Agenda 06/25/2019 Item #17B (Naples Heritage PUDA-Relocation of Tennis Center)06/25/2019
EXECUTIVE SUMMARY
This item requires that ex parte disclosure be provided by the Commission members. Should a
hearing be held on this item, all participants are required to be sworn in. Recommendation to
approve an Ordinance amending Ordinance No. 95-74, the Naples Heritage Golf and Country Club
Planned Unit Development; by revising the master plan to reduce the preserve tract by 2.90 acres
and add 2.90 acres as a recreation area for the relocation of the tennis center within Tract A, just
north of Naples Heritage Drive; and providing an effective date. The subject property, consisting of
558± acres, is located south of Davis Boulevard and west of Collier Boulevard in Sections 3, 4, 9
And 10, Township 50 South, Range 26 East, Collier County, Florida. [PL20180002619] (This is a
companion to Agenda Item 17.A)
OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and
recommendations along with the recommendations of the Collier County Planning Commission (CCPC)
regarding the above-referenced petition, render a decision regarding this rezoning petition, and ensure the
project is in harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained
CONSIDERATIONS: The subject property is located north of Naples Heritage Drive, West of the
driving range. The PUD is in Sections 3, 4, 9 and 10, Township 50 South, Range 26 East, Collier County,
Florida, consisting of 555.8 +/- acres. The petitioner is requesting to amend the Naples Heritage Golf and
Country Club (PUD), approved via Ordinance #95-74 by amending the PUD Master Plan to allow for the
revision of the master plan to reduce the preserve tract by 2.90 acres and add 2.90 acres as a recreation
area for the relocation of the tennis center within Tract A, of the PUD.
FISCAL IMPACT: The County collects impact fees prior to the issuance of building permits to help
offset the impacts of each new development on public facilities. These impact fees are used to fund
projects identified in the Capital Improvement Element (CIE) of the Growth Management Plan (GMP) as
needed to maintain an adopted Level of Service (LOS) for public facilities . Additionally, in order to meet
the requirements of concurrency management, the developer of every local development order approved
by Collier County is required to pay a portion of the estimated Transportation Impact Fees associated with
the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees
collected prior to issuance of a building permit include building permit review fees. Finally, additional
revenue is generated by application of ad valorem tax rates, and that revenue is directly related to the
value of the improvements. Please note that impact fees and taxes collected were not included in the
criteria used by staff and the CCPC to analyze this petition
GROWTH MANAGEMENT IMPACT: The GMP is the prevailing document to support land use
decisions, such as this proposed rezoning. Staff is required to make a recommendation regarding a
finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval,
approval with conditions, or denial of any rezoning petition. This petition is consistent with the GMP.
Future Land Use Element (FLUE):
Staff identified the FLUE policies relevant to this project and determined that the proposed amendment to
the PUD may be deemed consistent with the FLUE of the GMP. Please, see Attachment B - FLUE
Consistency Review for a more detailed analysis of how staff derived this determination.
Transportation Element: No transportation-related issues. Transportation review is not applicable.
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Conservation and Coastal Management Element (CCME): The petition is consistent with the
applicable provisions of the Conservation and Coastal Management Element (CCME) of the GMP. The
PUD requires retention of a minimum of 195.23 (35%) acres of existing native vegetation. The existing
preserve is 248 acres, and the applicant is requesting a reduction of 2.9 acres to reduce the preserve
amount to 245.1 acres that will remain under preservation and dedicated to Collier County.
LEGAL CONSIDERATIONS: This is an amendment to the existing Naples Heritage Golf and Country
Club PUD (Ordinance No.95-74). The burden falls upon the applicant for the amendment to prove that
the proposal is consistent with all of the criteria set forth below. The burden then shifts to the Board of
County Commissioners (BCC), should it consider denial, that such denial is not arbitrary, discriminatory
or unreasonable. This would be accomplished by finding that the amendment does not meet one or more
of the listed criteria
Criteria for PUD Amendments
Ask yourself the following questions. The answers assist you in making a determination for approval
or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or
other instruments or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense? Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed PUD with the goals, objectives and policies of the
Growth Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the
development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring
the adequacy of available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate
expansion.
8. Consider: Conformity with PUD regulations, or as to desirable modifications of such
regulations in the particular case, based on determination that such modifications are justified
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as meeting public purposes to a degree at least equivalent to literal application of such
regulations.
9. Will the proposed change be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan?
10. Will the proposed PUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested PUD Rezone result in the possible creation of an isolated district
unrelated to adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed
amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance
with existing zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
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23. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses under the
proposed zoning classification.
25. Consider: The impact of development resulting from the proposed PUD rezone on the
availability of adequate public facilities and services consistent with the levels of service
adopted in the Collier County Growth Management Plan and as defined and implemented
through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as
amended.
26. Are there other factors, standards, or criteria relating to the PUD rezone request that th e
Board of County Commissioners shall deem important in the protection of the public health,
safety, and welfare?
The BCC must base its decision upon the competent, substantial evidence presented by the written
materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies,
letters from interested persons and the oral testimony presented at the BCC hearing as these items relate
to these criteria. This item has been approved as to form and legality and requires an affirmative vote of
four for Board approval (HFAC).
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCCP
heard petition PUDA - PL20180002619, Naples Heritage Golf and Country Club, on June 6, 2019 and by
a unanimous vote of 7 to 0 recommended the forwarding of this petition to the Board of County
Commissioners (BCC) with a recommendation of approval.
RECOMMENDATION: Staff concurs with the recommendation of the CCPC, which is reflected in the
attached Ordinance and recommends that the Board approve the applicant’s request to amend the Naples
Heritage Golf and Country Club PUD.
Prepared by: Gil Martinez, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Naples Heritage Golf Country Club Staff Report- REVISED (PDF)
2. 3-FLUE Consistency Review Dated 5-9-19 (PDF)
3. Ordinance - Naples Heritage PUDA - 6.10.19 (PDF)
4. 4-NIM Materials (PDF)
5. [Linked] Application - Backup Materials Linked (PDF)
6. Legal Ad - Agenda ID 9229 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.B
Doc ID: 9229
Item Summary: This item requires that ex parte disclosure be provided by the Commission
members. Should a hearing be held on this item, all participants are required to be sworn in.
Recommendation to approve an Ordinance amending Ordinance No. 95-74, the Naples Heritage Golf and
Country Club Planned Unit Development; by revising the master plan to reduce the preserve tract by 2.90
acres and add 2.90 acres as a recreation area for the relocation of the tennis center within Tract A, just
north of Naples Heritage Drive; and providing an effective date. The subject property, consisting of 558±
acres, is located south of Davis Boulevard and west of Collier Boulevard in Sections 3, 4, 9 And 10,
Township 50 South, Range 26 East, Collier County, Florida. [PL20180002619] (This is a companion to
Agenda Item 17.A)
Meeting Date: 06/25/2019
Prepared by:
Title: – Zoning
Name: Gilbert Martinez
06/05/2019 10:23 AM
Submitted by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
06/05/2019 10:23 AM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 06/06/2019 4:50 PM
Zoning Michael Bosi Additional Reviewer Completed 06/07/2019 10:53 AM
Zoning Ray Bellows Additional Reviewer Completed 06/07/2019 3:28 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 06/10/2019 10:14 AM
Growth Management Department James C French Deputy Department Head Review Completed 06/10/2019 11:00 AM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 06/10/2019 4:30 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 06/10/2019 4:52 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 06/11/2019 7:20 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 06/11/2019 9:53 AM
County Manager's Office Geoffrey Willig Level 4 County Manager Review Completed 06/18/2019 9:41 AM
Board of County Commissioners MaryJo Brock Meeting Pending 06/25/2019 9:00 AM
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PUDA-PL20180002619, Naples Heritage Golf and Country Club PUD Page 1 of 13
June 6, 2019
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: JUNE 6, 2019
SUBJECT: PETITION NO: PUDA-PL20180002619 – NAPLES HERITAGE GOLF AND
COUNTRY CLUB PLANNED UNIT DEVELOPMENT (PUD)
PROPERTY OWNER/AGENT:
Owner:
Agent:
Naples Heritage Golf Country Club, Inc.
Kenneth Gaynor, President
8150 Heritage Club Way,
Naples, Fl 34112
Gina R. Green, P.E.
3310 1st Avenue North West
Naples, FL 34120
REQUESTED ACTION:
The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an
application to amend Ordinance No. 95-74, the Naples Heritage Golf & Country (PUD).
GEOGRAPHIC LOCATION:
The subject property is located North of Naples Heritage Drive, West of the driving range. The PUD
in Sections 3, 4, 9 and 10, Township 50 South, Range 26 East, Collier County, Florida, consisting of
555.8 +/- acres. (see location map, page 2).
PURPOSE/DESCRIPTION OF PROJECT:
The petitioner is requesting to amend the Naples Heritage Golf and Country Club (PUD), approved via
Ordinance #95-74 by amending the PUD Master Plan to allow for the revision of the master plan to
reduce the preserve tract by 2.90 acres and add 2.90 acres as a recreation area for the relocation of the
tennis center within Tract A, of the PUD.
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17.B.1Packet Pg. 2707Attachment: Naples Heritage Golf Country Club Staff Report- REVISED (9229 : Naples Heritage Golf and
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SURROUNDING LAND USE & ZONING:
This section of the staff report identifies the land uses and zoning classifications for properties
surrounding the boundaries of the Naples Heritage Golf and Country Club PUD.
North: Land Use; Conservation Easement. Zoned; PUD
East: Land Use; Golf Course. Zoned; PUD
South: Land Use; Naples Heritage Drive, Conservation Easement. Zoned; PUD
West: Land Use; Conservation Easement. Zoned; PUD
c
Subject
Site
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GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
The GMP is the prevailing document to support land use decisions, such as this proposed rezoning.
Staff is required to make a recommendation regarding a finding of consistency or inconsistency with
the overall GMP as part of the recommendation for approval, approval with conditions, or denial of
any rezoning petition. This petition is consistent with the GMP.
Future Land Use Element (FLUE):
Staff identified the FLUE policies relevant to this project and determined that the proposed amendment
to the PUD may be deemed consistent with the FLUE of the GMP. Please, see Attachment B – FLUE
Consistency Review for a more detailed analysis of how staff derived this determination.
Transportation Element: No transportation-related issues. Transportation review is not applicable.
Conservation and Coastal Management Element (CCME): The petition is consistent with the
applicable provisions of the Conservation and Coastal Management Element (CCME) of the GMP.
The PUD requires retention of a minimum of 195.23 (35%) acres of existing native vegetation. The
existing preserve is 248 acres, and the applicant is requesting a reduction of 2.9 acres to reduce the
preserve amount to 245.1 acres that will remain under preservation and dedicated to Collier County.
STAFF ANALYSIS:
Staff has completed a comprehensive evaluation of this land use petition, including the criteria upon
which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5, Planning
Commission Recommendation (commonly referred to as the “PUD Findings”), and Section 10.02.08.F,
Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which
establish the legal basis to support the CCPC’s recommendation. An evaluation relative to these
subsections is discussed below, under the heading “Zoning Services Analysis.”
Drainage: Drainage modifications resulting from this PUD Amendment are internal to the
developments Environmental Resource Permit (ERP) and will not impact the County’s drainage
systems. Modifications to the development’s drainage system will be reviewed and approved by the
District and Collier County GMD staff during the site development process.
Environmental Review: Environmental Planning staff has reviewed the PUDA petition for the
environmental components of the project. A minimum of 195.23 acres (35%) of native vegetation are
required to be retained for the PUD. The existing PUD Master Plan provides 248 acres of Preserve.
The request is to change 2.9 acres of preserve to golf course (248 – 2.9 acres of existing preserve =
245.1 acres of remaining preserve). The proposed PUD Master Plan provides 245.1 acres of Preserve,
which meets the minimum 35% preservation requirement in accordance with LDC section 3.05.07.
Stiff-leaved wild-pines (Tillandsia fasciculata) observed in the area to be vacated are required to be
relocated into preserves in accordance with LDC section 3.04.03; no listed species were observed on
the property.
Landscape Review: No new landscape deviations are being requested. Landscape review is not
applicable.
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School District: The Collier County School District does not have any issue with the proposed
amendment as it will not impact the District’s level of service.
Transportation Review: No transportation-related issues. Transportation review is not applicable.
Utilities Review: Review was not applicable since the proposed amendment involved an expansion
of the amenity site (i.e., no impact to public utilities).
Zoning Services Analysis: The Naples Heritage Golf & Country Club is proposing to Amend the PUD
Master Plan to convert 2.90 acres of Preservation Area to Golf Course/Recreational area. The
Clubhouse at Naples Heritage proposes to relocate their tennis facility to this site from the main
clubhouse site so that they can renovate their clubhouse amenities and create additional parking for the
clubhouse to alleviate parking issues that occur during the seasonal months when the population of the
club is at its maximum.
It is important to note this petition is contingent on approval of a petition for a Vacation of Easement
PL20190000439 which is scheduled to be heard by the Board of County Commissioner on June 11,
2019.
The following is a summary for the necessity and benefits of the accompanying Vacation of Easement:
According to the plat, Tract C1, a Conservation and Buffer Easement, was dedicated to the County without maintenance responsibility, and dedicated to Naples Heritage Golf and Country Club, Inc., with maintenance responsibility. According to the Quit-Claim Deed dated January 8, 1999, recorded in O.R. Book 2507, Page 2235, Naples Heritage Community Development District is fee simple owner of the subject property. The Naples Heritage Golf & Country Club is proposing to vacate a portion of Tract C-1 of the Naples Heritage Golf & Country Club Phase One Plat in order to relocate their tennis center facility from the main clubhouse campus. Due to changes over the past 20 years for this Club,
the demographics of the members have changed, and the main clubhouse campus can no longer provide the space needed to accommodate all the activities that are available for the members. When the project was built in the late 1990s, golf was the primary amenity at the club. Present
day demographic is more active and plays tennis, uses the fitness center and the swimming pool more than when the club was constructed. This has created a parking issue during the seasonal months at the club. The tennis center has seen a 500% increase in participation. The relocation of this tennis center will allow the club to continue to provide all its amenities and alleviate a parking issue during the season at the clubhouse. This parking issue has been witnessed by the local fire department, and they have spoken to the club about the issue and the need for it to be addressed.
The public benefit of vacating this conservation and Buffer easement to allow the relocation of the tennis center, which would alleviate the parking issues on the clubhouse site. Removing the tennis center would allow the addition of 69 spaces to the clubhouse site for a total of 262 spaces. The new tennis center would also have 20 spaces and golf cart parking at its new facility, which is adjacent to the existing driving range. This would alleviate the safety concerns of the parking of cars along the club entry drive which hinders first responders when there is a call to the site.
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PUD FINDINGS:
LDC Section 10.02.13.B.5 states that “In support of its recommendation, the CCPC shall make findings
as to the PUD Master Plan’s compliance with the following criteria in addition to the findings in LDC
Section 10.02.08”:
1. The suitability of the area for the type and pattern of development proposed in relation
to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
Staff has reviewed the proposed amendment and believes the uses and property development
regulations are compatible with the development approved in the area.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments, or for amendments in those proposed, particularly as they may
relate to arrangements or provisions to be made for the continuing operation and maintenance
of such areas and facilities that are not to be provided or maintained at public expense.
Documents submitted with the application were reviewed by the County Attorney’s Office and
demonstrate unified control of the property.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the Growth Management Plan (GMP).
County staff has reviewed this petition and has offered an analysis of conformity with the relevant
goals, objectives, and policies of the GMP within the GMP Consistency portion of this staff report on
pages 4.
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
As described in the Staff Analysis section of this staff report, no new landscape deviations are being
requested. Staff recommends approval.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The usable open space areas are increasing; therefore, no deviation from the required usable open space
is being requested, and compliance would be demonstrated at the time of SDP or PPL.
6. The timing or sequence of development for the purpose of ensuring the adequacy of
available improvements and facilities, both public and private.
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The roadway infrastructure is sufficient to serve the proposed project, as noted in the consistency
review. Finally, the project’s development must comply with all other applicable concurrency
management regulations when development approvals are sought, including but not limited to any plats
and site development plans.
7. The ability of the subject property and of surrounding areas to accommodate expansion.
The area has the adequate supporting infrastructure, including Collier County Water-Sewer District
potable water and wastewater mains, to accommodate this project based upon the commitments made
by the petitioner, and the fact that adequate public facilities requirements will continuously be
addressed when development approvals are sought.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations in
the particular case, based on determination that such modifications are justified as meeting
public purposes to a degree at least equivalent to literal application of such regulations.
All future development proposed on the Naples Heritage Golf & Country Club PUD would have to
comply to the LDC and other applicable codes. The petitioner is not requesting any deviations from
the LDC.
Rezone Findings:
LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and
recommendations to the planning commission to the Board of County Commissioners…shall show that
the planning commission has studied and considered proposed change in relation to the following when
applicable”:
1. Whether the proposed change will be consistent with the goals, objectives, and policies of
the Future Land Use Map and the elements of the GMP.
Comprehensive Planning staff determined the subject petition is consistent with the goals, objectives,
and policies of the (FLUM) and other elements of the GMP.
2. The existing land use pattern.
The existing land use pattern (of the abutting properties) is described in the Surrounding Land Use and
Zoning section of this staff report. The proposed use would not change the existing land use patterns
of the surrounding properties.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The property is currently zoned PUD and would remain as such.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
This petition does not propose any change to the boundaries of the PUD. The Master Plan would be
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updated by relabeling the subject property.
5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
Yes. Due to demographic changes, the requested rezoning will allow the club to continue to provide all its amenities and alleviate a parking issue during peak season at the clubhouse. The current condition has exasperated a parking issue that has been witnessed by the local fire department, and they have spoken to the club about the issue and the need for it to be addressed.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed PUD Amendment is not anticipated to adversely influence living conditions in the
neighborhood.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of peak volumes
or projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety.
The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation
Element consistency review. Finally, the project’s development must comply with all other applicable
concurrency management regulations when development approvals, including but not limited to any
plats and or site development plans, are sought.
8. Whether the proposed change will create a drainage problem.
The proposed PUD Amendment request is not anticipated to create drainage problems in the area,
provided stormwater best management practices, treatment, and storage on this project will be
addressed through Environmental Resource Permitting (ERP) with the South Florida Water
Management District (SFWMD). County staff will evaluate the project’s stormwater management
system, calculations, and design criteria at time of SDP and/or PPL.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
It is not anticipated the changes proposed to this PUD Amendment would seriously reduce light or air
to the adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent areas.
This is a subjective determination based upon anticipated results, which may be internal or external to
the subject property. Property valuation is affected by a host of factors including zoning; however,
zoning by itself may or may not affect values, since value determination is driven by market value.
11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
Staff does not anticipate this amendment serving as a deterrent to the improvement of residential
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adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasting with the public welfare.
If the proposed development complies with the GMP through the proposed amendment, then that
constitutes a public policy statement supporting zoning actions when they are consistent with said
Comprehensive Plan. In light of this fact, the proposed change does not constitute a grant of special
privilege. Consistency with the FLUE is further determined to be a public welfare relationship because
actions consistent with plans are in the public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The subject property can be used in accordance with existing zoning; however, the proposed
reconfiguration Preservation Area to Recreational Area cannot be achieved without amending the PUD.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the
County.
It is staff’s opinion that the proposed amendment to Naples Heritage Golf and Country Club will not
be out of scale with the needs of the community.
15. Whether is it impossible to find other adequate sites in the County for the proposed use
in districts already permitting such use.
The petition was reviewed for compliance with the GMP and the LDC, and staff does not specifically
review other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration, which would
be required to make the property usable for any of the range of potential uses under the proposed
zoning classification.
Any development anticipated by the PUD Document would require considerable site alteration, and
this project will undergo extensive evaluation relative to all federal, state, and local development
regulations during the SDP and platting processes, and again later as part of the building permit process.
17. The impact of development on the availability of adequate public facilities and services
consistent with the levels of service adopted in the Collier County Growth Management Plan and
as defined and implemented through the Collier County Adequate Public Facilities Ordinance,
as amended.
The activity proposed by this amendment would have no impact on the availability of adequate public
facilities and services.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in the protection of the public health, safety, and welfare.
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ENVIRONMENTAL REVIEW:
This project does not require Environmental Advisory Council (EAC) review, as this project did not
meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier
County Codes of Laws and Ordinances.
NEIGHBORHOOD INFORMATION MEETING (NIM):
On May 9, 2019, the applicant held a duly advertised NIM at the Naples Heritage Golf & Country Club
located at 8150 Heritage Club Way, Naples, FL 34112. The meeting commenced promptly at 5:30 PM
and ended shortly after 6:00 PM. There were approximately 35 people in attendance, mostly residents
of Naples Heritage Golf & Country Club. The applicant’s team communicated the nature of the PUDA
in a clear and concise manner, and there wasn’t any evidence of opposition.
The applicant did have a procedural mishap. Although the meeting was conducted with audio
recording, there was a problem with the recording device. Hence, there is not a recording of the
meeting. A copy of the NIM summary and sign-in sheet are included in Attachment C. Staff concurs
with the summary and is an agreement that it is reflective of the personally witnessed proceedings.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney’s Office reviewed this staff report on May 28, 2019.
RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward Petition PUDA-
PL20180002619 to the Board of County Commissioners with a recommendation of approval.
Attachments:
A) Proposed Ordinance
B) FLUE Consistency Review
C) NIM Materials
D) Application - Backup Materials
17.B.1
Packet Pg. 2717 Attachment: Naples Heritage Golf Country Club Staff Report- REVISED (9229 : Naples Heritage Golf and Country Club)
ZONING DIVISION _ ZONING SERVICES SECTION
REVIEWED BY:
/1ryts?=
MIKE BOSI, AICP, DIRECTOR
ZONING DIVISION _ ZONING SERVICES SECTION
APPROVED BY:
PUDA-PL20180002619, Naples Heritage Golf and Country Club PUD
June 6,2019
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DATE
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DATE
RAYM /. BELLOWS, ZONING MANAGER
ISION _ ZONING SERVICES SECTION
AMES FRENCH, DEPUTY DEPARTMENT HEAD
GROWTH MANAGEMENT DEPARTMENT
Page 13 of 13
MARTINEZ, PRINCIPAL PLANNER
17.B.1
Packet Pg. 2718 Attachment: Naples Heritage Golf Country Club Staff Report- REVISED (9229 : Naples Heritage Golf and Country Club)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 2
Growth Management Department
Zoning Division
Comprehensive Planning Section
MEMORANDUM
To: Gil Martinez, Principal Planner
Zoning Division, Zoning Services Section
From: Sue Faulkner, Principal Planner
Zoning Division, Comprehensive Planning Section
Date: May 9, 2019
Subject: Future Land Use Element Consistency Review
PETITION NUMBER: PUDA - PL20180002619 - REV 2
PETITION NAME: Naples Heritage Golf & Country Club PUDA
REQUEST: The petitioner is requesting to convert ±2.9 acres of Preserve to Recreational area; decreasing the
total Preserve acres to ±219.1 acres. The Clubhouse at Naples Heritage proposes to relocate their tennis facility to
this newly designated Recreational area site from the main clubhouse site so that they can renovate their clubhouse
amenities and create additional parking for the clubhouse to alleviate parking issues that occur during season from
rise in usage of the golf, tennis center, fitness center and swimming pool.
LOCATION: The ±557.8-acre Naples Heritage Golf & Country Club Planned Unit Development (PUD) is located
on the south side of Davis Boulevard (SR 84) and the west side of Collier Blvd. (CR 951) in Sections 3, 4, 9 and
10, Township 50 South, Range 26 East. The PUD stretches east to west approximately 1.5 miles between Davis
Blvd. and Collier Blvd. and extends north to south approximately 1.6 miles from the northern most point at Davis
Blvd. The ±2.9-acre subject site for the petition’s proposed Golf Course/Recreational area is located less than 1,000
feet southeast of the intersection of Davis Blvd and Naples Heritage Blvd., on the north side of Naples Heritage
Drive, in Section 4, Township 50 South, Range 26 East.
COMPREHENSIVE PLANNING COMMENTS: The Naples Heritage Golf & Country Club PUD is identified
as Urban Designation, Urban Mixed Use District, Urban Residential Subdistrict and partially within the Residential
Density Band of Activity Center #6 on the Future Land Use Map (FLUM) of the Growth Management Plan (GMP).
The Naples Heritage Golf and Country Club PUD is already approved for recreational facilities; non-residential
uses listed include “Parks, open space and recreational uses” in the Urban Designation of the Future Land Use
Element (FLUE).
The Naples Heritage Golf and Country Club PUD (Ordinance #95-74) was approved December 12, 1995 for 799
dwelling units on 557.8 acres; which is an approved density of approximately 1.43 dwelling units per acre. The
Density Rating System of the FLUE allows up to a maximum of 4 dwelling units per acre in the Urban Residential
Subdistrict; and in the portion of the PUD that is located within the Residential Density Band, it would qualify for
a bonus of up to 3 additional dwelling units for up to a maximum of 7 dwelling units per acre (4 DUs + 3 DUs = 7
DUs).
17.B.2
Packet Pg. 2719 Attachment: 3-FLUE Consistency Review Dated 5-9-19 (9229 : Naples Heritage Golf and Country Club)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 2
Select FLUE Policies are shown below (in italics), followed by staff analysis in [bracketed bold text].
FLUE Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses,
as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18,
2004, as amended). [Comprehensive Planning staff leaves this determination to Zoning Services staff as part
of their review of the petition in its entirety.]
FLUE Objective 7 and Relevant Policies:
Due to the changes proposed (no changes in permitted uses, densities, or intensities) beyond the currently approved
Naples Heritage Golf & Country Club PUD, staff is of the opinion that a re-evaluation of FLUE policies under
Objective 7 (pertaining to access, interconnections, walkability, etc.) is not necessary.
CONCLUSION
This PUD amendment petition may be deemed consistent with the Future Land Use Element of the Growth
Management Plan.
PETITION ON CITYVIEW
cc: Michael Bosi, AICP, Director, Zoning Division
David Weeks, AICP, Growth Management Manager, Zoning Division, Comprehensive Planning Section
Raymond V. Bellows, Manager, Zoning Division, Zoning Services Section
PUDA-PL2018-2619 Naples Heritage R2.docx
17.B.2
Packet Pg. 2720 Attachment: 3-FLUE Consistency Review Dated 5-9-19 (9229 : Naples Heritage Golf and Country Club)
17.B.3
Packet Pg. 2721 Attachment: Ordinance - Naples Heritage PUDA - 6.10.19 (9229 : Naples Heritage Golf and Country Club)
17.B.3
Packet Pg. 2722 Attachment: Ordinance - Naples Heritage PUDA - 6.10.19 (9229 : Naples Heritage Golf and Country Club)
17.B.3
Packet Pg. 2723 Attachment: Ordinance - Naples Heritage PUDA - 6.10.19 (9229 : Naples Heritage Golf and Country Club)
Exhibit "A"
17.B.3
Packet Pg. 2724 Attachment: Ordinance - Naples Heritage PUDA - 6.10.19 (9229 : Naples Heritage Golf and Country Club)
Naples Heritage May 9, 2019 Neighborhood Information Meeting
Naples Heritage President, Ken Gaynor opened the meeting at 5:30 pm. He explained that the
purpose of this meeting was to explain that we are requesting the approval from Collier County
for a usage change of 2.9 acres from preserve to recreational and the meeting is required for
Collier County. We also explained that the need for relocating the tennis court was alleviate the
dangerous parking problem that the Club has. He asked that all questions be held until after the
presentation. He then introduced Professional Engineer Gina Green.
Gina Green had a power point presentation with two site plans describing the exact location of
the 2.9 acres. Also describing the location of our current tennis courts and the acreage we
would be returning to preserve as a requirement of the Army Corp of Engineers and South
Florida Water Management District. She also gave an overview of the previous petition for
placing the Tennis Facility on the 5.21 acre site that will now be placed into preserve area.
The floor was then open for questions and the responses were made by Ken Gaynor, Gina
Green, and Patrick Dorbad (General Manager of Naples Heritage).
Questions from Quentin Greely from Cedar Hammock:
He wanted to know how Naples Heritage was able to gain approval from each of the
three agencies (South Florida Water Management District, The Army Corps of Engineer, and
Collier County to be able to utilize preserve for recreational usage.
Response:
“Patience”. We described that we have been working with the three agencies over the
past two years and although we have had positive feedback, we have not yet received final
approval. Again, the reason for requesting the acreage was to eliminate our dangerous parking
problem.
Question from Richard Rutkowski Naples Heritage:
He wanted to know how the Army Corps will allow us to us their acreage when their
history was to not allow development of wetlands.
Response:
When no other location was suitable, we agreed to offer up 5 acres that is currently
recreational and recondition them to become and remain as preserve still however owned by
Naples Heritage. Also, we were required to purchase credits for Panther Island at a cost of
$120,000.
Question Kenneth Osborn Naples Heritage:
Will there be additional parking for the driving range near the new tennis complex.
Response:
Although there will be 20 parking spaces for cars, 10 spaces for golf carts and bike racks;
there will be none specifically for the driving range. It was explained to Mr. Osborn that we can
either provide a golf cart or a shuttle for him to get to the driving range.
17.B.4
Packet Pg. 2725 Attachment: 4-NIM Materials (9229 : Naples Heritage Golf and Country Club)
Question Ruff Warren Naples Heritage:
He has been hearing about a campus expansion for years without anything being done.
Why do we believe that it will happen this time?
Response:
He was given three important dates, two for Collier County June 6 (Planning
Commissioner Meeting) and June 25 (Collier County Commissioner Meeting) Also that we will
be on the South Florida Water Management District agenda for the June 13 meeting. If all of
these dates result in approvals we can continue with the permitting process.
Question Richard Rutkowski Naples Heritage:
Cedar Hammock made a similar request and was rejected how are we able to receive
approval to utilize current preserve acreage for a tennis complex? And when will we have
approval and when will the project be completed.
Response:
To our knowledge Cedar Hammock has not made an attempt to utilize existing preserve
areas for recreational purpose. Again, we hope to be approved because of our dangerous
parking situation. If all of our target dates are meet, we can hopefully begin the project no later
than early August.
Question Doug Hoyte Naples Heritage:
What will be happening to the 5‐acre parcel shown in blue on our site plan.
Response: It was explained that this was not part of the meeting but the following explanation
was given.
That area will be designated as preserve as part of the agreement with the Army Corps
of Engineers and will remain as such by Naples Heritage.
Question Bill Whelan Naples Heritage:
Will these be additional parking space at the tennis center for driving range use and
have we considered forming a political action committee in order to help us gain approval for
our project.
Response:
There will be parking spaces at the tennis complex which can be used for the driving
range when not being used by the tennis players. We have not formed a political action
committee but we have had individual meeting with four of the five County Commissioners and
each has stated that they will support our project.
Question James Goluszewski Naples Heritage:
With all of the delays will we still be able to deliver the campus expansion project on
budget.
Response:
If all of the previously mentioned dates are met, we will be on time and on budget. Also,
in the event of delays we remain committed to delivering the project on budget. He was also
reminded that the project has a $500,000 contingency built into the budget.
17.B.4
Packet Pg. 2726 Attachment: 4-NIM Materials (9229 : Naples Heritage Golf and Country Club)
Ken Gaynor thanked all who attended and for their questions an interest in this project.
17.B.4
Packet Pg. 2727 Attachment: 4-NIM Materials (9229 : Naples Heritage Golf and Country Club)
17.B.4Packet Pg. 2728Attachment: 4-NIM Materials (9229 : Naples Heritage Golf and Country Club)
17.B.4Packet Pg. 2729Attachment: 4-NIM Materials (9229 : Naples Heritage Golf and Country Club)
17.B.4Packet Pg. 2730Attachment: 4-NIM Materials (9229 : Naples Heritage Golf and Country Club)
17.B.4Packet Pg. 2731Attachment: 4-NIM Materials (9229 : Naples Heritage Golf and Country Club)
17.B.4Packet Pg. 2732Attachment: 4-NIM Materials (9229 : Naples Heritage Golf and Country Club)
17.B.6
Packet Pg. 2733 Attachment: Legal Ad - Agenda ID 9229 (9229 : Naples Heritage Golf and Country Club)
GINA R. GREEN, P.A.
PROFESSIONAL CIVIL
ENGINEER
Phone: 239-348-0500
Mobile: 239-229-6238
Fax: 866-720-4823
Email: ggreeneng@aol.com
3310 1st Avenue NW
Naples, Florida 34120
Intake Team
Collier County—Growth Management Division
2800 North Horseshoe Drive
Naples, Florida 34104
RE: Naples Heritage Golf & Country Club
PUD Amendment
To Whom It May Concern:
The Naples Heritage Golf & Country Club is proposing to Amend the PUD Master Plan to convert 2.87 acres of Con-
servation Area to Golf Course/Recreational area. The Clubhouse at Naples Heritage proposes to relocate their tennis
facility to this site from the main clubhouse site so that the can renovate their clubhouse amenities and create additional
parking for the clubhouse to alleviate parking issues that occur during the seasonal months when the population of the
club is at it maximum. When this club was developed in the late 1990’s, golf was the main amenity at the clubhouse.
Due to the demographic change of the club and the rise in active adults, the tennis center, fitness center and swimming
pool has seen increased activity which is creating the parking issues during season. By relocating the tennis center, this
will open up the clubhouse site to allow for more parking while rerouting the tennis activity to this new location.
The new tennis facility will be to the west and adjacent to the existing aqua driving range up the street and to the north of
the existing club house. The tennis facility will have it own parking lot for cars, golf carts and bicycles along with pe-
destrian access form the existing sidewalk along Naples Heritage Drive.
The renovation of the main clubhouse site and the relocation of the tennis center will modernize this development to
keep up with the new developments that are currently being built that offer facilities in line with the active adult life-
styles of today. This will help to maintain and/or increase the property values within this development .
March 4, 2019
Sincerely,
1
REZONING CRITERIA
COMPLIANT WITH LDC SECTION 10.02.08 F.
NAPLES HERITAGE GOLF & COUNTRY CLUB
10.02.08 F. Nature of requirements of planning commission report. When pertaining to the
rezoning of land, the report and recommendations of the planning commission to the board
of county commissioners required in 10.02.08 E. shall show that the planning commission
has studied and considered the proposed change in relation to the following, when
applicable:
1.Whether the proposed change will be consistent with the goals, objectives, and
policies and future land use map and the elements of the growth management plan.
The proposed recreational use is consistent with the Future Land Use Element (FLUE)
goals, objectives, and policies, and Future Land Use Map (FLUM), and the goals,
objectives and policies, as applicable, of the other elements of the growth management
plan.
2.The existing land use pattern.
The subject property is located within the Urban Residential (UR) Subdistrict. The UR
designation allows for relatively low density residential development. This parcel is
located within and is part of the Naples Golf & Country Club PUD. This change is
internal and will not impact any neighboring zoning.
3.The possible creation of an isolated district unrelated to adjacent and nearby
districts.
The 2.87 acre parcel is located within the existing Naples Heritage G & CC PUD, and
will not result in an isolated or unrelated district.
4.Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
Existing district boundaries were logically drawn in relation to existing conditions on the
property proposed for change.
5.Whether changed or changing conditions make the passage of the proposed
amendment necessary.
Changed or changing conditions do not make the passage of the proposed amendment
necessary; however, changing conditions are the driving factor behind this rezone
request. Naples Heritage would like to modernize and expand its existing recreational
facilities to remain competitive with other residential developments.
2
6.Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed change will not adversely influence living conditions in the neighborhood,
as the proposed use is compatible with surrounding uses, and adequate setbacks,
landscape buffers, and open space will be provided to protect living conditions.
7.Whether the proposed change will create or excessively increase traffic congestion
or create types of traffic deemed incompatible with surrounding land uses, because
of peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
The requested RPUD rezone will not create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses or otherwise
affect public safety. The recreational facility is for the private use of the members of
Naples Heritage Golf and Country club and their guests.
8.Whether the proposed change will create a drainage problem.
The requested PUD rezone will not create a drainage problem as it has been designed in
accordance with SFWMD and Collier Country stormwater design requirements and will
be permitted through these agencies.
9.Whether the proposed change will seriously reduce light and air to adjacent areas.
The requested rezone will not reduce light and air to adjacent areas as building heights
are limited and the PUD has been designed with ample open space including a native
preserve area, golf course, lakes, and perimeter landscape buffers.
10.Whether the proposed change will adversely affect property values in the adjacent
area.
The proposed change will not adversely affect property values in the adjacent area, as
surrounding areas are similarly zoned.
11.Whether the proposed change will be a deterrent to the improvement or
development of adjacent property in accordance with existing regulations.
The proposed change will not be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
12.Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
The proposed change does not constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
13.Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning.
3
The parcel is located with in the existing Naples Heritage Golf & Country Club PUD.
We are changing the designation of the Tract from Preserve to Golf Course to allow the
construction of the new tennis facility.
14.Whether the change suggested is out of scale with the needs of the neighborhood or
the county.
The request is to allow recreational facilities associated with an existing residential PUD,
which is not out of scale with the needs of the neighborhood or the county.
15.Whether it is impossible to find other adequate sites in the county for the proposed
use in districts already permitting such use.
While it is not impossible to find other adequate sites in the county for the proposed use
in districts already permitting such use, given the location of the 2.87-acre parcel and
the fact it is within the existing PUD, it would be difficult to find such a site.
16.The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
The physical characteristics of the property and the degree of site alteration required to
make the property usable under the proposed zoning classification is typical of, and not
different from, any other similar residential development in Collier County.
17.The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County growth
management plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended.
There is availability of public facilities and services consistent with the levels of service
adopted in the Collier County Growth Management Plan and as defined and implemented
through the Collier County Adequate Public Facilities Ordinance, to serve this project.
18.Such other factors, standards, or criteria that the board of county commissioners
shall deem important in the protection of the public health, safety, and welfare.
To be determined by the BCC.
NAPLES HERITAGE GOLF AND COUNTRY CLUB
Exhibit “A”
LIST OF PERMITTED USES
There are no changes proposed to the allowed permitted uses for this PUD Amendment as
established in the current PUD document.
NAPLES HERITAGE GOLF AND COUNTRY CLUB
Exhibit “B”
DEVELOPMENT STANDARDS
There are no changes to the development standards for this PUD Amendment as established in
the current PUD document.
NAPLES HERITAGE GOLF AND COUNTRY CLUB
Exhibit “D”
LEGAL DESCRIPTION
PROPERTY DESCRIPTION
The North half (N ½) of the North half (N ½) of Section 10, Township 50 South, Range 26 East,
Collier County, Florida, less the easterly 100 feet thereof.
AND
The East half (E ½) of Section 9, Township 50 South, Range 26 East, Collier County, Florida.
EXCEPT the Southeast Quarter (SE ¼) of the Southeast Quarter (SE ¼) of the Southeast Quarter
(SE ¼) of Section 9, Township 50 South, Range 26 East, Collier County, Florida.
ALSO EXCEPT the Southwest Quarter (SW ¼) of the Southwest Quarter (SW ¼) of the Southeast
Quarter (SE ¼) of Section 9, Township 50 South, Range 26 East, Collier County, Florida.
AND
The Southerly 1,370 feet of the Southeast Quarter (SE ¼) of Section 4, Township 50 South, Range
26 East, Collier County, Florida, lying southerly of Davis Boulevard (S.R. 84).
AND
The Southeast quarter (SE ¼) less the southerly 1,370 feet of Section 4, Township 50 South, Range
26 East, Collier County, Florida, lying southerly of Davis Boulevard (S.R. 84).
AND
The North half (N ½) of the West half (W ½) of the West half (W ½) of the Southwest quarter
(SW ¼) of Section 3, Township 50 South, Range 26 East, Collier County, Florida, lying
southerly of Davis Boulevard (S.R. 84).
NAPLES HERITAGE GOLF AND COUNTRY CLUB
Exhibit “E”
LIST OF REQUESTED LDC DEVIATIONS AND JUSTIFICATION OF EACH
There are no new deviations requested for this PUD Amendment. All deviations in the current
PUD document will remain.
NAPLES HERITAGE GOLF AND COUNTRY CLUB
Exhibit “F”
LIST OF DEVELOPMENT COMMITMENTS
There are no development commitments for this PUD Amendment. All development
commitments in the current PUD document will remain.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 1 of 3
PROPERTY OWNERSHIP DISCLOSURE FORM
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
NAPLES HERITAGE GOLF & COUNTRY CLUB, INC. 100%
KENNETH GAYNOR, PRESIDENT --
MICHAEL O'NEIL, VICE-PRESIDENT --
CATHY DUGGAN, SECRETARY --
JOHN CLAEYS, TREASURER --
PROPERTY DESCRIPTION
EXHIBIT “A”
NAPLES HERITAGE GOLF & COUNTRY CLUB
The North half (N ½) of the North half (N ½) of Section 10, Township 50 South, Range 26 East,
Collier County, Florida, less the easterly 100 feet thereof.
AND
The East half (E ½) of Section 9, Township 50 South, Range 26 East, Collier County, Florida.
EXCEPT the Southeast Quarter (SE ¼) of the Southeast Quarter (SE ¼) of the Southeast Quarter
(SE ¼) of Section 9, Township 50 South, Range 26 East, Collier County, Florida.
ALSO EXCEPT the Southwest Quarter (SW ¼) of the Southwest Quarter (SW ¼) of the Southeast
Quarter (SE ¼) of Section 9, Township 50 South, Range 26 East, Collier County, Florida.
AND
The Southerly 1,370 feet of the Southeast Quarter (SE ¼) of Section 4, Township 50 South, Range
26 East, Collier County, Florida, lying southerly of Davis Boulevard (S.R. 84).
AND
The Southeast quarter (SE ¼) less the southerly 1,370 feet of Section 4, Township 50 South, Range
26 East, Collier County, Florida, lying southerly of Davis Boulevard (S.R. 84).
AND
The North half (N ½) of the West half (W ½) of the West half (W ½) of the Southwest quarter
(SW ¼) of Section 3, Township 50 South, Range 26 East, Collier County, Florida, lying southerly
of Davis Boulevard (S.R. 84).
Notes:
1.Property and preserve boundaries for Tract RA provided by A. Trigo &
Associates
2.All other preserve boundaries are approximate and obtained from the
SFWMD GIS website or digitized from aerial photography.
CONCEPTUAL MASTER PLAN
. I �
- -I 1
0 750 1500
SCALE FEET
Property Line�
-� ----
Existing Preserve Areas Tract RA - Proposed Recreation Area
Formerly Designated at Preserve Area(2.90 Acres)
Wetland Impact Mitigation area(5.21 ac., South Florida Water Management District & Army Corps of Engineers
PERMIT USE ONLY, NOT FOR CONSTRUCTION
May 8 2019
Drawing: conceptual master
plan exhibit.DWG
Naples Heritage Planned Unit Development
PUDA 20180002619
�DEXBENDER
ENVIRONMENTAL CONSULTING
FORT MYERS 239-334-3680
NAPLES HERITAGE GOLF & COUNTRY CLUB
PUDA Environmental Information
(April 16, 2019)
The proposed PUDA consists of changing the land use for 2.87± acres within the Naples
Heritage Golf & Country Club. The entire 2.87± acres consists of native vegetation as
defined by Collier County LDC Section 3.05.07.A.1. Please see the attached Vegetation
Map and Protected Species Assessment for a discussion of the current conditions within
the 2.87േ acres.
The existing PUD is 557.8± acres in size. The pre-development acreage of “native
vegetation” (as currently defined by Collier County LDC Section 3.05.07.A.1) on the
property is not known. Based on several Florida Land Use, Cover, and Forms
Classification System (FLUCCS) codes used to delineate the pre-development vegetative
communities on-site (i.e. FLUCCS Code 424 – “Melaleuca/Schinus”) it is likely that a
portion of the property was not “native vegetation”. The proposed plan will result in 242.1±
acres of native wetland and upland preserves. Approximately 43 percent of the overall
PUD will consist of native wetland and upland preserves thereby substantially exceeding
the County’s native vegetation requirements.
Proposed wetland impacts are under review by the South Florida Water Management
District and it is anticipated that the Environmental Resource Permit will be issued soon.
Their review included an analysis of wetland impact minimization, cumulative wetland
impacts, potential listed species impacts, and wetland mitigation. The proposed project
is consistent with all applicable Collier County Conservation and Coastal Management
Elements of the Growth Management Plan and the Land Development Code.
Craig M. Smith of DexBender prepared the Protected Species Assessment. Mr. Smith
has been employed as a full time environmental consultant in southwest Florida since
1987. A copy of his credentials is attached.
Y:\NHG-1\County\Feb 2019 PUDA\Apil RAI\County Zoning Info.Docx
NAPLES HERITAGE GOLF & COUNTRY CLUB
TENNIS FACILITY
Section 4, Township 50 South, Range 26 East
Collier County, Florida
Protected Species Assessment
April 2019
Prepared for:
Naples Heritage Golf & Country Club
8150 Heritage Club Way
Naples, FL 34112
Prepared by:
DexBender
4470 Camino Real Way, Suite 101
Fort Myers, FL 33966
(239) 334-3680
1
INTRODUCTION
This 2.87 acre site is located within Naples Heritage Golf & Country Club east of
Naples Heritage Drive. The lands to the north of this area consist of preserved
wetlands within Naples Heritage Golf & Country Club. The aqua driving range is
located to the east. Naples Heritage Drive is to the south and west.
SITE CONDITIONS
The property is currently a forested conservation easement area dominated by native
plants.
VEGETATIVE CLASSIFICATIONS
The predominant vegetation associations were mapped in the field on 2016 digital 1” =
200’ scale aerial photography. The project boundary was obtained from Gina R. Green,
P. A. and inserted into the digital aerial. Two vegetation associations were identified
using the Florida Land Use, Cover and Forms Classification System (FLUCCS). Figure
1 depicts the approximate location and configuration of these vegetation associations
and Table 1 summarizes the acreages by FLUCCS Code. A brief description of each
FLUCCS Code is also provided below.
Table 1. Acreage summary by FLUCCS Code
FLUCCS
CODE DESCRIPTION ACREAGE
411 Pine Flatwoods 0.02
624 Cypress – Pine 2.85
Total 2.87
FLUCCS Code 411, Pine Flatwoods
The northwestern corner of the site contains widely scattered slash pines (Pinus elliottii)
in the canopy with dahoon holly (Ilex cassine) and myrsine (Rapanea punctata) in the
midstory. The ground cover is dominated by saw palmetto (Serenoa repens) with
widely scattered swamp fern (Blechnum serrulatum).
FLUCCS Code 624, Cypress – Pine
The remainder of the forested portion of the site is vegetated by a canopy of cypress
(Taxodium sp.) and slash pine. These species, as well as dahoon holly, cabbage palm
(Sabal palmetto), cocoplum (Chrysobalanus icaco), and wax myrtle (Myrica cerifera),
are present in the midstory. Ground cover consists primarily of swamp fern, muhly
grass (Muhlenbergia sp.), and saw-grass (Cladium jamaicense) with scattered areas of
red ludwigia (Ludwigia repens), maidencane (Panicum hemitomon), false nettle
(Boehmeria cylindrica), and climbing hemp weed (Mikania scandens).
3
SURVEY METHOD
Based on the general habitat types (FLUCCS Codes) identified on-site there is a
potential for a limited number of species listed as endangered, threatened, or species of
special concern by the Florida Fish and Wildlife Conservation Commission (FWC) or the
United States Fish and Wildlife Service (FWS) to potentially occur on the project site.
These species include gopher tortoise (Gopherus polyphemus), eastern indigo snake
(Drymarchon corais couperi), red-cockaded woodpecker (Picoides borealis), a variety of
wading birds, Big Cypress fox squirrel (Sciurus niger avicennia), Florida bonneted-bat
(Eumops floridanus), Florida black bear (Ursus americanus floridanus), and Florida
panther (Felis concolor coryi). The bald eagle (Haliaeetus leucocephalus), which has
been delisted by the FWC and FWS, is still protected by other regulations and was
therefore included in the survey. Please see Table 2 for additional listed species
included in the survey. In addition, per Collier County regulations three species of
orchids (Cyrtopodium punctatum, Encyclia cochleata, and E. tampensis) and four
species of wild pine (Tillandsia fasciculata, T. utriculata, T. balbisiana, and T. flexuosa)
which could potentially occur on-site were included in the survey.
Table 2. Listed Species That Could Potentially Occur On-site
FLUCCS
CODE
Percent
Survey
Coverage
Species Name Present Absent
411 95 Eastern Indigo Snake (Drymarchon corais
couperi)
Gopher Tortoise (Gopherus polyphemus)
Southeastern American Kestrel (Falco
sparverius paulus)
Florida Black Bear (Ursus americanus
floridanus)
Florida Bonneted-Bat (Eumops floridanus)
Florida Panther (Felis concolor coryi)
Red-Cockaded Woodpecker (Picoides
borealis)
√
√
√
√
√
√
√
624 95 Little Blue Heron (Egretta caerulea)
Tricolored Heron (Egretta tricolor)
Big Cypress Fox Squirrel (Sciurus niger
avicennia)
Everglades Mink (Mustela vison
evergladensis)
Florida Black Bear (Ursus americanus
floridanus)
Florida Bonneted-Bat (Eumops floridanus)
Florida Panther (Felis concolor coryi)
Red-Cockaded Woodpecker (Picoides
borealis)
√
√
√
√
√
√
√
√
4
In order to comply with FWC/FWS survey methodology guidelines, each habitat type
was surveyed for the occurrence of the species described above using meandering
pedestrian belt transects. The meandering pedestrian belt transects were spaced
approximately 60 feet apart. The approximate location of direct sighting or sign (such
as tracks, nests, and droppings) of a listed species, when observed, was denoted on
the aerial photography. The 1" = 200’ scale aerial Protected Species Assessment map
(Figure 1) depicts the approximate location of the survey transects and the results of the
survey. The listed species survey was conducted during the mid-day hours of August
23, 2018. The weather at the time of the survey was hot and sunny.
Prior to conducting the protected species survey, a search of the FWC listed species
database (updated June 2017) was conducted to determine the known occurrence of
listed species in the project area. The database indicated that a Florida panther (FP-
219) had been recorded in the general area (south of David Boulevard and west of
Collier Boulevard) between late 2013 and the fall of 2015 (Figure 2). That panther was
subsequently hit and killed by a vehicle on I-75 just west of the Collier Boulevard exit.
The database also indicated that Florida black bear have been recorded near the
property. The project site is located within a wood stork core foraging area but is not
within the panther Priority 1 or 2 zones. This search revealed no other known protected
species occurring on or immediately adjacent to the site.
SURVEY RESULTS
Collier County Plants
Stiff-leaved wild-pines (T. fasciculata) were observed in various locations across the
2.87 acre site. This species occur within the native wetland preserves elsewhere
within Naples Heritage and therefore, pursuant to Collier County LDC Section 3.04.03,
there is no requirement to relocate stiff-leaved wild-pines into the preserves.
Other Listed Species
No cavity trees suitable for use by either the Florida bonneted bat or RCW have been
observed on-site. No other species listed by either the FWS or the FWC were observed
on the site during the protected species survey. This is consistent with a previous
survey conducted by DexBender on January 25, 2017.
Y:\NHG-1\County\Feb 2019 PUDA\PSA Small.Doc
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 6 of 11
STATEMENT OF UTILITY PROVISIONS
FOR PUD REZONE REQUEST
APPLICANT CONTACT INFORMATION
Name of Applicant(s): _______________________________________________________________
Address: _________________________________ City: ___________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: ______________________
E-Mail Address: ____________________________________________________________________
Address of Subject Property (If available): ______________________________________________
City: _________________ State: ________ ZIP: _________
PROPERTY INFORMATION
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Package Treatment Plant (GPD Capacity): _________________________
e. Septic System
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Private System (Well)
Total Population to be Served: ________________________________________________________
Peak and Average Daily Demands:
A. Water-Peak: _________ Average Daily: __________
B. Sewer-Peak: _________ Average Daily: __________
If proposing to be connected to Collier County Regional Water System, please provide the date
service is expected to be required: ____________________________________________________
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
July 30, 2018 Page 7 of 11
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of
sewage treatment process to be used as well as a specific statement regarding the method of affluent
and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall
be provided from tests prepared and certified by a professional engineer.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Collier County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate
the water distribution and sewage collection facilities within the project area to the Collier County
Utilities. This shall occur upon completion of the construction of these facilities in accordance with
all applicable County ordinances in effect at that time. This statement shall also include an agreement
that the applicable system development charges and connection fees will be paid to the County
Utilities Division prior to the issuance of building permits by the County. If applicable, the statement
shall contain an agreement to dedicate the appropriate utility easements for serving the water and
sewer systems.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at
the pre-application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to serve
the project shall be provided.
1
Naples Heritage Golf & Country Club
Board of Trustees Meeting Minutes
January 15, 2019
Board President, Ken Gaynor, called the meeting to order at 8:30 am. Dave Beiser was absent.
Twenty-three members were in attendance.
A motion was made to waive the reading of the November 13, 2018 minutes. It was seconded and
passed unanimously.
General Manager’s Report – Patrick Dorbad reported.
Patrick said the Club is in full swing. Our staff is ready for season. The golf course is in
good shape.
There are several new events planned this season: Atlantic City Boys and Back to Chicago.
The Atlantic City Boys sold out in 20 minutes for the two-night event. Back to Chicago
reservations will open in February.
December was a great month. Food and Beverage reached over $1.2 million in revenues for
the year, which is a record for the Club. We had only $14,000 in unspent food minimum
billed this year, which shows that the Club is busy.
The roof on the Clubhouse is coming along. It should be done within the next couple of
weeks.
The golf course has over 200 rounds of golf a day.
Patrick is sad to announce that Ted, one of our player service employees has passed away.
The Campus Expansion is moving forward. Patrick discussed the process so far and what
still needs to be done. Our goal is to submit our paperwork to the Southwest Florida Water
Management District as soon as possible. Once they receive our paperwork, we should have
an answer by March. The architect has to move forward with some of the plans to have them
ready for submittal.
Our goal is to start building in July, after a positive vote this March. Patrick thanked the
Campus Expansion Task Force: Ken Gaynor, David Beiser, Bob Browne, Janice Cafmeyer,
Gary Eve, Peter Lombardi, Peter Ramundo, Dick Rogan, Phil Smith, and Linda for all their
help.
Treasurer’s Report – Cathy Duggan reported.
On an operational basis for the end of the month, our total cash position in the Operating
Accounts was $3,536,743; the balance in the Reserve Accounts was $1,949,775.
Significant highlights of the current month’s financial statement include:
Total payroll salaries account for approximately 40% of our annual operating expenses. In
2018, several departments operated with fewer staff members than budgeted. The total
favorable amount to budget was $20,181.
The Club, as a whole, finished the month and the year better than expected. The month
ended favorable to budget by $53,164.
Administration: Resales rebounded in December; to finish the year better than expected.
For the year, total interest income amounts to over $61,000 (Combined Operating and
Reserve Fund). The month ended well ahead of the operating budget by $18,426.
2
Golf: The golf shop revenues were “off” in December, savings were realized in the
expenses. Revenue for the month was unfavorable to budget by $3,131 and expenses were
favorable to budget by $3,374.
Golf Course Maintenance: Despite incentivizing increased payroll, a positive variance was
realized for the month Maintenance was favorable to budget by $4,113.
Tennis/Pool/Fitness/Facilities: All expenses were well in line. The month ended favorable
to budget by $3,637.
Facilities Maintenance: With fewer activities in December, expenses were noted in the
maintenance department. The month ended favorable to budget by $6,134.
Landscaping Common Area: All expenses were in line. Short one man on the crew, the
month ended favorable to budget by $5,297.
Restaurant & Concession: Experienced a good month of revenues and held expenses down
dramatically. The month ended favorable to budget by $17,574.
Following is a summary of revenue variances in relation to budget by departments for Year to Date:
Year-to-Date Revenues Year-to-Date Profit/Loss
favorable $319,576 Administration $149,470 favorable
favorable $ 39,153 Golf Rounds/Shop $ 66,786 favorable
favorable $ 6,318 Golf Merchandise -------
---------- Course Maint./Common $ 81,009 favorable
---------- Racquet/Pool/Fitness $ 73,877 favorable
favorable $119,904 Restaurant $ 58,801 favorable
unfavorable $ (2,388) Concession $ (875) unfavorable
$482,563 2018 providing a good year $429,067
Finance Committee – Peter Ramundo reported.
Peter Ramundo stated that December was a great month by $53,000 and $429,000 ahead for
the year.
Food cost also dropped 1 percent, which is an improvement.
Community Relations – Dick Rogan reported.
The Community Relations Committee is very involved with the Campus Expansion project.
They are going to meet with all of the County Commissioners, so they know who Naples
Heritage is before they vote on our project. The meetings will begin sometime in February.
They would also like the commissioners to come to Naples Heritage so they can see who we
are.
Dick Rogan met with the Chair of the County Planning Commission.
Golf Committee – Gary Balconi reported.
The golf shop is helping everyone with the switching over to Golf Genius.
The Ladies Member Guest is coming up this weekend. They are still looking for a few
players.
3
The LGA breakfast was well received. There is a proposal to move Ladies day from
Thursday to Tuesday. The Committee will discuss this more. MGA match play is under way
as well.
The Handicap Committee posted a new policy regarding posting scores.
ARC – Bill Davidson reported.
Bill Davidson reported that the Committee is discussing bird feeders in the community. Not
only are they feeding the birds, but the bears and racoons as well. They are going to bring
this issue to the president’s council next month.
One request was turned down at the meeting. The request was for a generator for a condo.
Green Committee – Steve Gauly reported.
The Committee discussed the walking/jogging/bicyclist rule. They have received a few
complaints with some people breaking this rule. The Committee believes that this rule
should be enforced. The Pro Shop and Chad will enforce this rule. If someone is found
breaking the rule, they will be given a letter. If the offender continues to break the rule,
member privileges could be suspended.
The adopt-a-hole is coming back. Bill Zack is going to take care of the back nine holes.
They are still looking for someone to help with the front nine. Marie Novicki and LeeAnne
Tait are going to ask the LGA for any volunteers.
House Committee - LeeAnne Tait reported.
LeeAnne Tait stated that the LGA/MGA dinner dance has been combined to one night. The
Committee is going to look into revamping this event next year.
Friday night dinner has been discussed. They are going to try adding a pasta night, to help
the kitchen.
The Committee is still working on “Going Green”, which has been well received.
The events have been well attended. They had 185 people for Bingo the other night.
Everyone liked the new format.
Bylaw Committee – Dave Brewin reported.
The bylaw town hall was very well received. They had around 300 people in attendance.
The Committee will be looking into the next phase of the bylaws after the announcement on
whether the new changes were passed. Then they will decide what direction they will go.
The vote count for the proposed declaration and bylaw change is Thursday, January 24th at 3
pm. The voting representative from each association will tally the ballots. John Claeys will
be the auditor from the Board. The results will be announced at the special Board of
Trustees meeting on Friday, January 25th at 3 pm.
Long Range Planning Committee – Robbie Williams reported.
The LRP Committee assigned a member to each of the Committees to see what their wants
and needs are for the future. The representative for the Golf Committee is recommending
bridges, irrigation, bunkers, and revamping the maintenance facility.
More coco palms have been planted along Davis Blvd. It will take a few years for those
plants to grow. Once that happens, you will not be able to see through the vegetation into the
community.
4
Recreation Committee – Mary Fensel reported.
The committee gave Patrick and Greg some ideas for the campus expansion project.
Greg said the fitness classes have been well received. The results for the survey that was
done for the body sculpting were good. Maggie has been very well received.
They created a subcommittee to help with the campus expansion project. Cindy Lunderville
will be heading up that committee.
Security and Signage Committee – James Rallis reported.
The committee recommended purchasing two more radar/speed signs. The proposal was
included in the Board packet.
The Naples Heritage sign on Collier Blvd was hit. Currently, there is a cone placed there to
mark the turn. The Club is responsible to have the sign repaired and put back up. Patrick has
been in contact with municipal signs to get the permit process going.
Bears in the community have become an issue. An email blast will be sent out if a bear has
been spotted.
Jim Rallis is looking into a CPR class for our members. There will be more information to
follow.
CDD – Ken Gaynor reported.
The aerification project has run into a few issues. They are working on the problem. They
are also working on getting a quote for putting on the next three aerators, which will be
placed in the lakes at 6, 7, 8.
There was no report from the following Committees:
President’s Council
Old Business:
Speed/Radar Sign
The Board entertained a motion to approve the purchase of two radar/speed signs.
Peter Lombardi made the motion. Dick Dashnaw seconded the motion. The Board
discussed the motion and it passed unanimously.
New Business:
Town Hall Meetings
Ken Gaynor stated that the town hall meeting dates are January 31, February 5, and
February 13. He asked that all Board members be in attendance of those meetings.
Affidavit Significant Other
The Board reviewed the affidavits for significant others to be added to John Murphy, Bart
Boissonneault and Jim Reed membership.
The Board entertained a motion to approve the addition of a significant other for John
Murphy, Bart Boissoneault, and Jim Reed. Mike O’Neil made the motion. Cathy
Duggan seconded the motion. The Board discussed the motion and it passed
unanimously.
Campus Expansion
5
Ken Gaynor reported that Gary Eve, Dick Dashnaw, and Patrick Dorbad have been working
on a schedule for the dates for the campus expansion project. They have set up a weekly
conference call with the engineer, biologist, architect, and our construction company to keep
everyone on the same page.
Peter Ramundo reported that the financial aspect of the campus expansion has been
approved and is being recommended to the Board.
The budget is $7,394,500. The established assessment amount will be $700 per member for
eight years. The first installment will begin on July 1, 2019 then January 1, 2020 through
2026.
The annual budget surplus (approximately $200,000) will be dedicated to this project. $1.3
million from the reserve fund will also be allocated.
We will continue to preserve and maintain the reserve fund during the construction process
for other upcoming projects.
The Finance Committee is recommending that Ken Gaynor, President of the Board, be
authorized to enter into agreement with Wells Fargo on the agreed upon Non-Revolving
Term Loan for $5.5 million at 4.65%. We are able to accelerate the principle payments with
this loan.
Ken Gaynor said the input from the committee has been invaluable. Cathy Duggan stated
that the Board has spent a lot of time with this process.
The town hall meetings will go over the increases of operation for this project. The
estimated cost is $160 per member.
Ken Gaynor stated that Janice Cafmeyer and Bob Browne have done a great job with the
marketing for this project. Janice Cafmeyer went over the marketing items. There is an all
member marketing mailing which includes: a cover letter, a 2 ½ page project summary, and
the town hall meeting dates. The meeting dates are being broken down by associations to
help with attendance. Don Garrett, our contractor will also be in attendance as well.
The voting package will be mailed out middle to late February, after the town hall meetings.
The results of the vote will be announced at the annual meeting on March 22nd at New Hope
Ministries.
The Board entertained a motion to approve Patrick Dorbad, the General Manager, to
continue to work with the biologist, architect and engineer for the purpose of gaining
the necessary approvals from all the governing agencies to proceed with the campus
expansion project. Mike O’Neil made the motion. John Claeys seconded the motion.
The vote is as follows:
Georgie Schulte Yes Cathy Duggan Yes Dick Dashnaw Yes
Bernie Galiani Yes John Claeys Yes Mike O’Neil Yes
Peter Lombardi Yes Ken Gaynor Yes Dave Beiser – absent
The Board discussed the motion and it passed unanimously.
Board of Trustees Resolution
The Board entertained a motion to transfer land from the CDD to Naples Heritage Golf &
Country Club.
This Resolution is made by the Board of Directors of Naples Heritage Golf & Country
Club of Naples, Inc., a Florida not-for-profit corporation (“Club”) pursuant to the
Article of Incorporation and Bylaws of the Club and in accordance with Chapter 720,
Florida Statues.
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WHEREAS, the Club is responsible for the development and maintenance of the
common areas of Naples Heritage Golf & Country Club of Naples known as “Common
Areas,” pursuant to the Declaration of Covenants, Conditions and Restrictions for
Naples Heritage Golf & Country Club of Naples, originally recorded in Official
Records Book 2188, at Page 603, of the Public Records of Collier County, Florida, and
re-recorded Official Records Book 2208, at Page 605, of the Public Record of Collier
County, Florida as amended (collectively, the “Declaration”); and
WHEREAS, Naples Heritage Community Development District (the “District” ) is a
community development district that was established pursuant to the provisions of
Chapter 190, Florida Statutes by the Board of County Commissioners of Collier
County, Florida, through the adoption of Ordinance No. 96-57 on September 24, 1996;
and
WHEREAS, Chapter 190, Florida Statues, authorizes the District to construct, install,
operate, finance and/or maintain systems and facilities for certain basic infrastructure
including, but not limited to, district roads, sanitary sewer collection system, potable
water distribution system, reclaimed water distribution system, stormwater/floodplain
management, off-site improvements, landscape and hardscape, irrigation system, street
lighting and other public improvements; and
WHEREAS, the Club is undertaking the construction of a new tennis center and
related amenities as part of the Common Areas (the “Project”); and
WHEREAS, in order to complete the Project it is necessary for the Club to take
certain actions including, without limitation, the following (collectively, the “Tennis
Center Actions”): (i) granting of a conservation easement to South Florida Water
Management District and/or other applicable governmental bodies over that certain
real property of the Club described on Exhibit “A” attached hereto and incorporated
herein by reference (“Club Property”); (ii) conveying the Club Property in fee simple
to the District; and (iii) accepting the conveyance of the certain real property described
on Exhibit “B” to attached hereto and incorporated herein by reference (“District
Property”) in fee simple from the District; and
NOW, THEREFORE, be it resolved by the Board of Directors of the Club as follows:
RESOLVED, that the Board of Directors hereby approves and authorized the Tennis
Center Actions.
BE IT FURTHER RESOLVED, the Board authorizes and directs Ken Gaynor, as
President of the Club (or the Vice President in the President’s absence) to execute any
and all documentation necessary or required in order for the Club to effectuate the
Tennis Center Actions and carry out the intent of this Resolution including, without
limitation, a conservation easement and a special warranty deed.
Ken Gaynor entertained the motion as read above. Dick Dashnaw seconded the
motion. The vote is as follows:
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Georgie Schulte Yes Cathy Duggan Yes Dick Dashnaw Yes
Bernie Galiani Yes John Claeys Yes Mike O’Neil Yes
Peter Lombardi Yes Ken Gaynor Yes Dave Beiser – absent
The Board discussed the matter and it passed unanimously. It was approved and
adopted at the meeting of the Board of Directors of Naples Heritage Golf & Country
Club of Naples, Inc. this, 15th day of January, 2019.
Ken Gaynor stated that in order to take the 2.87 acres owned by the CDD, it needs to be
transferred to the Club. This way the Club will be able to develop that property. The CDD
has already voted in agreement to have the land transferred over. The Board needs to make a
resolution to accept the land transfer.
Financial Resolution for the Campus Expansion Project
Ken Gaynor read the resolution for the Board:
WHEREAS the Naples Heritage Golf and Country Club’s Campus Expansion Task
Force was formed to evaluate a campus expansion project to meet the needs of its
members;
And WHEREAS the Task Force has investigated, studied, and recommended the
approval of a campus expansion project;
And WHEREAS, the Finance Committee has reviewed the financial aspects of said
project and recommended approval of the expansion project;
NOW, THEREFORE be it resolved that the Naples Heritage Board of Trustees
approve the Campus Expansion Project as recommended by the Campus Expansion
Task Force and the Naples Heritage Golf and Country Club Finance Committee;
AND BE IT FURTHER RESOLVED that the Naples Heritage Board of Trustees
approve a budget of $7.4 million to finance said project as recommended by the
Campus Expansion Task Force and the Naples Heritage Finance Committee;
AND BE IT RESOLVED that a special assessment of $700 per unit per year be
established for the 799 homes in Naples Heritage Golf & Country Club for a period of
eight years and collected on July 1, 2019 and thereafter on January 1 from the year
2020 until 2026 as recommended by the Campus Expansion Task Force and the Naples
Heritage Golf and Country Club Finance Committee;
AND BE IT FURTHER RESOLVED that the Annual Budget Surplus of $200,000 be
appropriated for the purpose of partially funding said project for the next eight years
starting in 2019 and continuing until the year 20026 as recommended by the Campus
Expansion Task Force and the Naples Heritage Golf and Country Club Finance
Committee;
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AND BE IT FURTHER RESOLVED that the sum of $1,320,100 from the Naples
Heritage Reserve Fund be allocated to said project as recommended by the Campus
Expansion Task Force and the Naples Heritage Golf & Country Club Finance
Committee;
AND BE IT FURTHER RESOLVED that the President of Naples Heritage Golf and
Country Club be and is hereby authorized to enter into an agreement with Wells Fargo
Bank for the purpose of financing said project as recommended by the Campus
Expansion Task Force and the Naples Heritage Golf & Country Club Finance
Committee. Said agreement calls for a Non-Revolving Term Loan of up to $5.5 million
Line of Credit at the rate of interest of 4.65 percent.
Ken Gaynor made the motion. Dick Dashnaw seconded the motion. The vote is as
follows:
Georgie Schulte Yes Cathy Duggan Yes Dick Dashnaw Yes
Bernie Galiani Yes John Claeys Yes Mike O’Neil Yes
Peter Lombardi Yes Ken Gaynor Yes Dave Beiser – absent
The Board discussed the motion and it passed unanimously.
The next monthly meeting will be February 19th, 2019, at 8:30 AM.
Ken Gaynor declared the meeting adjourned at 10:00 am.
Minutes submitted by Secretary, John Claeys.
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EVALUATION CRITERIA
NAPLES HERITAGE GOLF & COUNTRY CLUB PUD
PUD Rezone Considerations (LDC Section 10.02.13.B.5)
a. The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and
access, drainage, sewer, water, and other utilities.
This is a request to change the use within the existing PUD from Preserve (P) to Golf
Course (GC) of +/- 2.87 acres to allow the tennis facilities for the Naples Heritage Golf
& Country Club PUD to be relocated to a new site within the PUD. The proposal is
consistent with all applicable Goals, Objectives and Policies of the County’s Growth
Management Plan (GMP). The area is Urban designated, and has access to central water
and sewer and all other urban public services. It is within the existing Naples Heritage G
& CC PUD and is located internally to the PUD and surrounded entirely by the PUD.
The site is suitable for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic access, drainage, sewer,
water and other utilities, and public services. The site has approvals from Army Corps of
Engineers and South Florida Water Management District to allow the Preserve area to be
impacted and release of the conservation easement from this 2.87+/- acre parcel.
b. Adequacy of evidence of unified control and suitability of any proposed agreements,
contract, or other instruments, or for amendments in those proposed, particularly
as they may relate to arrangements or provisions to be made for the continuing
operation and maintenance of such areas and facilities that are not to be provided
or maintained at public expense. Findings and recommendations of this type shall
be made only after consultation with the County Attorney.
The property is under the ownership of a single entity as evidenced by the ownership
documents provided, and the continuing operation and maintenance of areas and
facilities that are private (not to be provided or maintained at public expense) shall be
maintained through the existing homeowners association. Once all approvals are
completed, the parcel will be transferred to the Naples Heritage Golf & Country Club,
Inc. for continued maintenance and operation of the new recreational facility.
c. Conformity of the proposed PUD with the goals, objectives and policies of the
growth management plan. (This is to include identifying what Sub-district, policy or
other provision allows the requested uses/density, and fully explaining/addressing
all criteria or conditions of that Sub-district, policy or other provision.)
II. Compliance with Additional GMP Provisions.
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Objective 7 – In an effort to support the Dover, Kohl & Partners publication,
Toward Better Places: The Community Character Plan for Collier County,
Florida, to promote smart growth policies, and adhere to the existing
development character of Collier County, the following policies shall be
implemented for new development and redevelopment projects, where
applicable.
Policy 7.1
The County shall encourage developers and property owners to connect their
properties to fronting collector and arterial roads, except where no such
connection can be made without violating intersection spacing requirements of
the Land Development Code.
The PUD has access onto both Davis Blvd. and Collier Blvd., both arterial roadways.
Policy 7.2
The County shall encourage internal accesses or loop roads in an effort to help
reduce vehicle congestion on nearby collector and arterial roads and
minimize the need for traffic signals.
The master plan achieves this objective.
Policy 7.3
All new and existing developments shall be encouraged to connect their local
streets and their interconnection points with adjoining neighborhoods or other
developments regardless of land use type.
The redevelopment of the 2.87-acre parcel within the existing PUD does not create
feasible interconnections between developments. The tract is adjacent to preserve
area on two sides. Property to the east is the aqua driving range for the Naples
Heritage Golf Course. The parcel takes its access from the internal roadway on the
south side.
Policy 7.4
The County shall encourage new developments to provide walkable communities
with a blend of densities, common open spaces, civic facilities and a range of
housing prices and types.
Not applicable.
Policy 7.5
The County shall encourage mixed-use development within the same buildings
by allowing residential dwelling units over and/or abutting commercial
development. This policy shall be implemented through provisions in specific
subdistricts in this Growth Management Plan.
Not applicable.
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Policy 7.6
The County shall explore the creation of an urban "greenway" network along
existing major canal banks and powerline easements.
Not applicable.
Policy 5.1 of the Transportation Element notes that all rezoning applications
shall consider the impacts on the overall system and shall not approve any such
request that significantly impacts a roadway segment already operating and/or
projected to operate at an unacceptable level of service within the five year
planning period, unless specific mitigating stipulations are approved.
The change of use the 2.87 acre tract in the existing PUD will not create
additional traffic impacts, as it will be used for private recreational facilities
for residents.
Policy 9.3 of the Transportation Element shall require, wherever feasible the
interconnection of local streets between developments to facilitate
convenient movement throughout the road network.
The 2.87-acre parcel in the existing PUD does not create feasible interconnections
between developments. This parcel takes direct access from the internal network and
is border on all sides by either conservation easements or lakes.
d. The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and
buffering and screening requirements.
The 2.87-acre piece is proposed for recreational facilities, which is compatible with
the surrounding land uses.
e. The adequacy of usable open space areas in existence and as proposed to serve
the development.
There are adequate areas with usable open space proximate to and nearby this
development. The existing PUD contains approximately 103.5 acres of golf course;
242 acres of preserve; and 87 acres of lake.
f. The timing or sequence of development for the purpose of assuring the
adequacy of available improvements and facilities, both public and private.
All necessary improvements and facilities are already in place to serve this
development.
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g. The ability of the subject property and of surrounding areas to accommodate
expansion.
There are no issues that would limit the ability of the subject property or the
surrounding areas to accommodate this project.
h. Conformity with PUD regulations, or as to desirable modifications of such
regulations in the particular case, based on determination that such modifications
are justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations.
The PUD conforms to the LDC PUD provisions.