. Option B is located
at the southeast corner of the project and is located adjacent to Right-of-way
Reservations Tracts A and B, and can be accessed from Immokalee Road Extension.
The grant of these this easements shall occur at the time of site development plan or
final plat approval for the area within the development phase that contains the
respective well easement sites. At the time of the site development plan and/or final
plat submittal, the developer shall provide the well site easement that meets the
standard setback requirements for water wells. The developer shall also provide a
temporary access easement within Right-of-way Reservation Tract C should the
Collier County Utilities Division require access to the well sites prior to the grant of
said right-of-way to Collier County.
6.5 ENVIRONMENTAL
A. The development shall comply with the guidelines and recommendations of the U.S.
Fish and Wildlife Service (USF&WS) and the Florida Fish and Wildlife
Conservation Commission (FFWCC) regarding potential impacts to “listed species”.
A Big Cypress Fox Squirrel Management Plan shall be submitted to Environmental
Exhibit A to HEX No. 2015-42
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Services Staff for review and approval prior to site plan/construction plan approval.
Where protected species are observed on site, a Habitat Management Plan for those
protected species, or their habitats shall be submitted to Environmental Services
Staff for review and approval prior to site plan/construction plan approval.
6.6 AFFORDABLE-WORKFORCE HOUSING:
A. The applicant shall provide 15% of the total units built in the project in the
affordable housing price range or workforce housing, i.e., for those who earn up to
150% of the median income as calculated annually using the Collier County median
income figure for a family of four as determined by the United States Housing and
Urban Development Department (HUD). The applicant will use the most current
median income figure as defined above at the time of sale to determine if that unit
falls into the 150% median income or below. Currently, that would allow a sales
price of up to $321,000. The applicant will provide verification of the sales prices to
Collier County’s Housing and Human Services Department. The form of
verification shall be determined between the applicant and the Collier County
Housing and Human Services Division.
B. The applicant shall make voluntary contributions to the Collier County Affordable
Housing Trust Fund of $1,000 per dwelling unit and $0.50 per commercial square
foot built in the project.
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Exhibit A to HEX No. 2015-42
Page 30 of 38
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Page 33 of 38(Note: This page is deleted, and replaced by the two pages that follow)
Exhibit A to HEX No. 2015-42 Page 34 of 38
Exhibit A to HEX No. 2015-42 Page 35 of 38
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Page 37 of 38
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Exhibit A to HEX No. 2015-42
Page 38 of 38
Tree Farm MPUD
Legal Description
March 19, 2018 Page 1 of 1
Legal Description
BEING PART OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, OF COLLIER COUNTY,
FLORIDA.
PARCEL 1:
THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE NORTHEAST QUARTER (1/4)
OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, EXCEPTING
AND RESERVING THEREFROM THE EAST 30 FEET AND SOUTH 30 FEET THEREOF AS ACCESS
EASEMENT FOR HIGHWAY RIGHT-OF-WAY.
PARCEL 2:
THE EAST HALF (1/2) OF THE NORTHEAST QUARTER (1/4) OF THE SOUTHEAST QUARTER (1/4)
OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, EXCEPTING
AND RESERVING THEREFROM THE EAST 30 FEET AND THE NORTH 30 FEET THEREOF AS AN
ACCESS EASEMENT FOR HIGHWAY RIGHT-OF-WAY.
PARCEL 3:
THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE SOUTHEAST QUARTER (1/4)
OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, SUBJECT
TO AN EASEMENT FOR PUBLIC RIGHT- OF-WAY OVER AND ACROSS THE EAST 30 FEET THEREOF;
AND EXCEPTING THE SOUTH 100 FEET THEREOF FOR CANAL RIGHT-OF-WAY.
COMMENCING AT THE NORTHEAST CORNER OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26
EAST;
THENCE ALONG THE EAST LINE OF THE NORTHEAST QUARTER (1/4) OF SAID SECTION 22,
R. 00°51'06" E., A DISTANCE OF 1334.40 FEET TO THE POINT OF BEGINNING OF THE PARCEL
HEREIN DESCRIBED;
THENCE CONTINUE ALONG THE SAID EAST LINE, S. 00°51'06" E., A DISTANCE OF 1334.40 FEET
TO THE EAST QUARTER (1/4) CORNER OF SAID SECTION 22; THENCE ALONG THE EAST LINE OF
THE SOUTHEAST QUARTER (1/4) OF SAID SECTION 22,
S. 00°50'18" E., A DISTANCE OF 2569.47 FEET TO A POINT ON THE NORTH LINE OF A 100 FEET
WIDE CANAL RIGHT-OF-WAY;
THENCE LEAVING THE SAID EAST LINE, N. 89°57'31" W., A DISTANCE OF 660.13 FEET ALONG
THE SAID NORTH LINE;
THENCE LEAVING THE SAID NORTH LINE, N. 00°44'25" W., A DISTANCE OF 2568.56 FEET TO A
POINT ON THE EAST-WEST QUARTER (1/4) LINE OF SAID
SECTION 22;
THENCE LEAVING THE SAID EAST-WEST QUARTER (1/4) LINE N. 00°45'01" W., A DISTANCE OF
1334.03 FEET;
THENCE N. 89°56'17" E., A DISTANCE OF 653.36 FEET TO THE POINT OF BEGINNING OF THE
PARCEL DESCRIBED HEREIN.
CONTAINING 2,563,283.4 SQUARE FEET OR 58.84 ACRES MORE OR LESS. SUBJECT TO
EASEMENTS AND RESTRICTIONS OF RECORD.
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-5724
ADDRESSING CHECKLIST
Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Division
at 239-252-5724 or submit in person to the Addressing Section at the above address. Form must be signed by
Addressing personnel prior to pre-application meeting, please allow 3 days for processing.
Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE
PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section.
PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type)
BL (Blasting Permit)
BD (Boat Dock Extension)
Carnival/Circus Permit
CU (Conditional Use)
EXP (Excavation Permit)
FP (Final Plat
LLA (Lot Line Adjustment)
PNC (Project Name Change)
PPL (Plans & Plat Review)
PSP (Preliminary Subdivision Plat)
PUD Rezone
RZ (Standard Rezone)
SDP (Site Development Plan)
SDPA (SDP Amendment)
SDPI (Insubstantial Change to SDP)
SIP (Site Im provement Plan)
SIPI (Insubstantial Change to SIP)
SNR (Street Name Change)
SNC (Street Name Change – Unplatted)
TDR (Transfer of Development Rights)
VA (Variance)
VRP (Vegetation Removal Permit)
VRSFP (Vegetation Removal & Site Fill Permit)
OTHER
LEGAL DESCRIPTION of subject property or properties (copy of lengthy description may be attached)
FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one)
STREET ADDRESS or ADDRESSES (as applicable, if already assigned)
PROPOSED STREET NAMES (if applicable)
SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only)
LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right-
of-way
PROPOSED PROJECT NAME (if applicable)
SDP - or AR or PL #
SURVEY (copy - needed only for unplatted properties)
CURRENT PROJECT NAME (if applicable)
Rev. 6/9/2017 Page 1 of 2
n PUD Insubstantial Change
S22, T48S, R26E - see attached
00188040005, 00187400002 and 00187240000
8799 Immokalee Road
Tree Farm MPUD
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-5724
Please Return Approved Checklist By: Email Personally picked up
Applicant Name:
Signature on Addressing Checklist does not constitute Project and/or Street Name
approval and is subject to further review by the Operations Division.
FOR STAFF USE ONLY
Folio Number
Folio Number
Folio Number
Folio Number
Folio Number
Folio Number
Approved by: Date:
Updated by: Date:
IF OLDER THAN 6 MONTHS, FORM MUST BE
UPDATED OR NEW FORM SUBMITTED
Fax
Email/Fax:Phone:
Project or development names proposed for, or already appearing in, condominium documents (if application;
indicate whether proposed or existing)
Rev. 6/9/2017 Page 2 of 2
00187240000
10/2/2017
00187400002
00188040005
n
Sharon Umpenhour
239-947-1144 sumpenhour@gradyminor.com
Friday, September 29, 2017 12:08:34 PM - 16- Aerial Location Map.pdf - Foxit PhantomPDF
Friday, September 29, 2017 12:18:26 PM - 05 - 2015-7-15 Clean MPUD Doc.pdf - Foxit PhantomPDF
IMMOKALEE RD
COLLIER BLVDImmokalee RDESPLANADE BLVDPLATEAU RDQUARRY DRBELLAIRE BAY DR
TORRE VISTA LN
AMOUR CTCollier BLVDBurnt Pine DR
B
E
L
L
A
N
O C
T NICKEL RIDGE CIRPebblebrooke DRCAVANO ST
Broken Back RD WEATHERED STONE DR
Silk Oak LN
SAVONA CT
Bi
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Ac
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r
n
CI
RTREE FARM MPUD
Location Map .
SUBJECT
PROPERTY
750 0 750375 Feet
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
May 4, 2018
RE: Neighborhood Information Meeting (NIM);
PUDA-PL20170003446, Tree Farm Mixed-Use Planned Unit Development (MPUD)
Dear Property Owner:
You are invited to attend a neighborhood meeting held by D. Wayne Arnold, AICP, of Q. Grady Minor and
Associates, P.A. and Richard D. Yovanovich, Esq. of Coleman, Yovanovich and Koester, P.A., representing
TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC (Applicants) on:
Wednesday, May 23, 2018, 5:30 pm
At
Saint Monica’s Episcopal Church, 7070 Immokalee Road, Naples, FL 34119
TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC has submitted a formal application to Collier County,
seeking approval of an insubstantial change to a Planned Unit Development (PUD). This application
proposes to amend the MPUD to modify the permitted building setback adjacent to the neighboring
Addie’s Corner PUD in order to allow no building setback should there be a unified plan of development
for both properties. This change is consistent with language that exists within the approved Addie’s Corner
PUD. The applicant is also proposing to reduce the minimum unit size for multi-family dwellings from
1,000 square feet to 750 square feet consistent with the adjacent Addie’s Corner PUD.
The subject property (Tree Farm MPUD) is comprised of approximately 58.84± acres, located on the
Northwest quadrant of Immokalee Road and Collier Boulevard in Section 22, Township 48 South, Range
26 East, Collier County, Florida.
The Neighborhood Information Meeting is for informational purposes only, it is not a public hearing.
Project information is posted online at www.gradyminor.com/planning. If you have questions or
comments, they can be directed by mail, phone, fax or e-mail to: sumpenhour@gradyminor.com, phone
239-947-1144, fax 239-947-0375, Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs,
Florida 34134. Project information is posted online at www.gradyminor.com/planning.
Sincerely,
Sharon Umpenhour
Senior Planning Technician
Project Location Map
PL20170003446
500'
4/24/2018
Page 1 of 1
NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 SECT TWP RANGE LOTUNIT LEGAL
TBC TREE FARM 2 LLC % THE BROOKLINE COMPANIES LLC ATTN: JAMES T MURPHY 14004 ROOSEVELT BLVD STE 601C CLEARWATER, FL 33762---0000 22 48 26 22 48 26 E1/2 OF SE1/4 OF NE1/4, LESS THAT PORTION FOR R/W AS DESC IN OR 4413 PG 3838
HATCHER, MAXINE I 4190 BROKEN BACK RD NAPLES, FL 34119---9705 22 48 26 22 48 26 S1/2 OF N1/2 OF W1/2 OF SE1/4 OF NE 1/4
BLUE LAND HOLDINGS LLC 4175 BROKEN BACK RD NAPLES, FL 34119---0000 22 48 26 1 22 48 26 W1/2 OF S1/2 OF W1/2 OF SE1/4 OF NE1/4, LESS S 30FT
TBC TREE FARM 1 LLC % THE BROOKLINE COMPANIES LLC ATTN: WILLIAM B YEOMANS 14004 ROOSEVELT BLVD #601C CLEARWATER, FL 33762---0000 22 48 26 22 48 26 E1/2 OF SE1/4 OF SE1/4, LESS CANAL R/W S 100FT, LESS THOSE PORTIONS AS DESC IN OR 4413 PGS 3836-3838
CREEKSIDE WEST INC 2600 GOLDEN GATE PKWY NAPLES, FL 34105---0000 22 48 26 0 22 48 26 S1/2 OF W1/2 OF SE1/4 OF SE1/4, LESS R/W, OR 1514 PG 473, AND LESS R/W AS DESC IN OR 5087 PG 93, LESS PORTION AS
HATCHER, DAWN L P O BOX 111646 NAPLES, FL 34110---0000 22 48 26 22 48 26 N 1/2 OF N 1/2 OF W 1/2 OF SE 1/4 OF NE 1/4 5 AC OR 1526 PG 243
CC ADDISON PLACE LLC 2020 SALZEDO STREET 2ND FLOOR CORAL GABLES, FL 33134---0000 22 48 26 0 22 48 26 PART OF N1/2 OF W1/2 OF SE1/4 OF SE1/4, S1/2 OF W1/ 2 OF SE1/4 OF SE1/4, E1/2 OF E1/2 OF E1/2 OF SE1/4 OF SE1/4
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES, FL 34112---0000 22 48 26 22 48 26 THOSE PORTIONS FOR R/W AS DESC IN OR 4413 PG 3834
COLLIER COUNTY % OFFICE OF COUNTY ATTORNEY STE 800 NAPLES, FL 34112---0000 22 48 26 0 22 48 26 A PARCEL OF LAND AS DESC IN OR 5087 PG 93 1.5 AC
TREE PLATEAU CO INC 5637 STRAND BLVD #201 NAPLES, FL 34110---0000 26 48 26 26 48 26 NW1/4 OF NW1/4 LESS R/W & ADDITIONAL R/W DESC IN OR 2568 PG 1176 AND OR 3328 PG 1487
NAPLES COMMUNITY HOSPITAL INC 350 7TH ST N NAPLES, FL 34102---0000 23 48 26 1 CAMERON COMMONS UNIT ONE TRACT 1
CVS 75479 FL L L C % CVS CAREMARK CORPORATION 1 CVS DR #8927-01 WOONSOCKET, RI 02895---6146 23 48 26 1 CAMERON COMMONS UNIT ONE TRACT 2
JPMORGAN CHASE BANK NATL ASSN 1111 POLARIS PARKWAY MC OH1-0241 COLUMBUS, OH 43240---2050 23 48 26 1 CAMERON COMMONS UNIT ONE TRACT 3
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMEN RD #200 SARASOTA, FL 34232---0000 15 48 26 1 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES TRACT GC2 LESS ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES
FLOW WAY COMMUNITY DEVELOPMENT DISTRICT % JP WARD & ASSOCIATES LLC 2900 NE 12TH TER STE 1 OAKLAND PARK, FL 33334---0000 22 48 26 1 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL TRACT O1A
SCHLAGER, NORMA 134 LOGGING TRAIL RD DANBURY, CT 06811---0000 22 48 26 8 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 8
KUNZE, GREGORY S & TONI ANN 55 BALDWIN RD PATTERSON, NY 12563---0000 22 48 26 30 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 30
LIGHTSEY, EDDIE L 8770 CAVANO STREET EAST NAPLES, FL 34119---0000 22 48 26 33 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 33
WEISGAL, JAMES & NELLY 8763 CAVANO ST E NAPLES, FL 34119---0000 22 48 26 39 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 39
SETTEMBRINO, FRANK & CRYSTAL 8739 CAVANO ST EAST NAPLES, FL 34119---0000 22 48 26 45 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 45
LENNAR HOMES LLC 10481 BEN C PRT6 ML CYPRS PKWY FORT MYERS, FL 33966---6460 23 48 26 1 HERITAGE BAY COMMONS TRACT B-2
PEBBLEBROOK LAKES MASTER ASSOCIATION INC 8610 PEBBLEBROOKE DR NAPLES, FL 34119---9715 27 48 26 1 PEBBLEBROOKE LAKES TRACT 8, LESS THAT PORTION DESC IN OR 2397 PG 2190
PEBBLEBROOKE LAKES MASTER ASSOCIATION INC % SENTRY MANAGEMENT 2180 WEST SR 434 #5000 LONGWOOD, FL 32779---0000 27 48 26 2 PEBBLEBROOKE LAKES THAT PORTION OF TRACT 8 AS DESC IN OR 2397 PG 2190
BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY 3301 TAMIAMI TRL E NAPLES, FL 34112---4961 27 48 26 1 PEBBLEBROOKE LAKES THAT PORTION OF TRACT R-1 AS DESC IN OR 2279 PG 1915 & LYING N OF TRACT 8 OF
WALGREEN CO REAL ESTATE PROPERTY TAX PO BOX 1159 DEERFIELD, IL 60015---6002 27 48 26 1 PEBBLEBROOKE PLAZA LOT 1
MCDONALD'S CORPORATION C/O MICHAEL LEE ADAMS 1855 VETERANS PARK DR STE 203 NAPLES, FL 34109---0446 27 48 26 2 PEBBLEBROOKE PLAZA LOT 2
TINWOOD-PEBBLEBROOKE LLC C/O PROPERTY TAX DEPT PO BOX 790830 SAN ANTONIO, TX 78279---0830 27 48 26 3 PEBBLEBROOKE PLAZA LOT 3
QUARRY COMMUNITY ASSN INC % FIRSTSERVICE RESIDENTIAL 8975 KAYAK DRIVE NAPLES, FL 34120---0000 23 48 26 1 QUARRY PHASE 1 TRACT AA
QUARRY COMM DEV DISTRICT % SPECIAL DIST SERVICES 27499 RIVERVIEW CENTER BLVD UNIT # 253 BONITA SPRINGS, FL 34134---0000 23 48 26 1 QUARRY PHASE 1 TRACT L-49
QUARRY GOLF CLUB INC 8950 WEATHERED STONE DR NAPLES, FL 34120---0000 23 48 26 1 QUARRY PHASE 1 TRACT M
QUARRY COMMUNITY ASSOCIATION % FIRSTSERVICE RESIDENTIAL 8975 KAYAK DRIVE NAPLES, FL 34120---0000 14 48 26 1 QUARRY PHASE 2 TRACT C2
RINGHOFER, ROBERT B & JULIE C 9812 NICKEL RIDGE CIR NAPLES, FL 34120---0000 23 48 26 1 QUARRY PHASE 2 BLK N LOT 1
CARNEY, MICHAEL A & ROSE MARIE 9806 NICKEL RIDGE CIR NAPLES, FL 34117---0000 23 48 26 2 QUARRY PHASE 2 BLK N LOT 2
SUSAN HAPP LIVING TRUST 9800 NICKEL RIDGE CIR NAPLES, FL 34120---0000 23 48 26 3 QUARRY PHASE 2 BLK N LOT 3
HANLEY, TIMOTHY P & MONICA A 9796 NICKEL RIDGE CIRCLE NAPLES, FL 34120---0000 23 48 26 4 QUARRY PHASE 2 BLK N LOT 4
SANSONE, ELIZABETH & KENNETH 9792 NICKEL RIDGE CIR NAPLES, FL 34120---0000 23 48 26 5 QUARRY PHASE 2 BLK N LOT 5
WOLFS, RUDY & VERONICA 9788 NICKEL RIDGE CIR NAPLES, FL 34120---0000 23 48 26 6 QUARRY PHASE 2 BLK N LOT 6
LEVIN FLORIDA LAND TRUST 9784 NICKEL RIDGE CIR NAPLES, FL 34120---0000 23 48 26 7 QUARRY PHASE 2 BLK N LOT 7
KUNITZ, MARILYN S 9778 NICKEL RIDGE CIR NAPLES, FL 34120---4660 23 48 26 8 QUARRY PHASE 2 BLK N LOT 8
HADDAD, PAUL L 9774 NICKEL RIDGE CIR NAPLES, FL 34120---0000 23 48 26 9 QUARRY PHASE 2 BLK N LOT 9
SUSAN L WUDEL LIVING TRUST 5500 S SHADOW WOOD PLACE SIOUX FALLS, SD 57108---0000 23 48 26 10 QUARRY PHASE 2 BLK N LOT 10
HECKLER, MARK A & VERONICA 272 BRUNTFIELD CT VALPARAISO, IN 46385---8010 23 48 26 11 QUARRY PHASE 2 BLK N LOT 11
CASBARRO, JOSEPH & GEORGINA 9762 NICKEL RIDGE CIR NAPLES, FL 34120---4660 23 48 26 12 QUARRY PHASE 2 BLK N LOT 12
BARNETT, ROBERT M & KIM T 8718 WALTON POND CIR BLOOMINGTON, MN 55438---0000 23 48 26 13 QUARRY PHASE 2 BLK N LOT 13
KOVAR, JIRI JANA KOVAROVA 9754 NICKEL RIDGE CIR NAPLES, FL 34120---4660 23 48 26 14 QUARRY PHASE 2 BLK N LOT 14
ADAMS, CURTIS C & DEBRA J 9710 NICKEL RIDGE CIR NAPLES, FL 34120---4660 23 48 26 20 QUARRY PHASE 2 BLK N LOT 20
Published DailyNaples, FL 34110
Affidavit of PublicationState of FloridaCounties of Collier and Lee
Before the undersigned they serve as the authority, personally appeared Natalie Zollar who on oath says that she serves as Inside Sales Manager of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Na-ples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper.___________________________________________________________Customer Ad Number Copyline P.O.#_____________________________________________________________________________________
Q. GRADY MINOR & ASSOCIATES PA 1999143 Tree Farm Road PUD
Pub DatesMay 4, 2018
_______________________________________(Signature of affiant)
Sworn to and subscribed before meThis May 07, 2018
_______________________________________(Signature of affiant)
+NAPLESNEWS.COM ❚FRIDAY, MAY 4, 2018 ❚23A
NOTICE OF PUBLIC HEARING TO CONSIDER IMPOSITION OF SPECIAL
ASSESSMENTS PURSUANT TO SECTION 170.07, FLORIDA STATUTES, BY THE
QUARRY COMMUNITY DEVELOPMENT DISTRICT
NOTICE OF PUBLIC HEARING TO CONSIDER ADOPTION OF ASSESSMENT
ROLL PURSUANT TO SECTION 197.3632(4)(b), FLORIDA STATUTES, BY THE
QUARRY COMMUNITY DEVELOPMENT DISTRICT
NOTICE OF REGULAR MEETING OF THE QUARRY COMMUNITY
DEVELOPMENT DISTRICT
The Quarry Community Development District Board of Supervisors (“Board”) will hold
public hearings on Monday, May 21, 2018, at 1:30 P.M., at The Quarry Beach Club, 8975
Kayak Drive, Naples, Florida 34120, to consider the adoption of an assessment roll, the
imposition of special assessments to secure proposed bonds on benefited lands within the
Quarry Community Development District (“District”) relating to Pond Bank Reconstruction,
a depiction of which lands to be assessed is shown below, and to provide for the levy, collection
and enforcement of the special assessments. The areas to be improved are depicted in the
District’s Engineer’s Report, dated April 15, 2018 (the “Improvement Plan”).
The proposed schedule of assessments for the benefitting properties is as follows:
TABLE 1
Interest Rate = 3.05% and a Bond Size of $3,485,000*
Category #of Units/SqFt/
Acres
Maximum
Annual Debt
Assessment Per
Unit **
Maximum
Annual Debt
Assessment Per
Unit Type**
Bond Debt
Allocation Per
Unit
Luxury Coach 64 $243 $15,552 $2,615
Coach 212 $205 $43,460 $2,206
SF55 137 $273 $37,401 $2,942
SF67 165 $341 $56,265 $3,677
SF75 271 $455 $123,305 $4,902
SF90 51 $680 $34,680 $7,353
Golf Course 145 acres
Club House 30,000 SqFt $6,344 $6,344 $68,624
Beach Club 10,000 SqFt $6,344 $6,344 $68,624
Total $323,351
*Please note that the $3,485,000 Bond size is a maximum amount and in the event the total cost of the
2018 Project is less than $3,485,000, the annual assessments will be adjusted down accordingly.
** These amounts have been grossed up to include a 4% discount for early payment of assessments and
a 3.5% administrative and collection reimbursement and compensation to the County Tax Collector and
Property Appraiser.
The public hearing is being conducted pursuant to Chapters 170, 190 and 197,Florida
Statutes. A description of the property to be assessed and the amount to be assessed to each
piece or parcel of property may be ascertained at the office of the District’s Records Office
locatedat27499RiverviewCenterBlvd.,#253,BonitaSprings,Florida34134,(561)630-4922.
The District is a unit of special-purpose local government responsible for providing
infrastructure improvements for lands within the District. The infrastructure improvements
(“Improvements”) are currently expected to include, but are not limited to, Pond Bank
ReconstructionnecessitatedbythedamageHurricaneIrmacausedtotheDistrict’sstormwater
improvements, all as more specifically described in the Improvement Plan, on file and available
during normal business hours at the address provided above.
The District intends to impose assessments on benefited lands within the District in the
mannersetforthintheDistrict’s PreliminaryAssessmentMethodologyReport (the“Assessment
Report”), which is on file and available during normal business hours at the District Records
Office. The Assessment Report identifies each tax parcel identification number within the
District and assessments per parcel for each land use category that is currently expected to
be assessed. The method of allocating assessments for the Improvements to be funded by the
District will be determined by the volume of run off from each property benefited, as set forth
in more detail in the Assessment Report. Also, as described in more detail in the Assessment
Report, the District’s assessments will be levied against all benefitting property within the
District. Please consult the Assessment Report for more details.
The annual principal assessment levied against each parcel will be based on repayment over a
maximum of fifteen (15) years for the total debt allocated to each parcel. The District expects
to collect sufficient revenues to retire no more than $3,485,000 in debt to be assessed by the
District, exclusive of fees and costs of collection or enforcement, discounts for early payment
and interest.
The assessments may be prepaid in whole at any time, or may be paid in not more than fifteen
(15) annual installments subsequent to the issuance of debt to finance the improvements.
These annual assessments will be collected on the Collier County tax roll by the Tax Collector.
Alternatively, and subject to bondholder consent, the District may choose to directly collect
and enforce these assessments. All affected property owners have the right to appear at the
public hearing and the right to file written objections with the District within twenty (20) days
of the publication of this notice.
Also on Monday, May 21, 2018, at 1:30 P.M., at The Quarry Beach Club, 8975 Kayak Drive,
Naples, Florida 34120, the Board will hold a regular public meeting to consider matters related
to the construction of improvements; to consider matters related to a bond issue and special
assessments to finance improvements; to consider the services and facilities to be provided
by the District and the financing plan for same; and to consider any other business that may
lawfully be considered by the District. The Board meeting and hearings are open to the
public and will be conducted in accordance with the provisions of Florida law for community
development districts. The Board meeting and/or the public hearings may be continued in
progress to a date and time certain announced at the meeting and/or hearings.
If anyone chooses to appeal any decision of the Board with respect to any matter considered
at the meeting or hearings, such person will need a record of the proceedings and should
accordingly ensure that a verbatim record of the proceedings is made, which includes the
testimony and evidence upon which such appeal is to be based.
Any person requiring special accommodations at the meeting or hearings because of a
disability or physical impairment should contact the District Office at (561) 630-4922 at least
48 hours prior to the meeting. If you are hearing or speech impaired, please contact the
Florida Relay Service at 1-800-955-8770 for aid in contacting the District office.
Quarry Community Development District Location Map
Gulf of
Mexico VANDERBILT DRVANDERBILT DRTAMIAMI TRAILTAMIAMI TRAILAIRPORT-PULLING RDAIRPORT-PULLING RDINTERSTATE-75INTERSTATE-75IMMOKALEE RDIMMOKALEE RD
LEE COUNTYLEE COUNTY
COLLIER COUNTYCOLLIER COUNTY
WHITE BLVDWHITE BLVD
VANDERBILT BEACH RDVANDERBILT BEACH RD
PINE RIDGE RDPINE RIDGE RDLOGAN BLVDLOGANBLVDCOLLIER BLVDCOLLIERBLVDQUARRY COMMUNITY DEVELOPMENT DISTRICT
www.quarrycdd.org
April 27, 2018 & May 4, 2018 ND-1993625
NEIGHBORHOOD INFORMATION MEETING
Petition PUDA-PL20170003446, Tree Farm Mixed-Use
Planned Unit Development (MPUD)
The public is invited to attend a neighborhood meeting held by D. Wayne Arnold, AICP,
of Q. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esq. of Coleman,
Yovanovich and Koester, P.A., representing TBC Tree Farm 1, LLC and TBC Tree Farm
2, LLC (Applicants) on:
Wednesday, May 23, 2018, 5:30 pm
At
Saint Monica’s Episcopal Church, 7070 Immokalee Road, Naples, FL 34119
TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC has submitted a formal application
to Collier County, seeking approval of an insubstantial change to a Planned Unit
Development (PUD). This application proposes to amend the MPUD to modify the
permitted building setback adjacent to the neighboring Addie’s Corner PUD in order
to allow no building setback should there be a unified plan of development for both
properties. This change is consistent with language that exists within the approved
Addie’s Corner PUD. The applicant is also proposing to reduce the minimum unit size
for multi-family dwellings from 1,000 square feet to 750 square feet consistent with the
adjacent Addie’s Corner PUD.
The subject property (Tree Farm MPUD) is comprised of approximately 58.84± acres,
located on the Northwest quadrant of Immokalee Road and Collier Boulevard in Section
22, Township 48 South, Range 26 East, Collier County, Florida.
Business and property owners, residents and visitors are welcome to attend the
presentation. The Neighborhood Information Meeting is for informational purposes
only, it is not a public hearing. Project information is posted online at www.gradyminor.
com/planning. If you have questions or comments, they can be directed by mail,
phone, fax or e-mail to:
Sharon Umpenhour, Senior Planning Technician
Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs, Florida 34134
Phone: 239.947.1144 Fax: 239.947.0375 sumpenhour@gradyminor.com
May 4, 2018 ND-1999143
NORTH HAVEN, Conn. – A Connecti-
cut woman’s call to police to report that
she had escaped after being held hos-
tage for several days led to a standoff
and explosion in a barn behind her
home that left one person dead and nine
police officers injured, officials said
Thursday.
A regional police SWAT team respon-
ded to the property Wednesday after-
noon after the woman’s call and en-
countered a barricaded man. Officers
negotiated with him for hours before a
building on the property exploded
around 8:30 p.m.
The nine officers were treated for
non-life-threatening injuries, and the
remains of an unidentified person were
found on the property, state police
Trooper Kelly Grant said at a news con-
ference.
Grant said she couldn’t confirm the
identity of the body until an autopsy
was completed. The woman was not at
the home when police arrived Wednes-
day night, but Grant declined to release
her condition, saying it was part of the
investigation.
The owners of the property, Deborah
and John Sayre, were going through a
divorce, according to court records.
Deborah Sayre filed for divorce on April
18 and checked a box for a line that said
the marriage had “broken down irre-
trievably.” She did not return a phone
message Thursday.
John Sayre ran a plumbing business,
according to state business records. A
sign on the property warned visitors
there was danger and to keep out, ac-
cording to a Google map street view.
The woman told authorities she was
held against her will for several days,
North Haven First Selectman Michael
Freda said, citing what police officers
told him at the scene Wednesday.
North Haven Deputy Police Chief
Jonathan Mulhern said a woman called
police to report domestic violence and
police tried for hours to coax the man
outside.
“Come out, John,” police said into a
bullhorn aimed at the house before the
explosion.
Two of the injured officers were re-
leased from the hospital Thursday, ac-
cording to Freda, who said the others
who remained hospitalized were in
good spirits.
Official: Woman hostage
escaped before blast
Dave Collins
ASSOCIATED PRESS
Emergency personnel work at the scene of an explosion in North Haven, Conn.,
on Thursday. One person died and several officers were injured when a standoff
ended in the explosion Wednesday.JOHN WOIKE/HARTFORD COURANT VIA AP
Tree Farm MPUD 5-23-2018 NIM, PL20170003446
Page 1 of 6
Wayne Arnold: Okay. Good evening, everybody. I'm Wayne Arnold. This is the Neighborhood
Information Meeting for the Tree Farm insubstantial PUD Amendment. This is
Sharon Umpenhour, that's recording our neighborhood meeting. We have Dan
Waters who's here, he's from Peninsula Engineering, who's involved with both
Addie's Corner and some of the Tree Farm Project. And this is Tim Finn, who's a
County Employee, he's the Principal Planner handling this case. So, welcome,
and thank you.
Wayne Arnold: We're making some fairly small changes to the approved Tree Farm PUD. I've
got it outlined on the aerial photograph. And obviously you all mentioned you're
from the quarry. Are you from the neighborhood too?
Speaker 2: I'm from out of the neighborhood.
Wayne Arnold: Okay. All right. So you're familiar with the project. The Master Plan that's been
previously approved for the project is a little hard to read, it's such a long piece.
This is the portion immediately adjacent to-
Sharon U.: You're upside down.
Wayne Arnold: Oh?
Pat Tomaselli: That way.
Wayne Arnold: Oh. That way. Sorry.
Pat Tomaselli: Yeah, that way.
Wayne Arnold: This is the portion that's adjacent to Immokalee Road and these two are
residential tracts that extend north from the project. So, what we're proposing
to do is change two footnotes in the PUD that would allow us to have a zero
foot setback forward adjacent to the Addie's Corner Project. The Addie's Corner
Project was recently approved and it had a provision that where there's a joint
common site plan approval, that we could blend over the MPUD boundary. So
we've added that for the residential and the commercial. The Barron Collier
companies that own this have an interest in the Barron Collier Commercial
component, and would like to do one seamless site plan that would extend over
the common boundary.
Wayne Arnold: And then Dan's working on the apartments that are under construction, and
apartments are an allowed use in the Tree Farm, but we want the same
provision so they can also do a common joint plan and have a zero foot setback
for the residential component. I know Dan could probably point to where that
falls on this property.
Dan Waters: Yeah.
Tree Farm MPUD 5-23-2018 NIM, PL20170003446
Page 2 of 6
Wayne Arnold: Exactly. But we're also then proposing to modify the square footage of the
residential units that are currently permitted at 1000 square feet to go down to
750 square feet as a minimum. That's consistent again with the Addie's Corner
and the product that's been built there.
Wayne Arnold: And then we're making a couple of changes. There's been some ownership
entity changes that we're cleaning up in the PUD, and then there's a couple of
standard County Attorney conditions about how we monitor these projects and
there's something about we can't start site work until we get all of our permits,
which is kind of standard language, but those are really the changes. We're not
changing any of the intensity of what's been previously approved, and that
really sums up. I've got only one copy of the changes. I'm happy to give it to you
all to take with you, if you want, and I'd be happy to email it to you if you want
to give us an email address or something if you're interested.
Barbara Tomaselli: Okay, so basically they're apartments that are going in there, not stores?
Wayne Arnold: Well, the front part that's zoned for commercial. That's all of this. It's really
commercial and mixed use. So this would be commercial. And then that box on
Addie's Corner, it's going to run here and this was commercial tract, so
commercial tract is all of the frontage along Immokalee Road. And then they're
building an apartment complex at Addie's Corner back here and then this is
already zoned for residential, but we needed to reduce setback and we needed
the size reduction to match the development that's occurring in Addie's Corner
that you see under construction.
Barbara Tomaselli: And how many apartments are they planning on putting in that area?
Wayne Arnold: Dan, do you know?
Dan Waters: Yeah, so what we're-
Wayne Arnold: This is Dan Waters, just for the tape recorder.
Dan Waters: What we're looking at is basically this kind of tract. We can [inaudible 00:03:48]
by [inaudible 00:03:49] these two together. So we're doing our apartments up
here and we're going to look to do one additional building that sits right here.
Wayne Arnold: Where would that be on the Tree Farm PUD-
Dan Waters: So it would be right here. The white [inaudible 00:04:06] obviously.
Wayne Arnold: Right.
Dan Waters: And so essentially it will connect. If you were to go out there, that's built a year
from now, you wouldn't know that these were two separate projects. You'd
drive through the parking lot on this side, into the parking lot here and the
Tree Farm MPUD 5-23-2018 NIM, PL20170003446
Page 3 of 6
building will sit right there. So the building's on the property running away from
951.
Barbara Tomaselli: Okay. Can you just show me where 951 is.
Dan Waters: Sure.
Barbara Tomaselli: 951-
Dan Waters: So this is 951 here.
Barbara Tomaselli: Okay.
Dan Waters: That's Immokalee.
Barbara Tomaselli: Right, right.
Wayne Arnold: So where's that on here Dan?
Dan Waters: It ends up being kind of right about here. What we're going to do is about two
acres, right there.
Barbara Tomaselli: And what about the-
Dan Waters: On the western property line.
Barbara Tomaselli: ... property up further? Going up to the top, yeah-
Wayne Arnold: Those are residential tracts, and they're talking to different both apartment and
residential for sale project developers. I don't believe there's any deal that's
been made yet. We may be coming back for future amendments, depending on
who those entities are to deal with just restructuring and to satisfy whom they
are, but that's going to be the residential component only back there.
Barbara Tomaselli: Okay.
Wayne Arnold: Any other questions, comments?
Barbara Tomaselli: No I'm good.
Wayne Arnold: Would you like a copy of what we're proposing? It's only few pages so I'll just
give you ... those are the changing pages on the document. If you want to take
one of Sharon's cards, she can send you the complete PUD document if you're
interested and see how those changes are reflected in it.
Wayne Arnold: One of the other things we've done that's part of the record I guess is that we've
had ... there was a hearing examiner review and changes were made about two
Tree Farm MPUD 5-23-2018 NIM, PL20170003446
Page 4 of 6
years ago, a year and a half ago now, that we weren't involved in, but Sharon's
taken that document and codified it into what the new Ordinance will be for
what will be Tree Farm, at the County's request. But those aren't new changes,
those are just codification of the former approvals. Did I leave anything out?
Sharon U.: No we're getting scheduled for the hearing.
Wayne Arnold: Oh yeah. I should talk about that. This goes to the hearing examiner. Unless
there's some huge outcry from the neighborhood and it doesn't appear that
there's going to be, for these minor changes. So it'll probably go to the hearing
examiner, and we were exchanging emails just earlier today, that they're
looking for dates that are probably going to be in July.
Sharon U.: Yeah, I think so.
Wayne Arnold: Would not specify a date yet but it's probably going to be July when we have
that hearing, and it will be held at the community development offices at the
hearing examiner's room and he'll take public testimony if you want to show up,
if you got notice of this meeting, you'll probably get notice of the HEX hearing
and then we still have to put up the zoning signs as well, that would have the
name and date on them, and time.
Wayne Arnold: Ma'am, did you have ... would you like to have any of this documentation
emailed to you?
Gianna Luitzer (sp): Yeah sure. That's okay. Yeah.
Wayne Arnold: I'm sorry, I don't have a copy of it with me. Unless Sharon brought an extra one.
But she'll email ... are you emailable? Do you want to email Sharon-
Gianna Luitzer: Thank you.
Wayne Arnold: With your information, we'll be happy to get that back to you. Anything else?
Pat Tomaselli: No.
Wayne Arnold: No? Okay.
Barbara Tomaselli: I'm just going through to see who it was [inaudible 00:07:17].
Wayne Arnold: I think they're highlighted in strike-through underline.
Barbara Tomaselli: Yeah, is this going to be part of Addison's-
Wayne Arnold: The one building would be functionally part of Addison Place, and-
Dan Waters: That's correct.
Tree Farm MPUD 5-23-2018 NIM, PL20170003446
Page 5 of 6
Barbara Tomaselli: And other buildings are not the ones that are going to be smaller units?
Wayne Arnold: No, the reason that we're asking for that reduction to the 750 square feet is
because that's the size unit that they're currently building at Addison Place, the
smallest unit.
Dan Waters: Yeah we've got a one bedroom that's ... I think it's about 785 square feet, so we
want everything obviously to match, and have the same product everywhere so
...
Barbara Tomaselli: Okay.
Pat Tomaselli: How many buildings?
Dan Waters: That's [inaudible 00:07:57] in terms of in Addison, what we've got approved is
four residential buildings. We've got one here, two here and the one up here
and then we'll do one more over here if that's successful, yeah.
Wayne Arnold: So you'll have one building and-
Dan Waters: And again we'll ... everything for this one additional building will access with the
parking lot via [inaudible 00:08:20]-
Pat Tomaselli: Are you doing an entrance in Immokalee Road? [inaudible 00:08:22]?
Dan Waters: We're building one right now-
Pat Tomaselli: Over the canal?
Dan Waters: ... for access, yes, we're building a bridge, and had to re-route the canal and
things as part of County conditions, but-
Wayne Arnold: We're interconnected between Addison Place or Addie's Corner as it's known
and the Tree Farm PUD there's going to be a reverse frontage road that goes
between the bridge and Collier Boulevard.
Dan Waters: That's where the road that takes you through here.
Pat Tomaselli: Oh okay. All good.
Wayne Arnold: Feel free to give Sharon or me a call if you have any other questions and some
of this may change, as we continue to get toward hearing. The County Attorney
finds something or staff asks us to do something, so if you're interested, stay
plugged in. Do we have a link to this on our website, Sharon, or not?
Sharon U.: Yes.
Tree Farm MPUD 5-23-2018 NIM, PL20170003446
Page 6 of 6
Wayne Arnold: So, on our gradyminor.com website you can find a link to all these documents
that we update as we submit things to the County as well.
Sharon U.: The planning tab.
Wayne Arnold: Under planning on our website.
Pat Tomaselli: So you have no permits? You have no permits or anything?
Wayne Arnold: Well, there are permits in place for-
Dan Waters: Yeah, there are various levels. So they've got State permits from the Water
Management District for the water management system. No building permits or
anything like that yet. We'll be working on those.
Wayne Arnold: All right? All right? Closing [crosstalk 00:09:50]-
Pat Tomaselli: Thank you. Thank you. Thank you.
Wayne Arnold: Well, thank you all.
Barbara Tomaselli: Thank you.
Wayne Arnold: Good night. Thanks for coming up.
Pat Tomaselli: Okay.
Wayne Arnold: Bye.
Pat Tomaselli: Thank you.
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