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CCPC Agenda 10/31/2019 Collier County Planning Commission Page 1 Printed 10/24/2019 COLLIER COUNTY Collier County Planning Commission AGENDA Board of County Commission Chambers Collier County Government Center 3299 Tamiami Trail East, 3rd Floor Naples, FL 34112 October 31, 2019 9: 00 AM Mark Strain - Chairman Karen Homiak - Vice-Chair Edwin Fryer - Secretary Patrick Dearborn Karl Fry Stan Chrzanowski, Environmental Joseph Schmitt, Environmental Thomas Eastman, Collier County School Board Note: Individual speakers will be limited to 5 minutes on any item. Individuals selected to speak on behalf of an organization or group are encouraged and may be allotted 10 minutes to speak on an item if so recognized by the chairman. Persons wishing to have written or graphic materials included in the CCPC agenda packets must submit said material a minimum of 10 days prior to the respective public hearing. In any case, written materials intended to be considered by the CCPC shall be submitted to the appropriate county staff a minimum of seven days prior to the public hearing. All material used in presentations before the CCPC will become a permanent part of the record and will be available for presentation to the Board of County Commissioners if applicable. Any person who decides to appeal a decision of the CCPC will need a record of the proceedings pertaining thereto, and therefore may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. October 2019 Collier County Planning Commission Page 2 Printed 10/24/2019 1. Pledge of Allegiance 2. Roll Call by Secretary 3. Addenda to the Agenda 4. Planning Commission Absences 5. Approval of Minutes A. October 3, 2019 CCPC minutes 6. BCC Report - Recaps 7. Chairman's Report 8. Consent Agenda 9. Public Hearings A. Advertised 1. ***Note: This item has been continued from the September 5, 2019, October 3, 2019, and the October 17, 2019 CCPC meeting.*** PL20180002804: A Resolution of the Board of County Commissioners proposing amendment to the Collier County Growth Management Plan, Ordinance 89-05, as amended, specifically amending the Future Land Use Element to amend the Urban Mixed Use Activity Center #7 to allow up to 265 multi-family residential rental dwelling units in the Hammock Park Mixed-Use Planned Unit Development in addition to commercial development and providing for transmittal of the amendment to the Florida Department of Economic Opportunity. The subject property is 19 acres and located at the northeast corner of Rattlesnake Hammock Road and Collier Boulevard in Section 14, Township 50 South, Range 26 East, Collier County, Florida. [Coordinator: Sue Faulkner, Principal Planner] October 2019 Collier County Planning Commission Page 3 Printed 10/24/2019 2. ***Note: This item has been continued from the October 17, 2019 CCPC meeting.*** PL20190002899: Enbrook RPUD, An Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance Number 92-43, as amended by Ordinance Number 92-77, and amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code which includes the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Residential Multifamily (RMF-16(8)) zoning district to a Residential Planned Unit Development (RPUD) zoning district, to allow for development of up to 526 multi- family dwelling units, two family attached and townhouse residential dwelling units, or 265 single family dwelling units or any combination of dwelling unit types subject to a traffic cap for a project to be known as Enbrook RPUD; and by eliminating the 100 foot wide greenbelt along the entire east and south property lines and eliminating the two story height limitation described in Ordinance No. 92-43 and Ordinance No. 92-77 for the Royal Fakapalm Planning Community; and providing an effective date. The subject property consisting of 65.88 acres is located on the south side of Manatee Road approximately 1500 feet east of Collier Boulevard, in Section 10, Township 51 South, Range 26 East, Collier County, Florida. [Coordinator, Nancy Gundlach, AICP, PLA, Principal Planner] 3. *** This item has been continued from the October 17, 2019, CCPC meeting:*** PL20190001138: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 85-83, an Ordinance amending No. 85-21, which amended No. 77-48, the Lely Barefoot Beach Planned Unit Development (PUD); by amending Section III, platted Lely Barefoot Beach Unit #1 blocks A through K, low density single family residential, to clarify that the replat of Block E known as platted Barefoot Estates remains part of this section; by amending section 9.4.7 maximum height for Tract D to increase the height from two stories above minimum base flood elevation to three habitable floors; and by providing an effective date. The subject property known as the Barefoot Estates subdivision and Lely Barefoot Beach Unit Two subdivision is located south of Bonita Beach Road in Section 6, Township 48 South, Range 25 East in Collier County, Florida. [Coordinator: Nancy Gundlach, AICP, Principal Planner] 4. ***This item has been continued from the October 17, 2019, CCPC meeting*** PL20190000479: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2006-61, as amended, which rezoned the subject property to a Residential Multi-Family-6 (RMF-6) Zoning District with conditions, in order to remove a condition of approval relating to affordable housing contributions and amend a condition of approval relating to restrictions on the issuance of Certificates of Occupancy until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational, for property located approximately 3,500 feet south of Pine Ridge Road, in Section 18, Township 49 South, Range 26 East, Collier County, Florida, consisting of 10+/- acres; and by providing an effective date. [Coordinator: James Sabo, AICP, Principal Planner] October 2019 Collier County Planning Commission Page 4 Printed 10/24/2019 5. ***This item has been continued from the 10/17/2019 CCPC Meeting.*** PL20170003337/CPSS-2017-2: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Orange Blossom Mixed Use Subdistrict to allow 30,000 square feet of uses ancillary to a church in addition to 15,000 square feet of retail and 10,000 square feet of office uses on the 4.52 acres north of Orange Blossom Drive and establish landscape buffer requirements. The subject property is located on the northeast corner of the intersection of Airport Pulling Road and Orange Blossom drive in Section 1, Township 49 South, Range 25 East, consisting of 4.52 acres; and furthermore, recommending transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. (Adoption Hearing) (This is a companion to PL20180002107) [Coordinator: Corby Schmidt, AICP, Principal Planner] 6. ***Note: This item has been continued from the October 17, 2019, CCPC meeting*** PL20180002107: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2003-41, the Longview Center Planned Unit Development (PUD), as amended, and by amending Ordinance Number 2004-41, the Collier County Land Development Code by amending the appropriate zoning atlas map or maps by changing the zoning classification of 5.16 acres of land presently zoned Rural Agricultural to incorporate the parcel into the Longview Center PUD for a total PUD size of 19.9± acres; to allow church and institutional uses on the 5.16 acre Church Tract; to allow, on the 4.52 acre North Tract, 30,000 square feet of uses ancillary to a church, including but not limited to classrooms for religious instruction and continuing education, offices, a multi-purpose building with kitchen, meeting rooms, indoor recreation facilities for church members and community gardens; or to allow on the 4.52 acre North Tract 10,000 square feet of retail uses and 15,000 square feet of office uses; to add a new Exhibit A-1 Master Plan detail for the North Tract and Church Tract; to amend development standards applicable to the North Tract and establish development standards applicable to the Church Tract; and, to update code citations and nomenclature. The subject property is located on the northeast corner and southeast corner of the intersection of Airport Pulling Road and Orange Blossom Drive in Section 1, Township 49 South, Range 25 East, Collier County, Florida, consisting of 19.9+/- acres; and by providing an effective date. (This is a companion to PL20170003337/CPSS-2017-2) [Coordinator: Nancy Gundlach, AICP, Principal Planner] 7. ***This item has been continued from October 17, 2019 CCPC Meeting.** PL20180002258/CPSP-2018-5: An Ordinance amending Ordinance 89-05, as amended, the Collier County Growth Management Plan of the unincorporated area of Collier County, Florida, relating to the Immokalee Area Master Plan Restudy specifically amending the Immokalee Area Master Plan Element and Immokalee Future Land Use Map; directing transmittal of the adopted amendments to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. (Adoption Hearing) [Coordinator: Corby Schmidt, AICP, Principal Planer] B. Noticed 10. New Business October 2019 Collier County Planning Commission Page 5 Printed 10/24/2019 11. Old Business 12. Public Comment 13. Adjourn 10/31/2019 COLLIER COUNTY Collier County Planning Commission Item Number: 5.A Item Summary: October 3, 2019 CCPC minutes Meeting Date: 10/31/2019 Prepared by: Title: Operations Analyst – Growth Management Operations & Regulatory Management Name: Judy Puig 10/15/2019 4:35 PM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 10/15/2019 4:35 PM Approved By: Review: Growth Management Operations & Regulatory Management Judy Puig Review item Completed 10/15/2019 4:36 PM Planning Commission Mark Strain Meeting Pending 10/31/2019 9:00 AM 5.A Packet Pg. 6 October 3, 2019 Page 1 of 89 TRANSCRIPT OF THE MEETING OF THE COLLIER COUNTY PLANNING COMMISSION Naples, Florida, October 3, 2019 LET IT BE REMEMBERED, that the Collier County Planning Commission, in and for the County of Collier, having conducted business herein, met on this date at 9:00 a.m., in REGULAR SESSION in Building "F" of the Government Complex, East Naples, Florida, with the following members present: CHAIRMAN: Mark Strain Stan Chrzanowski Patrick Dearborn Karl Fry Edwin Fryer Karen Homiak ABSENT: Joe Schmitt ALSO PRESENT: Raymond V. Bellows, Zoning Manager Nancy Gundlach, Principal Planner Jeffrey Klatzkow, County Attorney Heidi Ashton-Cicko, Managing Assistant County Attorney Tom Eastman, School District Representative 5.A.1 Packet Pg. 7 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 2 of 89 P R O C E E D I N G S CHAIRMAN STRAIN: Good morning, everyone. Welcome to the Ja -- yeah, January. COMMISSIONER FRYER: You wish. CHAIRMAN STRAIN: -- October 3rd meeting of the Collier County Planning Commission. If everybody will please rise for Pledge of Allegiance. (The Pledge of Allegiance was recited in unison.) CHAIRMAN STRAIN: Will the secretary please do the roll call. COMMISSIONER FRYER: Yes, sir. Mr. Eastman? MR. EASTMAN: Here. COMMISSIONER FRYER: Mr. Chrzanowski? COMMISSIONER CHRZANOWSKI: Here. COMMISSIONER FRYER: Mr. Fry? (No response.) COMMISSIONER FRYER: I'm here. Chairman Strain? CHAIRMAN STRAIN: Here. COMMISSIONER FRYER: Vice Chair Homiak? COMMISSIONER HOMIAK: Here. COMMISSIONER FRY: Mr. Schmitt? (No response.) COMMISSIONER FRYER: Mr. Dearborn? COMMISSIONER DEARBORN: Present. COMMISSIONER FRYER: Chair, we have a quorum of five. CHAIRMAN STRAIN: Mr. Schmitt has an excused absence, and Mr. Fry is -- I think he's hung up with the people downstairs. We'll find out when he gets here. Anyway, that's the -- addenda to the agenda. I carefully want to go over the proposed agenda today and for the rest of October, because we need to make some changes, and I have come up with some ideas that I need the rest of you to weigh in on and see if you agree and see if we have a quorum. I've got to remind everybody, a quorum is four people. So as long as we've got four, we can move forward on some of these. So someone has duties that they have committed to, then so be it. I wish Karl was here to hear this because I'm going to need his input. COMMISSIONER DEARBORN: Mr. Chairman, he should be here momentarily. CHAIRMAN STRAIN: I know. Sometimes, momentarily, if you're trying to bring things through the door you shouldn't be bringing, could take a while. COMMISSIONER FRYER: An AR15 will stop you every time. CHAIRMAN STRAIN: That's not Karl. He's got screwdrivers, I guess, or something they found. So, anyway. So let's start out with what we've got today. We had four items on today's agenda and -- there he is. Karl, do you have a screwdriver we could use to fix something up here? COMMISSIONER FRY: I'm fresh out. CHAIRMAN STRAIN: Karl, what we're doing is we're starting to talk about the agenda for the rest of October. We have three items on -- four items on today's agenda. First item up and the commitment that was made that Rivergrass would be the first item today to start the meeting, and they will be. The second item up, Hammock Park GMPA. Normally we put items that are continued first. The applicant for Hammock Park agreed to come after Rivergrass. Well, Rivergrass isn't probably -- well, it isn't going to get done today that I can see. It may not get done on the 17th, and it may end up going to the 3rd. So Hammock Park may have to fall into a different slot. 5.A.1 Packet Pg. 8 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 3 of 89 The Logan/Immokalee CPUD, I made a commitment to the applicant they will be heard at 1 o'clock today. That is only a one-word change or actually one number change on a PUD, and that hopefully will go fast with this board, then we'll assume Rivergrass after that. The AUIR is something we don't need to discuss at the meeting today. There's a little bit more time involved. It actually needs to be discussed this month, though. I checked with staff, and in the past we've had AUIR meetings over at Development Services in the Room 609/610. Part of that's because that document is -- if there are questions, staff is heavily involved, and that's -- a lot of staff is right there. So I suggested doing an evening meeting starting around 5:00 in that building, in that big conference room. And I wanted to see if -- and I would suggest for planning purposes we avoid Wednesdays because that's before our Thursday meetings. For the most part, Friday's obviously -- Thursday, if we've got a meeting, we're going to be pretty booked to get through that. The weekend's not going to count, so we're really looking at Monday and Tuesday. Since it's in that room, we're not going to have a conflict with the BCC using this room. So if the Monday or Tuesday works for you guys, I need to first see if Mondays and Tuesdays are okay, and then we'll start looking at the dates of the Monday and Tuesday. Is there any Monday and Tuesdays you all know that you can't be available for the AUIR? COMMISSIONER FRY: Are we talking an evening meeting? CHAIRMAN STRAIN: Yes, starting at 5:00. Okay. COMMISSIONER DEARBORN: What month are we talking about, Mr. Chairman? CHAIRMAN STRAIN: October only. COMMISSIONER DEARBORN: I coach youth sports, and it's an obligation. I'm the head coach, and I cannot miss, and we practice Monday, Tuesdays, evenings, 5:00 to 7:30, 7:45. CHAIRMAN STRAIN: That's about the time we'd be meeting. So, yeah, you will not be able to make that one but, then again -- COMMISSIONER DEARBORN: Sorry about that. CHAIRMAN STRAIN: No problem. We have -- yes, sir. COMMISSIONER FRYER: Yes, sir. I would not be available on October 14 as a result of a commitment that I have the second Monday of every month. CHAIRMAN STRAIN: Okay. And I have, it looks like, almost every meeting -- I mean Monday and Tuesday open. So, with that, so you can't do it on the 14th, and Patrick won't be here no matter which day it is. The only Monday we have to work around is the 14th, but we can also do any of the Mondays or Tuesdays in between. So here's what I'll do. And does anybody -- I'll assume, then, we have a consensus on that issue and that at least four people will attend whatever meeting date we set up for one of those Mondays or Tuesdays. And I don't know who in staff is organizing the AUIR meeting, but whoever is, they need to come back and pick the Monday or Tuesday that works best for the majority of the staff, the directors, or anybody else that would be at that meeting for the Planning Commission to discuss one item; that's the AUIR. We'll open and finish with it that night, then move it on to the Board. So I'll leave that in staff's hands from this point, and they'll notify everybody by email once we pick a date. So now that takes us to the October 17th meeting. We've received a total of 1,527 pages just for the SRA that we're discussing today. And I've also tried to lay it out on the agenda a schedule similar to what we drafted last time we talked. The order's a little different because in talking with the applicant, they needed some -- they needed to make sure their traffic guy got in in the morning. And I talked to staff about -- they've got a specialist coming in to talk about traffic and economics. So I put those two first, and then the environment, and then moved into the SRA document. I don't see how we're going to get through the traffic, economic, and environmental today. We'll 5.A.1 Packet Pg. 9 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 4 of 89 certainly give it the best shot we can. We'll move as fast as we can, but seeing that, that means October 17th may take a while to get through Rivergrass again. And now, remember, we're not going to hear public comments till after we get done. So I expect there might being some public comments on this based on some of the correspondence we received. With that in mind, we could even go to November with finishing up Rivergrass. So what I did is took a look at our calendar. And rather than tell the public we're going to hear the five or six items -- I think it's six now -- that are scheduled for October 17th in addition to the continuance of Rivergrass, I'm going to suggest that we take Hammock Park and those five or six items that are scheduled for October 16th -- October 17th other than Rivergrass and move all those to a special meeting on October 31st just for those items, not Rivergrass. So what we'll do is we'll clean up all the items that are being delayed because of the time it takes to hear Rivergrass and hear our Hammock Park first on that date and all the rest of them that are in line behind it, and we'll clean up as many on that date as we can, and that will bring our schedule up to par by the end of this month, and we can start November afresh. And part of it, from discussions with the County Attorney's Office and the fact we're putting items on the agenda that we know we can't hear because of the time frames and, you know, the public could show up, and we'll never get to it. And it's out of deference to making sure the public is accurately told about dates. I'm suggesting this board to do what I just suggested: Move all those outstanding items that are going to be outstanding through October 17th to the 31st, and we have a special meeting on the 31st in this room at this regular time. Stan? COMMISSIONER CHRZANOWSKI: My memory ain't what it used to be, but I kind of remember sometime within the last two weeks I got some kind of email wanting to set something up for October 31st because I remember it's Halloween, and I made a joke about, yeah, that's fitting. CHAIRMAN STRAIN: Staff at the county Development Services celebrates Halloween rather emphatically. They do a lot of decorating and stuff. There was an email going around about the theme for this year's -- I don't know -- I don't participate in it, but I know that was one email -- that's the only email I saw about the 31st. COMMISSIONER CHRZANOWSKI: Okay. As long as they're not saying there's some kind of meeting on the 31st, I'm good. CHAIRMAN STRAIN: And Ray was supposed to check by today -- or somebody was. Maybe it was somebody else. Ray, did you guys -- MR. BELLOWS: I have been coordinating with Judy Puig. We're looking at the availability of the room today. CHAIRMAN STRAIN: For the 31st? MR. BELLOWS: Yes. CHAIRMAN STRAIN: There's no calendar that somebody can see if it's available or not? MR. BELLOWS: We're looking at it. CHAIRMAN STRAIN: Okay. When will you think you'll have an answer? MR. BELLOWS: Maybe she'll email me during the meeting. CHAIRMAN STRAIN: Okay. Your mic's not picking you up too clearly. MR. BELLOWS: We'll see if we can get a response before the meeting's over. CHAIRMAN STRAIN: Okay. Well, as we take breaks or come back from lunch, or as soon as you find out, let us know. On the 31st, if we move forward with that as a date as we've just described, does anyone know if they can't make it? Now, that's a Thursday. It's the fifth Thursday of the month, so generally things aren't scheduled for the fifth Thursdays of the months because they rotate. So I was assuming that would be a clear day. Does anybody know if they can't make it on the 31st? 5.A.1 Packet Pg. 10 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 5 of 89 (No response.) CHAIRMAN STRAIN: Okay. Well, then, tentatively, working with staff's confirmation of that date, we'll proceed as we've just discussed in moving all those items. And on the agenda for the 17th, we will leave Rivergrass, and all the rest will have a notice they're all being moved to the 31st of October, assuming we get confirmation on that. And what I'll do is once we have confirmation today, I'll go back to the agenda and ask the Commission to acknowledge all these as continued items to that date so that we can have the agenda properly noticed so the public isn't sitting somewhere waiting for something that isn't going to happen. So that takes us past the agenda issues. As far as the Planning Commission absences, the next regular meeting is October 17th. Does anybody have any -- know if they're going to be here on October 17th or know if they're not going to be here? (No response.) CHAIRMAN STRAIN: Okay. And that takes us to approval of the minutes for September 5th. They were all sent electronically. Does anybody have any changes to those minutes? COMMISSIONER FRYER: Move their approval. COMMISSIONER DEARBORN: Second. CHAIRMAN STRAIN: Motion made by Ned. Seconded by Patrick. Discussion? (No response.) CHAIRMAN STRAIN: All in favor, signify by saying aye. COMMISSIONER CHRZANOWSKI: Aye. COMMISSIONER FRY: Aye. COMMISSIONER FRYER: Aye. CHAIRMAN STRAIN: Aye. COMMISSIONER HOMIAK: Aye. COMMISSIONER DEARBORN: Aye. CHAIRMAN STRAIN: Anybody opposed? (No response.) CHAIRMAN STRAIN: Motion carries -- 1, 2, 3, 4, 5 to 0 -- or is it 6? Yeah, we've got six of us, including me. Okay. BCC report and recaps. Ray? MR. BELLOWS: Yes. On September 24th, the Board of County Commissioners heard the Allura PUD rezone and the companion Growth Management Plan, and that was approved 5-0; the Livingston Road Growth Management Plan amendment was approved 5-0; and on the summary agenda the Siena Lakes Orange Blossom PUD amendment was approved. CHAIRMAN STRAIN: Okay. Thank you, Ray. That takes us to the chairman's report, and I have a couple -- actually one item. Terri and I communicated about things to make her job move easier and the record to be clearer. We're going into some long meetings for the next month or two, so I need you all to please remember the following items: Number one, please wait to be acknowledged to speak. Number 2, please speak into your mics. Some of us are sitting back like Ray was just doing, and if you could speak into your mic, it can be picked up by not only Terri, but I forgot, there's a person that -- and I don't know what Terri called it, but they actually type it in as the meeting's being portrayed. What's it called? COURT REPORTER: Closed captioning. CHAIRMAN STRAIN: Closed caption. Thank you. So we need to make sure that we handle all this so that the closed captioning can be accommodated. So the third one, do not talk over one another and over other speakers. That's been happening a lot because we get anxious, but we're going to have to slow it down and not do that. And then the last 5.A.1 Packet Pg. 11 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 6 of 89 thing, speaking about slowing down -- and Terri said I'm okay, but everybody else, do not speak fast. Slow everything to a very reasonable pace so she can type it as fast as we speak. So with that in mind, that would be helpful to have. And I also wanted to mention today's item up that we're going to be on most of the day is the Rivergrass Stewardship Receiving Area. I don't know of -- other than myself and Joe when he was administrator -- nobody else on this board had been involved with an SRA before, and the only one we were involved with is the Ave Maria town SRA. This is the first village SRA, first of -- I think there's four total, maybe five, in some kind of process at the county that's coming through. So it's imperative that we handle this one carefully and all the questions that you guys have, especially since we haven't been through it before, don't hesitate to ask your questions when we get to the items. I've tried to lay this out in a manner more for the presentation by staff and the applicant to address the issues in an orderly manner, and you'll see that on the agenda. That doesn't mean we're limited to asking questions about traffic only when we talk about -- only when the traffic presentations are done, because throughout the day, or the two days, whatever it takes, you all may come up with other questions. There's a catch-all. CCPC will be able to ask questions on any matter as we go through the whole thing. I was just trying to compartmentalize the agenda a bit so we could kind of count on when the specialists have to be here, the presentation people have to be here, and things like that, and that's for all parties involved. Then the public comments are going to be after ours and after the LDC staff report and all that stuff. And then through the public comment we may have more questions of anyone of the previous areas, and that's fine. I don't want you ever to think we're not going to go back and revisit things if we have more questions; that's the intent of looking at it thoroughly is to go back and ask everything. And the applicant is also -- I talked to Bob Mulhere, and he said he included in his presentations some of the history and uniqueness of the SRA, and the RLSA area. So rather than me get into those, we'll listen to Bob's presentation as a way to introduce ourselves to it. And the last caution is this is not as much of a zoning effort because the zoning is already in place. This is more of a placement of an SRA within an already approved overlay. And a lot of it, I don't know portions of it, but I know that it's a simple majority vote for a resolution instead of a supermajority vote on whatever parts would apply to a resolution basis at the Board of County Commissioners. So that is a different twist. Uniquely different than a PUD, so... COMMISSIONER FRYER: I assume it's quasi-judicial in nature? CHAIRMAN STRAIN: Yes, sir. We're going to go through all of the -- COMMISSIONER FRYER: Swearing in. CHAIRMAN STRAIN: -- swearing in, and then all of the disclosures in a minute. So with that, does anybody else have anything they want to add at this time? (No response.) CHAIRMAN STRAIN: Okay. There's no items for consent. We'll move right into our first public hearing. ***It's 9A1, and it's the -- it was continued from September 19th. It's the Rivergrass Village Stewardship Receiving Area, and it's out in the RLSA overlay. All those wishing to testify on behalf of this item, please rise to be sworn in by the court reporter. If you're going to talk about the RLSA, please stand up and be sworn in. (The speakers were duly sworn and indicated in the affirmative.) CHAIRMAN STRAIN: Okay. Now, for the members of the public that's stood up, I appreciate you standing up in case we get to the public comment. I don't think we'll get to it today, but we're -- you're here -- you'll at least have the history of it so that when you do get up and speak you'll have been through the day or two that it takes to get there. So, with that, disclosures from the Planning Commission. We'll start with Tom on my right. 5.A.1 Packet Pg. 12 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 7 of 89 MR. EASTMAN: I had meetings and telephone calls with the applicant, and I also had a telephone call with county staff regarding this project. CHAIRMAN STRAIN: Stan? COMMISSIONER CHRZANOWSKI: Just emails through the county. CHAIRMAN STRAIN: Karl? COMMISSIONER FRY: Emails through the county; telephone conversation with Rich Yovanovich. CHAIRMAN STRAIN: Okay. Ned? COMMISSIONER FRYER: Same disclosure. CHAIRMAN STRAIN: I had a meeting with the applicant's team, I had a meeting -- several meetings with staff, I've had conversations with several of the Board of County Commissioners, I have also received correspondence that I've -- any of it I forwarded to the staff, I've had a meeting with the Conservancy, and I had a meeting with the Wildlife Federation. There have been periodic comments that I might have answered questions, I don't remember all the people, but nothing specific to what we're actually getting into today. COMMISSIONER FRY: Mr. Chairman, I neglected one disclosure. I had a telephone conversation with Commissioner Saunders. COMMISSIONER CHRZANOWSKI: And, Mr. Chairman, I neglected. I had a telephone conversation with Mr. Yovanovich. CHAIRMAN STRAIN: Okay. With that, Karen? COMMISSIONER HOMIAK: I spoke to Mr. Yovanovich and emails through the county. CHAIRMAN STRAIN: Patrick? COMMISSIONER DEARBORN: Just the normal emails. Nothing neglected. COMMISSIONER FRYER: Sorry. I neglected to disclose a conversation I had with a county commissioner. CHAIRMAN STRAIN: Okay. That is for disclosure, and then we'll move right into the presentation by the applicant. And I don't know how you're going to start off, but it's all yours. MR. YOVANOVICH: Thank you. Good morning. For the record, Rich Yovanovich on behalf of the applicant. I want to introduce our team and our experts and our representatives. From Collier Enterprises Management is Patrick Utter. He's the senior vice president for real estate; Christian Spilker is the senior vice president for land management; and Valerie Pike is the project manager for this particular project. The consulting team is, as you know, Mr. Mulhere; myself; Jake Cremer from Stearns, Weaver, and Miller. He's cocounseling with me on some of the issues mainly pertaining to transportation-related issues; Dominick Amico is our engineer for the project; Lucy Gallo has done the economic analysis; Kirk Martin is our water, science, and water expert; Ken Passarella and Heather from Passarella & Associates are our environmental consultants; and Mr. Trebilcock and Mr. Malaescu are our transportation experts for this particular project. The outline for today is as follows: I will -- I've already done the team, but I will take you through the history of the Rural Land Stewardship program, how it works, and then turn it over to Bob to get into the specifics of how our particular application meets the requirements of both the Growth Management Plan and the Land Development Code. We will address the deviations we've requested and address the staff report and recommendations. I will tell you we've had several meetings with Collier County staff since the staff report was written, and I will be honest with you, I think we're down to just one issue, and that one issue is how much of the Big Cypress right-of-way we will be providing to the county as part of the Rivergrass Village SRA application. All of the other staff recommendations or deviations were, at the time of the writing of the report, there might have been some disagreements; we've reached an agreement, and we'll discuss that with you 5.A.1 Packet Pg. 13 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 8 of 89 as we do our presentation. CHAIRMAN STRAIN: And, Rich, when we get into the reports, just to give you a heads-up, I received three different staff reports. So if you could tell us the dates of the reports you're working off of so we are all on the same page, I'd appreciate that. MR. YOVANOVICH: Okay. Well, I've only received one, and that's the one that staff and our team has been working off of, and that was the initial staff report. Now, you may have received some additional documents that deal with some acreage modifications due to finalizing the footprint for the Big Cypress right-of-way. And as you recall I mentioned that at the last meeting that there were some -- it's roughly -- and it's in my presentations. It's a little over 2.4 acres of a reduction in our overall village size as a result of the -- reaching resolution on the right-of-way. That's -- I don't know of any other staff reports, but I do know there have been additional documentation related to that issue truing up the acreage. CHAIRMAN STRAIN: And just so you know, I only pulled them from the 1,500 pages we received. So that's the only source I had. So if you'd gotten those 1,500 pages, you'll find that in there there are three staff reports each with a different date, and that's the only thing I was trying to focus on. MR. YOVANOVICH: That's fine. Well, we historically focus on the staff report that's in the front of the package that goes to you-all. If there's -- there's some backup attachments, yes, we've received them and, yes, we've addressed those issues with your staff. Up to the screen is the -- bear with me -- is the location of the proposed Rivergrass Village SRA. As you can see, it's on the very western edge of the Rural Land Stewardship Area overlay basically immediately adjacent to Golden Gate Estates and immediately adjacent to what is the Hyde Park SRA. Their project now is 997.53 acres now that we resolved the acreage for Big Cypress Parkway. The number of units has remained the same at 2,500. The commercial that we're providing ranges from a minimum of 62,500 square feet to a maximum 80,000 square feet. The civic uses that we're providing is a minimum of 25,000 square feet. As Bob will show you, those are the required square footages pursuant to the Growth Management Plan and the LDC. The changes -- we just wanted to show you what the changes were. The yellow was the original boundary of the original submittal that was originally on your agenda. The right-of-way for Big Cypress -- MR. MULHERE: Do you want to show them? MR. YOVANOVICH: Yeah. What do I use as the pointer? Bob? It doesn't matter. Just show me what to use. There we go. Right here is what is Big Cypress Parkway. Big Cypress Parkway got a little wider from what it was originally proposed to be. As a result of it getting a little wider, we've made up some but not all of the lost acreage due to that on that little triangular piece that's being added to the PUD -- I'm sorry, it's SRA. As you can see, even I sometimes slip into the wrong terminology. This is not a rezone, as the Chairman has pointed out. This is an overlay where we're simply designating lands to be designated as an SRA. We're not rezoning the property. The property is already zoned for what we are requesting. As part of the SRA designation process, we are required to obtain credits. Those credits come from SSAs, stewardship sending areas, that are areas that are basically put aside for conservation purposes as part of this overall Rural Lands Stewardship program. We will be obtaining our credits from SSA-15, which is approved and is being held in escrow, and it consists of 5,259 acres. The way the credit system works is you -- for each acre in your SRA, you are required to obtain eight credits. Now, if you do more -- if you do more open space than is required in the program, you don't have to use credits for that additional area. But the bottom line is, we will be using 6,205.36 credits to entitle this SRA. That is roughly five times the acreage in conservation for the acreage of the village. So the intent of the program has always been to provide incentives for property owners to preserve land and entitle other land for development. 5.A.1 Packet Pg. 14 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 9 of 89 The history of the program is in 1999 it was a very contentious time in Collier County. There were several environmental groups that didn't think the Comprehensive Plan went far enough in protecting environmentally sensitive lands. There was a challenge to the county's Comprehensive Plan amendments that were going through the process at the time. Ultimately, the governor and cabinet issued a final order requiring the property owners to work together in a collaborative process to come up with a program to address several important issues. And that collaborative process basically started in 1999 and finished in 2002. But as this slide will indicate, the Rural Lands Stewardship Area is approximately 195,000 acres and 300 square miles. That's the program you're dealing with today. As Bob pointed out at our last meeting when we were talking about a Comprehensive Plan amendment in the Rural Fringe Mixed Use District, that also was subject to the final order that Bob mentioned to you at that time. So the process was broken down into two separate areas. Rural Fringe Mixed Use District, which is to the west of this property; and the Rural Lands Stewardship Area program. The governor's final order basically required that we deal with several issues at the same time, and it required that it be a collaborative community-based effort with broad-based public participation. The goals of that was to protect prime agricultural areas, direct incompatible uses away from wetlands and upland habitat in order to protect water quality and listed species habitat, and to assess the growth potential and the conversion of rural lands for development. And public participation was the hallmark of this planning effort, and public participation did, in fact, occur. There were -- a citizen committee was made up of landowners as well as staff, as well as environmental groups, and there were many, many meetings and a few years of hashing out what was ultimately the program in front of you today. In 2002 there were -- the recommendation of the Rural Lands Stewardship program was made to the Board of County Commissioners. The Department of Community Affairs was the state agency that was in effect at the time that had to review and bless this program. They, in fact, did review and bless this program and determined that it was consistent with the final order, and it was supported by all of the stakeholders for approval by the Board of County Commissioners. So I want -- and I'll show you some of those groups in a second. But I wanted to make it very clear that the Growth Management Plan amendments that you'll be looking at today and the Land Development Code provisions that you'll be looking at today are, in fact, consistent with the original final order that the governor and cabinet handed down to the Board of County Commissioners. Anybody who tells you that this program is not consistent with that final order is not factually correct. The groups that were involved and supported this program was Nancy Payton -- I don't know if any of you have worked with her. I know Mr. Strain and Mr. Chrzanowski have. I think she may have been retired since then. I think Ms. Homiak probably has seen her in public presentations. She and Brad Cornell and the Conservancy spearheaded the environmental aspects of this program and participated in this program. I just want -- Nancy Payton, at the adoption hearing of the Board of County Commissioners for the Growth Management Plan amendment, said, we appreciate the willingness and the responsiveness of county representatives and the Eastern Collier property owners to address our concerns. She goes on further to say, and I want to express again my appreciation personally and on behalf of my organization of each one of you, and I urge you to adopt this plan, move it on so we can get busy writing the Land Development Code and implementing this landmark plan. So Florida Wildlife Federation, big supporter of this program when it was adopted in 2002. Brad Cornell with Collier Audubon at the time says, we are very supportive of the Rural Lands Stewardship Area overlay amendments that you have before you. He goes on to say, you know, everybody has their say, everybody has their chips on the table, and we come to terms that are agreeable 5.A.1 Packet Pg. 15 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 10 of 89 to everyone. No one wins everything they want and, unfortunately, we have to recognize that. But we're very supportive of this -- these results, and we recommend adoption. And they weren't alone. The Conservancy of Southwest Florida, Gary Davis got up there and said, I can't let my colleagues be the only ones to support this. He goes on to say, no, I'll be brief because I did meet with a couple of you last week and shared some concerns that we still had, and I wanted to make it clear that these concerns have been worked out, and we now feel that we can fully support the plan as it's come to you today. And as Brad said, not everybody got what they wanted, but I think we're in good support of this plan as it is coming forward, and we urge you to adopt it today. In reliance upon the process and the Growth Management Plan amendments and ultimately the Land Development Code amendments to implement the Rural Land Stewardship program, the property owners worked with the environmental groups, Collier County staff to come up with a program that's an incentive-based program to put, in this particular case, five acres into preservation in exchange for one acre of development area. And that program has been in effect for 19, 17 years. A long time that this program has been in effect. From a history standpoint, there's only been one approved SRA, and that's the town of Ave Maria. I believe it required close to 17,000 acres of SSAs to have it work. The Big Cypress Stewardship District, which the Rivergrass Village property is in, was formed to further implement the Rural Land Stewardship program. 2006, Ave Maria starts construction. In 2007 and '8, ave Maria is opened and more SSAs are approved as part of this overall goal to preserve lands out east in the Rural Land Stewardship Area. The five-year review process began. It's still underway. And then we all know the great recession hits, and development stops out east as well as it stopped in the urban area. This map is a very important and instructive map. The light pink area is the open stewardship area. What does that mean? That's the least environmentally sensitive lands, and that is where SRAs are supposed to be developed. You can see on the visualizer the outline of Rivergrass Village. We're in the open area where development is supposed to occur. The blue area, the darker blue area are Flowway Stewardship Areas. That's areas that are supposed to become SSAs and become preserved and credits taken to develop in the pink. The green areas are habitat stewardship areas. Those are the areas where you're supposed to do SSAs, take credits, and put it into preserve for the pink area. And then you have the lighter blue area where it says WRA, water retention areas. Those are areas where you are not to develop and you're to get credits to support development in the pink area. And that's what you have today; that's the critical map, that's the overlay, and that is the measurement of what we're here to do today. And what we're here to do today is to designate a portion of the pink area for a village. That's what we're here to do. And we'll take you through a pretty detailed process to show how we meet every one of the criteria in the Growth Management Plan as well as the LDC. I just want to show you one more map that highlights the Stewardship Sending Areas that are in place today. Bob, is this thing still on? As you can see in the -- I think that's pink is our proposed village. You can see these through here, these SSAs that are already adopted being held in escrow to further protect the environment. SSA-17, right here, is not yet adopted but going through the process to be approved by the County Commission. The Planning Commission doesn't see the SSAs. So what you could see, as this program is intended, there is a tremendous amount of Stewardship Sending Areas approved as part of this program to further the goal of protecting the environment. You asked us for a map of what's kind of going on out in the rural area. You asked us to provide you a map of villages that are currently being reviewed and some that might be coming forward in the 5.A.1 Packet Pg. 16 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 11 of 89 near future, and I want to just kind of briefly take you through those. In the pink is Hyde Park. That is -- that's going through the process. You should hear that sometime early next year, 2020. You obviously have Rivergrass, which you're hearing today. South of Rivergrass is Longwater, and south of that is Bellmar. Those are two villages that we've had pre-application meetings for and intend to submit in the near future for those villages -- well, those four villages that I spoke of within the Rural Lands Stewardship Area. The Immokalee Road Village is not within the Rural Lands Stewardship Area. That's within the Rural Fringe Mixed Use District that you learned about from Bob a few weeks ago. But that's the current state of applications as we know it. I think Bob and I are involved in all of those and are familiar with them. But that's the -- that's where we are today as far as pending applications is Rivergrass, Hyde Park, and Immokalee Road Village, and then Longwater and Bellmar should be coming in soon. CHAIRMAN STRAIN: The only one I don't see on here, it came in for a pre-application and hasn't done anything else that I can find, but it's the Hogan Island. MR. YOVANOVICH: Okay. And that's not been submitted at this point. CHAIRMAN STRAIN: Well, it was submitted as a pre-app but not submitted as a plan. MR. YOVANOVICH: Right. CHAIRMAN STRAIN: Okay. COMMISSIONER FRYER: Chairman, may we ask for these slides, assuming that this matter gets carried over from today? CHAIRMAN STRAIN: Well, I was going to ask that, after today's hearing, all this be sent to us so we have time to review it again before the next meeting. MR. YOVANOVICH: Absolutely, absolutely. So how does the program work? The program works through two overlays that exist. One is in the Growth Management Plan, and one is in the Land Development Code. The Growth Management Plan Overlay is within your agricultural area of your Future Land Use Element, and this overlay was intended to create an incentive-based land-use overlay system. It's based on the principles of Rural Land Stewardship as defined in Section 163.3177(11) of the Florida Statutes. And your Comprehensive Plan is broken into four groups of policies that are applicable to the Rural Lands Stewardship Area. The first set of policies deals with the overall organization and structure, overall land stewardship program, which I'm going over right now; the Group 2 policies relate to agriculture; the Group 3 policies relate to natural resource protection. That's the stewardship sending area provisions. The Group 4 policies relate to converting land to other uses; that's what we're going through today with the SRA process. And the Group 5 policies deal with the baseline provisions if a property owner elects not to participate in this program. You have to choose to go into the program. You're not forced to go into this program. That's the Growth Management Plan. And I've got some of the provisions I want to highlight for you. And then in the Land Development Code, you're dealing with Section 4.08 of the Land Development Code. And I want to just highlight two of those. Section 4.08.02 is the actual establishment of the overlay that zones the property that allow -- that identifies the uses for the property, identifies the characteristics for the different types of SRAs that are allowed. And then 4.07 are the specific provisions as to how you qualify for each of those four different types of SRAs and what the designation process is. So you'll note in your staff report you have a very different review analysis for an SRA than you would have with your typical rezone to PUD or rezone to straight zoning. You note that you don't have the same findings and areas of review that you would have on a rezone because those decisions have already been made by adopting the overlay. The function of today at the Planning Commission and ultimately the Board of County Commission is to determine whether this land should be designated as an SRA, Stewardship Receiving 5.A.1 Packet Pg. 17 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 12 of 89 Area, based upon the criteria in 4.08.07. You'll be focusing on suitability. That's, are we open lands? Which we are. And are we not impacting any lands that score greater than a 1.2 on the environmental scale? Ken Passarella will take you through that today to show you we meet those criteria. You will make sure that our master plan is consistent with the requirements of the Land Development Code. You'll make sure that the public facilities will be available to serve the project. You'll make sure that we are fiscally neutral at the horizon year, and horizon year is at buildout. Lucy Gallo will take you through that process. And you'll make sure that we have the necessary SSA credits available to develop this land. You'll also review our SRA development document to make sure it complies with the Land Development Code. Your staff has done that analysis and has determined, based upon further discussions, that we meet all of the requirements of the 4.08.07 of the LDC and, therefore, we're entitled to have this land designated as an SRA village. I've already covered some of this in my presentation, but the program works based upon obtaining credits. That's the currency to develop SRA lands. We create SSAs to develop those credits. That SSA review goes through a very detailed review. Ken Passarella has formed several of the SSAs and can explain that process if you deem it necessary as part of this review process. But we go through an evaluation to determine the credits. Then we take those credits and we use them to establish stewardship receiving areas. We do another review of the environmental aspects of the SRA lands because, again, the way the program works is you have to make sure you're developing on open areas that score less than a 1.2 on the rating scale. And I've already shown you slides that we meet the requirement. We have enough credits in place to entitle all the land. Some of the Growth Management Plan policies I want to focus on is the Group 4 policies, and the purpose of those policies is to enable the conversion of rural lands to other uses in appropriate locations while discouraging urban sprawl. The SRA program itself, by definition, discourages urban sprawl. It was designed and adopted to dictate where development is allowed to occur and, by definition, it is not urban sprawl to develop in the Rural Lands Stewardship Area. So if someone were to say to you, they're developing out east, this is urban sprawl, that is not correct. One of the goals and policies we had to deal with with a final order was to make sure we weren't creating urban sprawl. This program assures that we're not having urban sprawl. Policy 4.6 says the SRA characteristics shall be developed upon innovative planning and development strategies referenced in 163.3168(2), Florida Statutes. These planning strategies and techniques include: Urban villages, new towns, and then it goes on, and mixed-use development that allow the conversion of rural and agricultural lands to other uses while protecting environmentally sensitive areas, maintaining the economic viability of agriculture and other predominantly rural land uses, and providing the cost effective -- I'm sorry -- cost-efficient delivery of public facilities and services. Such development strategies are recognized as methods of discouraging urban sprawl. What we're doing today is not urban sprawl. Policy 4.7 identifies the four types of SRAs, and those are towns, villages, hamlets, and compact rural development. The characteristics of each of those types of SRA are in Attachment C to your Growth Management Plan. Bob will take you through those, and then the specific policies for villages, 4.7.2. 4.7.2 clearly identifies villages as primarily residential communities with a diversity of housing types and a mix of uses appropriate to the scale and character of that particular village. That's what we're doing. We have a diversity of housing types, and we have retail uses and services that meet the needs of our residents. They also meet the needs of Golden Gate Estates, which was another important aspect of the Rural Land Stewardship Program in the first place. 5.A.1 Packet Pg. 18 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 13 of 89 Policy 4.9, I want to highlight some of that. It says, the primary means of directing development away from wetlands and critical habitat is the prohibition of locating SRAs in FSAs, Flowway Stewardship Areas; HSA, Habitat Stewardship Areas; and WRAs, to further direct development away from wetlands and critical habitat, residential, commercial, manufacturing, et cetera, shall not be sited on lands that receive a Natural Resource Index value of greater than 1.2. Then you'll see the conditional uses also are prohibited on lands that score greater than a 1.2. So how are the environmental aspects addressed in this program? You have the Group 3 policies that deal with SSAs; you have the Group 4 policies that tell you you can't have an SRA in a Habitat Stewardship Area, a Flowway Stewardship Area, or a wetland -- or a Water Retention Area, and any open lands that score greater than 1.2, you can't develop that land. The program is the program. It was blessed by the environmental groups. Those environmental groups recognized that the open lands are where you develop, but you can't develop anything that scores better than a 1.2. So if anybody tells you that we're not meeting the Growth Management Plan requirements for habitat protection, they're wrong. The program's the program. If you don't like the program, you go through the legislative process to change the program. But we are 100 percent consistent with the program as it was developed through extensive community involvement and 100 percent consistent with the program that was recommended for adoption by Florida Wildlife, Collier Audubon, and the Conservancy. You're going to hear some comments about a Water Retention Area and how they work and what they can be used for and what they can't be used for, and you even are going to hear something about what kind of credits you should be able to get in an SSA for impacting Water Retention Areas. Not relevant to today's discussion. We're not here to talk about SSA-17. We're here to talk about the Rivergrass Village SRA. Water Retention Areas, I showed them to you on the map, can be used to support the development of an SRA. Policy 4.8 says an SRA may be contiguous to and served by a WRA without requiring the WRA to be designated as an SRA in accordance with Policy 3.12 and 3.13. We don't have to bring the adjacent WRAs, which are going to be utilized as part of water management but also panther -- as basically a -- they're water bodies to protect panthers from coming into the project. Perfectly allowed under the Growth Management Plan. And under the LDC it says, during the permitting to serve -- during permitting to serve new uses within an SRA, additions and modifications to WRAs may be required including, but not limited to, changes to control elevations, discharge rate, stormwater pretreatment, grading, excavation, or fill. Such additions and modifications shall be allowed subject to review and approval of the South Florida Water Management District in accordance with best-management practices. Bottom line is, if anybody tells you we can't impact those WRAs as part of this process, they're wrong. We can, and we go through Water Management District permitting. That's the process. Not today. It's the Water Management District permitting process to address those impacts. I'm going to turn it over to Bob to get into the specifics about this project, but I just want to make sure I leave off with this program was established based upon tremendous community involvement. It was a cooperative effort by landowners who own lands out there. Many of those lands, when you look at that, they agreed to put into Stewardship Sending Areas in return for being able to move forward with development in these open areas. We're honoring that commitment that was made. We are 100 percent consistent with the program as has been agreed to by the property owners. And we -- at the end of our presentation, you will see that we are entitled to have this Rivergrass Village property designated as an SRA for the uses that we're requesting, and we're going to request that the Planning Commission make a recommendation to the Board of County Commissioners for approval of the SRA village. If you'll bear with us, I think we'll answer a lot of your questions, or hopefully answer a lot of 5.A.1 Packet Pg. 19 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 14 of 89 your questions through our presentations, and we'd like to keep all questions to the end but, of course, you all have the discretion to ask questions whenever you want. So with that, that's the overview of how the program works. Bob will get into the specifics unless you have any questions. CHAIRMAN STRAIN: Does anybody have anything that can't wait until they finish the next part of their presentation? (No response.) CHAIRMAN STRAIN: Okay, thank you. MR. MULHERE: Thank you. For the record, Bob Mulhere here on behalf of Collier Enterprises. So this is a fairly busy exhibit. I'll go over it for you. This is Attachment C, which is in the Growth Management Plan part of the RLSA program. It's also reflected in the LDC. I have additional slides, so don't strain your eyes, because we'll go over this again with a little more clarity. I just wanted to point out this slide which lists on the heading "typical characteristics," and moving down it has various typical characteristics such as size and residential units that are allowed, housing styles, maximum floor area ratios or intensities that apply to some uses, goods and services, and so forth. And then as you go across that top heading, it lists the four types of SRAs which Rich already discussed; one being a town, Rivergrass being a village, there's also a hamlet, and a compact rural development. Outlined in green are those standards that apply to village. This will be a little bit easier, I think, for you to see. Again, these typical characteristics are listed for a village now, specifically. Some of those are required and some of those are optional. So a village can be between 100 and 1,000 acres. We are just under 1,000 acres. A village may allow up -- between one and four dwelling units per gross acre, and our density is 2.5 dwelling units per gross acre. There is a diversity of single-family and multifamily housing styles required, and we are providing that. There are floor area ratios that are both required and optional. So for retail and office, there's a maximum floor area ratio of .5. For group housing, that's an optional use. But if you choose to do group housing, you would have the county's standard floor area ratio of .45. You are required to provide a certain level of civic, governmental, institutional uses, and they are limited to a floor area ratio of .6. Transient lodging is allowed up to 26 units per acre. It's not required. What is required? Well, you have to provide neighborhood goods and services using the formula that's provided herein of 25 square feet per gross building area per DUE, per dwelling unit, which translates to the minimum numbers that Rich went over of 62,500. That's the minimum. And then, of course, we've allowed up to 80,000 square feet. There has to be a centralized -- or decentralized community treatment system. In this case, Collier County's providing, basically, sewer and water services to this community. There are various requirements for parks and open space which we meet. Lakes. You must provide a minimum of 35 percent open space. We exceed that. I'll go over that in greater detail. You have to have an interconnected system of collector and local roads with connection to a collector or arterial. We connect to an existing arterial and a future proposed arterial. So I wanted to just show you the surrounding zoning and general location, which I know you're all familiar with. But the lands that are included within the Rivergrass and the lands surrounding Rivergrass to the east are zoned A/MHO/RLSAO. That's agricultural zoning with a Mobile Home Overlay, and a Rural Lands Stewardship Overlay. To the west there is -- the square that you see that reads "Hyde Park proposed SRA," that is part of the RLSA. It's just a section of land that sort of sticks out there but was included in the RLSA, and the other lands to the west are zoned Golden Gate Estates, "E" estates. There will be a separation between Rivergrass and all of those lands to the west which will be created by future Big Cypress Parkway. 5.A.1 Packet Pg. 20 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 15 of 89 I think Rich went over this, but I'll just do it again briefly. The existing -- or master plan that you received originally is on the left. The changes that you can see highlighted in red are on the right, the little triangle up towards the top on right. It took a fair amount of time to negotiate with the county on the actual and very detailed widths for Big Cypress -- cross-section for Big Cypress right-of-way, which we have now agreed to. CHAIRMAN STRAIN: Bob, I had asked Rich to tell us what dated documents he's using. I don't recognize either -- I recognize the one on the left, but the one on the right I don't know what -- where's that -- where -- when did you provide that to us, or when did staff provide that to us? COMMISSIONER FRYER: It hasn't. MR. MULHERE: I don't know that staff has provided this to you. MS. GUNDLACH: We've provided it. CHAIRMAN STRAIN: Okay. Tell me what page it's on. Honestly, I need to know what you -- I haven't seen that one. MR. MULHERE: I'll clarify. I don't believe that that has been provided. A very similar one was provided. CHAIRMAN STRAIN: Okay. MR. MULHERE: Let me tell you, we were ready. We provided you with the most recent, and staff provided you with the most recent master plan, but within the last two days there were some very minor changes to Big Cypress -- there were 1.15 additional acres needed to be included in the right-of-way beyond what you have in your package. There's nothing substantial in this change, though. CHAIRMAN STRAIN: I'm not saying there is. I just -- I'm trying to match it up to what was reviewed. That's all I'm tying to do. I'm not being critical. I'm not saying it's wrong. I'm just trying to match it up. MS. ASHTON-CICKO: Bob, so you're saying that the master plan that you provided to Nancy that she provided under cover with the memo -- MR. MULHERE: Yes. MS. ASHTON-CICKO: -- is not the master plan you're using? MR. MULHERE: It's changed. It's reduced by 1.15 acres. MS. ASHTON-CICKO: Okay. I haven't seen anything. MR. MULHERE: Right. And we understand that we have to provide all of that. We wanted to show you the most recent master plan that the county required us to change because of changing Big Cypress. CHAIRMAN STRAIN: Bob, all I ask is that you clarify those kind of points when you -- MR. MULHERE: Yeah. I'm sorry. CHAIRMAN STRAIN: When I see something and I don't recognize it, I just have to ask the question, so... MR. MULHERE: And I can state on the record there's nothing -- we didn't change any uses. It's not substantial. There are minor acreage changes which we will -- CHAIRMAN STRAIN: I didn't think you would have. That's not the point. I just want to make sure I understand what document we're using. MS. ASHTON-CICKO: Well, I can't read this document that's on your display, and I can tell you that there were a lot of changes in the master plan that weren't specified in the package that went to Nancy. So I'm a little uncomfortable, but I guess we'll have time to review this before you approve it. CHAIRMAN STRAIN: Well, we will, because I've asked them to provide this presentation to us. They're going to. We have at least two weeks, if not more, before we need to refine all this stuff and go for a vote. It might even be longer than that. So we'll have plenty of time to get the right one down -- nailed down. MR. MULHERE: And we also assumed that there would probably be some additional changes. So rather than submit a fourth revision after you make your recommendations, we thought, these are very 5.A.1 Packet Pg. 21 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 16 of 89 minor. Let's change it only one more time based on your recommendations. MS. ASHTON-CICKO: But it's not minor, Bob, because all the numbers change, the open space, access changes. MR. MULHERE: Yes, they do change. MS. ASHTON-CICKO: You know, so every time we have to recalculate. MR. MULHERE: They do change. MS. ASHTON-CICKO: And we're getting things piecemeal. MR. YOVANOVICH: Here's the problem, if I may. It wasn't until Monday afternoon that right-of-way finally told us their minimum necessary width of right-of-way which caused us to make another 1.15-acre reduction to the project. We understand that there will need to be a lot of changes made to the original 9.9 -- nine hundred and ninety-nine point whatever acres it was originally because that's now down to 997. Heidi's been great. Staff's been great. We'll make sure that all the ripple effect of those changes are properly accounted for in all of the documents. What we're just showing you today is the yellow area got a little bit wider than what was previously there. The red triangle is identical to what you -- the updated document, but the yellow area got a little bit wider, which reduced our overall village by another 1.15 acres. It's a process. I apologize for the process, but we've been working for months on trying to finalize the right-of-way requirements, and it required us to shrink the village by 1.15 acres. CHAIRMAN STRAIN: Okay. And, Rich, what I'm trying to do as we build up to the vote, which could occur on the 17th or the 3rd of November, whatever date we hit. Prior to the vote I'd like to have a clean set of documents after all the discussion's occurred to whatever you guys settle on and what we've expected so we don't have this happen. I want to make sure that whatever's voted on is the right document, and that's the only reason I'm pointing these things out. MR. YOVANOVICH: And I appreciate that. And we will resubmit to your staff the documents that need to be revised based upon the reduced acreage in the village to make sure that everything matches. CHAIRMAN STRAIN: Okay. And I'll be looking, staff, both Comprehensive Planning and Zoning to make sure at that time that the document that's finally produced has been -- is reviewed by both of you to the extent you need to review it, so... MR. MULHERE: And I always submit both a redline and clean version so that it's easy to track. CHAIRMAN STRAIN: And that's appreciated. Thank you. MR. MULHERE: So this has just some general information. You've already -- this 997.53-acre size is the current size. You can see the exhibit over there which shows the outline of Rivergrass RLSA as well as shows the future Big Cypress Parkway. I just want to point out there are no, zero, acres within the proposed Rivergrass SRA, Village SRA, that score a Natural Resource Index greater than 1.2. There are zero acres included in the village which fall within the Area of Critical State Concern Overlay. There are zero acres in the SRA that are designated as a WRA. There are -- COMMISSIONER FRYER: Bob, excuse me. On this slide that you have -- and I'd had discussions with Mr. Yovanovich about to the extent, if any, to which this right-of-way was going to replace DeSoto or be next to DeSoto. Where is DeSoto on this map? MR. MULHERE: So DeSoto is just a little bit west. Give me a second and I'll sort of show you the general location here. COMMISSIONER FRYER: Okay. MR. MULHERE: Right here. COMMISSIONER FRYER: Okay. CHAIRMAN STRAIN: No, he's over to the right. He's got to get a little bit closer. MR. MULHERE: A little bit to the east. 5.A.1 Packet Pg. 22 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 17 of 89 CHAIRMAN STRAIN: Between the square and the rectangle green. Half an inch to the right. COMMISSIONER FRYER: So it's that road that goes through Hyde Park? CHAIRMAN STRAIN: It dead ends at Hyde Park. MR. MULHERE: It dead ends at Oil Well heading north. COMMISSIONER FRYER: So if one extended the road that one sees in Hyde Park south, that would tell you the displacement to the west of DeSoto from the -- CHAIRMAN STRAIN: What road -- COMMISSIONER FRYER: -- Big Cypress? CHAIRMAN STRAIN: -- in Hyde Park? There's no road in Hyde Park. COMMISSIONER FRYER: What's this? CHAIRMAN STRAIN: That's part of the excavation left in the ground. There's no roads in there. MR. MULHERE: Yeah. There are no roads in there. COMMISSIONER FRYER: But that line is where the road would be? CHAIRMAN STRAIN: No. MR. MULHERE: There won't -- this will not -- excuse me. DeSoto will not extend north. It will continue to tee at Oil Well. COMMISSIONER FRYER: Got it, okay. MR. MULHERE: Lands to the northeast and south are all, as I mentioned, previously zoned agricultural. You can see on the exhibit the WRA designation along here. So that's -- while it's zoned agriculture, there is a designated WRA. I have another exhibit that will show you that more clearly, but I just want to point it out to you. To the west, again, we'll directly abut the future Big Cypress Parkway; further to the west, Golden Gate Estates. And if you look at the exhibit there, the aerial, you'll see that all of the lands that are included in the SRA are in or have been in active agricultural production for many years. Let me clear that. A little bit of specifics on the village and the requirements. You are required to, in a village, have a minimum of two context zones, and the LDC provides specific requirements and information on those context zones. At a minimum you must have a village center as well as neighborhood general. Those are the two context zones that are required. You have -- and as you probably have already figured out, but the village center is right there. Villages are primarily residential communities. I already discussed the maximum dwelling units that we are requesting of 2,500. Villages are allowed to request a density of between 1 and 4. We are at 2.5. We will -- we have agreed to provide a minimum of 250 multifamily units. We are requiring -- we are providing -- and a variety of housing types is required, including specifically both single and multifamily. This village center is centrally located. It's required to be the focal point of the community's goods and services and, as I said before, it will have a minimum of 62,500 square feet and a maximum of 80,000 square feet of those types of uses. We are required to provide 25,000 square feet of civic, governmental, and institutional uses, and as the project further evolves through the process, we will figure out what those institutional, governmental, or civic uses will be. I mentioned that the master utilities will be served by the Collier County Water and Sewer District. We have worked with Collier County Utility Department -- Public Utilities Department. They have plans for -- and specifically plans that relate to all of the villages that you saw that are proposed and serving those villages with significant enhancements and improvements and upgrades. We are including one golf course. You can see it on the master plan. And -- just in here. That, at 5.A.1 Packet Pg. 23 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 18 of 89 this point, is intended to be open to the public. It may not be forever open to the public, but we realize that will make the golf course trip subject to our trip cap if it is open to the public. As I mentioned, we are exceeding the minimum requirement of 35 percent open space. The minimum requirement's 349.16. That's 35 percent of the overall acreage of the village. We're providing 571.91 acres, which is driven by the lakes and by the golf course. Because of that open-space requirement -- and typically in the urban area you have a lesser open-space requirement of 25 percent or less, depending on the size of the project. Because of that open-space requirement, as you provide that 35 percent or more, that creates a more compact development. The development area is compacted by the open space. We are required to provide a minimum of 9.97 acres of parks. We will exceed that number. We'll meet or exceed that number. Presumably we'll exceed it. That number's been adjusted based on the slightly smaller size of the village as we discussed. So along the eastern perimeter is the WRA, and you can see that as it runs along here. And that has a dual purpose. It is, in part, serving a stormwater purpose for the project and for the larger area, but I'm going to let Dominick speak to the specifics of that. But it also has been designed to provide a wildlife deterrent, and that has been coordinated and, of course, Ken Passarella can speak to those issues. But that has been coordinated with the agencies. We do have a trip cap as all projects now are required to have in Collier County, and ours is 1,978 p.m. peak hour net external two-way trips. Norm has a presentation, so I don't want to spend a lot of time on their stuff. I think this is important. Both the county and a third-party neutral consultant has reviewed our fiscal analysis and found that the project is fiscally neutral, and that's required. You have to demonstrate that. And Lucy Gallo will speak specifically to those issues. We talk about connectivity. This village has been designed to encourage pedestrian and bicycle circulation with an interconnected system of streets and sidewalks, mostly local streets. Obviously, the main entry roads will be larger. We do provide direct access to Oil Well, which is classified as an arterial in the locations depicted on the maps shown. I do want to clarify. This could be a little bit confusing, so I want to clarify something for you here. We have a -- reserved a small parcel right there that may be -- may be utilized by Collier County for various utility facilities, pump station, something like that; I'm certainly not the expert on what they may require that for. But in discussions with them, we've reserved a small parcel there. COMMISSIONER FRYER: Could you point to it again. MR. MULHERE: Yes. It is -- let me just clear that. It is right -- this little parcel right there; right on the corner. CHAIRMAN STRAIN: On the colored master plan, that's labeled as a utility. MR. MULHERE: Yes, it is; yes. It's just on the corner -- would be the northeast corner of Oil Well and future Big Cypress. COMMISSIONER FRYER: I see it. Thank you. MR. MULHERE: The reason I point that out to you is that this arrow that shows -- this one-way arrow here. It looks like there's two access points very close to each other, but one is only for that utility site and only if that is likely -- is needed in the future. You can see that there's an interconnection right here to Hyde Park, future Hyde Park, assuming it gets approved, and they will have a village center. There will be an interconnection so folks can get to that. And then the rest -- and there's interconnection in various other locations along the future Big Cypress here and here and here that line up with Estates streets, and then also to Oil Well into the village center and into the development, and there is an interconnection from the development here into the village center. Both pedestrian, vehicular, bicycle. All three. COMMISSIONER FRY: Bob? 5.A.1 Packet Pg. 24 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 19 of 89 MR. MULHERE: Yes. COMMISSIONER FRY: To the far right, that interconnection appears only to be to the north of Oil Well Road. No interconnection to the south? MR. MULHERE: That's correct. So this -- I think maybe Rich went over this. If I was listening closely, I think he did. So we're just repeating that the village is entitled with environmental stewardship credits. You can see SSA-15, which is where we are achieving those credits. That has a total of 7,261 credits, and we are -- by the current calculations, we'd be required to provide 6,205.36, and that will be part of what we go over with that slight acreage change. So the SSA-15 totals 5,209 acres. You can see by looking at the exhibit that about five times -- over five times of sending lands are being protected in exchange for designating the village as an SRA. So this is -- comes from that exhibit, that Attachment C, and it's just a quick checklist. You look at the village requirements on the left column, and the center column is Rivergrass, and then whether or not we meet those columns -- you'll see they're all checked because we do meet them all: Size, the density, the diversity of single and multifamily housing types. The -- our SRA document does establish a floor area ratio for both retail and civic and governmental consistent with what's required. We are providing the neighborhood goods and services. We are being providing -- we are -- Collier County's providing water and wastewater. We will provide parks and public green space to meet or exceed the 1 percent requirement. The project has over 200 acres of lakes. We exceed the open space. We'll meet the requirement for what's referenced as a moderate range of services; 10 square feet per dwelling unit of civic, governmental, and institutional uses. And as I just demonstrated to you, we do have an interconnected system of collector and local roads with connections to the arterial roadway system. I won't spend much time on this, but I just wanted to insert this slide so that you could see the land-use summary, the neighborhood general, which includes the 156-and-change acres of golf courses, 538 acres. There's 105 acres-and-change of road right-of-way. There's the golf club amenities site, your lakes, other open space, and the perimeter buffers. The village center is just under 21 acres in size. That totals 997.53. There is a table that is provided on the SRA master plan that provides the calculation for our open space so that staff can review exactly how we calculated our open space. This is the proposed Big Cypress Parkway right-of-way exhibit. At this point including the changes that were made as of Monday, late Monday -- CHAIRMAN STRAIN: Now, that's not orientated north/south. MR. MULHERE: No. CHAIRMAN STRAIN: All the rest were. Okay. MR. MULHERE: Yeah. I think it's because of the length of the exhibit and the aerial. To show it all, it was hard to turn it up the other way. CHAIRMAN STRAIN: I'm trying to make sure everybody -- MR. MULHERE: And I can't do it, but -- here. North is -- CHAIRMAN STRAIN: North is left to right, or to the right. Right, yeah. MR. MULHERE: So -- CHAIRMAN STRAIN: No, that's south. MR. MULHERE: Clear. Sorry. There's Oil Well -- here's Oil Well. Okay, so -- no, I did have it right. COMMISSIONER FRYER: The two of them are different. CHAIRMAN STRAIN: Oh, the one to the top, north to the right. The one to the bottom is -- the north is to the left. MR. MULHERE: Okay. So let's do it this way. Here's Oil Well here, here's Oil Well there, and 5.A.1 Packet Pg. 25 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 20 of 89 here is Hyde Park, which is right here. Right? CHAIRMAN STRAIN: It's between Oil Well Road and Golden Gate Estates on the top one, north of the Rivergrass double lotted -- dotted line. Where it says Hyde Park, right? MR. MULHERE: I'm looking for it. Right here. Okay. CHAIRMAN STRAIN: Middle of the page. MR. MULHERE: So this is just the alignment. It just shows you that the proposed Rivergrass abuts, and we are providing acreage -- exceeding 45 acres? -- exceeding 45 acres for that right-of-way adjacent to the proposed Rivergrass. Sorry about that. I was confused, too. COMMISSIONER CHRZANOWSKI: Bob? MR. MULHERE: Yes. COMMISSIONER CHRZANOWSKI: Chairman? CHAIRMAN STRAIN: Yes, sir. COMMISSIONER CHRZANOWSKI: Can I ask you a question? CHAIRMAN STRAIN: Absolutely. COMMISSIONER CHRZANOWSKI: How many of those Golden Gate Estates roads are eventually going to tie to that Big Cypress? MR. MULHERE: Okay. COMMISSIONER CHRZANOWSKI: All of them or just -- MR. MULHERE: I'd rather go back to it. Slide 33. CHAIRMAN STRAIN: They're on the master plan, I believe, aren't they? MR. MULHERE: It is a little bit hard to read. So 43rd -- how many was the question, rather than me -- COMMISSIONER CHRZANOWSKI: Why not all of them? MR. MULHERE: Well, no, I don't think all of them. I think there are two that will connect, and then you also have the extension of Vanderbilt Beach Road which ultimately will connect. And, what, Golden Gate Parkway? And Randall. COMMISSIONER CHRZANOWSKI: It seems you're running past all of them almost right up to the edge of the road. It seems like it would be easy to connect them all. MR. MULHERE: Well, that will be up to the county. They -- you know, that will be up to the county whether they connect them or don't connect them. We know that some are connecting, and we do know that Randall is connecting. Vanderbilt Beach is connecting. CHAIRMAN STRAIN: Stan, one thing you may want to consider, the more connections you make on a road we're trying to have -- streamline more or less for traffic, the slower it's going to make the traffic and more disruptive to the neighborhoods. And I can tell you Vanderbilt Beach Road ran into that just recently when they were trying to connect multiple roads going out to the Estates. It brings a lot of traffic into the local neighborhoods that most of the people don't want. Anyway, I'm hoping what you're suggesting will never happen. MR. MULHERE: So at this point, I have a little bit more to go over after the other experts that are with us here present their presentations. They're not extremely long, these other presentations, but I didn't know if you wanted to take a break now. CHAIRMAN STRAIN: I was going to tell you we're going to break at 10:30, but we'll break -- if you're at a break point now, we'll just as soon break now, and it's 10 -- we'll come back in 15 minutes. We'll come back at 10:40. MR. MULHERE: Okay. Great, thank you. (A recess was had from 10:24 a.m. to 10:40 p.m.) CHAIRMAN STRAIN: Okay, everybody. Welcome back from the break. And before we go into the continuation of the Rivergrass presentation, we're going to confirm some dates for future hearings for this board. Ray was nice enough to be able to iron it all out. And the AUIR will be heard on the 21st, 5.A.1 Packet Pg. 26 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 21 of 89 that's a Monday in the evening, and it's at the Growth Management building at Horseshoe Drive. It will be Room 609/610. It's the big conference room there. It will not be televised. It will be transcribed and audio. So all of us will meet in that room on the 21st at 5:00, and the staff will be available to walk through the AUIR. COMMISSIONER FRY: What room? CHAIRMAN STRAIN: 609/610. It's the big conference room at Developmental Services. And then on the 31st Ray was able to confirm this room is open to us all day long. So we'll start at our regular time. The agenda will come out, and the staff reports will come out as necessary for that date. But on the 31st we're going to hear all of the items that were previously scheduled for October 17th, and it will lead off with the Hammock Bay that's been continued from a couple other meetings, or will be by that time. So what I'd like from this board by motion is to accept those dates as continued dates for the items in question, and that way Judy Puig, when she writes up the agenda, can put all -- the little italicized sentence above the item that it's being continued to the 31st or whatever date it is. COMMISSIONER FRY: So moved. COMMISSIONER FRYER: Second. CHAIRMAN STRAIN: Moved and seconded. Discussion? Yes, Karl. COMMISSIONER FRY: Can we assume that we'll receive a packet in advance of the 31st meeting with all the agenda items up to date for that meeting? CHAIRMAN STRAIN: Well, actually, you'll receive a packet in advance of the 17th, because that's when it was originally scheduled for. So just hold that packet. And your Hammock Park packet was already issued to you. So unless there's a supplement, hold that packet. And that will be the first thing up on the 31st along with the following item from the 17th that we're moving there. COMMISSIONER FRY: The reason I ask is that when we're in this meeting and want to refer to a certain page number from the packet, if we have two or three different packets, it's very difficult to all find the same spot. MR. BELLOWS: Yeah. I understand what. But when we have superceded documents, we're going to repeal the other ones or take them out of the pile so you don't have current documents and those that have been repealed. CHAIRMAN STRAIN: But for the 31st we should have two packets. We have issued already for Hammock Park or Hammock Commerce Park, whatever the name of that is. That's Packet 1, and that will be only used for that item. Packet 2 would be all the items that we originally have scheduled for the 17th that are now being moved to the 31st. And that shouldn't be too cumbersome just to have two different ones. Okay. With that, then, Norm is here to entertain us for a while. MR. TREBELCOCK: Good morning. CHAIRMAN STRAIN: Oh, I didn't ask for the vote. We made a motion. We had discussion. Is there a vote to allocate as noted as the motion for these new items? COMMISSIONER CHRZANOWSKI: Aye. COMMISSIONER FRY: Aye. COMMISSIONER FRYER: Aye. CHAIRMAN STRAIN: Aye. COMMISSIONER HOMIAK: Aye. CHAIRMAN STRAIN: Anybody opposed? (No response.) CHAIRMAN STRAIN: Motion carries 5-0. Thank you. COMMISSIONER DEARBORN: Aye. CHAIRMAN STRAIN: 6-0. 5.A.1 Packet Pg. 27 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 22 of 89 Okay, Norm. MR. TREBILCOCK: Thank you. Good morning. For the record, my name is Norman Trebilcock, professional engineer/certified planner with over 29 years of experience here locally. Also with me is Ciprian Malaescu who helped prepare the traffic studies for the project as well. CHAIRMAN STRAIN: Now, just -- and I'm sorry. I just thought of something. We were going to take these in order, and now I guess then -- are you just making this presentation as part of the beginning discussion for traffic? Because if you are, I want to make sure we don't have any questions from the presenter on the issues that you just presented. We just got done with Bob and Rich presenting a series of issues. I want to make sure we are -- MR. YOVANOVICH: We are going to touch on -- you're going to hear from the following three professionals as part of our overall presentation. CHAIRMAN STRAIN: Okay. MR. YOVANOVICH: Norm. Then you'll hear from Ken Passarella, and you'll hear from Lucy Gallo. Bob will get back up for a couple of more issues. Then we'll be done with our presentation. We envision -- once we're complete with all of our presentations, I know you wanted to go back and deal with transportation specifically, environmental, and the economic analysis today and anything else. But we wanted to do this as part of our overall presentation first and then reserve specific -- we'll do it any way you want. We prefer that -- CHAIRMAN STRAIN: No. MR. YOVANOVICH: We prefer that you do the specific questions to experts after our complete presentation is done. CHAIRMAN STRAIN: Well, here's what I was looking for. If this is the traffic presentation by you and you'll finish out with the economic and possibly environmental, if we even get time to get into that today, but let's say those three as part of today's presentation by you-all, I've got -- county staff has people they -- outside consultants they brought down for this meeting. And we will then proceed into the traffic consultant from the county, unless Norm has more to say prior to that, and we'll get into the meat of the traffic issues. Then the next one up would be the economic one in which the county has someone here for economics, too. They'll present their side of their argument as staff, and you guys will jump in. And if you have more presentation to make at that time, you're more than welcome to, and then we'll get into questions and economics, and we'll do the same thing through environmental. MR. YOVANOVICH: I don't envision that when Norm goes through his slides right now -- we would prefer to then move on to our next presenter and then our next presenter, finish our entire presentation -- CHAIRMAN STRAIN: That's what -- I'm anticipating the same thing. MR. YOVANOVICH: And then you can call back up Norm, Ken, and Lucy as to those specific topics when we're complete. CHAIRMAN STRAIN: And what we'll probably do is after you get done, I'll first call back the traffic consultant for the county, or the county's traffic people. They can make their presentations and comments, and at that time I would suggest the Planning Commission, after they've heard both input, then start discussing traffic. We'll finish up traffic to the extent we can today on what we know today, and then we'll move into the next one, which is economic. That's how I was anticipating it. MR. YOVANOVICH: Environmental. CHAIRMAN STRAIN: No. Economic's second, environment's third. MR. YOVANOVICH: We thought it was traffic, environmental, economic. CHAIRMAN STRAIN: But you asked if I could make sure the traffic was heard this morning, so I switched the agenda around at your request, and at the same time I looked at the -- I talked to staff. They have someone from an economic perspective here that they need to get on, just like you did, so we were going to go economic second. Is there a reason you can't? 5.A.1 Packet Pg. 28 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 23 of 89 MR. YOVANOVICH: Is there a reason why I can't? Because Mr. Passarella, I believe, has an issue with the following meeting, the 17th. CHAIRMAN STRAIN: Oh. MR. YOVANOVICH: Since Lucy doesn't have an issue with coming back on the 17th, we'd like to wind her up today. Mr. Strain, I don't think the county has much of a presentation on those three topics, because I think we have agreement on them. CHAIRMAN STRAIN: How do you -- there was a bunch of recommendations in the two staff reports, both comprehensive and zoning that seemed to have a lot of recommendations that weren't resolved. MR. YOVANOVICH: The ultimate -- when you see when we get to the end of the story, the end of the book, you'll see that we have resolved -- the only -- the only outstanding issue, as I opened up today -- based upon the staff report to the Planning Commission, the only outstanding issue that I'm aware of is not are we going to give the county Big Cypress Parkway right-of-way, it's when are we going to do it. We envision doing it in increments. As each village comes along, we would give the right-of-way. Staff is asking for all of it as part of this Rivergrass Village. The rest of the issues with regard to the staff recommendations at the end -- at the end of your report, we have met with staff and those have been resolved, and we're going to present that to you through Bob -- through Bob. CHAIRMAN STRAIN: Okay. The only part I'm a little concerned about is the agenda was posted with the reorder to accommodate you and to accommodate our people. I'll just have to see. During lunch break, I'll ask whoever is doing the economics from our side and the environmental just to catch with me quickly after lunch or just before lunch starts, and I need to get a read on how that's going to work for everybody. MR. YOVANOVICH: That's fine. I mean, it would be a total shock to me if there's -- I mean, your independent reviewer found us to be fiscally neutral, and your environmental staff has found us to be consistent with the Land Development Code and Growth Management Plan. I don't know how long of a presentation that will take, but maybe somebody knows something I don't know. CHAIRMAN STRAIN: Well, environmental does have a PowerPoint -- MR. YOVANOVICH: I understand. CHAIRMAN STRAIN: -- that they're going to present, and I'm not sure what the other side -- what the other economic one is. Okay. Thank you. Norm, sorry to interrupt. COMMISSIONER FRYER: Chairman, do I understand, then, that other than the economic person who can't come back on the next meeting, that everybody else is available -- CHAIRMAN STRAIN: It's the environmental person. COMMISSIONER FRYER: Environmental person. Everybody else from both sides, I mean, the applicant and the county, the experts are able to be in attendance subsequently for the next two or three meetings if necessary? MR. YOVANOVICH: My experts? I will -- we would prefer -- the answer to your question is Heather will be here on the 17th, if necessary, to answer environmental concerns -- environmental questions you may have, and Chip will be here on the 17th. Norm is the main presenter, and Ken Passarella are the main presenters on the traffic and environmental topics. If we have to address concerns, we'll be able to do that. But we would like to -- those to be hold-over issues that may come up as a result of maybe public comment, not as a result of questions from the Planning Commission. COMMISSIONER FRYER: So am I correct that no one needs to be heard from beginning to end today? 5.A.1 Packet Pg. 29 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 24 of 89 CHAIRMAN STRAIN: Well -- MR. YOVANOVICH: You're going to hear from us beginning to end today. COMMISSIONER FRYER: From all of your experts? MR. YOVANOVICH: During my presentation in chief, yes. To the extent that you have questions when we're done with our presentation, they will be here. If you're quitting at 4, we'll be here till 4. If you're quitting at 6, we'll be here till 6. COMMISSIONER FRYER: We're quitting at 4. So what about subsequent days? Are there any constraints? MR. YOVANOVICH: We'll be prepared. CHAIRMAN STRAIN: Okay. MR. YOVANOVICH: We will be prepared. COMMISSIONER FRYER: And the county's the same -- same situation with county's experts? CHAIRMAN STRAIN: The county has experts they brought in -- or consultants. I don't know -- and their schedules, I'm not sure they'll be as flexible, but we'll find out as we go through the day. Whatever it is, it is. We'll just work with it. COMMISSIONER FRYER: Thank you. CHAIRMAN STRAIN: Okay. Norm, go ahead. MR. TREBILCOCK: Thank you. I'll just review the -- give you an overview of our traffic analysis. You-all have the more detailed reports that we prepared, but I'll cover the -- excuse me -- the standards that we followed, the trip generation, distribution assignment, level-of-service impacts, intersection analysis we did, looking at the future planning for the future, and then review the conclusions of the studies. We did do our Traffic Impact Statement per county standards. The trip distribution, land-use codes, internal capture, pass-by rates were coordinated and agreed upon with staff as part of our methodology meeting coordination that we do. We are using the current 2018 AUIR criteria regarding the transportation planning issues for the project. The ITE, or Institute of Transportation Engineers', Trip Generation Manual latest edition is used in the studies as well. Background traffic is based on the 2018 AUIR, Annual Update and Inventory Report, using the county, Collier County data. Background traffic is grown per staff guidance of 2 percent minimum or historical rate of growth or trip bank, whichever is greater. Existing road network is based on the 2018 AUIR level of services. And then when we look at the future commitments where you're looking at the five-year work program, also because we are looking at a 10-year planning horizon for this, we're looking at a snapshot of the 2040 cost-feasible plan but the improvements that are identified to be completed between 2021 and 2030 are considered committed, and then also some of the committed improvements from the one-cent sales tax as well. Impacts to the roadway links and intersections are evaluated based on applying our proposed project traffic onto the individual roadway links or segments of roadways as well on the background traffic. In terms of our proposed trip analysis, the proposed development program, we are looking at the single-family. Under multifamily, what that includes is the attached villas from a traffic perspective: Apartments, townhomes, and condominiums. Then we also run the governmental and commercial uses as well, and Bob had mentioned about the golf course, too. CHAIRMAN STRAIN: Norm. MR. TREBILCOCK: Yes. CHAIRMAN STRAIN: I know we weren't supposed to ask questions, but I just want to make sure. This is different numbers than you have in your proposal, the master -- or the SRA -- you have 250 multifamily. You're showing 1,086 here. Is there -- MR. TREBILCOCK: Correct. So what I explained is that also includes attached villas. So from a zoning standpoint, they can be looked at as single-family; however, from a trip -- traffic analysis, the 5.A.1 Packet Pg. 30 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 25 of 89 attached villas are looked at as a multifamily product for trip generation purposes as a standard in the county. So that's why you have -- that's why I'll tend to present those different numbers and give you that footnote. CHAIRMAN STRAIN: I just -- yeah. There's -- yeah -- MR. TREBILCOCK: Yes, sir. CHAIRMAN STRAIN: I appreciate it. There's been so much data, I want to make sure I understand it. MR. TREBILCOCK: Yes, sir. Uh-huh. Then the trip generation buildout, again, it takes into account internal capture, pass-by rates, and it gives us that net external traffic in the lower right-hand corner of the 1,978 p.m. peak-hour trips. That becomes a trip cap for the project. We had an agreed-upon trip distribution. We looked at the percentages of splitting the traffic for the development. We also had a sub-split for the commercial with the understanding that some of the commercial may distribute a little differently than some of the residential because you're attracting some of the surrounding residential folks as well. So we identify that. And then that translates into actual -- the p.m. peak-hour trips. Those percentages get applied as well, and that's what we used for the analysis that we performed. In looking at the site access for the project -- so on Oil Well Road along here, we'd have three accesses for the project, and then Big Cypress Parkway. Along here we'd have four accesses. All of our access would be consistent with the access management resolution Collier County has, and we would adhere to those spacing standards for any of the access points on the project. In our intersection operational analysis, we were required by county staff to look at five intersections. And in that analysis what we did is looked at different conditions, existing conditions, and then 2030 conditions without project, with project, with improvements, and then with additional improvements needed caused by the project, and that's what we did. And so looking at 2030 without the project, just a couple of key intersections. This is Randall and Immokalee intersection. That's -- and at-grade improvements are currently under review for a PD&E, but those improvements would be committed and made, including the four-laning of Randall Boulevard to the east to at least Eighth Street. And there would be triple lefts, westbound lefts on Randall Boulevard. So that would improve that intersection. On Oil Well and DeSoto the four-laning widening that is committed to occur would include a westbound left-turn lane, eastbound right-turn lanes that would help in that area. And then we did identify an impacted intersection at Wilson -- at Immokalee and Wilson to add an additional westbound left improvement there. With the project in place and needed improvements would be at Oil Well and Immokalee and then also at Immokalee and Wilson. And we identified there that there'd be an additional northbound right-turn lane on Immokalee Road. You'd have dual rights, and then also additional through capacity at the intersection of Immokalee and Wilson. The conclusion is those analyzed intersections will operate at acceptable standards with the committed improvements and the project fair-share mitigation, us providing improvements as part of our fair-share mitigation as well. This is just to illustrate the improvement at Immokalee and Randall, the concept plan that's been proposed where you'd have a divided Randall Boulevard that currently is just a two-lane undivided road be divided, and then also you'd have the improvements at grade. The future improvements at this would be a grade-separated flyover. But that's -- these at-grade improvements will handle things for us on the project here. Another important planning tool to look at is in May of this year the Board of County Commissioners recommended the -- in the Randall Boulevard/Oil Well Road corridor study this 5.A.1 Packet Pg. 31 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 26 of 89 improvement plan, that's the two-plus future network plan. And what you can see is Randall Boulevard -- is some important improvements to Randall that would head out east, and also Oil Well Road and Everglades Boulevard. But kind of pinning along the side that's really important is future Big Cypress Parkway and how that kind of ties the network together when Vanderbilt Beach Road gets extended over, and it kind of creates an excellent network system for the county as well. So in planning for the future, that's really a key component of our project that I see from a transportation standpoint is providing that right-of-way and the stormwater management treatment for Big Cypress Parkway. CHAIRMAN STRAIN: You're going to make sure we get sent a copy of this with the other presentations? MR. TREBILCOCK: Yes, sir. CHAIRMAN STRAIN: Everything shown today? MR. TREBILCOCK: Yes, sir. CHAIRMAN STRAIN: Okay. Thank you. MR. TREBILCOCK: So in conclusion, none of the roadways are forecasted to become deficient as a result of our additional project traffic. Collier County has planned funding of $117 million for Vanderbilt Beach Road extension, Oil Well Road widening, and Randall Boulevard widening intersection improvements that will help improve capacity but also will help in the overall circulation and relief of the roadways in the area as well. A detailed evaluation of our actual project access points will occur during site improvement process, turn lanes and signalization, and that occurs during the permitting, the platting process for the project. And the trip cap has been established for the project and agreed upon the 1,978 two-way p.m. peak-hour trips. The proposed intersection improvements, we identified would be subject to fair-share mitigation that we've agreed to. And then the right-of-way and stormwater management for future Big Cypress Parkway along our project's west boundary being an important collector arterial roadway. We've also agreed -- already provided, actually, right-of-way and water management for Oil Well Road at no cost to the county. And also per the landowner contribution agreement, the pending one, they're committed to providing right-of-way and water management for Immokalee Road at no cost to the county as well. Additional mitigation of the impact: Payment of roadway impact fees for the project as building permits are issued, and it's -- $17 million is estimated in road impact fees for the project. With that, I'll turn things over to Ken Passarella with Passarella to talk about the environmental. MR. MULHERE: I just need to pull up that presentation for him. MR. PASSARELLA: That isn't it. MR. MULHERE: What do you mean that isn't it? I just had it up. Let's try it again. CHAIRMAN STRAIN: Make sure you use the mic, Bob, even for the comments. MR. MULHERE: I'm just getting the -- I see. Here it is right here. I'm sorry. I am so sorry. It's coming up now. MR. PASSARELLA: For the record, Ken Passarella with Passarella & Associates. I'm president and principal ecologist with Passarella & Associates, and I have Heather from my office here in support as well. And I'm going to be providing an overview of the NRI Assessment for the project. The NRI Assessment is the Natural Resource Index Assessment. And one of the things I want to touch upon is Rich had gone over some of this in his presentation, but I also wanted to reiterate this in my presentation as well, is you're going to hear a lot of acronyms as I go through my presentation, so I wanted you to be aware of what all those acronyms stand for, because they start getting confusing after a while because 5.A.1 Packet Pg. 32 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 27 of 89 there's so many of them. Again, I'm going to be talking about the NRI Assessment, and NRI stands Natural Resource Index. And within the Rural Lands Stewardship Area, which we refer to as the RLSA, there's various areas that have been designated. Rich went over this. These are the Flowway Stewardship Area or FSA. The Flowway Stewardship Area are areas of high natural resource value that were identified during the development of the RLSA area. In particular, the Flowway Stewardship Areas are related to wetland areas. In particular, those are the Camp Keais Strand and the Okaloacoochee Slough that you see on the map here. The Camp Keais Strand located on the left-hand side, the blue areas, and the Okaloacoochee Slough, the blue areas located on the right-hand side there. Habitat Stewardship Areas, or HSA, are native habitat areas or areas that may contribute to habitat for listed species in the area and are designated with a high natural resource value. Those are shown on this map in the areas in green. So those areas are adjacent to or contiguous to the FSAs. They build upon larger areas of natural habitat within the RLSA. As I mentioned, they may be natural or Native Habitat Areas such as pine flats, but they may also be strategic farm fields that are located within an FSA area or adjacent to an FSA that, if restored, would create significant habitat for listed species and wildlife in the area. We also have Water Retention Areas, or WRAs. As Rich mentioned, those WRAs are permitted agricultural reservoirs located within the RLSA. So those areas are typically bermed and diked off from the surrounding farm fields and used for water storage as part of the agricultural operations. Now, WRAs could have natural wetlands, and many of them do. So those areas are identified on the map as well. Most of the areas we're talking about are the pink areas, which are the open lands on that previous map that Rich had. They're shown in kind of a light yellow here. Those are where the Stewardship Receiving Areas, or SRAs, would be located, and Steward Sending Areas, or SSAs, are the areas from which you draw the credits, as Rich had previously explained. So what I'm going to be doing is going over the Natural Resource Index Assessment that was done for the Rivergrass SRA, and this Natural Resource Index Assessment includes documentations that refines the NRI values that were assigned during the original Collier County RLSA Assessment Study. As Rich had mentioned in his presentation, back in 2000 and 2002 there were studies that were done which came up with the development of the RLSA and the RLSA program, and that's also the same time when the Natural Resource Index Assessment was developed at that time as well. This assessment is a GIS analysis where resource values are calculated for every acre in the study area using a Raster model. So this is a model. It's a GIS model, Geographical Information System model, that is done to create these scores. This model was previously developed as part of the program back in 2002. We did not create this model, Passarella & Associates. We're simply implementing the model and running the model on this particular project for Rivergrass SRA. The Raster model uses one-acre grid cells that receive a score value based on the six Natural Resource Indices. So in this graphic you see here in front of you, this is an overlay showing the grid pattern that develops these one-acre cells. So each one of these one-acre cells will be scored for each one of these six indices. So on this map, if you were to count them, this site being 998 acres, there would be 998 cells there. And as I go through this presentation, I'm also going to address some of the comments that were received, I believe, from Mr. Frankenberger for the Natural Resources Service, Inc., had provided some comments to the county regarding the NRI Assessment. So I will try to address some of those comments as I go through my presentation. CHAIRMAN STRAIN: Just so you know, some of us may have questions involving all that. 5.A.1 Packet Pg. 33 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 28 of 89 We've had a lot of different documentation come in. I'm going to -- at least from my part, and I'll ask the others. You'll finish your presentation. We'll reserve our comments and questions about those hopefully till after we get back into the full environmental discussion. MR. PASSARELLA: Okay. The reason I brought that up was from the Natural Resource Services, Inc., one of the comments they had addressed was that we didn't provide a scoring sheet for this in paper format, and I'm going to explain to this (sic) why we would not do that, because we would simply be adding an additional 998 pages of information into that large package that I believe was mentioned was already 1,500 pages. So in order to reduce the amount of paperwork, we provided this in all electronic format to the county staff for the review so we didn't generate another 998 pages of paper that somebody has to look at. So for SRAs, lands greater than one acre with an NRI score greater than 1.2 shall be retained in a natural state. And I'll go through how we scored each one of these grids. As I mentioned, this NRI methodology's already been used to establish Stewardship Receiving Areas such as Ave Maria and also 16 SSAs that are already in place. So this scoring is nothing -- is not anything new. It's simply being applied now to the Rivergrass SRA. So this is the stewardship credit worksheet that is part of the Comp Plan. This was originally developed back in 2002. It was part of the report and recommendations of the Collier County Rural Lands Assessment Area Oversight Committee. It was dated 2002. This worksheet was carried over and made part of the Comp Plan, from my understanding. So this is the worksheet that applies to both SRAs and SSAs. What you see over here on the -- this part you see right here, that is the Natural Resource Index scoring. The other portions of this document, here, this is related to the SSA calculation of credits and removing land-use layers. So what we're going to focus on is this part here today, which is used to determine the NRI value within the SRA. Now, again, I mentioned about the number of sheets of pages. So this left-hand side here, the NRI scoring thing, this is done electronically in the model. So instead of printing out for every one of those cell grades this worksheet, that's all contained within the model itself electronically. CHAIRMAN STRAIN: So you have this worksheet -- you do have the worksheet. You just have it electronically. MR. PASSARELLA: Yes. It's in the model. CHAIRMAN STRAIN: When you send us the presentations, can you send us the electronic? It will be readable by us? MR. PASSARELLA: No. It's a GIS model. So if you had GIS, you go ahead go in there -- if you have that software, you could go in there and open it up and run the model and see the information. CHAIRMAN STRAIN: Could you save it as a PDF? Because, I mean, the public should have a right to have it as well as us. MR. PASSARELLA: Well, again, we'd have to -- if you want this in paper format -- CHAIRMAN STRAIN: No, electronic. MR. PASSARELLA: Okay. CHAIRMAN STRAIN: You can't convert that to PDF? MR. PASSARELLA: No, no. CHAIRMAN STRAIN: Okay. Thank you. I'll explore that more with staff; see what we can get. COMMISSIONER CHRZANOWSKI: Could I ask? Ken, how did you get that on that page right there? Isn't that a printout from something that you did? MR. PASSARELLA: Yes. COMMISSIONER CHRZANOWSKI: Can you do one electronically for each page? MR. PASSARELLA: We could generate one of those -- that right there, we could generate one of those for every one of those cells, and that would be 998 pages. COMMISSIONER CHRZANOWSKI: But without printing it out, can you do it electronically as 5.A.1 Packet Pg. 34 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 29 of 89 a PDF? CHAIRMAN STRAIN: That was my question. MR. PASSARELLA: Well, no. That -- we'd have to create 998 of these and then scan them, and give you the PDF. COMMISSIONER CHRZANOWSKI: Okay. MR. PASSARELLA: Okay. Because it's in the model. It's in the GIS model. The model has shade files and creates these. And as I go through this, I'll show you how it's done, so... Maybe after I've finished my presentation, you'll -- CHAIRMAN STRAIN: Yeah, I'm sorry. I just was -- I'm trying to make sure that anything you guys have that we -- might help us understand, that we get a copy of it. That's why I asked for it. But if we can't get it, we'll have to see what the next alternative is. Thank you. MR. PASSARELLA: So starting with the first indices, the first indices is the stewardship overlay designation. That's the one at the top there. And then for the Rivergrass Village, Rivergrass SRA, the data source we used for this overlay is the Collier County stewardship areas, and those -- that is information that we attained from the county. So you can see on the right-hand side there where the SRA boundary is. We're not within an W -- we're not within an FSA. We're not within a HSA. We're not within a WRA, and we're not within an area of critical concern. So as such, if we were to show -- this is the model output. So this is what the model would output if you were looking in GIS. If you look at the model output for this particular indice (sic), you'll see that it's all scored in a zero. So, again, we're not in a .7. We're not in a .6. We're not in a .6 for WRA. We're not in an area of critical state concern. So this whole area scores a zero. And I did a sample grid cell. So right here, this is a grid cell right here. That's a one-acre grid cell. And as we go through this whole calculation, I'll keep referring to that one grid cell. And at the time we're done, we'll add up the score for that grid cell and show how you get your total NRI value for that grid cell. Okay? CHAIRMAN STRAIN: Gotcha. Thank you. MR. PASSARELLA: Yep. So next indices, there's a total of six indices. The second indice is the proximity indice. And the proximity indice, again, we use the Collier County's data for stewardship areas, and the scoring is based on if you're enclosed by an FSA, HSA, or WRA. If you're within 300 feet of an FSA or HSA, or you're within 300 feet of public or provide -- or private preserve land or none of the above, you would score a zero. So it says, so additional value shall be added under the proximity indices or lands that is within an FSA, HSA, WRA, or public -- or public or private preserve. So for this project, for the Rivergrass SRA -- and I'll go back to this map. You can see we're not enclosed by an FSA; those are the blue areas. We're not enclosed by an HSA; those are the green areas. And we're not enclosed by a WRA, which are the brown areas. We're not within 300 feet of an FSA or HSA, and we're not within 300 feet of public or private preserve lands. So in the model, the output is a zero for that indices score and, again, going back to our particular grid cell, you can see that grid cell would then score a zero for that particular indice. The next indice is the listed species habitat indices. And for Rivergrass Village, the data source that we used for that is our FLUCFCS mapping that we had prepared for the project. Listed species surveys that we have done for the project that had been reviewed by the county and the Florida Fish and Wildlife Conservation Commission and the U.S. Fish and Wildlife Service. This also includes the available information from the Florida Fish and Wildlife Service and the U.S. Fish and Wildlife Service on documented occurrences of listed species. So we had a lot of data that we used to look at potential listed species on this particular project. One of the comments that the county received, I believe, from Mr. Frankenberger was related to -- that 5.A.1 Packet Pg. 35 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 30 of 89 the survey was not sufficient. It was only done at one point in the year. While we did do a listed species survey as part of the SRA submittal to the county, that was done at one time -- point in the year; however, the data that we provided was from numerous listed species surveys that we've done over the years on this particular project. So we've done listed species surveys out here on this project in March through July of 2007, we did October 2007, we did November 2007, we did May through June of 2014, we did a June in 2015 through October 2015, we did November 2016, and we've now recently done one in March 2019. And all these listed species data that we collected during these surveys all went into this NRI Assessment. So even though we're required by code to do a listed species survey for the SRA application, we did that species survey, but we went back and included all the listed species data that we've done on all these surveys we've done over the years on this site. This is very comprehensive as far as listed species data for a particular site. In addition to that, we've done species -- specific listed species surveys out there as well. We've done crested caracara surveys in 2007, 2009, and 2016. We've done RCW surveys in 2007 and 2014. We've done a burrowing owl survey in 2008. We've done a southeastern American Kestrel survey in 2017, a Big Cypress fox squirrel in 2007/2008, and an Everglades mink survey in 2017. So you can see we've done more surveys on this site probably than any other site in Collier County. And all that information went into this listed species habitat index for the county as part of this NRI Assessment. So we have that listed species data. All this data's been reviewed by the agencies, and that went into the model to generate the scoring for the -- for the Rivergrass SRA. Now, scoring is -- panther occupied habitat plus other listed species is a .8; panther-occupied habitat, a .5; occupied habitat by other listed species, a .4; and none of the above is a zero. Now, what's to keep in mind here is that panther-occupied habitat is a very specific definition in the Land Development Code. And when we're scoring, we've got to follow that particular definition. So index values are based on documentation of occupied habitat as established by the intersect of documented and verifiable observations of listed species with land cover identified as preferred or tolerated habitat for that species. So over on the right-hand side here you can see various points and documents. You can see -- thank you, Bob. You can see that there's various species from different times of years and different dates where we have documented those species on site. For instance, you'll see some blue dots. There's a blue dot here. That's actually Florida panther observations that we made on site while doing surveys over the years. CHAIRMAN STRAIN: Karl has a question for you. COMMISSIONER FRY: Quick question. You have a blue shaded area in the top half, light blue shaded area in the bottom half. What does the overall shading mean? MR. PASSARELLA: On the next slide -- there's two slides from now I'm explain that to you. COMMISSIONER FRY: Thank you. MR. PASSARELLA: Okay. Yep. So I'll go ahead and explain it. The light blue area to the bottom is a FLUCFCS code. So when you're doing a listed species indices, you've got to look at two things. You've got to look at the FLUCFCS code, the habitat, and then you've got to look at whether there's species documented in that FLUCFCS code or that habitat. COMMISSIONER FRYER: What's a FLUCFCS code? MR. PASSARELLA: And a FLUCFCS code is a Florida Land Use Cover and Forms Classification System code. So it's a land-use code. So the light blue down here is a 214 FLUCFCS code, which is row crop, and then the kind of purple or dark blue up top is a 210 FLUCFCS code, which is cropland or pasture land FLUCFCS code. So slightly different. 5.A.1 Packet Pg. 36 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 31 of 89 COMMISSIONER FRY: Thank you. MR. PASSARELLA: And that's important when we're doing this scoring, and I'll get into it. Because you've got -- again, you've got to have habitat, and then you've got to have the species location under the score. Okay. So one of the issues that had been raised was about Florida panther primary zone and secondary zone and why we did not address that. Well, in the NRI Assessment and in the Land Development Code, it's very specific about how you address panther habitat and scoring under this indices. So the LDC says that land mapped using FLUCFCS at 310, 321, 411, 425, 428, 438, 617, and I won't name the rest of them, is deemed to be preferred or tolerated habitat for panthers for the purposes of assigning a value for these indices. So what those FLUCFCS codes are, those are native habitats. Those are native wetlands habitats such as cypress or marsh or native -- native forested habitats for uplands such as, you know, pine flatwoods or even areas like palmetto prairies. So those are native habitats. So for -- in other words to be -- when we do the scoring, to be panther-occupied habitat plus other listed species, you have to have a FLUCFCS code that is a native upland FLUCFCS code or a forested wetland FLUCFCS code plus a panther telemetry to score a .8. So this is the output of the model. You can see we have zero down below, and we have .4 up above. So going through the scoring, if it's panther-occupied habitat plus other listed species it's a .8. The whole site being row crop and being agricultural land, by definition in the Land Development Code, it is not panther-preferred or tolerated habitat. So it doesn't score -- even though we had a panther telemetry point there, you've got to have the intersection of both. You've got to have the panther telemetry point plus the habitat to score a .8. So, again, panther-occupied habitat, simply those habitats that are preferred or tolerated. We don't have those there. Occupied habitat by other listed species, well, we do have that in this particular location, and that's this grid designated right here. This is this darker purple area. That is cropland and pasture land, and we had sandhill cranes in that area. So that is a habitat that sandhill cranes would use. You may expect to find them in pasture land as far as something that they would utilize. And, as such, we have a listed species documented out there from our surveys, being a sandhill crane, plus a habitat that they would use and so, therefore, it scored a .4. And then the rest would score a .0. Moving on. There was also mention -- hang on a second, Bob. There was also mentioned some comments about -- that the natural resource service -- that the indices didn't reference wood stork colonies and foraging areas as well as the snail kite consultation area. All of that is relative information for federal and state permitting, but it doesn't apply to the Land Development Code when you're doing an NRI Assessment. So it doesn't apply to the NRI Assessment score, so -- CHAIRMAN STRAIN: Can you explain why while we're on that? MR. PASSARELLA: Yeah. Again, the scoring is very specific for listed species. So you've got to have, you know, the preferred or tolerated habitat, which is defined in the code, and you've got to have the intersection of one of those species. So a simple zone identified by one of the federal agencies is not in the Land Development Code specifically identified as to be used to score these areas. CHAIRMAN STRAIN: Okay. Just so I know when to reserve my questions, were you -- did you do any of the work on the original RLSA overlay for anybody? Not today, back in 2000, 2002, around that time. MR. PASSARELLA: No. CHAIRMAN STRAIN: Thank you. MR. PASSARELLA: So the next indices is the soils and service-water indices, and these are very straightforward. These are soils mapping data that's obtained from the Natural Resource Conservation Service, the NRCS. And the scoring is -- you know, open water and muck depression soil is a .4, sand depression soil is a .3, flats transitional soil's a .2, and non-hydric soil's score a zero. So in our particular -- at Rivergrass SRA, we had flatwoods, transitional soils, and flatwood soils 5.A.1 Packet Pg. 37 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 32 of 89 non-hydric. So in our scoring, all these score differently. So we had areas that scored a zero because we had non-hydric soils, we had areas that scored a .2 because those are flats or transitional soils, and we had areas that scored a .3 because that's sand depression soils. And that's showing graphically over here on the right-hand side by the different colors of the output of the model. The next item is the restoration potential indice. And for a scoring for an SRA, the restoration potential indice is not applicable. The restoration potential index is assigned during the SSA designations process if appropriate, and credit adjustments are made at that time. So as part of the SSA scoring, the NRI Assessment for doing SSA credits. So it doesn't apply to the SRA. The next indices is the land-use and land-cover indices. And I already had quite a bit of discussion about FLUCFCS mapping and FLUCFCS, but this is the FLUCFCS data so -- that we prepared for the project. When we did the FLUCFCS mapping, this FLUCFCS mapping has been presented to the county staff. It is also presented to the South Florida Water Management District staff as well as the U.S. Army Corps of Engineers staff, and they have all agreed with our FLUCFCS mapping on the project site. So for FLUCFCS mapping, how you score it under the NRI Assessment is there's Group 1 FLUCFCS mapping, which is a .4. And down below in the text you can see Group 1 is FLUCFCS code 617, 621, 624. And I know those numbers probably don't mean anything to you-all, but those are basically native wetland habitats. Group 2 scores a .3, and down below the Group 2 codes are listed out: 321, 411, 425. Those are all native upland habitats, and they score a .3. Group 3 are a whole series of FLUCFCS codes in the 200s. Primarily, those are agricultural FLUCFCS codes, which is what we have on this particular project. And then Group 4 is other. Other is disturbed lands, you know, residential areas, stuff like that. They score a zero. So for our particular project, you can see we had FLUCFCS codes. This darker blue, as I mentioned before, cropland, pasture land. The lighter blue is row crops. So for the scoring, since these are all agricultural land-use codes, these are all 200 series, they all score a .2 for the NRI Assessment. So there was some comments about should it be scored a -- you know, a 212 or a 510? But if you look at those codes, all those codes are within the agricultural group code class. So whether it's a 210 or it's a 510, those are all agricultural codes and, therefore, they all fall within the .2, and there is no bearing on the NRI Assessment because those are basically the same scores. And some areas, you know, comments about, well, it's not row crop. It's another type of crop. Again, those are all agricultural codes that fall under this Group 3 or .2 in the NRI Assessment. So in our example cell here we had -- if I were to go back through all of those slides we went through, the NRI score is determined by summing all of these scores assigned for each of the index factors. And so the outcome of the final Raster model shows overall weighted sum. And what you see here is the output of the final Raster model. So our particular cell that we were looking at here, if you look at the numbers, we had a zero, a zero, a .4, for NRI Assessment, a zero, and a .2, which comes up with a total .6. So you see that on the color here over here on the output. So you see scores ranging from .2 to .6 on the output over here. So the final NRI score map for the overall project you can see ranges from .2 to .6 on this output. And, again, that would make sense since the majority of the site is agriculture, and there's not any native habitats. You would particularly expect to see a scoring of a 1.2 or higher if you had some sort of native habitat on the project site. So that would be some remnant cypress areas or remnant pine flatwoods or something within the site. That's when you would get scoring that would go above the 1.2, and that's what it was meant to do was even though these areas are designated as open lands, if there were any native habitats remaining 5.A.1 Packet Pg. 38 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 33 of 89 within those areas designated as open lands, that those native habitats would be preserved or protected as part of this process. On this site, you have all agricultural lands, all row crop, areas that have been in production for ag for numerous years, and we don't have any of these native remnant natural areas that would possibly score higher than a 1.2 and would be preserved as part of this project. So basically what you have is this is a summary of the output. Again, you can see the scoring across the site. You can see .2. We had total acres of 586 acres of .2. We had 260 acres .4. We had 2 acres of .5 and 149 acres .6. We had -- none of those got above the 1.2 required for preservation of the area. CHAIRMAN STRAIN: That's because none of them intersect all three sensitive areas. MR. PASSARELLA: That's correct. Well, that and it's -- CHAIRMAN STRAIN: I mean, you don't have one acre that has .2, .4, and .6, because if you did, it would be 1.2. MR. PASSARELLA: Yep. CHAIRMAN STRAIN: Thank you. COMMISSIONER FRYER: I have a question before you leave. MR. PASSARELLA: Yes. COMMISSIONER FRYER: It gets back to the documentation that could be available to us. First of all, what format -- you put up about 40 slides here that I know were generated from GIS. What format are they in now? MR. MULHERE: PowerPoint. MR. PASSARELLA: In a PowerPoint. COMMISSIONER FRYER: Okay. So it's a PowerPoint. Any reason why you couldn't provide an electronic copy of that PowerPoint as part of the official record so that we could have it between now -- MR. PASSARELLA: We provided our NRI study that provides those documents. CHAIRMAN STRAIN: You're giving us a copy of this PowerPoint. They're giving us a copy. COMMISSIONER FRYER: They are giving or have given? CHAIRMAN STRAIN: No, they will give it to us. MR. YOVANOVICH: When we're done. COMMISSIONER FRYER: Okay. MR. PASSARELLA: But I also want to explain. It's in the document. You have some of this information already in the documents you have. The output -- COMMISSIONER FRYER: I just want to be sure that we have access to all of it. MR. PASSARELLA: Yeah. This NRI score map and NRI Assessment, you have this map. You have the output map for each one of the individual indices for the overall site. So that's in our report that was submitted to the county. So you should have those maps already. COMMISSIONER FRYER: Let's say that these are 40 slides; we're going to have all 40 of them, aren't we? MR. PASSARELLA: Yes. COMMISSIONER FRYER: Okay. Thank you. CHAIRMAN STRAIN: Okay. Thank you. COMMISSIONER FRY: Mr. Chairman? CHAIRMAN STRAIN: Yes. COMMISSIONER FRY: So what comprises a survey? You have 998 Raster grid acres, I guess you call them. How do you go out and survey -- do you survey each one for all these criteria? MR. PASSARELLA: We walk the entire site, and when we survey the entire site, we would identify where a listed species is. And what happens in this -- in this NRI Assessment -- and maybe I'll go back to this. I'll get back there for you. 5.A.1 Packet Pg. 39 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 34 of 89 So when we survey the site, we go out and we -- sir, we walk the site, and we walk transects across the site. We may not cover every square inch, but we cover the majority of it. And what happens in the scoring here is even though we don't cover every square inch, since we found listed species, and within this purple area, this area here, this 210 -- so even though we found a sandhill crane, we only documented the sandhill crane here and here. Those are two sandhill cranes we documented within two particular spots. But when you score it, the sandhill crane applies to this entire FLUCFCS code. So even though we only identified a listed species in one spot, it doesn't just apply to that one-acre square grid. It applies to that entire FLUCFCS code. So it's assumed that the sandhill crane could use any of this entire area and, therefore, that applies to that entire FLUCFCS code in the model, so... COMMISSIONER FRY: So you're assuming that because that upper FLUCFCS code is all the same type of land -- MR. PASSARELLA: Yeah. COMMISSIONER FRY: -- that species you find there would naturally go anywhere within that type of land -- MR. PASSARELLA: Correct. COMMISSIONER FRY: -- but not necessarily into the different type of land to the south of it, which was the row crop fields? MR. PASSARELLA: Right. The row crop is a different category for the sandhill crane and considered different. But we observed them up here in this code (sic). We would anticipate to see sandhill cranes in pasture areas; therefore, it scored a higher in that area. COMMISSIONER FRY: So is a survey a single point in time? Is it -- I mean, I know it takes a long time, I'm sure, to walk all this -- transect all these areas? MR. PASSARELLA: We may spend four days in March of 2019 when we did this survey, four days out there walking and covering the entire property. But as I mentioned, we've done numerous surveys over the years on this particular property, and we've covered it many times. So if you see, like, for instance, all these species here we documented, those weren't documented in 2019. Those were all documented during surveys in 2007 and 2009. COMMISSIONER FRY: But you're still counting them in the results? MR. PASSARELLA: Still counting them in this, because we've documented them out there. COMMISSIONER FRY: Just previewing or thinking about what possible objection there might be or concerns. You did a survey in March of 2019, then the one previous to that was 2016, I believe you said. MR. PASSARELLA: Yes. COMMISSIONER FRY: What are the chances that on the four days that you walked through in March there were species that would be there other times of the year that were not there that day that we might have missed something of critical habitat concern? MR. PASSARELLA: Well, what we did was -- again, if I can go back through the list of the dates we surveyed out here -- and bear in mind, you're only required by county code to go out there and do a listed species survey per county standards, which we did and provided. But we've gone above and beyond that as well. We've provided survey information from other surveys we've done at previous times. So, for instance, in 2007, we were out there in March through July. So covered the end of the spring, the summer. We were out there in October and November, so we covered the fall. In 2015, we were out there in May through June, again in the summer. November, fall. So those are, you know, different time periods, different years out there doing surveys. So this is a result of hundreds of hours of surveys out there, man-hours out there surveying the property. So, you know, we've covered what we did and we've documented what we found out there. 5.A.1 Packet Pg. 40 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 35 of 89 COMMISSIONER FRY: I only ask the question because, you know, it occurs to me we've had a lot of development within the county, and the species had to migrate around in order to respond to that development. We know bears are in areas where they weren't previously. So I was just trying to preview it if there are any potential issues with species that, you know, might not have been there in March of 2019 or in the previous studies but would be there now or moving forward naturally. MR. PASSARELLA: Well -- and bear in mind, when the original RLSA program was developed, all these species were considered, and that's why they developed the SSAs and the FSAs and the HSAs. So those were areas where they identified these species were most likely to occur and those areas that would be essential for these species to continue. So the designation of those areas as SSAs and being preserved are helping to address all the listed-species issues. That's why the farm fields were designated as open area, which were designated for development, because they had the least value as habitat for listed species while setting aside the areas that had the highest value for listed species. COMMISSIONER FRY: So one final question: Somewhere in an earlier exhibit it said, I believe, that only 2 percent of the total land mass of the RLSA was a 1.2 or above. Is that accurate? MR. YOVANOVICH: No. That was -- there was less than -- sorry. Less than 2 percent of the open area. COMMISSIONER FRY: Of the open area. MR. YOVANOVICH: Of the open area would have scored greater than a 1.2, not only 2 percent of the entire 195,000 acres; 2 percent of the open area. COMMISSIONER FRY: Which would be the areas that -- the SSAs would all be open area? MR. YOVANOVICH: The open area is where you do development. That was the pink that I showed you early on. Less than 2 percent of that pink area was going to score greater than a 1.2. COMMISSIONER FRY: Oh, I see. MR. YOVANOVICH: All the other areas that Ken talked about, habitat stewardship, that's where you would expect to score well above -- 1.2 or well above. COMMISSIONER FRY: Okay. So the areas that we can develop -- MR. YOVANOVICH: Less than 2 percent was anticipated to score better than 1.2. COMMISSIONER FRY: Thank you for the clarifications. CHAIRMAN STRAIN: And just so you know, I'm sure the rest of us have environmental questions, too, but we're trying to get to the presentation provided by our staff as well, so some of those could be answered, and then we'll get through faster. MR. YOVANOVICH: We're good. CHAIRMAN STRAIN: So I'm going to hold off on mine. I think most of others will at this point. Where you going next, Bob, or Richard? MR. YOVANOVICH: We're going to have Dom come up quick, and Lucy. CHAIRMAN STRAIN: Okay. Here's -- I want to break close to noon. MR. YOVANOVICH: I think we can definitely get through the next two before noon. CHAIRMAN STRAIN: Okay. But I also need to have staff -- the managers of the departments who are going to have a presentation just come up for a quick minute. I want to know what your time frames are. Matt, or whoever's going to -- environmental; economic; roads; are any of you people here? MR. YOVANOVICH: They're all right there. CHAIRMAN STRAIN: Okay. Would one of you who could represent the time frames you're going to need -- so I can try to figure out how the rest of the day's going to flow. And I'm -- it's going to be in conjunction with yours. MR. YOVANOVICH: Sure. CHAIRMAN STRAIN: When we set this up, you had asked to have your traffic guy first because Norm is so popular he may not be able to be here all day. Is he going to be able to be here in the afternoon? 5.A.1 Packet Pg. 41 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 36 of 89 MR. YOVANOVICH: He will be here all day. We made him less popular. CHAIRMAN STRAIN: Well, he's becoming as popular as you are, so... MR. YOVANOVICH: You know, that's not fair to say that. Norm's a much nicer guy. CHAIRMAN STRAIN: Who, Norm or you? MR. YOVANOVICH: Matt, can you tell me how long your personnel are going to need for their presentations approximately? MR. McLEAN: Malt McLean, director of Development Review. For the environmental portion, staff has about 10 minutes of presentation, and then we'll be available for any questions afterwards either today or any of the future meetings as well. CHAIRMAN STRAIN: Okay. What about Transportation? MS. SCOTT: For the record, Trinity Scott, Transportation Planning manager. Rich asked for two minutes, but I'll need more than that. Probably about 20 or 25. CHAIRMAN STRAIN: Good. We want a thorough understanding of that, because that is an issue that we're all well aware of in the road system. MS. SCOTT: Yes. CHAIRMAN STRAIN: Okay. And then, I guess, Amy. MS. SCOTT: Also, our consultants for the transportation consultants are available for the 17th as well if we need to bring them back. CHAIRMAN STRAIN: We're going to get transportation done today, and we're going to try to get economic; that's what I wanted to ask Amy about. Are your economic people here today? MS. PATTERSON: They are here today. They can be here again if needed. And we don't have a formal presentation, but we're here to answer questions after Lucy makes her presentation or -- CHAIRMAN STRAIN: Okay. Thank you. MS. PATTERSON: Welcome. CHAIRMAN STRAIN: That's what I needed to know. We've got about 45 minutes of staff presentations. And after lunch at one o'clock time-certain we're going to start with the -- we're going to quickly get through the Logan's Landing, and then we'll go right into the staff presentations, and then we'll start going into the questions. So with that... MR. YOVANOVICH: I don't know that we'll -- we're going to finish. I think Lucy and Dom could be done by noon. Then Bob's got a few more minutes. And then I would imagine we'll go to lunch, you'll hear your Logan's Landing, then Bob would probably finish it up. CHAIRMAN STRAIN: That sounds fine. MR. YOVANOVICH: That's fair. CHAIRMAN STRAIN: As long as we can hit that time frame. Okay. Let's go. Dominick? MR. AMICO: Hi. Dom Amico, Agnoli, Barber & Brundage representing Collier Enterprises. Water management, I've got a slide prepared with what I thought would be important to the Commission. The first bullet point, as you've already heard from Ken, all the land that comprises Rivergrass is currently agricultural. It's an existing operational agricultural water management system. There are preexisting permits over all the agricultural land. They've been in compliance with their permits for years. This agricultural development has been there for years. In 2018 South Florida Water Management District issued a conceptual ERP for the RLW Town, of which Rivergrass is a piece of. Rivergrass is consistent and covered by that permit. It's essentially two basins of the RLW conceptual approval. There are no proposed or existing discharges of stormwater to Golden Gate Estates. All the stormwater flows into the WRA areas and exits the property at the south end of the Big Cypress stewardship district. Rivergrass -- a key element of Rivergrass is to maintain existing drainage patterns. We use the WRAs for storage, thereby hydrating them, which was an important requirement from the water 5.A.1 Packet Pg. 42 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 37 of 89 management permit agencies. We've increased water-quality treatment within the project. Currently, the agricultural development doesn't provide water-quality treatment before it discharges into the WRAs. The WRAs are primarily wetlands. We achieve complete water-quality treatment before any discharges into the WRAs. The project, through the Water Management District review process, received considerable scrutiny with regards to our impact or lack thereof on the comprehensive Everglades restoration project locally known as the Picayune Strand project. We were deemed to be consistent with that design. We will not impact the Picayune Strand restoration effort. And from a water-use perspective, the project, as proposed, will considerably reduce water use once the land-use change has been made from agricultural. CHAIRMAN STRAIN: Is that all? MR. AMICO: That's all I've got. CHAIRMAN STRAIN: Okay. One question I have. You're addressing us now for water management, which wasn't -- I don't know where you-all thought it fit on the agenda items that we had. It isn't traffic. Is it because it's under -- you're coming under environmental? Is that what you're responding to? And the only reason is, we're not going to get a chance to talk to you, then, if we don't ask questions now; is that what it -- MR. AMICO: I'll be here. CHAIRMAN STRAIN: Okay. That's what I wanted to make sure. Can you tell me one thing about the map you just had up? The pink line -- well, the purple/pink line, the big long one, that, if I'm not mistaken, is the 21,700-and-some-odd acres for the stewardship receiving -- for the stewardship district; is that correct? MR. AMICO: That's correct. CHAIRMAN STRAIN: And it goes all the way down to the Ford test track. MR. AMICO: That's correct. CHAIRMAN STRAIN: And that notch going into it is an extension of the Ford test track up and around the boundaries of the test track, but it doesn't include the land outside the boundaries of that test track; is that the way it appears here? MR. AMICO: That's correct. CHAIRMAN STRAIN: Okay. So the applicant owns land almost all the way down to I-75? MR. AMICO: Yes. The area that doesn't get us to I-75 is the test track and the area owned by the federal government. CHAIRMAN STRAIN: I understand. COMMISSIONER FRYER: I have a related question, Mr. Chairman. CHAIRMAN STRAIN: Go ahead. COMMISSIONER FRYER: Collier Enterprises, does it own directly or indirectly the Rural Village, Bellmar, and Longwater or any of those? MR. AMICO: Well, I don't believe Collier Enterprises, per se, owns anything. There are several subsidiary -- COMMISSIONER FRYER: Directly or indirectly? MR. AMICO: Indirectly, yes. COMMISSIONER FRYER: Okay. All three of those? MR. AMICO: Correct. COMMISSIONER FRYER: Thank you. CHAIRMAN STRAIN: That's it, Dominick, for now. But thank you. We'll know you'll be around if we need you, right? MR. AMICO: Yep. MR. YOVANOVICH: He'll be here. MS. GALLO: Good morning. My name is Lucy Gallo. I'm a principal with Development 5.A.1 Packet Pg. 43 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 38 of 89 Planning and Financing Group. We're a national real estate economic consulting firm with nine offices across the country. I prepare fiscal and economic impact analyses for large-scale development and redevelopment projects across the country. My office is based in Orlando. It's a pleasure to be here for the Collier Planning County Commission. There are two requirements that govern the economic assessment that was prepared for Rivergrass. One rests in the Growth Management Plan, which as this slide indicates, the requirement is that the analysis is prepared at the horizon year, which would -- another term we would call that is the buildout year. The Land Development Code also includes requirement for the economic assessment, and under B you'll see that one of the requirements is if the county does not have a fiscal impact model, that the applicant may submit an alternative model which is approved with a methodology approved and advanced by the county. And the Rivergrass economic assessment was prepared under B because the county does not have a model. The approach from our firm's standpoint to fiscal impact analysis is of utmost importance. Our primary theme is that our analysis is both collaborative and transparent. That has been the approach from kickoff of the project all the way through working with staff and the third-party peer reviewers and their review. Again, we have been using a county-approved methodology and, thirdly, the county did have the analysis undergo a rigorous third-party peer review. The conclusion of the economic assessments indicate on all of the required categories that Rivergrass was either fiscally neutral or fiscally positive as required, and the projected -- this is just a schedule of the projected impact fee revenue that Rivergrass is projected to pay over the course of the buildout period. So that concludes my presentation. Just an overview. CHAIRMAN STRAIN: I just have a process question. MS. GALLO: Yes. CHAIRMAN STRAIN: In previous applications that we received where we had a fiscal analysis, we received the sheets that told us how the cells were generated; formulas. I didn't get any of that. Do you have a spreadsheet like in Excel or some format that I can go in and look at the cell and see what variables you use to calculate the cell? MS. GALLO: Absolutely. In fact, staff's review and the county's third-party peer reviewers, they have our complete Excel workbook, so they could look behind every number, have all of our supporting documentation. So that's been submitted. CHAIRMAN STRAIN: Okay. And what staff has is now what we have. So could somehow we get a copy of your active spreadsheets so we can look at the cells and understand what variable multipliers you used to get to the numbers you got to? MS. GALLO: Sure. CHAIRMAN STRAIN: I don't care how it gets here. But before we have the next meeting, it would be nice if we had that. MS. GALLO: Absolutely. The county already has them, so... CHAIRMAN STRAIN: It was hard for me to understand how you got to your numbers, and I'd rather not have to ask you how you formulated each cell. MS. GALLO: Understood. CHAIRMAN STRAIN: Okay. I appreciate it. Thank you. MR. YOVANOVICH: Mr. Strain? CHAIRMAN STRAIN: Yes. MR. YOVANOVICH: This, I think, would be a good stopping point. CHAIRMAN STRAIN: I agree with you. Write that down. It's the first time. MR. YOVANOVICH: If Terri wouldn't mind transcribing that before the lunch hour. 5.A.1 Packet Pg. 44 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 39 of 89 CHAIRMAN STRAIN: Yeah. She will, and you'll use it every time. MR. YOVANOVICH: I will. I will. CHAIRMAN STRAIN: Okay. Let's break now. We'll come back at 1:00. The time-certain for 1:00 is hopefully a rather short discussion on another application to get it through today's meeting. Thank you all, and see you at 1:00. (A luncheon recess was had from 11:55 a.m. to 1:00 p.m., and Commissioner Chrzanowski is absent for the remainder of the meeting.) CHAIRMAN STRAIN: Okay, everyone. If you'll take your seats, we'll resume the meeting. We're going a little bit out of the last order, as we talked about earlier. We had a time-certain today, and this is for Item 9. -- I'm getting there. 9A3. ***9A3 is for the Logan/Immokalee Planned Unit Development, and it's at the southeast corner of Immokalee Road and Logan Boulevard. All those wishing to testify on behalf of this item, please rise to be sworn in by the court reporter. (The speakers were duly sworn and indicated in the affirmative.) CHAIRMAN STRAIN: Okay. Tom? MR. EASTMAN: No disclosures. CHAIRMAN STRAIN: Okay. Karl? COMMISSIONER FRY: No disclosures. COMMISSIONER FRYER: Spoken with Mr. Hancock, or communicated with him. CHAIRMAN STRAIN: And I had called Tim Hancock up a couple days ago suggesting he consider being here for this so that we can at least get one thing besides the Rivergrass heard today. COMMISSIONER HOMIAK: I spoke to Mr. Hancock. CHAIRMAN STRAIN: Patrick? COMMISSIONER DEARBORN: None. CHAIRMAN STRAIN: Okay. That's it. Tim -- oh, yeah, you were already sworn in. The presentation's all yours. I want to -- can you provide about an hour on a one-word change? MR. HANCOCK: Mr. Chair, the first time in 30 years, I have nothing to add to the application before you. I'll be happy to answer any questions you may have. CHAIRMAN STRAIN: I'd be disappointed if there was anything you could possibly add. Anybody have any questions of that fine presentation? (No response.) CHAIRMAN STRAIN: Hearing none, is there a staff report? Thank you, Tim. MS. GUNDLACH: Yes, there is a staff report. We recommend approval. CHAIRMAN STRAIN: Okay. So you didn't belabor the point either. With that in mind, is there any member of the public here who would like to speak on this item? (No response.) CHAIRMAN STRAIN: Hearing none, we'll close the public hearing. Is there a motion to recommend approval to the Board of County Commissioners? COMMISSIONER DEARBORN: So moved. COMMISSIONER HOMIAK: Second. COMMISSIONER FRYER: Second. CHAIRMAN STRAIN: Made by Patrick. Seconded by Ned. Discussion? (No response.) CHAIRMAN STRAIN: All in favor, signify by saying aye. COMMISSIONER FRY: Aye. COMMISSIONER FRYER: Aye. 5.A.1 Packet Pg. 45 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 40 of 89 CHAIRMAN STRAIN: Aye. COMMISSIONER HOMIAK: Aye. COMMISSIONER DEARBORN: Aye. CHAIRMAN STRAIN: Anybody opposed? (No response.) CHAIRMAN STRAIN: Motion carries, 1, 2, 3, 4, 5 of us now to zero. Thank you. Tim, that was the quickest you've ever done. MR. HANCOCK: I make no promises for the other ones. CHAIRMAN STRAIN: ***Now we'll go back in and we'll resume where we left off on the Rivergrass project. And we had finished up the presentation of the applicant. MR. YOVANOVICH: No, we didn't. CHAIRMAN STRAIN: Oh, we didn't. That's right. Bob was going to have closing comments for the presentation, and then we'll go back to staff for their presentations. Bob. MR. MULHERE: Thank you. So the last few things we want to talk about are the deviations and the juxtaposition of those deviations with respect to the staff position and also the conditions that were attached to your staff report, of which there were 11. CHAIRMAN STRAIN: Now, these are part of the SRA document? MR. MULHERE: Yes. CHAIRMAN STRAIN: Okay. And we have a separate time frame for that document to be discussed. So I'm going to withhold my questions to that, but I appreciate the briefing, because between now and that time it will give us a better understanding of it. MR. MULHERE: Maybe I'll just focus on -- we've been meeting with staff over the last, I'd say, three weeks. We've probably had three or four meetings to discuss where we were separated on some of these issues and clarify them. So under your -- under our SRA document, there are -- the deviations are listed by sort of topical area. Under village center standards, we had asked for a deviation that related to the location of the village center; however, after further reviewing the document and meeting with staff, they concur that the location is not a problem. It is consistent with the LDC. So we will withdraw that, so -- COMMISSIONER FRYER: This Deviation No. 1? MR. MULHERE: Yes. So we'll just withdraw that one. Deviations 2 and 3 are related, and they're in two separate sections under parking criteria. The LDC, if you look under village, it refers you back to the standards in a town center and town core. The section just refers you back up there. When you go back up to that section, that language appears, the majority of parking spaces shall be provided off street in the rear of buildings or along the side secondary streets. Parking is prohibited in front of buildings. We'd ask for a deviation to allow that. Both of those deviations are very similar, 2 and 3. So these are Google Earth photos from Ave Maria. Number 1 is the Arthrex building, which you can clearly see has -- now, the terminology is in front of the building. It doesn't say the front yard. It says, no parking in front of the building. And there is parking right there in front of the building. The other photo is the Publix in Ave Maria. And, again, here you have the front of the building right here and, as you can see, there is a fairly substantial bay of parking in front of the building. This perspective down here under the No. 2 right here is a pedestrian perspective from this corner right here looking into the Publix, and the front access points are here and here. So we had a discussion with staff, I think it was day before yesterday, and -- Mr. Bellows, Nancy, and we've come up with an agreeable condition that staff could support this deviation that we are requesting, and that would be that the staff could support parking in front of the building for a retail 5.A.1 Packet Pg. 46 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 41 of 89 commercial development that includes a grocery anchor. And we're okay with that. CHAIRMAN STRAIN: Now -- MR. MULHERE: Shopping center with a grocery store. CHAIRMAN STRAIN: I was just to say, because if you say a retail shopping center with grocery anchor, that theoretically means the whole shopping center. MR. MULHERE: Yeah. No, we assumed there would be other, you know, retail outlets or maybe a restaurant or something, but it would -- we anticipate having a grocery store. So getting to neighborhood general standards. Number 1, we're withdrawing that. You know, there actually is no requirement to provide neighborhood goods and services. They're allowed uses. They're not required in the neighborhood general. CHAIRMAN STRAIN: What number are you on? MR. MULHERE: I'm on 7.21. I'm sorry. Right here. CHAIRMAN STRAIN: Back up on Number 1 then. Didn't you -- isn't that the one you're withdrawing? MR. MULHERE: We were withdrawing -- hold on. CHAIRMAN STRAIN: You're withdrawing Deviation No. 1. You just explained Deviation 2 and 3. I thought you were going to go to 4. MR. MULHERE: Oh, I missed one. I probably missed one. You're right. Thank you. You're right. Appreciate it. I went one slide too far. There we go. Correct? MR. YOVANOVICH: Yes. CHAIRMAN STRAIN: I don't know. MR. MULHERE: Village Center 7.14. This deals with parking structures. We're going to withdraw that. I mean, just to clarify, the issue was if you built a multifamily-only residential structure, which is allowed, you know, there would be no reason, really, for you to have to put retail on that multifamily-only structure. And you had parking underneath that. It doesn't matter. We're not prepared -- we're not planning on doing that, so we're going to withdraw that deviation. Number 5, this is a significant deviation that is important to us. No one was really certain exactly what the genesis of this four-acre minimum was other than some general concept that it might create smaller buildings in a village. And it also applies in towns, however. You know, the RLSA regulations have block limitations, and they have floor area ratio limitations, and those are the limitations that reduce the mass of buildings and the mass of a grouping of buildings. This particular limitation presents a problem when you are wanting to do something such as tri -- CHAIRMAN STRAIN: But No. 5 is withdrawn it says, right? MR. MULHERE: I'm sorry. That's withdrawn, but the same standard is in the neighborhood general. CHAIRMAN STRAIN: Yeah. If they're withdrawn, you don't need to explain them to us. MR. MULHERE: All right. No problem. Let's see. I already discussed No. 1. That's being withdrawn. CHAIRMAN STRAIN: Should be No. 6. Let's go to 6. MR. YOVANOVICH: Four. CHAIRMAN STRAIN: Four was what we just -- MR. YOVANOVICH: No, no. There's a difference between neighborhood general and village center. MR. MULHERE: So we're in Neighborhood General Standards 7.21. Do you have it? COMMISSIONER FRYER: It would be helpful if we could go by the number of the deviation. CHAIRMAN STRAIN: Yeah. Can you tell us what deviation you're going to talk about now? MR. MULHERE: Okay. Number 6. 5.A.1 Packet Pg. 47 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 42 of 89 CHAIRMAN STRAIN: What happened to No. 4? MR. MULHERE: Let me get my SRA document. CHAIRMAN STRAIN: Are you guys confused yet? COMMISSIONER FRYER: Yeah. CHAIRMAN STRAIN: I think we're all confused, so I think we need to recoup. MR. MULHERE: I see where the confusion is. I actually number them in the SRA document this way. That's why -- as you see on the visualizer, that's why I used those numbers. But in the staff report there are different numbers. So I will use -- I will refer to the staff report number, okay? CHAIRMAN STRAIN: Okay. So can you tell us the ones that we've resolved so far, at least we heard your explanation so far? MR. MULHERE: Yes, I can. CHAIRMAN STRAIN: Where that stands. MR. YOVANOVICH: Based on staff's number or SRA? CHAIRMAN STRAIN: The document in front of us. Oh, this isn't the deviations that are in the staff report? MR. MULHERE: I'm going to use the staff report, okay? Is that okay? CHAIRMAN STRAIN: Yeah. Somehow we've got to tie it back. MR. MULHERE: So if you look at -- the numbers are cross-referenced here. If you look at Deviation No. 1 in the staff report which references -- CHAIRMAN STRAIN: Can you put that on the overhead if that's what we're going to use, please. Because No. 1 on here might be different than what you're talking about. COMMISSIONER FRYER: These are withdrawn. CHAIRMAN STRAIN: No, I don't think so. He's withdrawn this Number 1, but I don't know if he's withdrawn the No. 1 he's now going to talk about. MR. MULHERE: Hold on. It's not that complicated. It's just that the staff report used a different numbering system than we did in the SRA document, and I didn't pick up on that. CHAIRMAN STRAIN: You're telling us it's Nancy's fault? MR. MULHERE: No, no. She cross-references them. MS. GUNDLACH: Yeah. MR. MULHERE: So Deviation No. 1, which is cross-referenced to Section 7.11, which is what I show on the -- is withdrawn. CHAIRMAN STRAIN: What about 2 and 3? MR. MULHERE: Two and 3, we have an agreement as I referenced with respect to a shopping center that has a grocery anchor. CHAIRMAN STRAIN: You're still asking for a deviation, but you're just -- MR. MULHERE: Yes. CHAIRMAN STRAIN: -- phrasing it differently. MR. MULHERE: Yes. CHAIRMAN STRAIN: For both 2 and 3? MR. MULHERE: Yes. CHAIRMAN STRAIN: And you're going to give us the refinement of this before next meeting so we can focus on the issues you are going to do next meeting? MR. MULHERE: Yes. CHAIRMAN STRAIN: Okay. That would be great. MR. MULHERE: Okay. So we're on -- CHAIRMAN STRAIN: Four. MR. MULHERE: Deviation 4 is -- MR. YOVANOVICH: Slide it up, Bob. MR. MULHERE: Sorry. 5.A.1 Packet Pg. 48 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 43 of 89 MR. YOVANOVICH: Withdrawn. MR. MULHERE: Is withdrawn, yeah. Hold on. Deviation 5, is that still in the 7.1.? That's withdrawn, yep. Now we go into neighborhood general standards. And so 7.2 -- MR. YOVANOVICH: Gone. CHAIRMAN STRAIN: It's Deviation 6. MR. MULHERE: Deviation 6, 7.21 in the SRA document -- MR. YOVANOVICH: Withdrawn. MR. MULHERE: -- is withdrawn. Deviation 7 is supported by staff, and we -- so we're going to -- obviously, we feel like we don't really have to discuss that one. It's pretty self-explanatory. CHAIRMAN STRAIN: Well, I don't know if all of us understand it. So even though you and staff come to an agreement, at some point down the road you might want to explain it to us. It doesn't have to be now, but I thought that's what you were going to do during your presentation. MR. MULHERE: I can do that. I have to look at my presentation. MR. BELLOWS: Do you want us to flip back? MR. MULHERE: No, that's all right. I've got it right here. Hold on. I'm looking for it right now. Neighborhood general. Okay. So deviation -- Deviation 7 is the deviation to allow a larger square footage for the village amenity center, and staff supports that. And we have a golf course, and we just need more square footage than 3,000 square feet or 15,000 square feet. It shouldn't be a problem, we don't think. CHAIRMAN STRAIN: Well, when we get to our questions it might -- MR. MULHERE: Yeah. No, I got it. CHAIRMAN STRAIN: -- it might have more answered, so... MR. MULHERE: Anything less than that would probably require us to have more, you know, amenity spaces instead of a centralized location compact. Deviation 8 is a deviation from a required 10-foot minimum side and rear yard setback to allow for a combined setback of either zero or five feet on each side yard in the case of multifamily, and staff was supporting that deviation. COMMISSIONER FRYER: Doesn't that apply exclusively to townhomes, though? MR. MULHERE: It applies to that type of multifamily product. Townhome, maybe villas, yes. Yep. COMMISSIONER FRYER: Okay. Deviation 9. Okay. So this is one we were talking about just a little while ago. This is the maximum multifamily lot size which the LDC limits to four acres. And again, this presents a bit of a problem in the same type of development that you just referenced, which would be townhomes or, you know, attached product or even four-plexes, six-plexes or eight-plexes. Because if you have to create four-acre lots to accommodate, say, a 24-unit or a 34-unit, you know, development, you now are inserting artificially additional side yards that otherwise wouldn't be required if the lot size was simply, you know, not restricted to four acres. So you're consuming more land, whereas in anywhere else you would not have to do that, and it doesn't really make any sense. CHAIRMAN STRAIN: Do you have a graphic or something that -- I'm trying to picture what you're trying to say. MR. MULHERE: What I'm trying to say is if you have to build a four-acre maximum lot and you were intending to do, let's say, 16 acres, you would now have three -- four; four four-acre lots. And on those side lot lines, you would have to provide side yard setbacks. You would not have to do that if you simply came in for a Site Development Plan on the whole 16 acres. It doesn't change what the product is. It doesn't change the massing of the product. It only requires extra side-yard setbacks and buffers; buffers, landscape buffers. CHAIRMAN STRAIN: Well, when we get -- yeah. 5.A.1 Packet Pg. 49 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 44 of 89 MR. MULHERE: So, I mean, I can prepare a drawing for you to bring to the next meeting. It just seems -- it seems unwarranted, and staff agreed but with one condition, and what they agreed was that that relaxation could be up to 25 acres within a half mile of the village center. Because that's where the multifamily or the more intense residential development will occur. So you're supposed to go from the town center out to a more intense product, and on the edges would be the least intense. And so if you look at the site plan -- I've just got to get to it. CHAIRMAN STRAIN: You're going to have to go back a ways. Does anybody else understand what he's saying? COMMISSIONER FRYER: I think I do. CHAIRMAN STRAIN: Could you explain it in laymen's terms? COMMISSIONER FRYER: Doesn't it have to do with buffers and setbacks? MR. MULHERE: Yes. MR. YOVANOVICH: If we were to do a standard multifamily project, which would include apartments, you couldn't have an -- no apartment complex is going to be four acres. So staff told us they wanted us to provide a diversity of housing. We agreed to do a minimum of 250 multifamily units, which is the typical three or more in a complex. So if you wanted to have a condominium complex, you would have -- if you had to divide it into four-acre parcels, you would -- they would be four standalone acres. So you'd have side-yard setbacks, the buffers. So you would no longer have a condominium, multifamily project, or an apartment complex because you can't build those on four-acre parcels, was the concept. So we wanted to be able to provide that type of multifamily development within the village. Staff said, what you had asked for was unlimited. Would you agree to cap the maximum size of a development? We said, how about 25 acres? They said fine. They also said we wanted to be in closer proximity to the village center so we're at a half a mile within the village center. CHAIRMAN STRAIN: So, basically, you want to do one multifamily parcel of 25 acres for 250 units, which is 10 units per acre, and you want to put it all on one location on the property; is that what you're -- MR. YOVANOVICH: We want to have that option. It could be 125 units. CHAIRMAN STRAIN: Okay. I just wanted to understand how it can apply. MR. YOVANOVICH: Yes. CHAIRMAN STRAIN: Did anybody go back to consider that the RLSA and what it may have meant for this? Because you're coming from a series of buildings that would be smaller in stature to a massing. That may be why the four acres was limited against the 25. MR. YOVANOVICH: That's the exact discussion we had with staff, and staff says they did not believe the intent was to prohibit apartment complexes from being built in a village. So they said that made sense to them. That's why they no longer opposed the deviation we had requested. CHAIRMAN STRAIN: All right. Well -- MR. MULHERE: I just want to also restate, there are a number of provisions that deal with massing. Remember, there are maximum block lengths. So you can't have huge blocks. They're limited by the SRA; we're consistent with those. There are other limitations that address the massing of either a group of structures or structures. I mean, this is a very rudimentary drawing, but what I was trying to show -- CHAIRMAN STRAIN: That's an understatement. MR. MULHERE: I know. I know. What I was trying to show you, if each of these is -- I know they don't look like it, but they were equal size at four acres, you would then -- and you had a lot line here, you would then have to provide buffers on each side of those lot lines as well as setbacks. CHAIRMAN STRAIN: But if those lines were gone, what could you do? MR. MULHERE: You do not have internal buffers if they're gone. You build your buildings, 5.A.1 Packet Pg. 50 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 45 of 89 and you only have a separation between structures. You don't have, you know, the standard setbacks. CHAIRMAN STRAIN: Well, the structure, though, could be four lots wide. All four lots. You could start out with the left end and go all the way to the right end. MR. MULHERE: Attached. CHAIRMAN STRAIN: Yeah. MR. MULHERE: Yes, yes. CHAIRMAN STRAIN: Okay. That's the piece I was wondering about. MR. MULHERE: Yes. CHAIRMAN STRAIN: Okay. MR. MULHERE: Okay. I'm glad I can provide some comic relief as well as, you know -- CHAIRMAN STRAIN: You're -- MR. YOVANOVICH: Did you want to ask him which way was north? CHAIRMAN STRAIN: No, not again. MR. MULHERE: So besides, I found this bolt and screw under my chair. I wonder if someone's been -- CHAIRMAN STRAIN: Karl brought his -- yeah, it's Karl again with his tools. He got something through downstairs. COMMISSIONER FRY: Retaliation. MR. MULHERE: All right. Let me get back to -- I'm way down this way. CHAIRMAN STRAIN: Should be on No. 10, I think. MR. MULHERE: Okay. I'm getting there. I have to use both presentations, Mr. Strain, because I need to know what -- we're close. Okay. No. 10 is transportation. That is a -- that has been coordinated with the fire district as well as the transportation staff. It is to allow cul-de-sacs up to 1,200 feet in length. That's the maximum that could be supported by the fire district, and so that's -- we reduced our request to 1,200, so that was supported. CHAIRMAN STRAIN: That's the typical of what we do in the urban area too now, right? MR. MULHERE: Yes. You could do longer, but you have to provide a turnaround. We just chose to go with the shorter cul-de-sac. Number 11, which is 732 in the SRA document, is a deviation from the typical cross-section provided in the SRA. There was a local street cross-section. We asked for a deviation, which reduced the planting area adjacent -- between the sidewalk and the travel lanes from six feet to five feet. We had a condition from the landscape reviewer to install root barriers for the larger trees if we plant larger trees in the -- street trees in that five feet. We agreed to that, and so that one is approved by staff. The travel lanes in our cross-section are 11 feet versus 10 feet. That's the only difference. But the width is 48 feet. And I have an example of that cross-section. Do you want me to show you the cross-section? I see Mark thinking. CHAIRMAN STRAIN: I'm just -- you -- this is going a little bit out of the sequence I expected, so I'm trying to figure out when is the best time for this board to ask you questions about these deviations. MR. MULHERE: I only have a few more to go -- CHAIRMAN STRAIN: I was waiting for the SRA document. We're not even going to get to that today. So that's the only reason I'm perplexed. MR. YOVANOVICH: I just have a couple more, and then we'll go over the staff recommendations. CHAIRMAN STRAIN: Well, for our -- for the board members here, if you guys have specific questions about these deviations, since we're getting into such a detailed discussion, then we might as well jump in and ask Bob any questions you may have. I know, Karl, you don't want -- you like to go out of sequence, but you're more than welcome to. 5.A.1 Packet Pg. 51 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 46 of 89 I have a lot of questions. I'm probably going to save them up like we had planned to, but you-all can do what you want. I didn't expect this much detail on this part of it, today on this issue, so... MR. YOVANOVICH: Here's what I'd like to do. The rest of the deviations, if I ran ahead, staff's recommending approval on. So if we can hold off on detailed questions that the commission may have regarding the deviations, let's just do that. The last thing we would like to just finish our presentation was to go over the various staff recommendations where we agree or disagree or we've reached agreement over the last few weeks. Then we'll be done with our presentation. CHAIRMAN STRAIN: Then we'll go to staff presentations. MR. YOVANOVICH: Then we can go to staff reports and then do the sequence we had previously agreed to, which was traffic, environment, Lucy. And then if we're not -- if there's more time left, which if I'm a betting man, there won't be, we'll get into the questions you may have on the SRA document next time. CHAIRMAN STRAIN: I would expect that, yeah. That's what I thought this would -- MR. YOVANOVICH: We don't have a specific presentation on the SRA document because it's basically the LDC requirements, unless there's a deviation. So that's probably where the deviation discussion will be combined, Mr. Strain. Does that make sense? CHAIRMAN STRAIN: It does. That's why -- I didn't know you were going to go this far with these, but that's fine. I think you should continue. So this will give us a better understanding, and when we read it over the next couple of weeks, we'll know what we're reading. MR. YOVANOVICH: Right. And what has been resolved or hasn't been resolved from the staff report. CHAIRMAN STRAIN: And just so you know, it doesn't -- MR. YOVANOVICH: I understand. CHAIRMAN STRAIN: If staff agrees with something, it doesn't mean we're not going to have questions. MR. YOVANOVICH: I understand that. I'm just talking about from a staff perspective we resolved. CHAIRMAN STRAIN: And then when you talk about the staff recommendations, make sure you talk about both comprehensive and zoning, please, if you're going to go that route. MR. MULHERE: Yep. That's where we're going now. So as Rich said, the rest of the deviations -- MR. YOVANOVICH: I've got to ask first. The staff report -- let me read you the date so I understand what you just said. CHAIRMAN STRAIN: You better not walk away from that mic and talk. MR. YOVANOVICH: I know, I know. Sorry, Terri. I apologize. I listened to the rules earlier. I just ignored it. There's a staff report dated September 19th, 2019. That's the staff report we're addressing. CHAIRMAN STRAIN: What's the date? MR. YOVANOVICH: September 19th, 2019. It was the staff report that you guys received. CHAIRMAN STRAIN: No. I'll tell you what we received. Calm down a minute. Let me -- we received -- MR. YOVANOVICH: My bad. My bad. I read you the hearing date. My mistake. CHAIRMAN STRAIN: Okay. MR. YOVANOVICH: It is September 10th, 2019, is the date of the report. I read you the hearing date, which was originally -- it was prepared for the September 19th, 2019. That's the staff report that we -- CHAIRMAN STRAIN: But, Rich -- MR. YOVANOVICH: -- were responding to. CHAIRMAN STRAIN: I'm going to tell you the three that I read. You just listen to me for a 5.A.1 Packet Pg. 52 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 47 of 89 minute. You can tell me which one you want me to use. MR. YOVANOVICH: Okay. I will. CHAIRMAN STRAIN: 8/19/19. MR. YOVANOVICH: I don't want you to use that. CHAIRMAN STRAIN: That's the one I received in the first staff report. The one after that, or before that, was 6/4/19 and another one was 9/15/19. So I've got three staff reports, and none of them match up with what you've got. MR. YOVANOVICH: The only one that I'm aware of is the, quote, final staff report for this project, is dated September 10th, 2019. MS. GUNDLACH: Mark, are you referring to SRA documents? CHAIRMAN STRAIN: Yeah. MS. GUNDLACH: Okay. Not staff report. CHAIRMAN STRAIN: Oh, I'm sorry. I'm sorry. I'm referring -- yeah, the SRA documents dated differently than staff report. MS. GUNDLACH: Yes, they are, because we have to -- CHAIRMAN STRAIN: Okay. MR. YOVANOVICH: I just want to make sure we're talking the same language, because sometimes we don't. The recommendations that we're talking about would be found -- now, this is where I'm sure we'll all get confused is Page 38 of 40 and Page 39 of 40 of that September 10th report. CHAIRMAN STRAIN: Okay. MR. YOVANOVICH: Those are the recommendations we're going to go through, which I understand is a consolidation of all of the staff analysis that was done, and we're down to these 11 recommendations. CHAIRMAN STRAIN: Okay. MR. YOVANOVICH: That's what we plan on going through. CHAIRMAN STRAIN: And at some point between now and next -- the end of today, can you-all figure out which staff report we're supposed to be reading -- not staff report -- SRA document, since there are three of them in our packet. I'm not sure which one you're going to be using when you walk through and explain things, so... MR. YOVANOVICH: We will -- we will do that, Mr. Strain, so we're all reading from the same SRA document. CHAIRMAN STRAIN: Next meeting I'll come prepared to talk from the right document. MR. YOVANOVICH: Nothing really changed except acreage between the different versions. CHAIRMAN STRAIN: Okay. MR. YOVANOVICH: So are we good? CHAIRMAN STRAIN: Yeah. MR. YOVANOVICH: Okay. CHAIRMAN STRAIN: Well, I understand where you're coming from now, yeah. MR. MULHERE: Okay. So, again, we just want to go over the -- I think there was 11 recommendations attached to the staff report. The first was all formal SSAs have been approved and stewardship credits submitted before or current with the SRA. We have no problem with that. CHAIRMAN STRAIN: Bob, weren't you going to finish up the deviations first? MR. MULHERE: Oh, I thought we did. CHAIRMAN STRAIN: You left off at No. 12. MR. MULHERE: Well, the rest of them all staff report (sic), so we'll just wait until you-all go over them and if you have your own questions. CHAIRMAN STRAIN: Okay. So the deviations from 12 on have been withdrawn. MR. MULHERE: No. They've been recommended for approval by staff. 5.A.1 Packet Pg. 53 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 48 of 89 CHAIRMAN STRAIN: Okay. You don't want to explain those to us, though? MR. YOVANOVICH: Mr. Strain, I thought you would prefer to have that discussion when we're in the SRA document itself. CHAIRMAN STRAIN: Well, when you got back up, I thought you said we're going to finish describing the deviations and then we're going to go into the staff report recommendations. MR. YOVANOVICH: I actually said we're going to not talk about them anymore. We'll just deal with them as part of the SRA document. CHAIRMAN STRAIN: Okay. MR. YOVANOVICH: Is that okay? CHAIRMAN STRAIN: Yeah, that's fine. We're going to get to them one way or another. Just trying to make sure I understand when. MR. MULHERE: Okay. Condition No. 2, the deviations, development standards, SRA statement of suitability listed under the consistency review findings above, this would be a Comprehensive Plan issue or comment, are removed or revised as discussed. We have met with staff, and based on those meetings, which was September 16th, Collier Enterprises and staff agree the development standards, the land uses, and the deviations meet the LDC requirements with the exception of a discussion that still remains to be had with a couple of the deviations where staff was still recommending denial, and I believe there's only really one of those, maybe two. There were just two issues where staff was still recommending denial where we didn't have concurrence, and I'm going to go over those in a little more detail. Three is the ratio of multifamily to single-family dwelling units has increased to a meaningful level. Again, we met with staff and asked what -- there is no requirement in the LDC. There is no definition of what is a meaningful level. This is also a Comprehensive Planning comment, I believe. And so -- and David Weeks was in the meeting that we had, so he's certainly free to, you know, just chime in on any of these things, obviously. But it was our understanding after that meeting that it was agreed that there is no definition of meaningful level. There has to be a mixture. We're providing a mixture. We have a minimum. And staff is in agreement with that. The companion developer agreement is required to be approved with this SRA request. It is largely completed. I think there is still a little bit of refinement that has to occur within that document. But we did include the latest revision. The County Attorney had some revisions to that, and we provided a few edits back. So we are very close, and hopefully we'll have that finalized for your final review. Just to summarize, at no cost to the county, we agreed to provide 100-foot of right-of-way for Oil Well Road widening and 100 foot of right-of-way for Immokalee Road plus the water management for both of those. So that's 45 acres of right-of-way adjacent to Rivergrass for Big Cypress Parkway and 170,000 for mitigation for the two intersections that are impacted by this project. So there is one issue that is outstanding, and the county has requested right-of-way extending beyond the adjacency of Big Cypress Parkway to Rivergrass, and we do not agree to provide that right-of-way at this point in time. And it's really, I suppose, a legal discussion, so if you want some further comments, there's a few lawyers here that can speak to that, but that's our position. CHAIRMAN STRAIN: We're going to be talking about traffic as soon as you get done. So we'll get into it with the traffic issue. I want to see what staff's position is on it. MR. MULHERE: This is the other -- I mentioned there was a couple of points of disagreement. This maybe is another one. And I believe this is primarily coming from the transportation review. COMMISSIONER FRYER: Chairman, I'm going to ask if we can go back to the previous subject just to be sure -- MR. MULHERE: Sure. 5.A.1 Packet Pg. 54 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 49 of 89 COMMISSIONER FRYER: This has to do with the right-of-way. It's the applicant's position that they would be willing to provide the right-of-way to the extent that it is adjacent to Rivergrass. MR. MULHERE: Yeah. COMMISSIONER FRYER: Okay. Now, the right-of-way would be 100 feet; is that right? MR. YOVANOVICH: It's actually wider than that, and that's why the acreage in the -- COMMISSIONER FRYER: Went down. MR. YOVANOVICH: -- village went down, because you needed more width. COMMISSIONER FRYER: Got it. But 100 -- MR. YOVANOVICH: It's an average of 148 feet. COMMISSIONER FRYER: Is this going to be contributed -- donated to the county or sold to the county? MR. YOVANOVICH: It will be -- the county will either give us impact fee credits or pay us cash depending on the timing of when this occurs based on two appraisals. (Simultaneous crosstalk.) CHAIRMAN STRAIN: I'm sorry, Jeff? MR. KLATZKOW: The expectation is impact fee credits. CHAIRMAN STRAIN: Okay. MR. YOVANOVICH: And it will be based on two independent appraisers coming up with the proper value for the right-of-way. COMMISSIONER FRYER: Thank you. MR. MULHERE: So I'm getting back to this question of interconnection. We -- I had discussed the interconnection previously and showed you all of the locations where we had internal interconnection and external interconnection either, you know, to Oil Well Road or to the proposed Big Cypress Parkway connecting to those Estates streets that we mentioned. This request is to provide interconnection to the north, east, and south. And as we discussed with you, and you can see on the exhibit on the right here, there are Water Retention Areas. See if I can -- right along here all the way around. And there is also a proposed SRA -- MR. YOVANOVICH: SSA. MR. MULHERE: Excuse me -- SSA, thank you, in this region abutting that. So we don't really think it makes any sense to extend the roadway through those Water Retention Areas that also have habitat protection values, and through a -- potentially through an SRA -- SSA. Excuse me. So our position is that it really doesn't make any sense. There's really no significant benefit to that. You will have, ultimately, an extension of Big Cypress Parkway that will extend north and south. CHAIRMAN STRAIN: Well, you just said you weren't going to provide this. MR. MULHERE: Not as part of this project, but ultimately that will occur. CHAIRMAN STRAIN: But if something disagrees in the future and we don't build it, how will that work? Say you -- we don't -- something -- the deal doesn't work. Say we -- neither parties come to a conclusion. MR. MULHERE: Well, there's -- CHAIRMAN STRAIN: I mean, you control the stewardship area. Why wouldn't we just solve it all now? MR. YOVANOVICH: Two different issues. CHAIRMAN STRAIN: Okay. What are they? MR. YOVANOVICH: There's interconnection other than Big Cypress Parkway, which the staff is saying they want -- CHAIRMAN STRAIN: What do you mean there's interconnection? MR. YOVANOVICH: They're asking us -- 5.A.1 Packet Pg. 55 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 50 of 89 CHAIRMAN STRAIN: You've got to use the mic, please. MR. YOVANOVICH: Give me a different color. Give me yellow. They're asking us to connect this. CHAIRMAN STRAIN: Ah. MR. YOVANOVICH: And connect this way. CHAIRMAN STRAIN: Gotcha. MR. YOVANOVICH: Okay. And connect this way. And we're -- what we're saying is: The real connection happens this way, which is Big Cypress Parkway, and we're fine with that. CHAIRMAN STRAIN: Okay. MR. YOVANOVICH: It's the interconnecting through WRAs to other farmlands that we're saying, why would we go through those environmentally sensitive lands to make that happen when this piece can just simply connect there to Oil Well Road? That's -- that's that issue. CHAIRMAN STRAIN: Okay. That clears it up. Thank you. MR. YOVANOVICH: You're welcome. MR. MULHERE: So No. 6 is a condition that says prior to issuance of the first DO, a Listed Species Management Plan must be provided for review, and in response, those are covered by the federal and state agencies. We have to comply with that. We will have management plans as required when we go through that process, and we will provide those to the county. Number 7, this has already been corrected. This was, I guess, an older comment. We did correct the table to reflect the 105,000 square feet versus the original report. Both the economic assessment and the public facilities report had reflected 200,000. Those have been corrected. We've addressed this issue, and staff agrees. Okay. So this gets to the cross-section that I mentioned before. I'm just reading the comments to make sure. I think there's some -- these are just some minor corrections to this cross-section which staff has blessed, and we can make those minor changes. As I said, the width of the cross-section right here is 48 feet. Travel lanes are 11; here and here. You have -- I think the original cross-section did not anticipate SRAs being served by county utilities. And there are separation requirements between various types of utility lines. So this cross-section addresses those issues and, again, has 11-foot travel lanes rather than 12-foot. So we've addressed those issues. CHAIRMAN STRAIN: There are various figures in the LDC relating to street cross-sections. Which one of those are you suggesting to modify? MR. MULHERE: This is the local cross-section. I think it's No. 7 under neighborhood general with a 46-foot right-of-way cross-section total width. CHAIRMAN STRAIN: Okay. So you're actually increasing it to 48? MR. MULHERE: Correct. CHAIRMAN STRAIN: Okay. Karl? COMMISSIONER FRY: Bob, are these standards for the roadways inside the SRA? Is that what you're showing? MR. MULHERE: These are. This is for local -- only local roads. The only deviation -- COMMISSIONER FRY: Inside the village? MR. MULHERE: Yes, correct. This is just -- No. 9 is just some language that needs to be slightly corrected. I think we've already addressed this, but we will make sure that if we haven't we certainly will. I believe we did already address that issue. So because the LDC prohibits separate potable water and reuse water lines, we are asking for a deviation to allow reuse water lines, pumps, and other appurtenances to not necessarily be maintained by Collier County. And, actually, it was the county utilities that asked us to put this deviation in because that language exists. So we've done that. 5.A.1 Packet Pg. 56 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 51 of 89 Number 10 is -- it references the negotiated interlocal agreement between the Collier County Water and Sewer District and Big Cypress Stewardship District, which has to be adopted along with the SRA ordinance, and we understand that. And No. 11, this appeared -- this is a staff comment that indicates -- or it conditions us to do a housing needs analysis -- whoops. I'm sorry. I don't know why that went off. It's on silent -- a housing needs analysis to estimate -- all right. I don't know what's going on with that. I'm sorry. MS. GUNDLACH: You want me to take it? MR. MULHERE: Can anything else happen? It's on silent. CHAIRMAN STRAIN: I think you're triggering Siri to respond to something. MR. MULHERE: Aye, yai, yai. So let me get back to what I was doing here. CHAIRMAN STRAIN: Maybe she could do the presentation. MR. MULHERE: Maybe better, huh? A housing needs analysis be -- the recommendation is that a housing needs analysis be performed to estimate the affordable housing demand and to create a plan to address that supply of affordable housing units for Rivergrass. There is no requirement to do that. There's no requirement to provide affordable housing in an SRA. There's no requirement to do an affordable housing study. So we met with staff, and they concur. There is no requirement. Now, staff is certainly free to recommend something, but it should not be a condition of approval since it isn't a requirement. We met with David Weeks and Ray Bellows and Nancy, and David concurred that staff should not be conditioning approval based on this requirement. COMMISSIONER FRYER: You do have a diversity responsibility. MR. MULHERE: We do have a requirement to have a diverse -- yes -- MR. YOVANOVICH: We meet that. MR. MULHERE: -- and we meet that. COMMISSIONER FRYER: And you have an obligation to be innovative in reaching solutions to problems? MR. MULHERE: Yes. And -- MR. YOVANOVICH: But we don't have an obligation to provide affordable housing, and the code is clear. The only time we have to do affordable housing is if we try to do a density bonus above four units per acre. COMMISSIONER FRYER: I understand. I understand. MR. YOVANOVICH: I just wanted to -- COMMISSIONER FRYER: I'm just pointing that out. MR. YOVANOVICH: We have no issue with the diversity, and staff has determined that we do meet the diversity requirement based upon what we're providing, and staff also acknowledges they can't condition a recommendation of approval upon our doing a housing needs analysis and addressing affordable housing. CHAIRMAN STRAIN: And just so you're -- and I don't know if you recall or not, Ave Maria did provide affordable housing. In fact, quite a bit. Both -- at least a couple different forms of mitigation. But I'm trying to think. I think that was because of the way they did their economic feasibility. MR. YOVANOVICH: No. What happened was Ave Maria used to be a DRI, and when it was a DRI -- CHAIRMAN STRAIN: Ah, you're right. MR. YOVANOVICH: -- you have a different review under DRI. And if you remember, we've abandoned -- Ave Maria abandoned the DRI, and the affordable housing requirement went away. CHAIRMAN STRAIN: They did use the affordable housing segment, though, in their FIAM to justify some of their financial impact. MR. YOVANOVICH: They may have, but it was also because it was a DRI, it went through a different review process. And as you know, SRAs are no longer subject to a DRI review. So the tie was 5.A.1 Packet Pg. 57 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 52 of 89 through the DRI process, not through the LDC. CHAIRMAN STRAIN: And, Terri, please don't transcribe this. You're right again. MR. YOVANOVICH: Twice today. CHAIRMAN STRAIN: Twice. COMMISSIONER DEARBORN: Mr. Chairman, I couldn't hear that again (sic). Could you repeat that? MR. MULHERE: So I did just want to comment on the innovation. The final order called for innovative planning techniques. Rich went over those. He talked about various -- including, but not limited to, various types of things. And subsequent to the Comp Plan being amended to adopt the RLSA program, the LDC amendments were amended -- were adopted. So the way it works is the LDC implements the Comp Plan, and that's it. CHAIRMAN STRAIN: Okay. So that wraps up your presentation -- MR. MULHERE: Yep. CHAIRMAN STRAIN: -- on all the subjects so far. And we're going to have some of this repeated when we get into the individual section that we're going to be talking about. MR. YOVANOVICH: And I understand that, Mr. Strain. And, you know, just to quickly summarize, you know, the review process is different because we're an SRA for designation, and it's a very -- it's a more limited review based upon the Growth Management Plan and the LDC between the submittal documents and our presentation, and I'm sure future questions -- we believe -- actually, we don't believe. We know we meet all the requirements in the Growth Management Plan and the LDC and, again, we'll request that you recommend approval of the SRA document as reviewed and presented with the modifications that we've talked about today. MR. KLATZKOW: And just for the record, I'm not entirely sure that I agree with the issue being raised with affordable housing. It does require diversity. The Board of County Commissioners could very easily rule that diversity means different types of housing, including affordable, not just, well, single-family, multifamily type of housing. So that -- ultimately, that will be an issue for the Board of County Commissioners whether or not it's required to put in affordable housing. COMMISSIONER FRYER: Thank you. CHAIRMAN STRAIN: And just so -- the part that I suggested he was right on was the fact it was done under the DRI originally. So certainly that's where I was limiting my correction. With that, we'll move to -- unless anybody has any questions of the applicant at this time. Anybody? (No response.) CHAIRMAN STRAIN: Okay. Let's go next to -- since we're going to start with the traffic, before we ask the applicant our traffic questions, I'd like to get staff to provide the information that they have prepared, and that will at least answer some of our questions, so -- or either create more. We'll see where it goes. And members of the Planning Commission, at this point, from here forward, as each presenter's presenting or finishes, whatever they prefer, let's start asking our questions, because we've got the bulk of it, and we're ready to go into it, if you want to, so -- including you, Karl. COMMISSIONER FRY: Thank you for inviting me into the conversation. I decline. CHAIRMAN STRAIN: Okay. Trinity? MS. SCOTT: Good afternoon. Once again, for the record, Trinity Scott, Transportation Planning manager. And I want to start by saying thank you to Mr. Mulhere for giving me a little informational session on how to use the visualizer up here, so hopefully I won't muck it up and I'll know where north is. Let me start by -- by the way, don't take directions from him, obviously. 5.A.1 Packet Pg. 58 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 53 of 89 Let me start by introducing the team that I have with me today. I have Mike Sawyer from our Capital Project Planning team; you see him frequently. Greg Root from AIM Engineering; he was responsible for reviewing the Traffic Impact Statement. And I also have Bill Gramer from Jacobs Engineering who worked very closely with staff with regard to the Big Cypress Parkway right-of-way. So I'm going to take the items out of sequence from our staff report, but -- so I could go into the landowner contribution agreement and stay within that. So I'm going to touch on the interconnection first and foremost, and then we'll dive into the landowner contribution agreement. CHAIRMAN STRAIN: And you're going to be talking to us about the relevant routing and traffic impacts on the potential new roads and that kind of stuff, too? MS. SCOTT: I'm going to be going through that, yes. I'll be talking about Randall Boulevard, some studies that we've done as well. CHAIRMAN STRAIN: Thank you. MS. SCOTT: So Policy 9.3 of the Transportation Element encourages us or requires us to look for interconnections. Within the Master Mobility Plan that the county undertook probably about five or six years ago, there was a specific section within the Master Mobility Plan, Section 4, where there was sub-area modeling that was completed by Tindale Oliver, who was the consultant who completed that study, to look at the RLSA and if it would be beneficial to have interconnections within that area. And so this was a specific sub-area transportation model, and the results of that model so that there would be a decrease in vehicle miles traveled and vehicle hours traveled if we provided interconnections between the villages and the towns. These interconnections are invaluable to us. And once the environment's built, we can't get them back. If you look at Immokalee Road, you look at Airport Road, any of our major arterials here in the urban area, we have communities right next to each other. And if they want to go to the commercial that's next door, they're forced out onto that main arterial roadway, even for those very short localized trips. So that's why we're asking for the interconnections. So this is -- CHAIRMAN STRAIN: Before you -- did you -- would you prefer to get through your presentation or if we have questions along the way, what would you like? MS. SCOTT: Maybe we could do it by sections, because I have a little bit more to talk about -- CHAIRMAN STRAIN: Okay. We'll stop when you get to a section, and we'll see if we have questions. I don't want to miss anything. MS. SCOTT: So this is the Big Cypress Stewardship District area in red. You've seen this as part of the applicant's presentation. But I also want to bring up the prior plan that was provided to us, which is Rural Lands West. Rural Lands West was definitely a town, but it had an interconnection, you'll notice, in this area as well as to the south. And as was shown by the applicant earlier this morning, this is Rivergrass, the next village, and the next village, and these are exhibits that they've provided to us through various meetings. So if I put these side by side, we were able to traverse this area as part of the town. It was still going to be the WRA and all of that but -- so we feel that there's still the value there. And if you zoom into the aerial, it looks like there's maybe an old farm road that's there, so it's disturbed within that area as well as it looks like as well here in the aerials. So we think that those are valuable to be able to allow the folks that are in the adjacent town or, I'm sorry, the adjacent villages to be able to get to the commercial that's within this area and vice versa, because there'll be commercial there. COMMISSIONER FRYER: Which one was that? Was that Bellmar or -- Bellmar. MS. SCOTT: Bellmar. COMMISSIONER FRYER: Okay. Is the same thing true in the case of Longwater? CHAIRMAN STRAIN: Longwater is the northern one. MS. SCOTT: I'm sorry. This one's Longwater. So it would be Longwater. 5.A.1 Packet Pg. 59 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 54 of 89 COMMISSIONER FRYER: Okay. MS. SCOTT: Bellmar, I think, is a bit more difficult, but we will move through that with the next village as it comes in. COMMISSIONER FRYER: So, in other words, for our purposes of considering this project, we can assume that Longwater, that's the north one, and Rivergrass are going to be interconnected at least on the south side of Oil Well? MS. SCOTT: That's what staff is seeking is that there be an interconnection. COMMISSIONER FRYER: To me that's fundamental. Just an observation. I'm sorry. Go ahead. MS. SCOTT: And that completes the discussion on the interconnection section. CHAIRMAN STRAIN: Okay. MS. SCOTT: And then I get into the next item is the land contribution agreement. CHAIRMAN STRAIN: Let's make sure -- any other questions on the interconnection? Ned, did you have, do you say? COMMISSIONER FRYER: I do. CHAIRMAN STRAIN: Go right ahead, sir. COMMISSIONER FRYER: One of the things that is most troublesome for me about what is being proposed is the lack of interconnection as compared to what we would have in the case of a full-fledged town. And as has been said previously, what we do or don't do with respect to this project -- I don't necessarily call it precedent, but in a sense informally it will be relied upon and looked to by subsequent developers, some of whom are the very same commercial interests that are before us now. And I find it very troubling that the integration, the interconnectivity, the walkability, the bikeability that would have been available in the case of a town, with these unconnected -- potentially unconnected villages, you lose that, and that is a fundamental concern that I have with this position. CHAIRMAN STRAIN: Yes, sir. MR. YOVANOVICH: Mr. Strain, I know this is kind of a little bit different process, so I'm -- should we stay -- can we address topic by topic? CHAIRMAN STRAIN: Yes. I was going to suggest -- in fact, I was going to suggest one of you get at each mic so if we have questions better answered by the applicant, so be it, and we can also get input from staff. And I think it's important we -- that will move faster then. COMMISSIONER FRYER: I'm going to finish my question -- CHAIRMAN STRAIN: Okay. COMMISSIONER FRYER: -- if I may. MR. YOVANOVICH: Yeah. I just want to be able to respond on topic. COMMISSIONER FRYER: Understood. The 400-pound gorilla in this application is called Oil Well Road. And it's now, I think, two lanes. It's going to become four lanes, possibly six lanes at some point in the future. The speed limit on that road is 55 miles an hour, and the traffic that goes up and down that road is industrial tractor-trailer-type traffic proceeding at a very high rate of speed. And to me the issue of interconnectivity is -- I just don't see any possible solution with Oil Well Road right in the middle unless you were to do an underpass of some kind, because you do not have interconnectivity with Oil Well, period. MR. YOVANOVICH: So can you put the town back up there? CHAIRMAN STRAIN: That's the town. MR. YOVANOVICH: I understand. Is it appropriate now for me to respond? CHAIRMAN STRAIN: I don't -- Ned, who are you directing your -- do you have a specific need to -- or just anybody -- MR. YOVANOVICH: I just thought it was more of a comment that I -- 5.A.1 Packet Pg. 60 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 55 of 89 CHAIRMAN STRAIN: Go ahead. COMMISSIONER FRYER: I'd like to hear from the applicant, yeah. MR. YOVANOVICH: Thank you. A couple of important things: There is no town before you. The town project was a very different project which included in the area that Ms. Scott was directing you to for the need for interconnection of two million square feet of retail, office, businesses park uses that are not before you in the Rivergrass Village. In Rivergrass Village what you have before you is a 21-acre village center. Totally different projects. Totally different on an economic scale. The interconnectivity nearest Oil Well Road was a pedestrian interconnection, not a vehicular interconnection to get to two million square feet of retail, office, business park uses; different economies of scale for providing that interconnection. The need to keep traffic off the road to get to a 21-acre village center is totally different than what the town was, and the town is not before you and will not be before you. The other villages will be evaluated on a stand-alone basis. They will be required to provide their own retail goods and services for that village. But there is absolutely no reason to interconnect those villages to try to get through an environmentally sensitive area for cars to go to a 21-acre village center when the other villages will have their own village centers to address those needs, when you can very easily interconnect up and down Big Cypress Parkway to go from village to village if those other villages go through the process and ultimately get approved. I think it's fundamentally improper to assume anything on what's going to happen on the two other villages. MR. KLATZKOW: I just find this remarkable. This is a Planning Commission. By your very nature you're here to plan, all right. So if they want to balkanize this process by chopping this up into little PUDs, because that's essentially what we're doing here, that's fine, all right. They've got their rights under the LDC to put together a village if they want to. But at the end of the day, this is a Planning Commission. And if you guys are going to be planning for misery here because we're not putting together the appropriate road system, then 20 years from now people should come down here and just say, shame on you people, all right. And shame on, you know, anybody who, you know, would be planning for misery here, all right. The county's not doing this because, you know, we believe that we're going to punish the developer or because we don't think it's really necessary but it would be nice. The county is asking for these interconnections and these roads because at the end of the day we're not about the developer here. We're about the people who are going to have to live there 20, 30 years from now, and you may be talking 20,000 people out there, all right. So if you get 20,000 people out there and you don't have a road system for them, we are planning for misery. And this is the first and best chance, maybe the last chance we have of putting together a decent road system, period. And if you want to say that that's unlawful, you can't do that, that's fine. We can argue that in a courtroom for the next couple of years. Okay by me. But, you know, don't balkanize this and just say you guys can't talk about it. This is a Planning Commission. MR. YOVANOVICH: And I believe -- CHAIRMAN STRAIN: And we will bring up the subjects that we feel necessary to bring up as it goes along. And I'm not saying you told us -- I'm just telling you. MR. YOVANOVICH: I understand. CHAIRMAN STRAIN: We're going to continue bringing up the subjects, so we just need the best answers we can get. MR. YOVANOVICH: And I fully -- I didn't mean to talk over you, especially -- I agree with that. What we're telling you is it's bad planning. There is no legitimate planning reason to require us to 5.A.1 Packet Pg. 61 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 56 of 89 build a road through environmentally sensitive lands to claim that you're how going to generate a lot of traffic to a 21-acre village center. Our traffic analysis -- and I'm sure that Mr. Trebilcock and Ms. Scott and all our experts will show you we analyzed the full traffic impacts to Oil Well Road and every other road related to Rivergrass. We've done that, and we're saying there's no legitimate planning reason to force a roadway connection through sensitive lands. We can all agree to disagree. That's our position, and I don't think it's bad planning to say you don't put a road through a sensitive area. CHAIRMAN STRAIN: But just to cut to the quick: Your position is you're not willing to do the interconnection? MR. YOVANOVICH: Not to the east where they're asking us to do that, because we don't think it's a legitimate request. CHAIRMAN STRAIN: Okay. Let's move on to the next question. COMMISSIONER FRYER: I'm going to ask if I may respond to Mr. Yovanovich. CHAIRMAN STRAIN: Of course, you can. COMMISSIONER FRYER: And when it comes to the legality, if you will, of what is being proposed, the standards that have been set in the Land Development Code, particularly 4.08.07, there's a litany here of provisions that I don't think your client has come close to, and I'm going to read them. MR. YOVANOVICH: Fine. COMMISSIONER FRYER: 4.08.07.J.3.A.2, villages shall be designed in a compact pedestrian-friendlier form. You've got Oil Well Road. .07.C.2, villages shall be designed to encourage pedestrian and bicycle circulation by including an interconnected sidewalk and pathways system serving all residential neighborhoods. Continuing. The transportation network shall provide for a high level of mobility for all residents through a design that respects the pedestrian and accommodates the automobile. Villages shall be designed to encourage pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system serving all residential neighborhoods. The goal of the Transportation Element, as stated in that element, is to plan for, develop, and operate a safe, efficient, and cost-effective transportation system that provides for both the motorized and nonmotorized movement of people and goods throughout Collier County. Objective 10 of the Transportation Element: Encourage safe and efficient mobility for the rural public that remains consistent with the character of the rural areas of Collier County. Objective 7, encourage safe and convenient on-site traffic circulation through the development process. RLSA Overlay 1, the perimeter of each SRA shall be designed to provide a transition from a higher density and intensity of uses within the SRA to lower density and intensity of uses on adjoining property. The problem I have with this is when you do balkanize it or carve it into village pieces, what really, in the view of many planners, is contrary to what would be in the best interest of the county, and that would be to have fewer number of towns rather than lots and lots of villages. The problem is is that you're going to have, in effect, urban sprawl, and you're going to have developments that are going to require people to leave their subdivisions, leave their villages in order to satisfy their needs for basic goods and services because they're not provided within walking distance or biking distance. And, to me, there's a lot that I could say positively about that proposal, and I hope I'll have time to as this goes on. But right now I'm focusing on what I see is the biggest problem, and that big problem is Oil Well Road. And there's nothing that is being proposed that is innovative that solves that problem such as an underpass of some kind and, by splitting these off into villages that are adjoining or abutting one another, you lose the connectivity that you would have with a town. 5.A.1 Packet Pg. 62 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 57 of 89 MR. YOVANOVICH: So let me take several of those. I don't -- I couldn't write as fast as you could speak, but I think I got a lot of them. Big picture: Let's start with the basic premise of the RLSA that was established by the Board of County Commissioners, and it's an incentive-based program and it's a voluntary program. And the Board of County Commissioners says there's four options for an SRA: Town is one, village is another, hamlet's another, and compact rural development is the fourth. There is nothing in the Land Development Code that requires anybody to develop a town. So my client has every right to come in and ask for a village. That's what they're doing. You may prefer a town, but that's not your choice. And I don't mean it adversarial. I mean, you, the global group. We're allowed to ask for a village, and if we meet the requirements for a village, you consider each application individually. We meet the requirements of a village. Hang on a second. MR. KLATZKOW: But there has to be interconnectivity. MR. YOVANOVICH: You didn't let me finish. As much as you may want a town and you may think that's the best interest of Collier County, you can't force a property owner to do a town. Next -- COMMISSIONER FRYER: I just read the ordinances. MR. YOVANOVICH: I did, too. And it doesn't -- you show me where -- COMMISSIONER FRYER: I just did. MR. YOVANOVICH: -- in the Growth Management Plan it requires us to build a town. It doesn't. So let me go to the next issue: Interconnectivity as far as sidewalks. Your Land Development Code has cross-sections for neighborhood general roads. It requires a sidewalk on both sides of the street. We provide sidewalks on both sides of the street. Your Land Development Code addresses how pedestrians are to be kept safe, and they are. There's sidewalks on both sides of every street. So your pedestrian traffic is taken care of through your own Land Development Code mandated cross-sections that we are agreeing to. We did not ask for a deviation from providing sidewalks except where we put a 10-foot pathway when there was no houses on that side of the street. So we meet your Land Development Code mandated pedestrian interconnectivity. Your Land Development Code prescribes cross-sections for roads. It does not require separate bicycle paths. We meet your code requirements for neighborhood general. Neighborhood general is a context zone not only in villages. It's also a context zone in towns. Now, there is nothing in this code that requires for a village or a town for that effect that people walk to the town center or that houses have to be within so many feet or miles or whatever distance from the village center for a village or the town center for a town or the town core for a town. People can walk if they want to on the sidewalks that we're providing, but there's no distance requirement for us to meet that. We are consistent with the code regarding your cross-section with your block size. All of those develop standards that are in your Land Development Code that, by definition, if we meet those standards, we're consistent with your Growth Management Plan. There is nothing in your Land Development Code or your Growth Management Plan that says villages shall be interconnected through sensitive environmental lands. It doesn't exist. It's not there. In fact, what Trinity put up on the screen says you'll encourage interconnection, and you defer to the Land Development Code where that interconnection will be mandated. Now, subject to being corrected -- CHAIRMAN STRAIN: You are going to be corrected, so -- 9.3 does not say what that element says. I mean, it actually says the county shall require, whenever feasible, the interconnection of local streets between developments to facilitate convenient movement throughout the network. So it doesn't -- that's not quite encouraging. That's saying "shall require." 5.A.1 Packet Pg. 63 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 58 of 89 And I kind of want to -- it really falls back on Ned asking a question that probably should have been caught by Comprehensive Planning if it's a GMP issue. So I guess, Trinity, the question should be is -- does -- did you run this by David Weeks or Corby or anybody from Comp Planning to talk about the application of 9.3 in the way that Ned is suggesting it so we can get to the resolution or bottom interpretation of this issue? MS. SCOTT: Mr. Weeks is coming up but, yes, we have talked about the interconnection. CHAIRMAN STRAIN: Okay. Well, then -- because I don't believe this was one of the -- I didn't -- it may have been in your Comprehensive Planning item, but we haven't got to that yet, so... MR. WEEKS: David Weeks of the Comprehensive Planning section, the Growth Management manager. We didn't -- Trinity and I and, I think, Michael Sawyer did talk about interconnections in addition to Policy 9.3 that's on the screen from the transportation element. You might recall that there's also a policy under Objective 7 in the Future Land Use Element. That object -- that policy within the Future Land Use Element is where it states it encourages interconnections. So I agree with Mr. Yovanovich, it is not a requirement, but it's something encouraged. So to me that's where professional planners and, ultimately, hearing bodies can make a judgment decision as to whether or not we believe an interconnection should or should not be provided. And staff agrees that it's appropriate to provide the interconnections as Trinity was saying earlier. If we look to the land to the north, it's designated open on the Future Land Use Map, the area closest to the future of Big Cypress Parkway. And so we believe that it's reasonable to assume that some day in the future there may be an SRA there having an interconnection would be beneficial. Similarly, to the south, there's open lands further to the south. We believe that at some point in the future there may be an SRA there. And to the east, through the environmentally sensitive areas, that's a little bit more tricky, but if -- most particularly if there's already a disturbed area there -- I think Trinity mentioned that there appeared to be an old farm road there. If that's true, if there is some disturbance there, that especially, in my opinion, leads some credence to providing an interconnection. But Trinity has already indicated to you the benefits, I think, of the interconnections, and that's to keep traffic off of Big Cypress Parkway just like we have here, as she's already told you. Along 41, Airport Road, we have lots of developments that don't have interconnections. And so all of the traffic is forced out onto the major roadway. Whether that is to go to a commercial center close by or recreational area or to visit your neighbor that lives in the next development over there, we believe there's benefit to having interconnections. CHAIRMAN STRAIN: Okay. Now, David, I've got a couple follow-up. 9.3 is in front of us, and you referred to Objective 7, which "encourages." 9.3 says "shall require." Which one is the most applicable? I mean, they seem to be conflicting. If one requires and the other encourages, that's different language. MR. WEEKS: I don't think they're in conflict. CHAIRMAN STRAIN: Okay. MR. WEEKS: Encouraging is just that. And if some other policy takes that to the level of requirement, I don't see that as conflict. CHAIRMAN STRAIN: Okay. So what you're saying is that the requirement is there even though the objective says encourage? MR. WEEKS: In the two different elements, yes. CHAIRMAN STRAIN: Okay. MR. WEEKS: I just want to mention, that's probably what Rich is going to tell you. But the language does say "require where feasible." CHAIRMAN STRAIN: Right. MR. WEEKS: So it's not an absolute in all circumstances. 5.A.1 Packet Pg. 64 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 59 of 89 And then, secondly, it does make some reference to the Land Development Code to include the specific details. But even if the Land Development Code narrows it down to specific circumstances, I would turn right around and go back to the Future Land Use Element policy that encourages the interconnections. I still think there is the decision for land-use planning to occur on a case-by-case basis that may be beyond the scope of the specific provisions in the Land Development Code. CHAIRMAN STRAIN: And we have provisions in the GMP for the RLSA. Do any of those specifically require interconnection? MR. WEEKS: Require, no. CHAIRMAN STRAIN: Okay. COMMISSIONER FRYER: I have a question, if I may follow up. CHAIRMAN STRAIN: Then I'll get back to Jeff here eventually. Go ahead. COMMISSIONER FRYER: The presence of Oil Well Road, how do you see that affecting the concept of interconnectivity? MR. WEEKS: I guess I'll state the obvious: It bisects the SRA, and so it -- in the sense of the interconnectivity, it functions as two separate developments in that sense. COMMISSIONER FRYER: Absolutely. And two separate developments with one commercial center that is accessible internally only from the south side, correct? MR. WEEKS: That's all that's identified on the master plan, yes. COMMISSIONER FRYER: Okay. Thank you. CHAIRMAN STRAIN: Okay. Now, Jeff, did you have something you wanted to bring up? We've got an opening here. MR. KLATZKOW: No. I'm just saying that we need to get the road system right now because once these developments start getting in, you'll never be able to change it later. It's just gets too sensitive, and it just doesn't happen. So, you know, you put the skeleton on the body before you start worrying about the bones (sic) and everything anything else, and the transportation is the skeleton. And, you know, once you've got the muscles and everything else in there, you just can't stick a skeleton in there. MR. YOVANOVICH: Can I -- CHAIRMAN STRAIN: Go ahead, Richard. MR. YOVANOVICH: David brought up a couple of my points, but I want to -- I want to -- two things: The disturbed area that he was referring to was the Gargulio farm operations, and then -- that's to the east. It's not up there right now, but that was where we had the pedestrian interconnect when we had a town. There are no disturbed areas to the south where staff is asking us to now impact environmentally sensitive lands. There is not a requirement for interconnection in the Growth Management Plan. It says "wherever feasible," and then it defers to the Land Development Code. And what I was starting to say, subject to being corrected, I was referring to about what I was going to say in the Land Development Code. The Land Development Code does not require interconnection for Rural Lands Stewardship Area lands. It does require interconnection for PUDs. We're not a PUD. And it does require interconnection for commercial and adjacent residential in the urban area, activity centers. There's no language -- in referral -- in reference to activity centers. The two times that I'm aware of that requires interconnection, it deals with PUDs and commercial, and it talks about activity centers interconnecting residential neighborhoods, and the PUDs are required to provide interconnection for adjacent neighbors. MR. KLATZKOW: So are we saying that villages shouldn't be connected? MR. YOVANOVICH: I am saying in this particular case where you have environmental sensitive lands, you cannot require interconnection. MR. KLATZKOW: I've lived all over the entire United States. I've never heard in my entire life two villages not being connected. I think -- for you to say that we can require it for a PUD but not a 5.A.1 Packet Pg. 65 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 60 of 89 village, I think, is just remarkable. MR. YOVANOVICH: Well, first of all, I didn't write the code. And I don't know where you lived and whether or not there was environmentally sensitive land between the two that would have required an interconnection. There is an interconnection, and it's called Big Cypress Parkway. That's how a lot of towns and villages are connected by U.S. 41 and others where you have towns next to each other, cities next to each other. CHAIRMAN STRAIN: Okay. But what it boils down to is you're not going to consider the interconnection that was brought up by Ned. We'll defer that to the discussion of stipulations as we go forward with the resolutions of this recommendation to the Board. We need to move on. We've got a lot to go over, and if every issue on this project's going to take this long, we're going to be here for weeks, not days. So go ahead. Trinity, before you leave, I do have the -- I think David answered, there is no specific interconnection language in the GMP for the RLSA. You're just going to the general language in the GMP transportation section. MS. SCOTT: Correct. CHAIRMAN STRAIN: Okay. MS. SCOTT: I think I'm going to move on now to the -- CHAIRMAN STRAIN: Before you go, do you know if this village is supposed to be gated or not? Is that something you took into consideration or you observed or knew? And, Richard, since you're participating, is this going to be a gated village? MR. YOVANOVICH: Yes. CHAIRMAN STRAIN: It's going to be a gated village. So from security perspectives, we probably need to know that to understand how the interconnections would function and work if they were to have to be required. You need to use the mic. You know that. MR. YOVANOVICH: Yes, it is gated. CHAIRMAN STRAIN: Okay. And you were asking another question, though. MR. YOVANOVICH: I was? What was the other -- CHAIRMAN STRAIN: I don't know. You started -- MR. YOVANOVICH: I asked you if you guys could hear me on the record, and that's when you -- CHAIRMAN STRAIN: It doesn't matter. We've got to have the mic. MR. YOVANOVICH: That's why I got up. CHAIRMAN STRAIN: We resolved it. Thank you. So they are going to be gated communities. And, Trinity, I don't know if you guys took that into consideration in your review, but you need to consider it for the next time we come back. MS. SCOTT: Will do. CHAIRMAN STRAIN: Go ahead. MS. SCOTT: So I'm going on to the land contribution agreement, and I'm going to kind of go back and provide some history, because some of the business points that I get to later on are because of some discussions in front of the Board of County Commissioners. So this particular area is the subject of the Big Cypress Stewardship District. In October of 2003, Collier Enterprises came before the Board of County Commissioners seeking a resolution to support the creation of the Big Cypress Stewardship District. One of the requirements in that resolution was that within 90 days of the approval of the act, that the Collier Enterprises would -- and the staff would come before the Board of County Commissioners with an interlocal service delivery agreement. That interlocal service delivery agreement was to discuss the transportation needs of the district. In October of 2004 the Board of County Commissioners approved an interlocal service delivery agreement which set aside right-of-way for Oil Well Road, brought it to, I believe, 200 feet, as well as the water management. 5.A.1 Packet Pg. 66 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 61 of 89 It also requested the right-of-way for Immokalee Road along the frontage of the district, as well as the water management, as well as Randall Boulevard extension, and we'll get into that a little bit later, but the Randall Boulevard extension was to be transferred -- funded by transportation impact fee credits. So the Oil Well Road and Immokalee were donations, and Randall Boulevard extension was to be transportation impact fees. CHAIRMAN STRAIN: Trinity, just before you go too far, I just want to make sure. So I'm trying to understand, your two dates there, are they correct? Instead of 90 days, it was almost a year apart. MS. SCOTT: Well, what happened was they came in for the resolution, and then it had to go through the legislature and get approved. So it was approved, and then once the act was approved by the legislature, then they came back -- they had 90 days after that approval to come back in front of the board. CHAIRMAN STRAIN: Great, thank you. MS. SCOTT: So that agreement was never executed. The Board -- and you have -- within your staff report, I think I quoted large sections of the minutes of that. So that agreement was never executed. However, in 2009, Collier Enterprises and the Board of County Commissioners entered into agreement, and the Oil Well Road right-of-way was donated. So, once again, this is the Big Cypress Stewardship District area. That was the subject of the resolution in front of the Board. So our Business Point No. 1 is that the landowner must donate the land adjacent to Immokalee Road to provide that 200-foot-wide corridor -- it's about 100 feet that they would have to donate -- as well as provide sufficient stormwater management for the roadway segment. That was the initial commitment with the district back in 2004. CHAIRMAN STRAIN: And they've agreed to do that right now. They've already done it, or they're in the process of doing it, right? MS. SCOTT: This is part of the develop -- or the land contribution agreement, yes. CHAIRMAN STRAIN: When these issues -- when these points are resolved, kind of add that in and let us know. MS. SCOTT: Yep. And this is -- unless Mr. Yovanovich jumps up, this is not a point of contention. CHAIRMAN STRAIN: Okay. Good. Thank you. MS. SCOTT: Business Point No. 2, and I'll tell you, of all these, I believe the only one is the additional right-of-way for Big Cypress Parkway, but we'll get to that. COMMISSIONER FRYER: The only one what? Oh, it's open. MS. SCOTT: Business Point No. 2 is that the landowner or designee, so presumably if someone else assumes the property, they shall permit, construct, and install at their sole cost and expense a traffic signal on Oil Well Road at their primary residential access point within one year of request from Collier County. We will request that. Our request will be contingent upon it meeting signal warrants. The next item is that the landowner, designee, or their successors will not seek a traffic signal along Big Cypress Parkway within half -- one-half mile of the intersection of Randall Boulevard or Oil Well Road. This is -- I think the Planning Commission has kind of been brought into some of these conversations with Heritage Bay recently, and so we just want to be explicit that we do not want traffic signals along -- an abundance of traffic signals along Big Cypress Parkway. We really want to use that to move people. And then I actually have a typo here on my third bullet point; that they shall pay, it's actually $170,000, which are proportionate share operational payments, improvements as identified in their Traffic Impact Statement, and Mr. Trebilcock went over those in his presentation. And all three of these the applicant has agreed to. So Big Cypress Parkway, this is Business Point No. 3. Before we get started, the applicant has agreed to provide the right-of-way adjacent to Rivergrass as well as the water management associated 5.A.1 Packet Pg. 67 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 62 of 89 with that roadway width. The point of contention is north of Rivergrass as well as south of Rivergrass, so I'll go through that. So as part of that Big Cypress Stewardship District, I talked to you about -- that the Board of County Commissioners had approved this interlocal services delivery agreement. And the Board approved that with what we called Randall Boulevard extension at the time. And when I get a little bit further, I'll show you where Randall Boulevard extension was. But it was apparent in reviewing the minutes of the meeting -- and I wasn't here at the time, but during the discussion, the disagreement really stemmed around Randall Boulevard, and that there was a study in place that really showed where that roadway should be. And I think it's probably a fair statement that, you know, Collier Enterprises were like, you know, you're just trying to set aside right-of-way, and we really don't know where it is or what it's going to connect to. So during that discussion, the representatives at that time, which was in 2004, said that the county should request it at the time of zoning action, which, I guess, the irony is is -- the contention is the zoning was done, I think, before this but -- and that they can't agree because no one had studied it, and that we should take the time and agree to work together to work on a solution that solves the interconnection and come up with a better solution that serves all the transportation public in Collier County. And they were willing to work with the county and talk with the county on that and many other corridors that the county puts into the Long Range Transportation Plan. And those comments, I believe, were all made by Mr. Conrecode, Tom Conrecode, who at the time was representing Collier Enterprises. So in 2016 Collier County began the Randall Boulevard/Oil Well Road corridor study. And this is the corridor area. It goes from Eighth Street on Randall Boulevard north to Oil Well Road all the way out Oil Well. And I'm going to try to use this thing now. We'll see how I do. Let's see. This right here -- oh, let me get a different color. CHAIRMAN STRAIN: You've got to hit clear to clear what you started, so... MS. SCOTT: Let's try this. Previously, the Randall Boulevard extension was -- it probably wasn't as straight as that. It was probably more of a loop kind of thing there. But, essentially previously, the original discussions were trying to secure right-of-way for Randall Boulevard, and it went and connected up Oil Well Road. And this was a lot of conversations when we were discussing the town was we were essentially bifurcating the town and all of that. So the county started this study. And I'm going to get into some of the particulars of that study as well. So we -- the county started the study, and then in 2018 the Metropolitan Planning Organization went through an amendment process to their 2040 Long Range Transportation Plan. And that plan -- the result of that was -- first of all, the reason that the plan was done was when we do long range transportation planning for the county's Long Range Transportation Plan, we look at a horizon year that's 20 years out. So our horizon year currently is 2040. And we utilize median BEBR numbers, Bureau of Economic Research numbers for our population. So we look at base year, which for the 2040 was 2010, and we look at the population that's here at that time. And then we add on what PUDs have been approved. And we build those out within a reasonable buildout schedule, and then we have population that's left. And then we go and we looked at the Growth Management Plan and see where do we anticipate future growth to be. And the future growth is anticipated to be in this area, largely. However, the development was very spread out in that area. And so it was not within the traffic analysis zones, which is what we get into; not to get into the weeds here. And so there was a desire to conglomerate that and put that where the development was going to occur, where we anticipated it would occur. So there was an amendment that was done. And so they redid the traffic model when they did that, and what was the result of that is that Big Cypress Parkway, which is shaded in the purple, was identified as a need, a new roadway; that was identified as a need within that plan. 5.A.1 Packet Pg. 68 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 63 of 89 Now, in the Long Range Transportation Plan, we have a needs plan, what we need to do versus what -- a cost-feasible plan, which is what we can afford to do. So the project was not deemed to be cost feasible, so we would not anticipate that it would be built within -- by 2040; however, we did identify it as a need. And when I say "we," that's the Metropolitan Planning Organization which the Board is made up of all five commissioners, two City Council people from Naples, one from Marco Island, and one from Everglades City. So in 2019, my staff took the Randall Boulevard/Oil Well Road corridor study to the Board of County Commissioners. That was approximately a $670,000 study that we undertook because we wanted to finalize that alignment. The BCC unanimously adopted the staff's recommendation, which is what we called Viable Alternative No. 2, which was not limited to one roadway improvement but a network that would distribute traffic in the area, and I'm going to go through so you guys understand what we did from a long range transportation planning perspective. So we were looking at the Randall Boulevard/Oil Well corridor, and at that time we were utilizing -- this is excerpts from the presentation that went in front of the Board. But the 2018 AUIR showed that Randall Boulevard was a Level of Service E and projected to be deficient by 2021. And in our study we looked at through 2045 if we did nothing in the area. We would have Level of Service F on Randall Boulevard, on a large section of Randall Boulevard out to Everglades, and D beyond, F along Oil Well Road, and then F at the intersection at Immokalee Road. And so, certainly, no build wasn't an option for us. So we came up with some viable alternatives, and Viable Alternative 1 was an S connector. This provided a new roadway segment. Just west of Everglades Boulevard around the Valencia Golf and Country Club, and six-lane improvements on Randall Boulevard, and four -- to Everglades Boulevard, and four-lane beyond, as well as our six-laning of Oil Well Road. And when we ran the model for that, it worked. We had Level of Service C through 2045 based on our growth projections; however, we had a huge bottleneck at Immokalee Road and Wilson Boulevard. So we looked at a second viable alternative, which was just to widen Everglades Boulevard to four lanes. And while that worked for Randall Boulevard, it didn't work for Oil Well Road. It did not pull the traffic off of Oil Well Road. And so the section of Oil Well Road that's constrained to four lanes through 2045 was expected to operate at a Level of Service F, and we still had the bottleneck at Immokalee and Wilson. CHAIRMAN STRAIN: Isn't this the one, though, you said the Board adopted? MS. SCOTT: No. They actually adopted what's called Viable Alternative 2 Plus. CHAIRMAN STRAIN: Oh. I should have known. Okay. MS. SCOTT: So when we go through and we do a transportation study, it's not just about how well we move traffic. It's also about, you know, are we enhancing mobility, improving safety, our right-of-way impacts, our environmental impacts, our impacts to the neighborhoods, things of that nature. So we looked at what else could we come up with that would serve the population in the area and also accommodate the growth. So we came up with the Viable Alternative 2 Plus which includes the six-laning of Randall Boulevard out to Everglades Boulevard, four-laning of Everglades Boulevard, and also the six-laning of Oil Well Road, and four-laning of Randall Boulevard beyond Everglades. But it also includes Everglades Boulevard, extending Vanderbilt Beach Road extension, as well as the Big Cypress Parkway. One of the reasons that we made this recommendation is that on much of the roads out in the Estates, the major roads out in the Estates which is with the exception of Oil Well Road, these roadways are single-family homes. And in sections of Randall Boulevard, we were dealing with 2-, 300 driveway connections. So to have 2- or 300 driveway connections along a six-lane facility is quite difficult and 5.A.1 Packet Pg. 69 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 64 of 89 certainly reduces our capacity. And so looking at a new corridor, we can have more -- we can move more traffic without having the friction from those driveway connections. So the county completed its study. We did what we said we were going to do. CHAIRMAN STRAIN: And I need a break point for you so the court reporter can have some time. It's been over an hour and a half, and usually we give her a break every hour and a half. So whenever you get there, let me know. MS. SCOTT: We can stop now and pick back up. CHAIRMAN STRAIN: Okay. Let's come back at 2:45 and resume. It's about 11 minutes from now. Thank you. (A brief recess was had from 2:34 p.m. to 2:45 p.m., and Commissioner Dearborn and Tom Eastman are absent for the remainder of the meeting.) CHAIRMAN STRAIN: Everybody, if you will please take your seats. We're back from break, and we'll resume the meeting. And we left off interrupting Trinity's presentation where we'll now go back into further -- Trinity, when you get a break for this piece, we'll do our questions. But get to that point and let us know when it's there. MS. SCOTT: Yep. This is all about the Big Cypress Parkway right-of-way. CHAIRMAN STRAIN: Great. Thank you. MS. SCOTT: So Policy 3.3 of the Transportation Element says the county shall acquire a sufficient amount of right-of-way to facilitate arterial and collector roads as appropriate to meet the needs of the Long Range Transportation Plan or other adopted transportation studies, plan, or programs. Exceptions to the right-of-way standard may be considered when it can be demonstrated through a traffic capacity analysis that the maximum number of lanes at buildout will be less. So county staff is requesting the following rights-of-way consistent with Policy 3.3 of the Transportation Element of the GMP and the prior commitments made by Collier Enterprises during the approval of the Big Cypress Stewardship District of working with the county on roadways that are identified within the Long Range Transportation Plan. And I've broken it up into Segment 1, Segment 2, and Segment 3. The landowner would receive impact fee credits for the value of the property. The value of the land would be determined by two accredited appraisers who are mutually agreed upon by the parties. The purchase price shall be based on the market value of the land as set aside just prior to the SRA action and shall be equal to the average of the two appraisals. CHAIRMAN STRAIN: Can you tell us where each one of these segments is? MS. SCOTT: Yes. I'm going to go through a map. CHAIRMAN STRAIN: Okay. Thank you. MS. SCOTT: So Segment l is north of Oil Well Road, and north is up. Just north -- CHAIRMAN STRAIN: How did you know to do that? Bob didn't. MR. MULHERE: I didn't prepare that. MS. SCOTT: This is just north of where Rivergrass stops right now. So this would go further north up and connect to Immokalee Road. The segment's approximately 3.6 miles. Segment 2 is along the property boundary of Rivergrass. It's delineated in green there. And Segment 3 is south of -- roughly Randall Boulevard south to the southern boundary of the stewardship district. It's approximately 11 miles. Once again, this was the original Big Cypress Stewardship District, one of the exhibits that was proposed. And I know it shows a town. That's not on the table now. But I show this because in the Long Range Transportation Plan, there is a discussion of a needed interchange along I-75 somewhere in the vicinity of Everglades Boulevard. And I say that because there's a process that has to be gone through in order to be able to determine where an interchange would go if it would go -- if it's needed, et cetera. COMMISSIONER FRYER: How many miles east of Exit 101 is that, or approximately, 5.A.1 Packet Pg. 70 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 65 of 89 Everglades? MS. SCOTT: I would have to measure it. COMMISSIONER FRYER: Like, 10 miles. MS. SCOTT: Let me think. Wilson's five and Everglades is 10 -- COMMISSIONER FRYER: Okay. MS. SCOTT: -- I think is typically those -- CHAIRMAN STRAIN: This would be out past DeSoto, thought, right? Well, theoretically. MS. SCOTT: Potentially, yes. So if -- there's a whole federal process that we would go through on where an interchange could -- would be, could be in the future. But in the past there was some discussion that potentially this would be a connection in the future. And, like I said, that would still have to all go through a very public process to go through. My right-of-way acreages right now are approximates because we were -- and I should say, in fairness to the applicant, we were going back and forth with design standards. The Florida Department of Transportation has recently come out with new Florida Green Book design standards, and we wanted to make sure that the roadway could comply with all of them. And they were more than accommodating to work with us through that process, and it was a lot of back and forth over, you know, a half-acre here and, you know, a couple inches, a couple feet there. So they worked with us. So these right-of-way acreages are approximate, and we'll tighten that up before we finalize. So grand total is over 400 acres for the Big Cypress Parkway right-of-way. And just to put that in context, the stewardship district's about 22,000 acres. So while it does seem like a lot, it's a little less than 2 percent of their total acreages. So I want to go back to the conversation that the Board of County Commissioners had. So during that discussion of the interlocal services delivery agreement, it was stated that the county should study the area. We did that. We went before the Board of County Commissioners with a unanimous approval of staff's recommendation. They couldn't agree because no one had studied it. We did. That we needed to take the time and agree to work on a -- together work on a solution that solves the interconnection and come up with a better solution that serves all the transportation public. We worked closely with the applicant throughout this process, through our process with the roadway study. We knew that they didn't like us taking Randall Boulevard and, essentially, bifurcating that development even further, and it certainly didn't -- wasn't the most capacity-adding project that we could do. And so we worked together to try to come up with a design that was least impactful to them, certainly in acreage, I believe, I understand that, but we really didn't want to have to have another arterial roadway through the middle of their town. And also they said that they were willing to work with the county and talk with the county on that and many other corridors that the county puts into the long-range plan. And so the roadway is in the long-range plan, is in the long-range plan, I believe, down the Golden Gate Boulevard. We are asking for it -- for the remainder. The commitment was made to work with us back in 2004, and our concern is is that property changes hands -- right now we're under common ownership. Having that right-of-way set aside is beneficial to us so we can bring roadway projects online as we need to. So that's the end of that business point. As I said, the applicant has agreed with everything including the value for Segment 2, but they have not agreed on Segment 1 and Segment 3. CHAIRMAN STRAIN: Okay. So let's get our questions past this business point and get on to the next one. Anybody have any questions? Ned? COMMISSIONER FRYER: From a review of the materials I found on at this City Scape (sic) about how this project was evolving before it was really ready for prime time, I noticed some rather explicit language to the effect that the county was asking that the full right-of-way be contributed, be donated by Collier Enterprises, and now we've come to a point where they're going to get credits for it, 5.A.1 Packet Pg. 71 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 66 of 89 impact fee credits. Could you describe for me the discussions that took place and why that concession was made? CHAIRMAN STRAIN: Before you do, where'd you pull this from? You said City Scape or something like that? COMMISSIONER FRYER: Yeah. CHAIRMAN STRAIN: What's that? COMMISSIONER FRYER: Do I have the wrong name? CHAIRMAN STRAIN: Oh, CityView. COMMISSIONER FRYER: CityView. CHAIRMAN STRAIN: Oh, I thought it was some blog or something. I was trying to figure out where you pulled the information from. COMMISSIONER FRYER: My bad. CHAIRMAN STRAIN: No, no problem. I got it. MS. SCOTT: When we go through any of these developer agreements, it's a negotiation. MR. KLATZKOW: That's from me, okay. I don't believe in exactions. COMMISSIONER FRYER: Okay. That's all. Say no more. MR. KLATZKOW: It's as simple as that. Staff starts out with the exaction. Then I say you can't do that, and we wind up in a good place. COMMISSIONER FRYER: Fair enough. Got it. Thank you. My next question has to do with section -- Segment, rather, 121.1, which is Oil Well from DeSoto to Oil Well grade. And I've got the 2019 AUIR. Thank you for sending it to me. And I realize it hasn't been approved yet. But I think the chances are slim to none that the Board of County Commissioners is going to change the numbers in these cells. So I find it instructive to see that the traffic on that segment has gotten worse since 2018 and that the remaining capacity is 558 peak p.m. trips. Does that sound right to you? MS. SCOTT: I'll take your word for it. I don't have it in front of me. I do have it at my space. COMMISSIONER FRYER: Okay. And I'm going to ask Norm to give his side of this, of course, when he stands up. But in the meantime, from the material that Norm prepared -- and I'm sure you've seen the -- that shows the distribution of the traffic coming off of the development. And in this Segment 121.1, eastbound traffic is calculated, at peak p.m., 82 plus 744, so it's 800 and something. Westbound is 85 plus 445. And so getting back to the capacity of 558, could you comment upon how this project is going to have an impact upon that segment? MS. SCOTT: I can. Because if you would go to Attachment D, I believe, within the AUIR, we have that section of Oil Well Road as a committed project. We have a developer agreement with Ave Maria that once we receive, I believe it's $20 million of impact fees from their development and within a mile around, that we would proceed forward with Oil Well Road. That does not negate the fact that the county is still pursuing other outside grants to be able to bring that project in sooner. But that is deemed a committed project for the widening based on the developer agreement with the adjacent property. So that additional capacity is not figured into the AUIR. We don't do that until we get closer to the actual construction. COMMISSIONER FRYER: Okay. But the widening of Oil Well is, shall we say, a done deal? MS. SCOTT: Yes. COMMISSIONER FRYER: It is. Fully funded? MS. SCOTT: No. It is funded based on a developer agreement. So once we get to within that $20 million, we have to build that road, or sooner if the county elects to do so sooner. COMMISSIONER FRYER: Okay. But is there a time frame related to that, or is it once we get 5.A.1 Packet Pg. 72 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 67 of 89 to that point? Is that the only way of measuring the time frame? MS. SCOTT: At this time it's once we get to that point or sooner if the county chooses to move forward sooner. The project is fully designed and fully permitted with this segment as well as we're working with Hyde Park to secure the last portion of the right-of-way. I'm sorry. This project we already have the right-of-way. Hyde Park we're working with them to secure the last section of right-of-way necessary for the roadway. So we have a designed, permitted, and we'll soon have all of the right-of-way in hand. COMMISSIONER FRYER: Okay. So when I just say sort of emotionally, if you will, that I get worried about approving projects based upon assumptions, future plans that may or may not occur, you have a sufficiently high level of confidence that Oil Well will be able to manage -- that segment of Oil Well will be able to manage the increased traffic coming from this project? MS. SCOTT: I do, because not only do we have a commitment that we have to abide by with regard to the Ave Maria developer agreement, but also by approving this development, those -- all of those units and all of that commercial's not going to come on the next day. It's going to take time to build up. I believe that their absorption rate was 250 units per year. And then we also have stopgap within the PUD in the developer commitment language that they can have, I believe it's 1,200 units before they have to have some level of commercial before they can proceed further so we can start seeing that internal capture. COMMISSIONER FRYER: Okay. MR. KLATZKOW: And keep in mind, this whole area's already zoned. I mean, the county knows what was going out there. We've known what's going out there for, gosh, it's going on 15, 20 years. So if the county doesn't get the road system, that's on us. It's not on the developer. They've got the right to develop it, and it's going to get developed. And, you know, Trinity will work hard. Ultimately, the Board of County Commissioners will have to fund it. And we'll move on. But that's why I'm saying you need to get the right-of-way now. COMMISSIONER FRYER: I'm curious, Jeff. The -- I've seen -- maybe for Trinity. I've seen references to widening to four lane and widening to six lane. Which -- MS. SCOTT: With regard to Oil Well Road? Our plans show it being widened to six. Our permit is for six lanes. COMMISSIONER FRYER: Okay. MS. SCOTT: With that being said, we could widen to four lanes if that's all that was necessary at that time when we go to start the construction. But it is designed and permitted to six lanes. MR. KLATZKOW: And you've got the right-of-way footprint for the six lanes? MS. SCOTT: Yes. All of the right-of-way that we've set aside with this developer as well as what we're working with Hyde Park is all to accommodate the six-lane roadway. MR. KLATZKOW: And keep in mind when we talk about right-of-way, it's more than just roads. It's also to get the pipes in, you know, and -- so you need sufficient right-of-way so that you're not putting mains underneath asphalt, which works for a good 20, 30 years, but eventually, you know, you've got to replace them, and it's not good for the road. COMMISSIONER FRYER: Got it. That's all I have, Chairman. CHAIRMAN STRAIN: Okay. Karl, I saw you pull your mic. Did you have something you wanted to say? (No response.) CHAIRMAN STRAIN: Anybody else? (No response.) CHAIRMAN STRAIN: Okay. I have one question. And we have the planning aspect of the Rural Lands Stewardship Area as well as the Rural Fringe Mixed Use District, and the expansions in Orangetree and everywhere else. And so do you, because you're Transportation Planning. So that means 5.A.1 Packet Pg. 73 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 68 of 89 you're supposed to look beyond the moment. And I want to know if you've considered the following changes in that area and how they fit with the plans you just told us about. Ave Maria was approved for 11,000 units. They don't have nearly that amount yet out there; Rivergrass is asking for 2,500; Longwater is asking for 2,600. These are all in process; Bellmar is asking for 2,750; Hyde Park is asking for 1,800; Hogan Island came in for a pre-app for 2,300, but they haven't submitted anything yet, and that was about a year ago; and Immokalee Rural Village is asking for 4,000 now, but I heard that they're going to be changing that and be looking at a different density. That totals 26,950 units. And if you take the most recent census population, persons per household, they specifically -- nationally it's 2.63, but in Collier County it's 2.55. That's 68,723 individuals in just those towns and villages that I just mentioned. How is your road system geared to handle all of that? Because it's all going to happen, if you look at the absorption rates they're talking about, and these others hit even close to those absorption rates, they're going to be well before some horizon year. They're going to be within 10 or 12 years. So how are you prepared to address that in a bigger global picture for those particular issues? And David's got something he's running up to say, so... MR. WEEKS: Just -- David Weeks, again, for the record. Just -- it sounds like you're assuming 100 percent occupancy in the math that you just mentioned. CHAIRMAN STRAIN: I'm assuming that we're going to have 26,950 units if all the build-outs build out to what they're asking for, and if you multiply the persons per household the census has provided you're looking at a substantial number of bodies. Some of those are -- or a certain percentage are going to be driving cars. And I just want to know from Trinity's department how they see the road system fitting those percentages as we go forward. MR. WEEKS: All right. I was just -- my comment really is we would need to back off the numbers some, because using census data, we have almost a -- one-third of our dwelling units are classified as vacant, and the majority of those of which are seasonally occupied. So the permanent population, the occupancy rate is about 67 percent, about two-thirds. CHAIRMAN STRAIN: And that's including the rural area where there's -- we don't have the amenities of the beach and things like that? MR. WEEKS: That's just the countywide. The countywide occupancy rate, countywide persons per household figures. CHAIRMAN STRAIN: Well, then, why would the census have a different number if we don't have -- if we don't have such a -- if we don't occupy the units? MR. WEEKS: The definition of a household is an occupied dwelling unit. And so if they build 2,500 dwelling units, using the countywide average, only about two-thirds of those are going to be permanently occupied. CHAIRMAN STRAIN: So we've got a bunch of empty inventory in Collier County? MR. WEEKS: The majority of that so-called vacant is seasonally occupied. CHAIRMAN STRAIN: Don't those people drive cars when they come here? Like especially out east if you're driving to the beach and if you're driving to a -- you need a commercial center, you're not going to find it out east. So we don't -- we don't count these people because they're only here four months of the year instead of more? MR. WEEKS: I'll let Trinity address that specifically, but I know that there's a -- we don't design for that worst-case scenario. CHAIRMAN STRAIN: I'm not saying design for it, but we've got to know it's going to be there, which, if you really want to get into the issue, the CIGM has an interesting statistic. They have 291,000 households by the year 2040 but only 534,000 people. That's 1.8 PPH. Why would we use that when we know the census says 2.55? MR. WEEKS: I don't know factually. My guess would be because when we look at different 5.A.1 Packet Pg. 74 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 69 of 89 parts of the county, the occupancy rates and the persons per household rates can be drastically different. So there may be evidence that shows that the more rural areas have a lower occupancy rate and/or person per household. CHAIRMAN STRAIN: But see, now that kind of goes contrary to what the rural area services, which is mostly working families, because that's where your least -- most affordability is, where in the urban area you can have a $6 million high-rise that a guy goes down -- family goes down and visits once a month -- one month a year. So I would argue just the opposite, that your working families are going to be more stationary because they can't afford to have two homes. So I'm not sure how the statistics are working in your department, but I don't see a practical application the way you've just described it, but -- MR. WEEKS: That's why I said "maybe." I don't know factually. And I would agree with you that -- again, just going with the census data, the areas east of 951 -- you know, the coastal areas have the lowest occupancy rates as a rule and the lowest persons per household. Conversely, the more rural areas, the Immokalee Community, Golden Gate Estates, those areas do tend to have a much higher occupancy rate and persons per household. The unknown, I think, is what's going to happen in the villages and towns within the -- within these SRAs and, likewise, in the Rural Fringe Mixed Use District. Are those developments going to be more comparable to the coastal area, to the rural area, or somewhere in between? CHAIRMAN STRAIN: Well, David, I would first guess that the coastal area's going to be a higher price. People with a lot more money can afford two homes. A lot of the working people aren't going to. Second of all, if you're in the rural area, you're more likely to have to get in your car to drive somewhere to get services, to get amenities, to get at whatever you want. And for those two reasons alone, we ought to consider what the persons per household application is for volume on the traffic on the road system. And if there's a percentage reduction, it certainly is probably not going to be the same as the urban area, and that's kind of where I'm leading. That's where I want Trinity to respond. How is her department looking at this? COMMISSIONER FRYER: Chairman, before she does, would you repeat what -- the persons per household numbers that you mentioned. CHAIRMAN STRAIN: Well, if you go to the census site for Collier County, it says the 2017 was 2.55, nationally it was 2.63. BEBR, the latest I've seen on BEBR was 2015. They're at 2.47. So you can -- but that's -- you know, the most recent is the census. COMMISSIONER FRYER: Thank you. MS. SCOTT: So what I can tell you within the traffic model for the Long Range Transportation -- the 2040 Long Range Transportation Plan, Ave Maria is considered. I will have to go back and dig into the actual traffic analysis zones to see about Hogan Island and Immokalee Rural Village. But I do know that based on the recent amendment, the town was included. So we're looking at -- I think the town was 10,000 units and a couple million square feet of commercial. So that was in there as far as the latest -- CHAIRMAN STRAIN: The town being. MS. SCOTT: The Town of Rural Lands West. CHAIRMAN STRAIN: The former town. I thought you're saying Ave Maria, because it's 11,000 units. MS. SCOTT: No, no. The former town. So that was how that was modeled. So those are within, I believe, four traffic analysis zones which are all relatively in that area. So I'm confident that the three villages per -- the one before us today and the two additional are contemplated with probably a little bit larger scale. But I'd have to go back and look at Hogan Island and the Immokalee Road Rural Village to see if that's in there or not. CHAIRMAN STRAIN: And would it be reasonable to think that most of these new rural areas, including probably a chunk of Orangetree, would start using the Big Cypress Parkway as an access way to 5.A.1 Packet Pg. 75 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 70 of 89 go south, especially if you're out past that, if you're in the village areas or Ave Maria? And if you can only go south to the southernmost point of the SRA and we weren't sure we would have it beyond there, the only way out, then, is to start jamming up Golden Gate Estates east/west. MS. SCOTT: That's why we have Big Cypress Parkway on the map. CHAIRMAN STRAIN: Oh, yeah. And that's more reason why that -- and I remember from the time Big Cypress was initiated as a stewardship district and we got into the first phase of that. The applicant actually produced a map showing the interconnection they were proposing to get us down to I-75 out in that direction. And I still think that's a direction we ought to be headed. In fact, I believe that the basis of those -- of the 90-day argument to have this developer's agreement in place after the award of the stewardship district, approval of that by our board, was one of the conditions; was it not? MS. SCOTT: To have the interlocal services delivery agreement in place, yes. CHAIRMAN STRAIN: Addressing these issues? MS. SCOTT: Yes. CHAIRMAN STRAIN: But it never happened. MS. SCOTT: It did not. CHAIRMAN STRAIN: Okay. MR. YOVANOVICH: Is it the appropriate time? CHAIRMAN STRAIN: Sure, Rich. You want to jump in, go right ahead. MR. YOVANOVICH: Yeah. I think we have to put it in context. As far as I can remember, subject to me being proven wrong, in 2004 there was no Big Cypress Parkway being contemplated. What was being discussed at that time was Immokalee Road and Oil Well Road. That's what the agreement was to address, and then there was a discussion about Randall and that Randall was not that -- that alignment was not agreed to. It was agreed to be studied and -- but there was no discussion about a connector road from Immokalee Road all the way down to I-75. That was not a precondition or a consideration for the Big Cypress Stewardship District. CHAIRMAN STRAIN: Do you remember the document that was produced by the -- MR. KLATZKOW: I was part of that way back then. Big Cypress was not contemplated. We were -- the discussions were Oil Well Road and Immokalee Road. CHAIRMAN STRAIN: Okay. Then at the same time, though, do you remember the document that was produced by the Big Cypress applicant at the time showing the connection to I-75 that was along their route system all the way down? MR. KLATZKOW: There were a lot of documents shown, yes. CHAIRMAN STRAIN: I thought you had it. That's not it. MS. SCOTT: Yeah, that's -- CHAIRMAN STRAIN: No, that's not it. You don't have it on anything you've showed us yet if that's what you're looking at. MS. SCOTT: Yeah. I didn't think that -- I had the one that showed the potential interchange with the roadways on there. CHAIRMAN STRAIN: I'll see if I can find -- our -- I know it was somewhere in the old files over at Development Services. I can dig it up, and I can bring it to the next meeting. I just want it for conversation's sake to show why we need this road segment, and it's something that we've discussed for years. Maybe it wasn't part of the formation of the stewardship district, but it sure came shortly thereafter in the review of the original Big Cypress program. So I'll find the data on it. We'll take a look at it. I'll bring it with me -- I'll try to find it by next time. It's just -- back then we did paper, and there's these big volumes. MR. KLATZKOW: Yeah. That couldn't have been a condition because it would have -- it requires FDOT. CHAIRMAN STRAIN: No, it was something -- we hadn't gone that far yet. 5.A.1 Packet Pg. 76 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 71 of 89 (Simultaneous crosstalk.) MR. KLATZKOW: No, no. It was a possibility, yes. We've been thinking about another access point on I-75 forever in this county. CHAIRMAN STRAIN: Anyway, it's something that I think needs to be carefully considered, because that was an important access way to I-75. Now, maybe some kind of commitment needs to be put on paper to make sure we have it. Maybe the actual transfer of it can occur in the future, however it works out. But I think that's something the applicant should really consider making viable through this process here, so that's my comment on that. Trinity, you want to go on with -- I don't have any other questions on this segment. I'll have more later on. MS. SCOTT: Two other items. So Business Point No. 4 is that the landowner will design, permit, and construct the water management system to accept the runoff from Segment No. 2. MR. YOVANOVICH: Mr. Strain, when do we get to talk about -- sorry. When do you want us to give our input on the timing of the Big Cypress? Do you want to wait until -- (Simultaneous crosstalk.) CHAIRMAN STRAIN: I'd rather this thing -- we're all working together to get the solutions as they rise up. I'd rather not wait till the end and try to figure it out. MR. YOVANOVICH: Well, I'm not sure I'm going to propose a solution, but I am going to propose our position -- CHAIRMAN STRAIN: Okay. MR. YOVANOVICH: -- on Big Cypress Parkway. CHAIRMAN STRAIN: That's great. MR. YOVANOVICH: And I'm going to look to Jake on that. COMMISSIONER FRYER: Chairman? CHAIRMAN STRAIN: Yes, sir. COMMISSIONER FRYER: I found a reference. I thought I'd seen the same thing that you had, and I have a note here that the October 26th, 2004, BCC meeting, I think it was Agenda Item 10C, the Board entertained the approval of the interlocal service delivery agreement with the Big Cypress Stewardship District. In the specific item, county staff pursued a right-of-way reservation for a bypass road, is what it was called, between Oil Well Road and Randall. CHAIRMAN STRAIN: Oh, no. That's not it. COMMISSIONER FRYER: Is that what -- CHAIRMAN STRAIN: I doubt if that would be it. I'd have to go -- I'm going to go -- if I can find those books, I'll go through the county record and see what I can find. I'll bring it to everybody for the next meeting just to talk about. Go ahead. Please identify yourself for the record. MR. CREMER: Hi. Sure. Good afternoon. My name is Jake Cremer with the law firm Stearns, Weaver, Miller. I'm representing -- co-counseling this case with the applicant. I'm working on just -- really just the narrow issue of the request to dedicate Big Cypress outside of the adjacency. So I believe that was Segment 1 to the north, Segment 3 to the south. And I think as you'll hear from some of my comments, and you've heard earlier, these are -- this is really -- this is a timing issue for the applicant. This is not the applicant saying we're not willing to work with the county over time. It's an issue of we're saying now is not the time legally to dedicate all of Big Cypress Parkway. Let me give you a little bit about my background. I'm a land-use and property-rights attorney based in Tampa. I work on issues all across the state working with other land-use attorneys. I have worked on property-rights cases in just about every level you can think of all the way up to the U.S. Supreme Court. I've been involved in cases there. 5.A.1 Packet Pg. 77 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 72 of 89 The request for 17 -- roughly 17.1 miles of right-of-way, when we're only adjacent to approximately two-and-a-half miles of Big Cypress, I would submit is not only unreasonable, it's not legal. It's illegal. And I don't use that word lightly. I don't use it as a scare tactic. That's simply what the request is. MR. KLATZKOW: Yeah, and that's fine. And I'd be glad to litigate that with you over the next five years if it's the route you guys want to go, okay. At the end of the day, the Board of County Commissioners was promised 15 years ago that the Big Cypress District would do all this stuff, all of it without any taxpayer money. That hasn't happened, all right. We're here now to try to do some transportation planning -- long-range transportation planning which, at the end of the day, benefits your client more than anybody else here, and you're going to come in here and threaten us, in essence, with litigation? That's fine, okay. My position is we can ask for it, and we can condition it. And if you want to say no, you can't, that's fine. I'm happy to spend the next five years with you in court over this. CHAIRMAN STRAIN: And just so you know, I think that we're about October or so of 2007 is when I believe the original discussion on the connection down to the interchange at I-75 occurred. I can't remember the extent of the commitment other than it was a visual graphic that this is something they were going to do to help with their project's impacts. I'll go back, and I'll try to research that by the next meeting if I get time. But it would be something to consider. And all I'm asking is your applicant to consider how far they're willing to go to make some kind of real strong commitment as to what we can do about this right-of-way. We've got to know if we can count on it or not. If we can't count on it, it's sure going to change the ability for us to consider what we're asking -- being done here today. And that's where I'm trying to go with this. So if you're going to not do that, then it's going to change the road pattern dramatically. And I know you didn't say you wouldn't, but we don't have anything securing saying that you're going to. Does that help your discussion at all? And I'm sorry to interrupt you, so... MR. CREMER: That does. I mean, I think it may become clearer if I could just have a few minutes to present. CHAIRMAN STRAIN: Go right ahead. MR. CREMER: And, you know, to my esteemed colleague, I'm not here to threaten. I'm just here to state what the law is and to explain that the request that's on the table now is not legal. COMMISSIONER FRYER: You're here to advocate. CHAIRMAN STRAIN: What request do you see on the table? I'm just asking what you're going to do about the extension to Big Cypress down to I-75. And I don't have any answer. And I'm just saying, so what is it -- that's not a legitimate question for understanding how this project will impact our road system if we don't have that access to I-75? MR. CREMER: It is not a legitimate request to make of the applicant at this time because of the limited nature of the application you're reviewing. CHAIRMAN STRAIN: Well, then how do we evaluate this application's exit onto our system? You're assuming, then, we have to accept it for the traffic it's going to put on the local roads or the few east/west roads that it's going to connect to; is that what you're saying? MR. CREMER: I'd like to get our traffic consultant to explain that point. CHAIRMAN STRAIN: Okay. Well, do you want to finish your point before he does, or do you want him to go first? MR. CREMER: I'm just going to have him address your question now. CHAIRMAN STRAIN: Okay. Thank you. MR. TREBILCOCK: So the question was whether or not we rely on a connection to I-75 for this project. CHAIRMAN STRAIN: No, not whether you rely on it. I just was worried about the amount of traffic that would end up going through not only the buildout of your project, but the others that would 5.A.1 Packet Pg. 78 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 73 of 89 connect to pieces of Big Cypress Parkway that wouldn't be completed to I-75. Because without any knowledge that it might be completed or there's a reality of it, then the fact that we're going to have all that traffic having to go east/west to get to 951 or Wilson or whatever is something that we need to consider in the planning stage. MR. TREBILCOCK: Right. So if we look at -- CHAIRMAN STRAIN: I mean, Norm, there's a huge amount of density being added out there. Not theirs. Just a little bit of everybody. So somewhere those people are going to have to find a way to get to where they want to go. And I want to know where the ultimate buildout of that -- where they want to go is going to be. MR. TREBILCOCK: Sure. And -- but, certainly, I think within the perspective of what we're looking at, I think in the alternatives -- in the 2 Plus alternative that was -- is being sought now that the Board had approved, what they looked at is really looking at the amount of development that were beyond what we're proposing with the project here. And so this -- in the whole scheme of things, we're really helping to implement that key part, the portion from Oil Well to Randall Boulevard which is a key element. MR. KLATZKOW: Do we not have other developments in the pipeline here? CHAIRMAN STRAIN: Pardon me? MR. KLATZKOW: Do we not have other developments in the pipeline here? CHAIRMAN STRAIN: I just read them off. MR. KLATZKOW: I mean, wouldn't we be better off if we just, I don't know, maybe just did them all at once? I mean, if we're going to have this argument, we're going to do piecemeal one at a time. I mean, we could hear them all at once. I mean, if the developer -- this was supposed to be a unified development once upon a time. Now it's been balkanized into multiple developments. That's fine. We could hear them all at the same time and then get the road situation done that way. CHAIRMAN STRAIN: What I'm trying to get to is if Norm has a way to show us that the full amount of the density out there that might use those east/west roads, he's going to function acceptable without connecting south, and all these east/west people are going to be able to pick up their further direction by going down to 951 to get to I-75 or wherever, that's fine. I just want to know that's how -- that it's been looked at. That it's a planning tool. MR. YOVANOVICH: You know, I'm not a transportation engineer. Sometimes I play one on TV. You have a Long Range Transportation Plan that does exactly what you just said, and it talks about a needs plan and it talks about a financially feasible plan. And Trinity herself even says that Big Cypress Parkway ends at Golden Gate Boulevard on the plan. It doesn't go any further south than that. You have a plan in place that you're trying to implement. And what we're saying is, we've done every analysis required under your law, which is the TIS we've done, and we've showed no negative impact to the roadway system for our project. We are not required to and we're not going to wait until the other villages come in and get considered at the same time. We have a petition before you, which is Rivergrass Village. We have met the legal standard under your Transportation Impact Statement rules and procedures to be considered. You haven't heard a single person say that Norm's analysis is incorrect. In fact, you have a landowner contribution agreement in front of you that says these are the impacts that we want to address and how we're going to deal with these transportation issues. The only issue we're disagreeing with is when Big Cypress Parkway gets conveyed to the county, not if. If the other villages are approved, the other two that are south, it makes sense to incrementally add to Big Cypress Parkway. Why would you put the burden of the full Big Cypress Parkway on Rivergrass Village that doesn't need it for its transportation impacts? That's the answer short and simple. You've done the study, you've analyzed it, and your staff has agreed we don't negatively impact the roads. 5.A.1 Packet Pg. 79 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 74 of 89 CHAIRMAN STRAIN: You know, Richard, I've known you for a long time, and I know when you get a little hot under the collar. This is not an issue that you need to. I was simply trying to -- you're going way beyond what I was trying to get to. I'm trying to find out is: How have we looked at this transportation system, then, if we do not get the roadway to the south on a comprehensive long-range planning process? Now, you referenced the MPO, and I believe the MPO shows this connection going down to the south. MR. YOVANOVICH: To Golden Gate Parkway. CHAIRMAN STRAIN: You're going to -- obviously, from what you just said, I think you said you're going to use it to negotiate the other two villages. MR. YOVANOVICH: No. CHAIRMAN STRAIN: If the other two villages get approved, then you might provide it. MR. YOVANOVICH: That's when -- that's when it is appropriate to address those issues, and that's when the traffic impact to the potential Big Cypress Parkway occurs. It doesn't occur now at Rivergrass. CHAIRMAN STRAIN: No. But, Richard, I think this Planning Commission's direction needs to know what we can count on for the long-term play out there. And I haven't heard anything that says we can count on the extension of Big Cypress Parkway unless we -- you already get, like, a predetermined approval for the other two projects. And so far that's not where I'm heading. I just want to understand how those 26,950 units are going to function if we don't get Big Cypress Parkway to the south. That's what I'm trying to find out. MR. YOVANOVICH: But, Mr. Strain, you're going to get Big Cypress Parkway to the south. You're going to get the segment from Oil Well Road to the northern portion of Rivergrass and to the southern portion of Rivergrass -- no, the southern portion of Rivergrass right now during this phase. We're going to work out the price through appraisals. If we don't -- if we decide not to go forward with any other village, it's already in your plan. You come to the property owner and say, let's negotiate a price, or you condemn it. Those are your options, like every other roadway segment in Collier County. CHAIRMAN STRAIN: When you say we negotiate a price, what piece are you talking about? The one -- the remaining piece south to the I-75 or as close to I-75 as -- MR. YOVANOVICH: I-75, it's not on your plan. I'm not in a position to discuss today anything south. CHAIRMAN STRAIN: It's on the MPO plan. You just referenced that. MR. YOVANOVICH: It does not. It goes to Golden Gate Boulevard. That's where it stops, correct? CHAIRMAN STRAIN: On the long-range MPO plan? MR. YOVANOVICH: Yep. It stops at Golden Gate Boulevard. So any discussion south of that -- I mean, I don't mean to interrupt, Jake -- is totally inappropriate. It's not on any plan. CHAIRMAN STRAIN: Well, no. From a planning perspective it's not. You may not agree legally it's from -- it's an exaction thing. I wasn't suggesting to exact. I wanted to know -- understand how we could get it. MR. YOVANOVICH: You can't get it until you show a plan that you actually need it, and you haven't gotten that far yet to where you -- you don't even know -- CHAIRMAN STRAIN: No, because her -- you interrupted her presentation. MR. YOVANOVICH: No. She's already told you she stops at Golden Gate Boulevard. CHAIRMAN STRAIN: I hadn't finished asking her questions, Rich. Well, who wants to come up next? You've got four of you standing there, so -- I'm just trying to get to an answer about the parkway. I think you're telling me there's nothing on the table about the parkway other than what shows on this presentation; is that right? MR. YOVANOVICH: Correct. 5.A.1 Packet Pg. 80 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 75 of 89 CHAIRMAN STRAIN: Then we don't need to have a discussion on it at this point unless you want to put more on record. You're more than welcome to. I thought there was something more succinct we could get out of it that would help the situation, but if it's just going to stay like it is, we'll weigh it like it is. MR. YOVANOVICH: Can we -- two things, Jake. I would like to get Jake's written legal opinion on the record. We'll provide it. It's already been provided to the County Attorney's Office. It's been provided to staff. We'll provide it to you. I also want to get on the record that my client doesn't own the area for right-of-way north of Rivergrass. They don't own the property. So to ask them to give you property -- give you right-of-way over land they don't own is an impossibility and not a proper request. So I just want that on the record. Anything else, Jake, that you want to get on the record? MR. CREMER: Jake Creme, again, for the record. No. You'll see in my letter what I would have presented, and I think patience is probably waning. So I just -- I would encourage you to read that, and, you know, we have not received any formal response to my letter, so thank you. CHAIRMAN STRAIN: And my patience isn't waning. I was just surprised at the reaction to an explanation I was looking for. But be that as it may, we'll just move on. Thank you. MR. CREMER: Thank you. CHAIRMAN STRAIN: Trinity, I would like you to at some point tell us what the Transportation Department would need for some kind of insurance that there is some hope to extend Big Cypress to whatever directions you need it in. And if there is not, then we need to know that, too. MS. SCOTT: Okay. Will do. For Business Point No. 4, all of which the applicant has agreed to, the landowner will design, permit, and construct water management system to accept runoff from Segment No. 2. They would receive impact fee credits for the value of the property, which we had discussed. They'll provide drainage and maintenance easements for the water management system to allow us to get in and maintain if necessary. The landowner and successors will be responsible for the perpetual maintenance of the shared water management system, and the landowner or its successors shall perform an inspection every five years after the roadway is constructed to assess the condition of the stormwater system. Just allows us to know that the ongoing maintenance is continuing and that the system's functioning properly. Any questions on that? CHAIRMAN STRAIN: These are all in agreement, right? MS. SCOTT: Yes. CHAIRMAN STRAIN: Anybody have any questions? (No response.) MS. SCOTT: And Business Point No. 5 is the landowner and its successor and assigns will provide a separate written notice to tenants and buyers, both residential and commercial, of the planned roadway improvements with a statement that the county will not construct any sound wall or other barrier of any kind to reduce the impact of noise, et cetera. CHAIRMAN STRAIN: And that's also in agreement? MS. SCOTT: Yes. CHAIRMAN STRAIN: Okay. So where are we now? MS. SCOTT: That concludes my presentation. CHAIRMAN STRAIN: Okay. So let's go to transportation questions that we may want to ask of Trinity and, of course, the applicant's, I assume, ready to answer questions to those that apply to him. Does anybody have any other transportation questions? COMMISSIONER FRY: With your permission, I do have a couple. CHAIRMAN STRAIN: I just said that. COMMISSIONER FRY: Trinity, there was an earlier exhibit that showed interconnections 5.A.1 Packet Pg. 81 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 76 of 89 mostly within the Rivergrass development. There was -- there were several to the east to Big Cypress Parkway. There were a couple off of Oil Well Road to the north and south, but the far right one, the farthest east one was only to the north, and I wondered what the county's position was. And I don't know if that exhibit is readily available. There have been quite a few. Whereas most of the interconnects span Oil Well or Big Cypress, this one does not. It only interconnects to the north, and I just wondered, is it an issue of contention to the county that it does not cross Oil Well Road and allow an interconnection north and south. The far -- yes, the far -- MS. SCOTT: No, that is not a point of contention for the county. The county is fine with that. That would be another full median opening out on Oil Well Road, which we would not be in favor of. So that's why you're not seeing that traverse both sides, because when this is ultimately a six-lane facility, which it's planned for in the future, that would mean another traffic signal, so we would not be in favor of that going north and south. And the applicant has worked very closely with us on those access management provisions. COMMISSIONER FRY: Gotcha. Thank you. We've talked about how, between the GMP and the LDC, we either have a recommendation or requirement for interconnectivity. And you've mentioned -- we've mentioned in general it would be nice to interconnect, or it would be strategic to interconnect to the north, to the south, to the east, and to the west. We have the east covered pretty well in this development. Along the water boundary that goes along the full eastern boundary of the project, the applicant has stated hesitation to bridge across or to provide interconnects across environmentally sensitive lands, presumably the waterways and the lands that are on the other side of it. So in the staff's opinion, what are the issues? To what extent is that concern shared by staff in terms of bridging across? And how environmentally sensitive are those lands across the water boundary? Is there -- is that a legitimate concern and hesitation on the applicant's part? MS. SCOTT: Well, I can't speak to the environmental sensitivity of the land, and I would defer to the applicant and our environmental staff with regard to that, and I'm sure we're going to be getting into that with regard to the environmental in the future. From a pure transportation standpoint, what we're trying to do is not replicate what we've done in the urban area where, yes, I understand this is a small -- a small area of a village center that's going to offer different things than what the next village center is going to do or the one to the south, et cetera. And so it gives people the opportunity, instead of having to go out on Oil Well Road, go make a U-turn, people who are in the next development presumably may not have a traffic signal, go make a U-turn and come back and put those localized trips on the arterial network, and that if there's a way to be able to accomplish those on a more localized network, that would certainly be beneficial to the overall transportation network. COMMISSIONER FRY: Do you have specific interconnection targets that you would like to see to support the future network going to the south or the east or the north of this development? MS. SCOTT: I -- honestly, when I looked at this, I looked at that we have been presented with two other villages, so it would -- at least the village that kind of wraps around them, it would certainly be nice to be able to interconnect with that village. They have discussed a gated community, so I'm going to go back and look within our documentation to see if that was -- if we were aware of that throughout the process or not. COMMISSIONER FRY: Okay. Thank you. CHAIRMAN STRAIN: Go ahead, Ned. COMMISSIONER FRYER: Trinity, I have a walkability/bikeability question for you. Is it fair to assume that this present proposal, this present application, for all intents and purposes, precludes anyone on the north side of Oil Well from walking or biking to the commercial center on the south side, particularly once the street has been widened to six lanes? MS. SCOTT: It depends -- will it preclude it in perpetuity? I don't believe so. At some point in 5.A.1 Packet Pg. 82 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 77 of 89 the future there will be a traffic signal in that area, whether it be at Big Cypress Parkway when Big Cypress Parkway opens or along the residential when it meets traffic signal warrants. So it would certainly give an opportunity for folks to be able to cross the road. Is it the most comfortable? Perhaps not. But we do have this within our urban area pretty commonly. COMMISSIONER FRYER: So at least in the near term, perhaps the intermediate term, someone living on the north side who wants to go to the commercial center on the south will have to use an automobile and drive along the Big Cypress Parkway or along Oil Well to get there, correct? MS. SCOTT: Crossing the roadway without the roadway being widened and without a traffic signal would certainly be more difficult than what the future would hold. COMMISSIONER FRYER: So they'd need the automobile on the public street? MS. SCOTT: Mr. Yovanovich is saying it's a two-lane road. I understand that it's a two-lane road with no stop control out there. So to have someone have a mid-block crossing or a crosswalk, they would be crossing on their own. COMMISSIONER FRYER: It would be quite dangerous, wouldn't it? MS. SCOTT: People do it. COMMISSIONER FRYER: Well, I understand. MS. SCOTT: Yeah. But it would not be marked crosswalk they would be crossing on. COMMISSIONER FRYER: You wouldn't call the juxtaposition of the north and south sides or campuses of this village as encouraging of walkability or bikeability, would you? MS. SCOTT: I would say that in the future there will be some amount of connection, and the way they've planned their development, they have an arterial roadway that runs through the middle. So it's -- they have to deal with that. COMMISSIONER FRYER: So they would need an automobile on one of the county roads? MS. SCOTT: I would say that most folks will probably choose that. They will have the option, as I said, once the roadway's widened and there's a traffic signal there, to be able to cross at a signalized intersection. COMMISSIONER FRYER: You're not supporting, though, a traffic signal, are you? Didn't I hear you say that you don't think that's a good idea? MS. SCOTT: No. What I said was, is that when there's signal warrants at the residential, that they would be required to build it, and we would most likely anticipate another traffic signal at Big Cypress Parkway since it would be the intersection of two major arterial roadways. COMMISSIONER FRYER: Thank you. CHAIRMAN STRAIN: Anything else? COMMISSIONER FRYER: No. CHAIRMAN STRAIN: So following up with Ned's issue, then, so you're going to have a light at Big Cypress Parkway and Oil Well, and then maybe two more lights before it finishes out? Or does each circle represent a light? MS. SCOTT: No. CHAIRMAN STRAIN: No what? MS. SCOTT: No, that does not represent a traffic signal. CHAIRMAN STRAIN: Okay. How many traffic signals would you have through the village on Oil Well? MS. SCOTT: I anticipate one at Big Cypress Parkway in the future and one -- CHAIRMAN STRAIN: At the main intersection there that -- yeah, that's what I thought you were going to say. MS. SCOTT: When and if it meets warrants in the future. CHAIRMAN STRAIN: And how does the interconnection with Randall in this case work? Because it looks like it's going down a residential street to wind up through the project and weave its way up to where you just put that yellow dot. 5.A.1 Packet Pg. 83 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 78 of 89 Is that what -- how effective is that going to be for Randall? It really doesn't enter into your plans anymore, does it? MS. SCOTT: Correct. When the Board adopted Viable Alternative 2 -- CHAIRMAN STRAIN: They took that out. MS. SCOTT: Right -- we relinquished this Randall extension and went with the connection between Randall and Oil Well being via Big Cypress Parkway. CHAIRMAN STRAIN: Okay. What other connections will there be to the Estates properties from Big Cypress? Say Big Cypress only had that piece, that was the only piece we had, and the properties to the east would be coming down Oil Well Road, dispersing who knows where. What other connections would you think you need to go through Golden Gate Estates? We currently have Randall and Vanderbilt Beach Road extension, I think, is going there, too. Isn't that -- isn't -- does this touch that? MS. SCOTT: It does not. It only goes as south as Randall Boulevard. CHAIRMAN STRAIN: So we've only got Randall and Oil Well going east. Would there be others that you'd have to pick up? MS. SCOTT: What I would say is I would not commit to any connection to the more local Estates roads without going through the public process. CHAIRMAN STRAIN: Oh, I understand that. I'm just saying, but would you need more connections to get the traffic, the volume that -- let's say this village gets built, and the rest of them do. Well, say the ones to the south -- for some reason we don't get the parkway to the south. How will that affect the traffic flows coming from the east across this property and, yeah, westward? MS. SCOTT: Folks will most likely go down and hit Randall Boulevard, they'll go south, and they'll go Randall Boulevard which -- it's part of our Viable Alternative 2 -- showed improvement. Depending on how far out Vanderbilt Beach Road extension gets, they'll get over to Everglades Boulevard, go south, and most likely get on Vanderbilt Beach Road extension and head into town. CHAIRMAN STRAIN: The concerns about the F situation that you showed, did those concerns occur with or without the further connection of Big Cypress to the south? MS. SCOTT: The F -- the deficiency along Oil Well Road and Randall when we modeled it with Big Cypress Parkway, as well as the Vanderbilt Beach Road extension going all the way out as well as improving Everglades Boulevard, those all, then, operated at an acceptable level of service. CHAIRMAN STRAIN: That's with it going to the south? MS. SCOTT: Going to the south. CHAIRMAN STRAIN: Have you modeled it without it going to the south? Could you by the next meeting? MS. SCOTT: I will go back and check and see if we have modeled it. We may already have modeled it without Big Cypress Parkway in there. I can check with the MPO because there were iterations that were done. CHAIRMAN STRAIN: Okay. And then the other piece is the -- Oil Well is one of our -- I think there's maybe two, maybe I'm -- maybe more than that, but I know at least -- I thought there was a couple east/west freight lines, and this is one of the most important freight lines in the county. What does the impact of this split village have on the freight lines and how you meander through this six-lane portion of -- when it's six-laned. I mean, we're going to increase the lanes, so let's just look at the buildout. What -- do you see this changing those freight lines at all? MS. SCOTT: I will tell you we do not anticipate reducing the speed limit within this area as you might see in other -- if you have towns and things like that where they'll reduce the speed limit through a town. We plan on having that function as a major arterial roadway through the middle of the village. CHAIRMAN STRAIN: What is the speed limit? MS. SCOTT: I believe it's 50. CHAIRMAN STRAIN: So the freight trucks would move at 50 miles an hour through this 5.A.1 Packet Pg. 84 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 79 of 89 village? COMMISSIONER FRY: Fifty-five miles per hour was stated earlier. COMMISSIONER FRYER: Yes. MS. SCOTT: I believe -- well, when we go to an urban cross-section, typically we post the speed limits at 45 miles an hour; however, in some of the more rural roadways, the more rural areas, we have posted them at 50 miles an hour. So once we get the curb and gutter, 45 typically is the maximum; however, on Immokalee Road we have increased that to 50 miles an hour. It may be 55 out there now because it's an uncurbed section of roadway. MR. TREBILCOCK: Current posting is 55. MS. SCOTT: Mr. Trebilcock just advised that the current posting is 55, but it's because it's a two-lane roadway with no curbing. CHAIRMAN STRAIN: And when you increase to six-lane, it's going to reduce the speed? MS. SCOTT: The speed limit, yes, based on the design. CHAIRMAN STRAIN: That's kind of odd that you go to -- narrower road is higher speed than a bigger road, but that's your guys -- you and Norm, you guys are wizards at this stuff. MS. SCOTT: I'll get a hat next time. Do we get to dress up for the Halloween meeting? CHAIRMAN STRAIN: You can if you want, but it's not something I would do. I already wear a beard. That's enough, so... I have some questions of Norm, but some may hit on you, so could you stay near by? MS. SCOTT: Yep. CHAIRMAN STRAIN: Norm, would you mind helping me with a couple of your TIS issues. Ned just asked me if we're going to 4. We usually go to 4. I'd like to try to go a little longer, especially if we can try to finish up most of our transportation questions. So that would help -- I know you're limited. You're going on vacation or something, I understand, Norm. The TIS. MR. TREBILCOCK: Yes, sir. CHAIRMAN STRAIN: How did you treat the golf course trips? I mean, I've read it. I just don't remember. So why don't you tell me, did you base it on a public golf course, a shared golf course, a membership golf course, or how did you look at that? MR. TREBILCOCK: Totally a private golf course, it would be passive incidental to the community so it wouldn't be a public golf course. If it -- as Bob had mentioned, if it becomes a public golf course or public membership, then we would just live by the trip cap accordingly, you know, so... CHAIRMAN STRAIN: So if it changes to public, they'd have to come in with an SDP showing its new change but the cap -- the trip cap couldn't change? MR. TREBILCOCK: Yes, sir. CHAIRMAN STRAIN: Okay. MR. TREBILCOCK: So it just limits some other use is really what it does. CHAIRMAN STRAIN: And so you've got a 2,500-unit village, half of which is above the road or some portion, and the other below, you've got units facing the golf course, and you're going to have a -- you want a deviation for up to 50,000 square feet for the clubhouse, but you've only got a handful of people facing the golf course. So where are you getting that kind of membership from if it's from the public? I mean, that's a big golf course -- golf club. I mean, usually you're looking at a substantial amount of members. I'm just wondering how -- were you thinking you're going to -- how do you -- how do people become members of that golf club; do you know? Is it going to be limited -- what did your Transportation Impact Statement limit the golf course members to? MR. TREBILCOCK: The Traffic Impact Statement wouldn't get into membership of golf courses and stuff. That's not really how we -- CHAIRMAN STRAIN: Okay. Well, then how do you derive the traffic count for golf courses? MR. TREBILCOCK: Okay. Golf courses are based on per hole is how we do it. CHAIRMAN STRAIN: So the amount of play per hole? 5.A.1 Packet Pg. 85 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 80 of 89 MR. TREBILCOCK: No. In other words, the impact fees in Collier County, which is also based on the ITE trip generation, is per hole. So if you have an 18-hole golf course, your trips are based on 18 holes. If you have a 36-hole golf course, the trips adjust accordingly. So that's how it's done. CHAIRMAN STRAIN: And how many people does it take to generate those trips according to the play on the golf course? I mean, the ITE would have to -- they'd have to be known, because that's someone -- that number had to come from somewhere. MR. TREBILCOCK: Yeah. Well -- CHAIRMAN STRAIN: Could you find that out by the next time we meet? I don't want to -- I don't mean to put you on the spot. MR. TREBILCOCK: Well, I can explain to you how the trip generation would work is -- what we do is you put -- on the golf course it would be based on the number of holes, and you do a trip generation at the driveway based on it. It's not based on a particular membership or anything. And so that's how you would get the trip generation for the golf course. It's very similar to residential. You know, you put tubes down, and you get your trips based on the residential. It isn't necessarily on the size of the house or anything like that or whether it's rental, non-rental, that type of thing. It's really just -- and so you translate it into a per-hole basis. That's how it's done. CHAIRMAN STRAIN: So a golf course -- MR. TREBILCOCK: It's not based on the size of the clubhouse or anything like that, no, sir. CHAIRMAN STRAIN: So a golf course with 350 members will have the same traffic as a golf course with a 1,250 members? MR. TREBILCOCK: If it is an 18-hole golf course, it's an 18-hole golf course. You know, typically, you may expect having more holes. Because, you know, you can only take so many folks playing on an 18-hole golf course. And so, you know, again, that's the basis of it. It's based on the holes. If you have a 36-hole golf course, you're going to have more folks, typically, than you're going to have on an 18-hole golf course, and you would typically think you may have more members as well. CHAIRMAN STRAIN: Well, this is an 18-hole golf course; is it not? MR. TREBILCOCK: Yes, sir. CHAIRMAN STRAIN: Okay. So an 18-hole golf course, it doesn't matter how many members you have. You could have 10 or a thousand. It's still going to have the same amount of trips? MR. TREBILCOCK: As far as -- again, it's considered private passive incidental to the community. CHAIRMAN STRAIN: Okay. To the community. So that means the membership's going to be limited to this community? I mean, that's an important consideration for our understanding of how this is to operate. MR. YOVANOVICH: No. CHAIRMAN STRAIN: No what? MR. YOVANOVICH: We have said, if the golf course is open to the public, we'll use the ITE manual for public golf courses for purposes of traffic calculations, and we'll have to either reduce some of the residential we could otherwise build or some of the retail and office square footage that we can otherwise build to stay within the trip cap that we've -- that we've analyzed it as if it's private, but if it becomes public, we recognize that we have a trip cap, so we may have to do some less residential or some less retail square footage. CHAIRMAN STRAIN: Would the public that you would sell the memberships to be the other villages that are part of the former town, the Longwater and Bellmar? MR. YOVANOVICH: We don't know. It's public. If it becomes public, you know -- the answer is maybe yes. I don't think we'd be prohibited from doing that. CHAIRMAN STRAIN: Well, it plays into the interconnection need. If you're going to be selling memberships to the other two villages across the preserve area, the argument for the interconnection 5.A.1 Packet Pg. 86 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 81 of 89 might carry some more weight, and I'm just trying to figure out if that's what you're going to do. MR. YOVANOVICH: We're suggesting that the public drive up Big Cypress Parkway to get to the golf course. CHAIRMAN STRAIN: Okay. That's what I wanted to understand. Norm, you had in your TIS 1,414 single-family and 1,086 multifamily. MR. TREBILCOCK: Yes, sir. CHAIRMAN STRAIN: Which produces a greater trip count, multifamily or single-family? MR. TREBILCOCK: Single-family. CHAIRMAN STRAIN: Okay. So if your TIS calls the single-family operations multifamily because they're connected fee simple, then what's the practical trip count going to be if they're really single-family? Because they're not multifamily because they're fee simple. MR. TREBILCOCK: Well, again, your staff recognizes and understands and the operating practice is when you have a -- you have an attached villa, it functions more like a multifamily unit. That's been the practice. That's how we do traffic studies in the county, how traffic is analyzed. So that's what we've done here. You know, it's just being consistent, because they tend to function more like a condo-type unit is really what happens, because you have, you know, multiple services and stuff like that that get provided for across the common good. CHAIRMAN STRAIN: So the method of sale didn't matter? MR. TREBILCOCK: Not from a trip analysis standpoint. When it's an attached villa, it's recognized by professionals in the area to recognize it as a multifamily trip analysis from a -- just strictly from the ITE, yes. CHAIRMAN STRAIN: Okay. And I also notice that there's going to be -- takes -- three-fifths of the project will be sold before you, I believe, start your commercial. So that means your capture rate's not going to apply until you get to the sixth year; is that fair? MR. TREBILCOCK: Further -- further down the road you'll get that capture. And we have a relatively low capture rate with the community. CHAIRMAN STRAIN: Well, how does the capture rate affect the dwelling unit, not count, but dwelling unit multiplier? Say you have 500 single-family and 500 multifamily, and you -- that's 1,000 units, and they generate X amount of traffic. You get a discount on the total amount of traffic off that because of the capture rate for the commercial; is that how it works? MR. TREBILCOCK: Yeah. What happens is is your internal capture is occurring between the residential and the commercial uses on the project, you know. So what we're looking at in the p.m. peak hour at buildout, you know, is 184 peak-hour trips would be internally captured. CHAIRMAN STRAIN: And what dwelling-unit count did you base that 184 peak-hour capture rate? MR. TREBILCOCK: Yeah. So that would have been based on the blended -- the mix that we're showing: 1,414 single-family and 1,086 multifamily units. CHAIRMAN STRAIN: So in your traffic statement -- MR. TREBILCOCK: Yes. CHAIRMAN STRAIN: -- all of those residential units to the north which are greater, it looks on the map, than the ones to the south, would benefit in the same capture rate even though the commercial is across the six-lane arterial road? MR. TREBILCOCK: Yes. So they would -- as was indicated to you, there's a single crossing movement. CHAIRMAN STRAIN: Wouldn't more people take cars to go cross that road from the project? It's not going to be walkable very much. I mean, it's going to have a crosswalk, but it's a major freight road with traffic going at 50 miles an hour. So you didn't take into consideration the fact that some people in the north side may not want to walk from wherever they are across that road system to the commercial area for capture, or how did you 5.A.1 Packet Pg. 87 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 82 of 89 look at capture? MR. TREBILCOCK: Well, again, they would just cross that singular road. You're not, you know, on the link taking capacity out of the link of the roadway. So it's just a simple crossing movement that, then, you can be internally captured into the community because then there is internal movement to get you right in that area, you know, so -- you know, you have that. It's based on vehicular. I mean, the assumptions here are based on vehicular uses. You know, they're -- and this would be anticipated as a signalized location, especially of the number of rooftops. We would tend to warrant a signal, and it would make sense for this community, you know, just as other, you know, communities that have bisected them. And you go west on Oil Well Road to Orangetree. That's bisected by Oil Well Road as well. And you would have a signal for the communities to be able to get across, you know, because you have the commercial on the south side there as well, that PUD. CHAIRMAN STRAIN: Do most of the -- MR. TREBILCOCK: This is not. CHAIRMAN STRAIN: So the capture rate doesn't really matter where the -- how the village is split up? It would be the same. MR. TREBILCOCK: Well, it would be my opinion that you're still getting a capture for those vehicle uses because they're going to utilize those internally, and they're not going to go off miles away on the network and utilize capacity on the network. And, again, we don't have an extremely high internal capture rate on this project either as a result because, you know, staff recognized that, too, that it's not a huge amount of commercial versus the, you know, prior looks and stuff like that. So everything, I think, is kept in perspective here. CHAIRMAN STRAIN: Does it make any difference to your analysis if the villages are gated? I mean, it's obviously more than one village because you're going to have to have one to the -- I mean, let's say subdivisions. If you have separate gated areas, is that going to make a difference to your traffic and your capture rate? MR. TREBILCOCK: No. No, as long as you were able to allow the folks to come through like that, which they would, so yep. CHAIRMAN STRAIN: Okay. I think that's all the -- right now that's all the traffic questions I have, Norm. Thank you for your time. MR. TREBILCOCK: Yes, sir. Anything else from any of the other commission members? CHAIRMAN STRAIN: Anybody? (No response.) CHAIRMAN STRAIN: Okay. MR. TREBILCOCK: Thank you. CHAIRMAN STRAIN: No, I think we've got -- we're there. So thank you very much. MR. TREBILCOCK: Yes, sir. CHAIRMAN STRAIN: That takes us to a little bit before 4, and I think the choice now is I don't know how long this board wants to go. We usually stop at 4. We are at a point, Rich, I think your -- we could start a new subject, but I don't think we'll get too far with it before we would want to break before 5. I don't know what the four of us would want to do. MR. YOVANOVICH: The only question is, are there a lot of questions regarding the environmental analysis that Passarella & Associates did? CHAIRMAN STRAIN: Well, there's -- we'd have to have the environmental staff for the county provide -- maybe that's what we ought to do is get the environmental -- the county's environmental presentation on the table and see what they -- MR. YOVANOVICH: I think they said they only needed about 10 minutes. CHAIRMAN STRAIN: Right. So we'll get that done, and that way we can have that document with all the other documents you're going to provide, because staff needs to give us their presentations as well, and we might -- with that information and what Passarella already provided, maybe we can reduce 5.A.1 Packet Pg. 88 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 83 of 89 the amount of questions we'd have on the environmental. I don't know until I get -- sit down with it. MR. YOVANOVICH: I understand. CHAIRMAN STRAIN: So does that sound like a workable solution? MR. YOVANOVICH: I'd like to get as much on the record as we can, so -- and that would be great, and I don't think -- I think Amy said they didn't have a report for the -- CHAIRMAN STRAIN: Economic. MR. YOVANOVICH: -- fiscal analysis. So at that -- you wanted to see the spreadsheet with the cells. So I think if we can knock that out, probably take us a few minutes after 4. If we can get that done and then come back on the 17th and hopefully finish up on the 17th. CHAIRMAN STRAIN: Give it our best shot. So with that, as far as the county environmental folks, if you guys will come up, and I know you've got something prepared. And I know that some of it will be redundant from what we saw in Passarella's but we'd still like your input on it independently. So don't think you've got to cut things out because we've only seen some of it once. Having seen it two or three times will be even better, but we'll take what we can get. MS. COOK: Good afternoon. For the record, my name is Jamie Cook. I am a principal environmental specialist with Development Review. So the purpose and the intent of the RLSA program is kind of threefold: To protect agricultural and prevent premature conversion of agricultural lands to nonagricultural uses; to direct incompatible uses away from wetland and upland habitats; and to enable the conversion of rural land to other uses in appropriate locations. Through this purpose and these intents, this led to the creation of the Stewardship Sending Areas, which are designated areas to be protected, and the Stewardship Receiving Areas, which are the areas for development. Okay. For each application, a Natural Resource Index Assessment must be submitted. The original RLSA study conducted back in -- or the early 2000s, and the current LDC defined the baseline index values for each acre of land within the RLSA. The NRI scoring is an attempt to reflect the relative environmental values of the landscape. There has not been any concrete research or -- to assign these exact values. So it's done as best professional judgment to rank the different attributes and values. The NRI scoring should reflect a combination of conservation science, natural resources, and the existing land uses. So the ultimate goal of the NRI scores is to prioritize and incentive the protection of the most valuable resources, not solely for protected species. So within their application the applicant must quantify the number of acres by the index values. All lands within the proposed SRA are -- should have an index value of less than 1.2. Any lands within the boundary that have an index value greater than 1.2 are required to be retained as open space. And then if the index values are no longer valid from that original RLSA study, the applicant needs to document the changes and the current index values. So when they submit their application, the applicant provided the NRI data in -- electronically, and each factor must be able to be mapped in GIS and verified by the county staff. The GIS data is analyzed in one-acre polygons to determine the NRI score for that one acre of land. For Rivergrass, the GIS analysis was submitted to county staff, and it was verified by Beth Yang in the Growth Management Department GIS section. In addition to -- CHAIRMAN STRAIN: Beth verified the -- each one of the little squares the Passarella were talking about that would have 999 pages? 5.A.1 Packet Pg. 89 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 84 of 89 MS. COOK: Correct. It was all electronic, but yes. CHAIRMAN STRAIN: Okay. Well, I know Beth, and she does an excellent job. And if she verified it, that goes a long way to being solid. So thank you. MS. COOK: You're welcome. In addition to the GIS data, they also submit a summary page of the NRI values and the total acreages for each of those values. Okay. So along with their NRI Assessment, the applicant also submits some supporting documentation, including an aerial photograph delineating the boundary, a FLUCFCS or vegetation map of the boundary, listed species map of the SRA, soils map of the SRA, and then staff verifies that the vegetation map, the listed species survey, and the soils map are used to develop their Natural Resource Index map, which is submitted as well. Okay. So to calculate the credits for the entire SRA boundary, the six factors are reviewed using the stewardship credit worksheet that you guys all saw earlier. So when environmental staff and GIS staff reviewed this, we used this same spreadsheet. So to kind of briefly go over each of the designations, I'm going to start with the stewardship overlay designation. This designation is used -- acres will receive point values if the land is located within a Flowway Stewardship Area, which is a wetland area; a Habitat Stewardship Area, which is habitat for listed species; a Water Retention Area, which is used for surface water quality and in agricultural operations; or in the Area of Critical State Concern. For the entire boundary of Rivergrass, there are no land that are designated as FSA, HSA, WRA, or the ACSC, so the entire boundary of the Rivergrass SRA would receive a zero for this value. For the proximity indices, the values are scored by either -- whether it's enclosed within an FSA, HSA, or WRA, if it's within 300 feet of an FSA or an HSA, or if it's within 300 feet or public or private preserve land. Now, public and private preserve land is defined in the LDC as conservation lands that may be delineated as an FSA, HSA, or WRA, but they are not eligible for designation as an SSA or an SRA. CHAIRMAN STRAIN: So does that mean that if SSA-17 becomes an SSA, because I guess it was then it wasn't, or maybe it is and it isn't; I don't know any more. MR. YOVANOVICH: It's not. CHAIRMAN STRAIN: That, at one point, was on the sheets that we read, and then it was taken out. But would that change the indice for the third one down? Because they would then be within possibly a private preserve land if that's what a WRA is considered. How would you look at that? Would it change anything? MS. COOK: No. If the WRA is within the SSA, then it is not considered a public or private preserve land. CHAIRMAN STRAIN: Okay. And you base that on some definition in the code you can -- MS. COOK: That's in a definition in the code. CHAIRMAN STRAIN: Okay. MS. COOK: So for the Rivergrass SRA, all of the lands within the boundary for this indice also scored a zero. I'm going to skip down to restoration potential, and this is assigned during the SSA designation process if it is appropriate. Because Rivergrass is not an SSA, it would also receive a zero value for this indice for the entire project boundary. CHAIRMAN STRAIN: Do you have something in the code that says the restoration potential indice does not apply to SRA lands or something of that effect? MS. COOK: The exact wording is that the restoration potential index value is assigned during the SSA designation process. And I can give you the code reference if you're ready. CHAIRMAN STRAIN: Ready is another -- that's a really arbitrary term, but let's give it a try. MS. COOK: 4.08.06. 5.A.1 Packet Pg. 90 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 85 of 89 CHAIRMAN STRAIN: Okay. MS. COOK: B, as in boy, 3B. CHAIRMAN STRAIN: Okay. Thank you. MS. COOK: You're welcome. So then the three factors that are likely to change or differ throughout the boundary are the listed species habitat indice, the soil surface water indice, and the land-use land cover indice. So I'm going to go over those in a little more depth. For the listed species habitat value, these are assigned based on the habitat value for listed species. Index values are based on the documentation of occupied habitat and verifiable observation of listed species with the land cover identified as preferred or tolerated for that species. So the LDC specifically defines preferred and tolerated panther habitats in 4.08.01.Q. These vegetation codes include the palmetto prairie, pine flatwoods, hardwoods, and most of the wetlands codes. None of these FLUCFCS codes, vegetation codes, were found within the SRA boundary, so the only applicable ones would either be other documented listed species habitat or none of the above. CHAIRMAN STRAIN: And I'm trying to figure out -- I don't know if it's best to interrupt you and ask questions. What would you prefer? MS. COOK: Go ahead. CHAIRMAN STRAIN: Did you want to ask first, Ned? Go right ahead. COMMISSIONER FRYER: We received a lot of material from the Conservancy who have very strong feelings about this area and that it is not appropriate for development, I think, primarily with respect to the panther habitat. This is not an area that I have much -- any expertise in. What is your position on the position of the Conservancy? Do you disagree with their conclusion? MS. COOK: Our review is done based solely on the LDC. So we have to review it based on what is in the Land Development Code currently, and what's in the Land Development Code currently is these FLUCFCS codes. So if it doesn't meet -- if it doesn't have those codes within the boundary, then it's not considered preferred or tolerated panther habitat. COMMISSIONER FRYER: Okay. CHAIRMAN STRAIN: Were you here in about 2009? You weren't, were you? MS. COOK: Lived here, yes. CHAIRMAN STRAIN: Okay. Were you -- back then we had what was called a -- I don't know -- for lack of a better word, rewrite of the RLSA was proposed, a five-year review. And the panther issue got a lot of discussion. In fact, we had a gentleman come down who wrote a big panther report, and I forgot his last name. But I think he was flown in. And he made an issue about the strength of the secondary panther habitat which was within 300 feet of primary habitat. And the issue there was it was thus moving into the farm fields. Panther actually found the farm fields viable habitat for running down game or whatever they do in those things, so much so that it kind of -- the whole program got kind of stalled for numbers of reasons. I'm not sure that was the only one. But the -- there was another study done. That study hit about the time the recession hit, so everything kind of dissipated. My question is, none of these show up, yet if you were to look at that study, the area within 300 feet of the WRA would probably qualify as secondary panther habitat because it's active farm fields but it's within that primary habitat fringe. Does that come into consideration at all in your review? MS. COOK: No, because we are only looking at what is within the SRA boundary and the vegetation code within that boundary. CHAIRMAN STRAIN: And these codes were written at the initial time of the RLSA program? MS. COOK: Yes. CHAIRMAN STRAIN: And you don't know why these were the ones that were limited, do you? MS. COOK: I do not know, no. CHAIRMAN STRAIN: And I was here then. I don't remember either. These codes wouldn't be something I would have sat down and understood anyway. But I was -- I'm surprised that the question 5.A.1 Packet Pg. 91 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 86 of 89 was never brought up as to whether these codes were sufficient enough to cover what some of the studies said were secondary, primary, and all the other stuff. Maybe it covers all the primary. I don't know if it does the secondary. And that was kind of my question. And I'll wait till you finish, unless something else pops up between now and then. MS. COOK: Okay. CHAIRMAN STRAIN: Thank you. MS. COOK: So the second factor that varies throughout the SRA boundary is these soil surface water index. These values are based upon soil types. So the LDC defines four categories: Open water and muck depression soils, which is the natural soils landscape positions, Categories 1 and 5, and I'll explain all of that in a minute and how it relates to the soils map; sand depression soils, which is the NSLP6; the flats transitional soils, which is NSLP7; and the non-hydric soils, which is 8, 9 and 11. So in their application, the -- a soils map for the area was submitted. This soils map is correlated and actually done by the USDA NRCS. So on the left side of the screen what you're looking at is the -- NRCS's soils map for the Rivergrass area. It is identical to the one that Passarella submitted with their environmental documentation. So in the red box in the middle of the boundary it was identified as Soil Unit No. 7, which is Immokalee fine sand. That correlates to those NSLP values that I was talking about on the other -- on the previous screen on the right-hand side. The NSLP categories were defined by the South Florida Water Management District as soil classifications, and if you look at that chart on the right-hand side, you will see for Category No. 8, flatwood soils, that Immokalee fine sand -- Immokalee sands fall within that category. Therefore, if you go back to the previous screen for the areas that are identified as Immokalee fine sand with the NSLP value of 8, they are all considered non-hydric soils and would receive a value of zero. CHAIRMAN STRAIN: Okay. Thank you. That's a good way to bring it -- explain it. MS. COOK: You're welcome. CHAIRMAN STRAIN: Appreciate it. MS. COOK: And, finally, the last one that varies throughout the SRA boundary and can change over time is the land-use land cover or the vegetation groups. The Group 1 vegetations are the wetland hardwood, cypress, freshwater marshes, wet prairies. Group 2 are the palmetto prairies, flatwoods, and hard woods. In any other type of development, the Group 1 and Group 2 vegetations are the things that we would want to be put into preserve. Group 5 is pasture land, agricultural, fallow cropland, and waterways that are associated with ag fields. And then Group 4, so disturbed land, urban areas, residential development, industrial, all of those fall into Group 4. Okay. So to help you understand how these scores were calculated -- and, again, this was all done by GIS, and then environmental staff also verified it. So if you look at the square on the top right, that is an example of a one-acre square in the northern portion of the SRA boundary. As I mentioned before, for stewardship designation proximity index and restoration potential, everything within the entire boundary scored a value of zero. So we only really need to look at the listed species habitat, the soils, and the land cover. So for this particular acre, the soil surface water was Immokalee fine sand, which would receive a value of zero because it is a non-hydric soil. The land-use land cover vegetation was identified as cropland and pasture land, so it would receive -- it is a Group 3 classification and would receive a value of 0.2. And then in this area, because it is cropland and pasture land, it is suitable preferred and tolerated habitat for the sandhill crane, which was identified as a listed species on their listed species survey in this area. That is considered other documented listed species habitat and receives a value of 0.4. Therefore, for this one-acre parcel, the total NRI score would be 0.6. 5.A.1 Packet Pg. 92 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 87 of 89 In this particular second area, which is near the village center, again, the stewardship designation proximity index and restoration potential are all zero. There was no listed species found in this area, because it is all Brazilian pepper. Brazilian pepper is a Group 3 vegetation and also, again, receives a value of 0.2. The soil is a sand depression, which is a 0.3. So for this one-acre parcel, the total NRI score is 0.5. When the environmental staff conducts our reviews, we do do a document review of what is submitted by the applicant. We review the listed species survey, the vegetation map, the soils map, and the Natural Resource Index Map to make sure that they are consistent with the data that is submitted, and we can verify that in the field. We also conduct on-site verification, field verification throughout the SRA boundary. The most recent field visit was done in September with the new boundary changes that were added to the northern portion of the SRA. In conclusion, we found that the application was consistent with the NRI scores that were submitted, and we are in agreement that all of the acres within this boundary have NRI values of less than 1.2. CHAIRMAN STRAIN: Okay. Questions from the Planning Commission? Anybody have any questions of our environmental staff? Go ahead, Ned. COMMISSIONER FRYER: Right now only that -- to be sure that when this comes back the next meeting, presumably the Conservancy representatives will have opportunity to speak, would you be available to answer questions at that time? MS. COOK: Yes, sir. COMMISSIONER FRYER: Thank you. CHAIRMAN STRAIN: Well, I have some questions in the meantime. There were some species that -- I'm trying to understand what Passarella did in this regard. They said that some of the species were because of another agency, and they didn't consider them in their review, or they did but they didn't have to. Do we not look at all the species that are -- I'm trying to figure out what they were getting at by that. Do you recall the conversation? MS. COOK: Either Ken or Heather may need to come answer that. CHAIRMAN STRAIN: Sure, that's fine if they'll come up. I'm just trying to get to the -- he said it, and I didn't want to interrupt his presentation, and now we're in the environmental, and the only chance I've got to ask it is that. So do you remember the -- and it started -- I think you were talking about sandhill cranes for a minute, then you went on to another bird or something that -- and I'm not good at birds and bees. But there was another bird that was protected by one agency but not necessarily something you considered. MR. PASSARELLA: Yeah. There was a -- some of the comments that were provided to the county by another party was related to wood stork colonies and also -- I forget what the other one was. But foraging areas around wood stork colonies, and that these foraging areas overlapped the project boundary. And as just was explained by county staff, those are boundaries established by another agency, but they're not in the Land Development Code to be considered as part of this analysis. So even though another agency may have established a forging area around a wood stork colony that may overlap these farm fields, that's not one of the assessment items that go into the scoring or the indices. CHAIRMAN STRAIN: Why not? I mean, why wouldn't it be important if an agency thought it was? I mean, is the agency wrong or isn't it -- MR. PASSARELLA: No, the agency's not wrong. It's a totally different review process. It's a -- those boundaries were established for something totally different as far as the state environmental permitting and the federal environmental permitting for endangered species. That does not apply under 5.A.1 Packet Pg. 93 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 88 of 89 this -- under the Land Development Code to this NRI Assessment. CHAIRMAN STRAIN: But that's just because it doesn't apply because of the Land Development Code? Whether it's practical or not isn't the question. It just doesn't apply because of the Land Development Code. MR. PASSARELLA: Correct. CHAIRMAN STRAIN: Okay. COMMISSIONER FRYER: Mr. Chairman? CHAIRMAN STRAIN: Yes, go ahead, sir. COMMISSIONER FRY: I apologize, but I must -- I have a commitment. I must go. CHAIRMAN STRAIN: Well, then we're going to go. We don't like to be here without you, Karl, because you bring the screwdrivers and the hammers and the nails and stuff that keep the people downstairs busy when you go through that -- COMMISSIONER FRY: I try to do my part. CHAIRMAN STRAIN: And Karl does -- if he has to go, we lose a quorum. So we will be departing. We will pick this up where we left off, and we will do that on the 17th first thing up, and we will -- I would hope we can get through it on the 17th, including public speakers. We'll go as far as we can. If we can prepare to be a little bit later to finish up, I would suggest all of us consider that. And thank you all for your time and patience today. We will make this -- get this done one way or another. And that takes us to new business. There is none. Old business. There is none. Is there any public comment other than the item we're on -- the scheduled agenda items? (No response.) CHAIRMAN STRAIN: Okay. Motion to adjourn by Karl. COMMISSIONER FRYER: Second. CHAIRMAN STRAIN: By Ned. All in favor, signify by saying aye. COMMISSIONER FRY: Aye. COMMISSIONER FRYER: Aye. CHAIRMAN STRAIN: Aye. COMMISSIONER HOMIAK: Aye. CHAIRMAN STRAIN: Anybody opposed? (No response.) CHAIRMAN STRAIN: We're out of here. Thank you. ******* There being no further business for the good of the County, the meeting was adjourned by order of the Chair at 4:17 p.m. COLLIER COUNTY PLANNING COMMISSION _____________________________________ MARK STRAIN, CHAIRMAN 5.A.1 Packet Pg. 94 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) October 3, 2019 Page 89 of 89 These minutes approved by the Board on ____________, as presented ______________ or as corrected _____________. TRANSCRIPT PREPARED ON BEHALF OF U.S. LEGAL SUPPORT, INC., BY TERRI LEWIS, COURT REPORTER AND NOTARY PUBLIC. 5.A.1 Packet Pg. 95 Attachment: 10-3-2019 CCPC Minutes (10551 : October 3, 2019 CCPC minutes) 10/31/2019 COLLIER COUNTY Collier County Planning Commission Item Number: 9.A.1 Item Summary: ***Note: This item has been continued from the September 5, 2019, October 3, 2019, and the October 17, 2019 CCPC meeting.*** PL20180002804: A Resolution of the Board of County Commissioners proposing amendment to the Collier County Growth Management Plan, Ordinance 89-05, as amended, specifically amending the Future Land Use Element to amend the Urban Mixed Use Activity Center #7 to allow up to 265 multi -family residential rental dwelling units in the Hammock Park Mixed-Use Planned Unit Development in addition to commercial development and providing for transmittal of the amendment to the Florida Department of Economic Opportunity. The subject property is 19 acres and located at the northeast corner of Rattlesnake Hammock Road and Collier Boulevard in Section 14, Township 50 South, Range 26 East, Collier County, Florida. [Coordinator: Sue Faulkner, Principal Planner] Meeting Date: 10/31/2019 Prepared by: Title: Operations Analyst – Growth Management Operations & Regulatory Management Name: Judy Puig 10/23/2019 11:27 AM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 10/23/2019 11:27 AM Approved By: Review: Growth Management Operations & Regulatory Management Judy Puig Review item Completed 10/23/2019 11:27 AM Planning Commission Mark Strain Meeting Pending 10/31/2019 9:00 AM 9.A.1 Packet Pg. 96 AGENDA ITEM 9.A.1 This item has been continued from the September 5, 2019, October 3, 2019, and the October 17, 2019 CCPC meeting. You have received the full packet at the September 5, 2019 CCPC meeting. PL20180002804: A Resolution of the Board of County Commissioners proposing amendment to the Collier County Growth Management Plan, Ordinance 89-05, as amended, specifically amending the Future Land Use Element to amend the Urban Mixed Use Activity Center #7 to allow up to 265 multi-family residential rental dwelling units in the Hammock Park Mixed-Use Planned Unit Development in addition to commercial development and providing for transmittal of the amendment to the Florida Department of Economic Opportunity. The subject property is 19 acres and located at the northeast corner of Rattlesnake Hammock Road and Collier Boulevard in Section 14, Township 50 South, Range 26 East, Collier County, Florida. [Coordinator: Sue Faulkner, Principal Planner] 9.A.1.a Packet Pg. 97 Attachment: 9.A.1-PL20180002804-Hammock Park Mixed-Use GMPA 10-31-2019 meeting (10654 : 9A.1-Hammock Park GMPA Transmittal) COLLIER COUNTY GROWTH MANAGEMENT PLAN CYCLE 3 AMENDMENT (TRANSMITTAL HEARINGS) PL20180002804/CP-2018-8 CCPC: October 31, 2019 [continued from: September 5, 2019 & October 3, 2019] BCC: October 22, 2019 9.A.1.b Packet Pg. 98 Attachment: CCPC Cover3 (10654 : 9A.1-Hammock Park GMPA Transmittal) TABLE OF CONTENTS 2018 Cycle 3 GMP (Full Scale) Amendment Transmittal Hearings CCPC October 31, 2019 [continued from: September 5, 2019 & October 3, 2019] 1) TAB: Transmittal Staff Reports DOCUMENT: CCPC Staff Report: PL20180002804/CP-2018-8 2) TAB: Resolutions DOCUMENT: Transmittal Resolution with Exhibit “A” text: PL20180002804/CP-2018-8 3) TAB: Project:PL20180002804/ DOCUMENT: Petition/Application Petition: CP-2018-8 4) TAB: Legal Advertisements DOCUMENT: CCPC Advertisements 9.A.1.c Packet Pg. 99 Attachment: Table of Contents3_CCPC (10654 : 9A.1-Hammock Park GMPA Transmittal) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 9 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: September 12, 2019 RE: PETITION CP-2018-08/PL20180002804, 2018 Cycle 3 LARGE SCALE GROWTH MANAGEMENT PLAN AMENDMENT (Companion to PUDA- PL20180002813) [TRANSMITTAL HEARING] ELEMENT: FUTURE LAND USE ELEMENT (FLUE) AGENT/APPLICANT/OWNER(S): Agents: Alexis Crespo, AICP Waldrop Engineering 28100 Bonita Grande Dr. #305 Bonita Springs, FL 34135 Richard Yovanovich, Esq. Coleman Yovanovich Koester 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 Owner/Applicant: Wilton Land Company, LLC 206 Dudley Road Wilton, CT 06897 GEOGRAPHIC LOCATION: The ±19.13-acre site is located at the northeast corner of the intersection of Collier Blvd. (CR 951) and Rattlesnake Hammock Road (CR 864), in Section 14, Township 50 South, Range 26 East. (Royal Fakapalm Planning Community). 9.A.1.d Packet Pg. 100 Attachment: Adoption Staff Report CP-18-8 Hammock Prk_R1_FNL (10654 : 9A.1-Hammock Park GMPA Transmittal) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 9 REQUESTED ACTION: The applicant proposes a large-scale Comprehensive Plan amendment (text-based only) to the Future Land Use Element (FLUE) to amend the Mixed-Use Activity Center Subdistrict #7 to increase residential density in the northeast quadrant, within the Hammock Park Commercial Planned Unit Development (CPUD), to allow a maximum of 265 multi-family (rental apartment) dwelling units. The request is also to reflect the proposed PUD amendment from CPUD to Mixed Planned Unit Development (MPUD) via a companion petition that will be reviewed at the Adoption hearing for this GMPA petition (assuming it is transmitted). The proposed amended text is as follows (reflected in the Ordinance Exhibit A): (Single underline text is added, single strike-through text is deleted). Master Planned Activity Centers [Pg. 59] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the northeast quadrant may have a total of 68.3 acres and the southeast quadrant may have a total of 49.2 acres, for a total of 197.5 acres maximum in the entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers. Multi-family (apartment) uses shall also be permitted in the northeast quadrant within the Hammock Park MPUD and shall be limited to a total of up to 265 multi -family (apartment) dwelling units. The addition of the 9.3 acres to the northeast quadrant of the Activity center shall not be the basis for adjacent parcels to be rezoned to commercial pursuant the Office and Infill Commercial Subdistrict. With respect to the +/- 19 acres in the northeast quadrant of Activity Center #7, said acreage lying adjacent to the east of the Hammock Park Commerce Center MPUD, commercial development (exclusive of the allowed “1/4 mile support medical uses”) shall be limited to a total of 185,000 square feet of the following uses: personal indoor self-storage facilities – this use shall occupy no greater than 50% of the total (185,000) building square feet; offices for various contractor/builder construction trade specialists inclusive of the offices of related professional disciplines and services that typically serve those Proposed Project Site 9.A.1.d Packet Pg. 101 Attachment: Adoption Staff Report CP-18-8 Hammock Prk_R1_FNL (10654 : 9A.1-Hammock Park GMPA Transmittal) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 3 of 9 construction businesses or otherwise assist in facilitating elements of a building and related infrastructure, including but not limited to architects, engineers, land surveyors and attorneys – these offices of related professional disciplines and services shall occupy no greater than 50% of the total (185,000) building square feet; warehouse space for various contractor/builder construction trades occupants; mortgage and land title companies; related businesses including but not limited to lumber and other building materials dealers, paint, glass, and wallpaper stores, garden supply stores – all as accessory uses only, accessory to offices for various contractor/builder construction trade specialists or accessory to warehouse space for various contractor/builder construction trades occupants; management associations of various types of buildings or provision of services to buildings/properties; and, fitness centers. PURPOSE/DESCRIPTION OF PROJECT: The purpose of the Growth Management Plan Amendment is to amend the FLUE to increase the allowable residential density in the northeast quadrant of the Mixed Use Activity Center #7, within the Hammock Park Commerce Center CPUD limited to 265 multi-family rental apartments only (13.85 DU/A). Residential use is allowed in the Activity Center but the two easterly two quadrants, including the subject site, are limited to the density allowed in the Urban Residential Fringe Subdistrict – 1.5 DU/A or 2.5 DU/A with use of Transfer of Development Rights credits. The Activity Center boundaries and acreage will remain the same. There is a companion Planned Unit Development Amendment (PUDA) zoning petition (PL201800002813) that is requesting to add residential use to the previously approved mixture of retail, commercial and office uses and to revise the name of the project to Hammo ck Park Mixed Use Planned Unit Development (MPUD). SURROUNDING ZONING, FUTURE LAND USE DESIGNATION, AND CURRENT LAND USE: Subject Property: The +19.13-acre subject site is currently zoned Hammock Park Commerce Centre CPUD allowing uses from the Commercial Professional and General Office District (C-1), Commercial Convenience District (C-2), and Commercial Intermediate District (C-3) zoning districts. The Future Land Use designation of the PUD as shown on the FLUM is Urban Designation, Commercial District, Mixed Use Activity Center #7 Subdistrict but is also considered within Urban Residential Fringe Subdistrict. The site is currently undeveloped. Surrounding Properties: North: To the north is zoned the Good Turn MPUD and is designated Urban, Commercial District, Mixed Use Activity Center #7 Subdistrict and Urban Residential Fringe Subdistrict; it is currently undeveloped but approved for a maximum of 100,000 square feet of commercial land uses and/or a variety of skilled nursing care facilities. Further to the north is undeveloped land that is zoned C-4 and has the same FLUM designation. South: Immediately adjacent to the south (across Rattlesnake Hammock Road) is a portion of the 2,262-acre Hacienda Lakes MPUD, a development of regional impact (DRI) approved for a wide variety of residential and commercial uses (with a maximum gross density of 0.78 DU/A). The area directly south is currently under development and is designated Urban, Commercial District, Mixed Use Activity Center #7 Subdistrict and Urban Residential Fringe Subdistrict. Further to the south is the Collier Regional Medical Center. The Medical Center is zoned Collier Regional Medical Center PUD (approved for hospital and related uses). The most northerly portion of the Collier Regional Medical Center PUD is designated Urban, 9.A.1.d Packet Pg. 102 Attachment: Adoption Staff Report CP-18-8 Hammock Prk_R1_FNL (10654 : 9A.1-Hammock Park GMPA Transmittal) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 4 of 9 Commercial District, Mixed-Use Activity Center #7 Subdistrict and Urban Residential Fringe Subdistrict, and the southern portion is designated Urban, Mixed Use District, Urban Residential Fringe Subdistrict. East: To the east is the McMullen MPUD that is currently undeveloped but is approved for 185,000 square feet of commercial development. It is designated Urban, Commercial District, Mixed Use Activity Center #7 Subdistrict and Urban Residential Fringe Subdistrict. Further to the east is a portion of Hacienda Lakes MPUD, currently under development and designated Urban, Mixed Use District, Urban Residential Fringe Subdistrict. West: Immediately adjacent to the west (across Collier Boulevard), is the Naples Lakes Country Club PUD. The southeast corner of this PUD is designated Urban, Commercial District, Mixed-Use Activity Center #7 Subdistrict, developed with commercial uses (grocery anchored shopping center) and is approved for a maximum of 110,000 square feet of commercial land uses. Further to the west is the residential and golf course development components of the Naples Lakes Country Club PUD, which are designated Urban, Mixed Use District, Urban Residential Subdistrict. Justifications for Proposed Amendment: The amendment is consistent with other Goals, Objectives and Policies of the Growth Management Plan (GMP), which promote mixed use development and connectivity. The petitioner states, “The Property is within a designated Mixed-Use Activity Center, which is specifically intended to provide for concentrated commercial and mixed-use development with “carefully configured access to the road network”. Activity Center #7 in general encompasses 197.5+/- acres and includes a diverse mix of approved Mixed Use Planned Unit Developments (MPUDs).” The applicant’s justification for the requested amendment is to meet the market demands for multi-family rental housing, while continuing to offer opportunities for commercial development in this Mixed Use Activity Center #7 Subdistrict. The petitioner believes this location will allow for residents to live, shop and work within a convenient travel distance. The petitioner submitted a market study with his application that indicated that there is a demand in Collier County for multi-family rental housing that would be supported at this location. One recent development (Orchid Run located at the southwest corner of Golden Gate Parkway and Livingston Road) of new multi- family rental housing at market price has been very well received. Although a number of other market-rate multi-family rental housing developments are in various stages currently, the market study indicated that the occupancy rate for market rate apartments has been hovering just above 95% for the past five years, which is indicative of a very tight under-supplied rental market. The subject site is located in the northeast quadrant at the intersection of two arterial roadways, Rattlesnake Hammock Road and Collier Boulevard, as well as easy access to I-75. Hammock Park MPUD’s location is within 1 mile of the high employment center of Collier Regional Medical Center; and within 6 miles of Naples downtown, Collier County schools in Lely, Naples Community Hospital Downtown, Collier County government offices, multiple shopping areas (including Coastland Center), and many other employment locations. With easy access to two arterial roadways and commuting times and distances potentially reduced, this location can be attractive to prospective renters. This location is well situated for a mixed- use development with market-rate multi-family rental housing. 9.A.1.d Packet Pg. 103 Attachment: Adoption Staff Report CP-18-8 Hammock Prk_R1_FNL (10654 : 9A.1-Hammock Park GMPA Transmittal) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 5 of 9 Identification and Analysis of the Pertinent GMPA Criteria in Florida Statutes Chapter 163.3177: Section 163.3177(1)(f): All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10 -year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality, and the unincorporated area within a county must, at a minimum, be reflective of each area’s proportional share of the total county population and the total county population growth. Section 163.3177(6)(a) 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: (a) The amount of land required to accommodate anticipated growth. (b) The projected permanent and seasonal population of the area. (c) The character of undeveloped land. (d) The availability of water supplies, public facilities, and services. (e) The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. (f) The compatibility of uses on lands adjacent to or closely proximate to military installations. (g) The compatibility of uses on lands adjacent to an airport as defined in s.330.35 and consistent with s. 333.02. 9.A.1.d Packet Pg. 104 Attachment: Adoption Staff Report CP-18-8 Hammock Prk_R1_FNL (10654 : 9A.1-Hammock Park GMPA Transmittal) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 6 of 9 (h) The discouragement of urban sprawl. (i) The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. (j) The need to modify land uses and development patterns within antiquated subdivisions. STAFF ANALYSIS The Future Land Use Element (FLUE) states, “The Mixed-Use Activity Center concept is designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community. Mixed Use Activity Centers are intended to be mixed-use in character. Further, they are generally intended to be developed at a human-scale, to be pedestrian-oriented, and to be interconnected with abutting projects – whether commercial or residential. Street, pedestrian pathway and bike lane interconnections with abutting properties, where possible and practicable, are encouraged.” Within the Mixed Use Activity Center Subdistrict, the FLUE states, “If such a project is located within the boundaries of a Mixed Use Activity Center which is within the Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that Subdistrict.” Residential land uses in the Urban Residential Fringe Subdistrict may be allowed at a maximum base density of 1.5 units per gross acre, plus any density bonus that may be achieved up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit (TDR, transferable development right) per acre from lands located within one mile of the Urban Boundary and designated as Rural Fringe Mixed Use District Sending Lands. This provision allows a maximum density of 2.5 DU/acre. The maximum density as described above will only allow for 48 DUs (19.13ac * 2.5DU/a = 47.825 DUs). The applicant is requesting 265 multi-family dwelling units, which is contingent on this Growth Management Plan Amendment (GMPA). The GMPA is requesting text be added to allow 265 residential units (rental apartments only) within Hammock Park MPUD, yielding a density of 13.85 DU/A (265 DUs /19.13 A = 13.85 DU/A), and without use of TDR credits. If this project was located on the west side of Collier Boulevard within the Mixed-Use Activity Center #7, it would be eligible for a maximum density of 16 DU/A, instead of 2.5 DU/A (using TDR credits). The applicant stated that the approved density of Hacienda Lakes PUD (as you move further east from the urbanized area and Collier Blvd.) serves as the transition from Urban to Agricultural/Rural area (the Urban Residential Fringe Subdistrict is intended as that transition – it is a 1-mile corridor along the east side of Collier Blvd., south of Beck Blvd.). There are a wide range of uses approved in the area surrounding Hammock Park CPUD. The uses range from an MPUD to the north; a PUD/DRI to the east and south with a full gamut of retail and commercial uses; a PUD to the south that consists of a hospital and related uses; and a PUD to the west with residential, golf course and commercial development. The addition of residential use to the northeast quadrant of the Mixed-Use Activity Center within the Hammock Park CPUD is consistent with the concept of a true mixed use development, the FLUE’s intent for a Mixed Use Activity Center, and thus is not out of character with the surrounding area. Compatibility can be more specifically addressed at time of zoning, and may include building height and size limitations, setback and buffer requirements, etc. 9.A.1.d Packet Pg. 105 Attachment: Adoption Staff Report CP-18-8 Hammock Prk_R1_FNL (10654 : 9A.1-Hammock Park GMPA Transmittal) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 7 of 9 Environmental Impacts and Historical and Archaeological Impacts: Craig Brown, Senior Environmental Specialist reviewed and approved the petition in December 2018. He noted the following: A PUD Ordinance #07-30 was approved. The property was 19.13 acres, 13.64 acres of wetland; 15% preserve was required or 1.63acres; the property has been partially cleared. No EAC (Environmental Advisory Council) review is required; no changes to the Environmental Goals and Policies of the Conservation and Coastal Management Element. Public Facilities Impacts: Eric Fey, Senior Project Manager with Collier County Public Utilities Engineering & Project Management Division, completed his review and approved this petition (for potable water, sanitary sewer and solid waste) in May 2019. Transportation Impacts: Michael Sawyer, Project Manager with Collier County Transportation Planning, completed his review and approved this petition in February 2019. Collier County Public Schools Impacts: At this time there is existing or planned capacity within the next five years for the purposed development at the elementary, middle and high school levels. At the time of site plan or plat the development would be reviewed for concurrency to ensure there is capacity either within the concurrency service area the development is located within or adjacent concurrency service areas. The petitioner states there are no significant or adverse impacts upon any of the public facilities (potable water, sanitary sewer, arterial and collector roads, drainage, solid waste, parks, schools, fire control and EMS) and staff concurs. NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: A Neighborhood Information Meeting (NIM), as required by Land Development Code (LDC) Section 10.03.05 A, was duly advertised, noticed, and held on June 19, 2019, 5:30 p.m. at South Regional Library, 8065 Lely Cultural Pkwy., Naples, FL 34113. This NIM was advertised, noticed, and held jointly for this large scale GMP amendment and the companion Planned Unit Development Amendment (PUDA) petition. The applicant’s team gave a presentation and then responded to questions. Approximately 11 members of the public along with approximately 6 members of the applicant’s team and County staff signed in at the NIM. Commissioner Donna Fiala was also in attendance. Agent Alexis Crespo presented the project. The public asked questions about the project details. The consultant explained the PUDA application included reducing commercial square footage and adding a maximum of 265 multi-family market-rate rental dwelling units. There was no opposition expressed at the meeting. There were questions concerning the reduction in commercial equaling the number of residential trips – they will; will the housing be apartments or condominiums – apartments; will there be additional restaurants – probably due to the success on US41 at Collier Blvd. The consultants explained the trips generated from the project would not increase beyond the previously approved total number of trips, the pattern of travel times might be different. The meeting ended at approximately 6:30 p.m. [synopsis prepared by Sue Faulkner, Principal Planner, Comprehensive Planning Section] 9.A.1.d Packet Pg. 106 Attachment: Adoption Staff Report CP-18-8 Hammock Prk_R1_FNL (10654 : 9A.1-Hammock Park GMPA Transmittal) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 8 of 9 FINDING AND CONCLUSIONS: • There are no adverse environmental impacts as a result of this petition. • No historic or archaeological sites are affected by this amendment. • There are no utility-related concerns as a result of this petition. • There are no concerns for impacts upon other public infrastructure. • Adding the residential density of 13.85 DU/A is generally compatible with surrounding development, most of which is commercial. • The proposed changes to the Mixed Use Activity Center #7 are consistent with the purpose of the FLUE’s Mixed Use Activity Center Subdistrict, including mixed use, high density, location at a major intersection, proximity to residential development. LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney’s Office on August 15, 2019. The criteria for GMP amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2, Florida Statutes. [HFAC] STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition PL20180002804/CP- 2018-8 to the Board of County Commissioners with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity and other agencies required by Statute, subject to replacing the petitioner’s added sentence with Staff’s rewrite: Petitioner’s added sentence: “Multi-family (apartment) uses shall also be permitted in the northeast quadrant within the Hammock Park MPUD and shall be limited to a total of up to 265 multi-family (apartment) dwelling units.” Staff’s rewrite: “The previously established residential density limits in the Mixed Use Activity Center Subdistrict notwithstanding, up to 265 multi-family rental apartments shall be allowed in the northeast quadrant within the Hammock Park MPUD.” 9.A.1.d Packet Pg. 107 Attachment: Adoption Staff Report CP-18-8 Hammock Prk_R1_FNL (10654 : 9A.1-Hammock Park GMPA Transmittal) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 9 of 9 9.A.1.d Packet Pg. 108 Attachment: Adoption Staff Report CP-18-8 Hammock Prk_R1_FNL (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.e Packet Pg. 109 Attachment: Transmittal Resolution (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.e Packet Pg. 110 Attachment: Transmittal Resolution (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.e Packet Pg. 111 Attachment: Transmittal Resolution (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 APPLICATION 9.A.1.f Packet Pg. 112 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 1 APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATOIN NUMBER: ___________________ DATE RECEIVED: ______________________________ PRE-APPLICATION CONFERENCE DATE: __________________________________________________ DATE SUFFICIENT: ______________________________________________________________________ This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Growth Management Department, Zoning Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252- 2400. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 as amended by Resolution 98-18 (both attached). If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I.GENERAL INFOMRATION A.Name of Applicant ______________________________________________________________ Company _______________________________________________________________________ Address _________________________________________________________________________ City ______________________________ State _____________________ Zip Code __________ Phone Number ______________________ Fax Number ________________________________ B.Name of Agent * _________________________________________________________________ •THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company________________________________________________________________________ Address ___________________________________________________________________ City ___________________________ State ____________________ Zip Code ________ Phone Number ____________________ Fax Number ___________________________ C.Name of Owner (s) of Record ____________________________________________________ Address _________________________________________________________________________ City ___________________________ State ___________________ Zip Code ________ Phone Number _______________________ Fax Number ______________________________ D.Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. II.Disclosure of Interest Information: 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. (Use additional sheets if necessary). 9.A.1.f Packet Pg. 113 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 2 Name and Address Percentage 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 Percentage of Stock __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ 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 Percentage of Interest __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership __________________________________________ _________________________ __________________________________________ _________________________ 9.A.1.f Packet Pg. 114 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 3 __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ Date of Contract: __________________ F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Name and Address ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ G. Date subject property acquired ( ) leased ( ):________Term of lease______yrs./mos. If, Petitioner has option to buy, indicate date of option:______________ and date option terminates: ______________, or anticipated closing: _______________________. H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY: A. LEGAL DESCRIPTION ______________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ B. GENERAL LOCATION _____________________________________________________________ _________________________________________________________________________________ C. PLANNING COMMUNITY D. TAZ _____________________ E. SIZE IN ACRES F. ZONING _________________ G. SURROUNDING LAND USE PATTERN________________________________________________ H. FUTURE LAND USE MAP DESIGNATION(S)____________________________________ IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: _______ Housing Element _______ Recreation/Open Space _______ Traffic Circulation Sub-Element _______ Mass Transit Sub-Element _______ Aviation Sub-Element _______ Potable Water Sub-Element _______ Sanitary Sewer Sub-Element _______ NGWAR Sub-Element _______ Solid Waste Sub-Element _______ Drainage Sub-Element 9.A.1.f Packet Pg. 115 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 4 _______ Capital Improvement Element _______ CCME Element _______ Future Land Use Element _______ Golden Gate Master Plan _______ Immokalee Master Plan B. AMEND PAGE (S) _________________OF THE _______________________________ELEMENT AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: _________________________________________________________________________ _________________________________________________________________________ _________________________________________________________________________ C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM ______________________________ TO _______________________________________________________________________________ D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) ________________________________________________________________________________ ________________________________________________________________________________ ________________________________________________________________________________ E. DESCRIBE ADDITINAL CHANGES REQUESTED: ________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced to 8- 1/2 x 11 shall be provided of all aerials and/or maps. A. LAND USE __________ Provide general location map showing surrounding developments (PUD, DRI’s, existing zoning) with subject property outlined. __________ Provide most recent aerial of site showing subject boundaries, source, and date. __________ Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION __________ Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL ___________ Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN “A” ABOVE. ___________ Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.).Identify historic and/or 9.A.1.f Packet Pg. 116 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 5 archaeological sites on the subject property. D. GROWTH MANAGEMENT Reference F.A.C. Chapter 163-3177 and Collier County’s Capital Improvements Element Policy 1.1.2 (Copies attached). 1. INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING: ___________Is the proposed amendment located in an Area of Critical State Concern? IF so, identify area located in ACSC. ___________Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? ___________Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ? Does the proposed amendment create a significant impact in population which is defined as a potential increase in County-wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. __________ Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. E. PUBLIC FACILITIES 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: __________ Potable Water __________ Sanitary Sewer __________ Arterial & Collector Roads; Name specific road and LOS ____________________________ ____________________________ ____________________________ ____________________________ __________ Drainage __________ Solid Waste __________ Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. ________ Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services. 3. ________ Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: 9.A.1.f Packet Pg. 117 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 6 ______ Flood zone based on Flood Insurance Rate Map data (FIRM). ______ Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) ______ Traffic Congestion Boundary, if applicable ______ Coastal Management Boundary, if applicable ______ High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION ______ $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) ______ $9,000.00 non-refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) ______ Proof of ownership (copy of deed) ______ Notarized Letter of Authorization if Agent is not the Owner (See attached form) ______ 1 Original and 5 complete, signed applications with all attachments including maps, at time of submittal. After sufficiency is completed, 25 copies of the complete application will be required. * If you have held a pre-application meeting and paid the pre-application fee of $250.00 at the meeting, deduct that amount from the above application fee amount when submitting your application. All pre-application fees are included in the total application submittal fee. Otherwise the overage will be applied to future proportionate share advertising costs. * Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1”=400’ or at a scale as determined during the pre-application meeting. 9.A.1.f Packet Pg. 118 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 PRE-APPLICATION MEETING NOTES 9.A.1.f Packet Pg. 119 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 120 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 121 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 LEGAL 9.A.1.f Packet Pg. 122 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) EXHIBIT III.A. LEGAL DESCRIPTION 14 50 26 S1/2 OF SW1/4 OF SW1/4 LESS R/W, AND W80FT OF S1/2 OF SE1/4 OF SW1/4, LESS THAT PORTION FOR R/W AS DESC IN OR 4336 PG 3681, AND N30FT OF N1/2 OF NW1/4 OF NW1/4 OF SEC 23-50-26 LESS R/W 9.A.1.f Packet Pg. 123 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 AERIAL 9.A.1.f Packet Pg. 124 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community ¯CR 951CR 951R at tl es na k e H am m o c k R d Hammock ParkAerial MapCollier CountyExhibit V.A.-2 Frame Time: 2018 9.A.1.f Packet Pg. 125 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 ZONING MAP 9.A.1.f Packet Pg. 126 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community ¯CR 951CR 951Rattlesnake Hammock Rd Legend Major Roads Subject Parcel Collier County Parcels A C-4 PUD RSF-1 TTRVC Zoning PUD PUD PUD RPUD CFPUD PUD PUD PUD RPUD MPUD MPUD MPUD MPUD MPUD MPUD RPUD RPUD CPUD Hammock Park Current Zoning Map Collier County 9.A.1.f Packet Pg. 127 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 FUTURE LAND USE MAP 9.A.1.f Packet Pg. 128 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Sou rc e: Es ri, Digita lG lobe , G eoE ye, Ea rt hst ar Ge ogr aph ic s, CNES/Airb us DS,USDA, USG S, A ero G RID, I G N, a nd th e GI S User Com m unity ¯CR 951CR 951Ra ttl es na k e Ha m m o ck R d Legend Major Roads Sub ject Parce l Co llie r Coun ty Parcels Collier C ounty Future Land U se Co llie r Blvd Comm unity F acility Subdistr ict Co nserva tion Desig nation Mixed Use Activity Cen ter Subd istrict Re sidentia l De nsity Bands Ur ban Re sidentia l Fring e Subdistr ict Ur ban Re sidentia l Sub district Ham mock Park Fut ure La nd Us e M apExhibit V.B 1 9 +/- A cr e s 9.A.1.f Packet Pg. 129 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 300-FOOT RADIUS MAP 9.A.1.f Packet Pg. 130 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park ¯ 0 0.075 0.15 0.225 0.3Miles 300 FOOT RADIUS 500 FOOT RADIUS Collier BlvdRattlesnake Hammock Rd Collier BlvdExisting Land Use and Zoning Within a Radius of 300 FeetExhibit V.A.-3 Hammock Park Legend 500 foot Buffer 300 foot Buffer Subject Property ZONED: MPUDUSE: Vacant Commercial (Good Turn Center MPUD) ZONED: MPUDUSE: Public Right-of-Way (Rattlesnake Hammock Rd.) Vacant Commercial (Hacienda Lakes of Naples MPUD) ZONED: PUDUSE: Public Right-of-Way (CR 951) Multi-Family & Golf Course (Naples Lake Country Club; Sierra Meadows) Commercial (Naples Lakes Village Center)ZONED: MPUDUSE: Vacant Commercial (McMullen MPUD) Subject Propety - 19+/- Acres Existing Zoning: Hammock Park Commerce Centre CPUDExisting FLUE: Urban Commercial District Mixed use Activity Center, Urban Residential FringeExisting Use: Vacant Commercial North Zoning: MPUD Use: Vacant Mixed Use (Good Turn Center)South Zoning: MPUD Use: Public Right-of-Way (Rattlesnake Hammock Rd.) Vacant Commercial (Hacienda Lakes of Naples)East Zoning: MPUD Use: Vacant Mixed Use (McMullen)West Zoning: MPUD Use: Public Right-of-Way (CR 951) Multi-Family & Golf Course (Naples Lake Country Club; Sierra Meadows) Commercial (Naples Lakes Village Center) Adjacent Property IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 9.A.1.f Packet Pg. 131 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 JUSTIFICATION NARRATIVE 9.A.1.f Packet Pg. 132 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Justification Narrative Page 1 of 6 HAMMOCK PARK GMPA AMENDMENT JUSTIFICATION NARRATIVE Revised January 2019 The Hammock Park subject property (“Property”) comprises 19+/- acres and is generally located at the northeast corner of Collier Boulevard (CR 951) and Rattlesnake Hammock Road in unincorporated Collier County, Florida. The Property is designated within the Urban Commercial District, Mixed Use Activity Center #7, and Urban Residential Fringe (URF) future land use designations. The Property is zoned Commercial Planned Unit Development (CPUD) pursuant to Ordinance 07-30. The CPUD allows up to 160,000 square feet of commercial uses, including commercial retail and office. The Property is currently undeveloped and partially vegetated. The Applicant is requesting a site-specific text amendment to the Future Land Use Element, Mixed Use Activity Center #7, to allow up to 265 multi-family dwelling units (limited to rental apartments) within the Hammock Park project, along with the permitted commercial uses. The amendment will allow for build-out of this quadrant of an arterial intersection and activity center node with a compact, mixed-use project that provides for market-rate rental housing in close proximity to available public infrastructure, goods, services and employment. The proposed GMPA text amendment applies solely to the Hammock Park property as described in the application materials and will not apply to other properties in Mixed Use Activity Center #7. The companion CPUD rezone application will maintain the ability to develop 160,000 square feet of commercial uses, as well as the option to develop a mixed-use project containing 265 multi-family dwelling units and 100,000 square feet of commercial uses. The proposed mixed-use development program provides a vehicular trip generation cap that ensures the project will not exceed the PM peak hour trip count for the currently approved 160,000 square feet of commercial uses. As outlined in detail below, the proposed text amendment will further the County’s stated goals to: • Provide a diversity of housing options, particularly market-rate workforce housing, to address gaps in the existing local housing supply; 9.A.1.f Packet Pg. 133 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Justification Narrative Page 2 of 6 • Accommodate higher density and intensity development within designated mixed-use activity centers along arterial roadways to reduce development pressures on rural areas; • Efficiently use the County’s investment in public infrastructure by locating intensive land uses in urban-designated areas of the County where adequate and available public facilities and infrastructure exist; • Integrate residential and non-residential uses within the same master- planned development to encourage multi-modal transportation options and reduce vehicle miles travelled; and • Uphold the intent of the Urban Residential Fringe (URF) future land use category by providing the necessary transition between the urban and rural designated areas of the County. The following is data and analysis that supports approval of the proposed GMP Amendment and identifies the request’s appropriateness in relation to the adopted Goals, Objectives and Policies in the GMP and the requirements set forth in Chapter 163, Florida Statutes. PROJECT HISTORY/BACKGROUND In 2007, the Property was rezoned from Planned Unit Development to Commercial Planned Unit Development (CPUD) per Ordinance No. 07-30. The CPUD as currently approved allows for a maximum of 160,000 square feet of commercial retail and office uses. Due to lacking market demand, the site remains undeveloped. Since the 2007 zoning approval, all other surrounding parcels have secured zoning entitlements to allow for similar intensive commercial retail and office development, as well as Assisted Living Facilities (ALF). Additionally, the Hacienda Lakes MPUD/DRI has been approved, allowing for a master-planned community consisting of 1,760 dwellings units, 327,500 square feet of retail, 70,000 square feet of office, 135 hotel rooms, and 140,000 square feet of business park uses. These approvals and the resulting development pattern along the Collier Blvd. corridor have significantly urbanized this portion of the County and resulted in continued investment in public infrastructure to serve the growth. These investments include, but are not limited to: utilities, roadways, transit, schools, Fire/EMS, library and other facilities outlined in Exhibit IV.E., which includes the Urban Facilities Map. LOCATION & SURROUNDING DEVELOPMENT PATTERN The Property is located at the intersection of Collier Boulevard and Rattlensake Hammock Road, both county-maintained arterial roadways. The site represents infill development based upon the existing and approved/planned developments surrounding the project. 9.A.1.f Packet Pg. 134 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Justification Narrative Page 3 of 6 Please refer to Table 1 below, which provides an inventory of the immediately adjacent Future Land Use Categories, zoning districts, and existing land uses. TABLE 1: INVENTORY OF SURROUNDING LANDS DIRECTION FUTURE LAND USE ZONING DISTRICT EXISTING LAND USE North Urban Residential Fringe Subdistrict, Mixed Use Activity Center MPUD Vacant Commercial (Good Turn Center MPUD) South Urban Residential Fringe MPUD Vacant Commercial (Hacienda Lakes of Naples MPUD) East Urban Residential Fringe Subdistrict, Mixed Use Activity Center MPUD Vacant Commercial (McMullen MPUD) West Urban Residential Fringe Subdistrict, Mixed Use Activity Center PUD Multi-Family & Golf Course (Naples Lake Country Club; Sierra Meadows); Commercial The Property is within a designated Mixed-Use Activity Center, which is specifically intended to provide for concentrated commercial and mixed-use development with “carefully configured access to the road network”. Activity Center #7 in general encompasses 197.5+/- acres and includes a diverse mix of approved Mixed Use Planned Unit Developments (MPUDs). The Good Turn Center MPUD immediately to the north of the site is approved for a maximum of 100,000 square feet of commercial land uses and/or a variety of skilled nursing care facility uses with a maximum of 200 units (21 du/acre) per Ordinance 09- 53. The McMullen MPUD to the east of the Property is approved for a maximum of 185,000 square feet of commercial uses pursuant to Ordinance 10-18. Care units are also permitted in this project utilizing a commercial intensity conversion. The commercial tract of the Hacienda Lakes MPUD to the south of Rattlesnake Hammock Road is approved for up to 327,500 square feet of retail land uses and 70,000 square feet of professional and medical office uses. 135 hotel rooms are also allowed on this tract. The surrounding development pattern is indicative of the intent for compact, urban levels of development at the Collier Blvd./Rattlesnake Hammock intersection to accommodate the need for goods and services in southern Collier County. Due to historical limitations in the GMP relating to density in the URF-portion of Activity Center #7, this area is lacking in multi-family housing types that are closely integrated with commercial uses in the form of a mixed-use project. GMP ANALYSIS & CONSISTENCY • TRANSITION OF DENSITY 9.A.1.f Packet Pg. 135 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Justification Narrative Page 4 of 6 The Property is within the Urban Residential Fringe (URF) Subdistrict per the Collier County Growth Management Plan (GMP). This subdistrict is specifically sited on the Future Land Use Map to provide transitional densities between the Urban-designated area along the coast, and the Agricultural/Rural area generally located 1 mile east of Collier Blvd. The URF was established in 1989 to provide a transition from the urban area which allowed a density of 4 units per acre, to the rural area that allowed a density of 1 unit per 5 acres. Since 1989, the Hacienda Lakes MPUD/DRI has been approved, which fully satisfies the intended transition of land uses and densities from the arterial frontage to the Urban/Rural interface one mile east of the Property. Specifically, Hacienda Lakes’ master plan provides for commercial uses at the arterial intersection, which transitions to residential uses straddling the future Benfield Parkway, and finally designated preserve tracts along the project’s eastern edge. Due to this confirmed development pattern, along with other intervening MPUDs such as McMullen to the east, the GMP’s intent to provide for a logical transition from Urban to Rural in this area of the County is not impacted by this amendment. • ENCOURAGING MIXED-USE DEVELOPMENT PATTERNS As stated in the Underlying Concepts section of the GMP, “…commercial development opportunities in the form of Mixed Use Activity Centers are provided to include a mixture of uses which has the potential to lessen the impact on the transportation system.” The proposed text amendment is in direct compliance with the intent of this section. The amendment reduces vehicular trips, provides a bona fide mix of uses in an urban area, and supports diverse housing options. Higher densities are necessary to support commercial uses, multi-modal development patterns, and transit usage, all of which result in reduced vehicle miles traveled. The Property is ideally located in a mixed-use activity center that currently permits density and intensity within other approved mixed-use developments surrounding the property. As detailed in the enclosed Ch. 163 Sprawl Analysis, the amendment directly supports sound planning principles, including the integration of residential and non-residential land uses. The requested amendment directly facilitates live-work opportunities in the Urban- designated area, and locates residents in walking distance to goods, and services and employment. • DIVERSE HOUSING & COMPATIBILITY The property’s location on a key growth corridor in the County makes it an ideal area to accommodate higher density residential uses. The site is not located adjacent to established low-density areas that would result in compatibility concerns with neighboring developments. The amendment will allow for the development of up to 265 apartment units, which directly addresses the identified demand for diversified housing to accommodate the 9.A.1.f Packet Pg. 136 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Justification Narrative Page 5 of 6 County’s existing residents and projected population growth. The enclosed Market Study further substantiates the need for this amendment to meet both short- and long-term housing needs in the County. The resulting gross project density is approximately 14 du/acres, which is slightly less than the allowance of 16 du/acre within the other Mixed-Use Activity Centers throughout the County. The density proposed is appropriate for the location considering the adjacent densities and intensities as noted above; the existing and available public infrastructure in the immediate area; the lack of environmentally sensitive lands and natural resources on the site; and the demand for higher-density, market -rate workforce housing. ENVIRONMENTAL As outlined in the Environmental Report prepared by Passarella & Associates, the site contains a relatively small amount of wetlands (1.63+/- acres) that are concentrated in the northwestern portion of the site. The proposed site-specific text amendment to Mixed Use Activity Center #7 will have no effect on the requirements of the preserve areas previously approved for the Hammock Park CPUD. The forthcoming PUD application will retain the required on-site preserve area in full compliance with the GMP and LDC. A letter from the Florida Department of State, Division of Historical Resources, indicates no significant archaeological or historical sites are recorded or likely to be present within the subject property. Based upon this information, the site is suitable for increased densities due to a lack of environmental sensitivity and on-site natural resources. INFRASTRUCTURE The subject property will be accessed from Collier Blvd., a 6-lane arterial roadway through a shared access with the Good Turn MPUD to the north, and through two (2) approved points of ingress/egress along Rattlesnake Hammock Road. As outlined in the Traffic Impact Statement (TIS) prepared by Trebilcock Consulting, Inc., all roadways impacted by the project will continue to operate at the County’s adopted minimum Level of Service through project build-out. Potable water and sanitary sewer services for this project will be provided by Collier County Public Utilities (CCPU) through existing infrastructure located along Rattlesnake Hammock Road. Exhibit IV.E. demonstrates the property’s proximity to available public infrastructure including parks, schools, fire, and EMS services. This data reflects that the subject property is an appropriate location for the addition of density, and the compact development pattern will effectively utilize the County’s investment in public infrastructure in this area. CONCLUSION 9.A.1.f Packet Pg. 137 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Justification Narrative Page 6 of 6 In summary, the proposed site-specific text amendment is justified as follows: 1) The proposed amendment furthers the goals of the Mixed-Use Activity Centers by encouraging density in an area where it is appropriate and will reduce impacts on the transportation network; 2) Will further the objectives of the Mixed-Use Activity Centers by providing more intense mixed-use development in a planned urbanized area; 3) Will allow for a compact and contiguous development pattern along a major arterial thoroughfare with available public services and infrastructure surrounded by other mixed used planned developments; and 4) Will be compatible with adjacent existing, planned and approved developments. Accordingly, the Applicant respectfully requests approval of this petition. 9.A.1.f Packet Pg. 138 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 CHAPTER 163 CRITERIA 9.A.1.f Packet Pg. 139 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Sprawl Analysis Page 1 of 3 Hammock Park GMPA Chapter 163.3177 Sprawl Analysis Section 163.3177(6)(a)9.a, F.S., states that “… any amendment to the future land use element shall discourage the proliferation of urban sprawl.” Section 163.3177(6)(a)9.b, F.S., specifies that an amendment shall be determined to discourage the proliferation of urban sprawl if it incorporates a development pattern or urban form that achieves four of eight criteria listed in the statute. This Growth Management Plan Amendment provides for a development pattern that achieves the following five indicators: (I) Directs or locates economic growth and associated land development to geographic areas of the community in a manner that does not have an adverse impact on and protects natural resources and ecosystems. Response: The proposed Growth Management Plan Amendment (GMPA) directs growth to an urbanized area of the county where development is encouraged. As a result, less demand is placed on developing closer toward environmentally sensitive lands and wildlife habitats. (II) Promotes the efficient and cost-effective provision or extension of public infrastructure and services. Response: As outlined in Exhibit IV.E, Public Facilities Analysis, adequate and available infrastructure exists to accommodate the proposed increase in residential density. (III) Promotes walkable and connected communities and provides for compact development and a mix of uses at densities and intensities that will support a range of housing choices and a multimodal transportation system, including pedestrian, bicycle, and transit, if available. Response: The project is serviced by an adequate roadway system including Collier Blvd. and Rattlesnake Hammock Road. Development authorized through this amendment will demonstrate a high level of connectivity by providing opportunities for multi-modal transportation through the integration of residential and commercial uses in a single project, resulting in walking, bicycling, and less vehicle miles traveled. The amendment proposes to include multi-family (apartment) housing in an area of the county where such demand exists and in proximity to commercial uses. The project will connect to existing sidewalks on both Collier Blvd. and Rattlesnake Hammock Road, and existing public transit facilities. (IV) Promotes conservation of water and energy. Response: The proposed amendment does not alter existing preserve areas within the Hammock Park PUD. The amendment area, located in an urbanized area of the county with existing and available public infrastructure, will not require an expansion of facilities to 9.A.1.f Packet Pg. 140 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Sprawl Analysis Page 2 of 3 support the development, thereby conserving energy. This site is not environmentally-sensitive, nor contiguous to large tracts intended for long-term conservation purposes, and is therefore appropriate for the proposed mix of uses. (V) Preserves agricultural areas and activities, including silviculture, and dormant, unique, and prime farmlands and soils. Response: The site is not appropriate for agricultural uses due to the levels of existing and planned development in the immediate area. The proposed GMPA is site-specific to an area located within a mixed-use activity center. By allowing a mixed-use project to occur in an area where it is appropriate and compatible to surrounding land uses, the demand to develop in areas that preserve agricultural activities is protected, in direct compliance with this statute. (VI) Preserves open space and natural lands and provides for public open space and recreation needs. Response: By locating the requested development program in a mixed-use activity center surrounded by other mixed-use developments, the project directly complies by preserving existing natural lands. Furthermore, as detailed in the forthcoming companion PUD rezone application, the project provides for a 1.63+/- acre preserve area that connect directly to a preserve area to the north in the Good Turn Center MPUD. The project will provide open space in compliance with the Land Development Code., and will? (VII) Creates a balance of land uses based upon demands of the residential population for the nonresidential needs of an area. Response: In direct compliance with this statute, the proposed amendment provides for the development of a mixed-use project to provide more diverse, in-demand housing options to serve the projected population growth. The project will consist of apartment housing in proximity to goods and services, as well as employment opportunities). As noted in the Market Study, there is a strong demand for apartment housing in this area, especially in those areas proximate to commercial uses. (VIII) Provides uses, densities, and intensities of use and urban form that would remediate an existing or planned development pattern in the vicinity that constitutes sprawl or if it provides for an innovative development pattern such as transit-oriented developments or new towns as defined in s. 163.3164. Response: The proposed GMPA provides a mixed-use development consisting of higher- density residential housing and commercial uses in the form of a planned development. The proposed development is surrounded by existing mixed use planned developments, and therefore contributes to the development pattern in this area where such development is appropriate and anticipated. By clustering higher density residential uses at arterial intersections within the urbanized areas with public infrastructure, the County can 9.A.1.f Packet Pg. 141 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Sprawl Analysis Page 3 of 3 accommodate projected long-term growth in population while preserving the rural lands in the eastern-portions of the County. In sum, this amendment specifically addresses all aspects of the County’s vision for clustered, compact development in the urban service area, which makes efficient use of the public investment in infrastructure, while ensuring the long-term preservation of large tracts of environmentally sensitive and agriculturally productive lands in the rural area. 9.A.1.f Packet Pg. 142 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 PROPOSED TEXT 9.A.1.f Packet Pg. 143 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) C. Urban Commercial District This District is intended to accommodate almost all new commercial zoning; a variety of residential uses, including higher densities for properties not located within the Urban Coastal Fringe or Urban Residential Fringe Subdistricts; and a variety of non-residential uses. 1. Mixed Use Activity Center Subdistrict Mixed Use Activity Centers have been designated on the Future Land Use Map Series identified in the Future Land Use Element. The locations are based on intersections of major roads and on spacing criteria. When this Plan was originally adopted in 1989, there were 21 Activity Centers. There are now 19 Activity Centers, listed below, which comprise approximately 3,000 acres; this includes three Interchange Activity Centers (#4, 9, 10) which will be discussed separately under the Interchange Activity Center Subdistrict. Two Activity Centers, #19 and 21, have been deleted as they are now within the incorporated City of Marco Island. * * * * * * * * * * * * * The Mixed-Use Activity Center concept is designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community. Mixed Use Activity Centers are intended to be mixed-use in character. Further, they are generally intended to be developed at a human-scale, to be pedestrian-oriented, and to be interconnected with abutting projects – whether commercial or residential. Street, pedestrian pathway and bike lane interconnections with abutting properties, where possible and practicable, are encouraged. Allowable land uses in Mixed Use Activity Centers include the full array of commercial uses, residential uses, institutional uses, hotel/motel uses at a maximum density of 26 units per acre, community facilities, and other land uses as generally allowed in the Urban designation. The actual mix of the various land uses shall be determined during the rezoning process based on consideration of the factors listed below. Except as restricted below under the provision for Master Planned Activity Centers, all Mixed Use Activity Centers may be developed with any of the land uses allowed within this Subdistrict. * * * * * * * * * * * * * Mixed-use developments ‒ whether consisting of residential units located above commercial uses, in an attached building, or in a freestanding building ‒ are allowed and encouraged within Mixed Use Activity Centers. Density for such a project is calculated based upon the gross project acreage within the Activity Center. If such a project is located within the 9.A.1.f Packet Pg. 144 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) boundaries of a Mixed Use Activity Center which is not within the Urban Residential Fringe Subdistrict and is not within the Coastal High Hazard Area, the eligible density is sixteen (16) dwelling units per acre. If such a project is located within the boundaries of a Mixed Use Activity Center that is not within the Urban Residential Fringe Subdistrict but is within the Coastal High Hazard Area, the eligible density shall be limited to four (4) dwelling units per acre, except as allowed by the Bayshore/Gateway Triangle Redevelopment Overlay. If such a project is located within the boundaries of a Mixed Use Activity Center which is within the Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that Subdistrict. For a project located partially within and partially outside of an Activity Center, and the portion within an Activity Center is developed as mixed use, some of the density accumulated from the Activity Center portion of the project may be distributed to that portion of the project located outside of the Activity Center. In order to promote compact and walkable mixed use projects, where the density from a mixed use project is distributed outside the Activity Center boundary: * * * * * * * * * * * * * The factors to consider during review of a rezone petition for a project, or portion thereof, within an Activity Center, are as follows: a. Rezones are encouraged to be in the form of a Planned Unit Development. There shall be no minimum acreage limitation for such Planned Unit Developments except all requests for rezoning must meet the requirements for rezoning in the Land Development Code. b. The amount, type and location of existing zoned commercial land, and developed commercial uses, both within the Mixed Use Activity Center and within two (2) road miles of the Mixed Use Activity Center. c. Market demand and service area for the proposed commercial land uses to be used as a guide to explore the feasibility of the requested land uses. d. Existing patterns of land use within the Mixed Use Activity Center and within two (2) radial miles. e. Adequacy of infrastructure capacity, particularly roads. f. Compatibility of the proposed development with, and adequacy of buffering for, adjoining properties. 9.A.1.f Packet Pg. 145 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) g. Natural or man-made constraints. h. Rezoning criteria identified in the Land Development Code. i. Conformance with Access Management Plan provisions for Mixed Use Activity Centers, as contained in the Land Development Code. j. Coordinated traffic flow on-site and off-site, as may be demonstrated by a Traffic Impact Analysis, and a site plan/master plan indicating on-site traffic movements, access point locations and type, median opening locations and type on the abutting roadway(s), location of traffic signals on the abutting roadway(s), and internal and external vehicular and pedestrian interconnections. k. Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and future abutting projects. l. Conformance with the architectural design standards as identified in the Land Development Code. * * * * * * * * * * * * * The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the northeast quadrant may have a total of 68.3 acres and the southeast quadrant may have a total of 49.2 acres, for a total of 197.5 acres maximum in the entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers. Multi-family (apartment) uses shall also be permitted in the northeast quadrant within the Hammock Park MPUD and shall be limited to a total of up to 265 multi-family (apartment) dwelling units. The addition of the 9.3 acres to the northeast quadrant of the Activity center shall not be the basis for adjacent parcels to be rezoned to commercial pursuant the Office and Infill Commercial Subdistrict. With respect to the +/- 19 acres in the northeast quadrant of Activity Center #7, said acreage lying adjacent to the east of the Hammock Park Commerce Center CMPUD, commercial development (exclusive of the allowed “1/4 mile support medical uses”) shall be limited to a total of 185,000 square feet of the following uses: personal indoor self-storage facilities – this use shall occupy no greater than 50% of the total (185,000) building square feet; offices for various contractor/builder construction trade specialists inclusive of the offices of related professional disciplines and services that typically serve those construction businesses or otherwise assist in facilitating elements of a building and related infrastructure, including but not limited to architects, engineers, land surveyors and attorneys – these offices of related professional disciplines 9.A.1.f Packet Pg. 146 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) and services shall occupy no greater than 50% of the total (185,000) building square feet; warehouse space for various contractor/builder construction trades occupants; mortgage and land title companies; related businesses including but not limited to lumber and other building materials dealers, paint, glass, and wallpaper stores, garden supply stores – all as accessory uses only, accessory to offices for various contractor/builder construction trade specialists or accessory to warehouse space for various contractor/builder construction trades occupants; management associations of various types of buildings or provision of services to buildings/properties; and, fitness centers. * * * * * * * * * * * * * 9.A.1.f Packet Pg. 147 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 EXECUTED AFFIDAVIT OF AUTHORIZATION 9.A.1.f Packet Pg. 148 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 149 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 PROPERTY OWNERSHIP INFORMATION 9.A.1.f Packet Pg. 150 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK MPUD OWNERSHIP INFORMATION Wilton Land Company, LLC is owned by: 99% George P. Bauer Revocable Trust 1% Carol P. Bauer Revocable Trust George and Carol Bauer are husband and wife. Beneficiaries depend on timing: This is a revocable trusts so during grantor’s lifetime, he or she are the beneficiary. 9.A.1.f Packet Pg. 151 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 PROFESSIONAL CONSULTANTS 9.A.1.f Packet Pg. 152 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Exhibit I.D Professional Consultants Planning: Alexis Crespo, AICP Waldrop Engineering, P.A. 28100 Bonita Grande Drive #305 Bonita Springs, FL 34135 239.405.7777 239.405.7899 fax alexis.crespo@waldropengineering.com Land Use Attorney: Richard D. Yovanovich, Esq Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 239.435.3535 239.435.1218 fax ryovanovich@cyklawfirm.com Transportation: Norman J. Trebilcock, AICP, PE Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 239.566.9551 ntrebilcock@trebilcock.biz Market Analysis: Russ Weyer Real Estate Econometrics, Inc. 239.269.1341 rweyer@ree-i.com Environmental: Bethany Brosious Senior Ecologist Passarella & Associates, Inc. 13620 Metropolis Avenue, #200 Fort Myers, FL 33912 239.274.0067 bethanyb@passarella.net 9.A.1.f Packet Pg. 153 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) ALEXIS CRESPO Vice President of Planning Biography Project Experience education licensure professional experience professional affiliations resume AICP, LEED AP Alexis Crespo has over 13 years of professional planning experience in Southwest Florida, and is certified with the American Institute of Certified Planners (AICP). Since joining Waldrop Engineering in 2011 she has led the Planning Staff in the successful completion of numerous privately initiated rezoning petitions, comprehensive plan amendments, annexations, variances, special exceptions and other planning and zoning actions relating to residential, commercial, institutional, and mixed-use development. Alexis regularly assists local governments with the formulation of Land Development Code amendments, Comprehensive Plan updates, review of privately initiated development applications, and other special projects. She also provides expert witness testimony and planning analysis relating to a variety of litigation matters, including Bert Harris actions and eminent domain proceedings. Alexis is a Leadership in Energy and Environmental Design Accredited Professional (LEED AP). Bachelor of Urban and Regional Planning, Ryerson University American Institute of Certified Planners (AICP) Leadership in Energy and Environmental Design Acredited Professional (LEED AP) 13 years American Planning Association (APA) Florida Planning and Zoning Association (FPZA) Urban Land Institute (ULI) Real Estate Investment Society (REIS) Tiger Bay Club of Southwest Florida Collier County Building Industry Association (CBIA) Land Development Code Amendments - Bonita Springs, Florida Lead planner assisting the City of Bonita Springs with the preparation of land development code amendments to address aesthetics and community-specific design standards, redevelopment overlay districts, and supplementary regulations for intensive uses, such as automobile service stations, “big box” retail, and homeless shelters. Hendry County Airglades Land Use Study - Hendry County, Florida Ms. Crespo directed a long-range planning analysis for 36,000 acres in northern Hendry County surrounding the Airglades International Airport. Waldrop Engineering provided consulting services to the County for this state-funded project, which included extensive public facilitation and outreach, assessment of existing conditions, and growth projections and land use needs analyses. The resulting deliverables included three (3) land use scenarios depicting employment- based land uses, commercial and mixed-use nodes, and areas appropriate for workforce housing and civic support uses. The study was unanimously accepted by the Hendry County Board of County Commissioners and transmitted to the Department of Economic Opportunity in June 2018. Greater Pine Island Community Plan Update - Lee County, Florida Lead planning consultant for the preparation and processing of updates to the Greater Pine Island Community Plan and community-specific land development code regulations. The project also involved planning consultation in defense of eight (8) Bert Harris suits. The Loop - Punta Gorda, Florida Principal-in-Charge of the annexation, large-scale Comprehensive Plan Amendment, and rezoning of this 200+/-acre property at the I-75 and Jones Loop Interchange. The project entailed the drafting of a new Future Land Use Category and zoning district to accommodate intensive employment centers uses near the Jones Loop Road/I-75 Interchange. North Olga Community Plan - Lee County, Florida Coordinated all aspects of community facilitation, policy writing, and representation at public hearings on behalf of the North Olga Community Planning Panel for preparation of their first community plan. The community plan was adopted by the Lee County Board of County Commissioners in October 2011, following over two (2) years of public input and consensus building efforts. Ms. Crespo also developed land development code regulations to implement the community’s long-range plan. community involvement Board of Directors, Big Brothers Big Sisters of the Sun Coast Board of Governors, REIS Vice President of Financial Affairs, FPZA Immediate Past Chair, Promised Lands Section of APA Florida PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE WALDROP ENGINEERING BONITA SPRINGSSarasota p. (239) 405-7777 f . (239) 405-7899 e. alexis.crespo@waldropengineering.com 28100 Bonita Grande Dr. #305 Bonita Springs, FL 34135 OrlandoTampa 9.A.1.f Packet Pg. 154 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Richard D. Yovanovich Experience/History: Rich Yovanovich is one of the firm’s shareholders. He was an Assistant County Attorney for Collier County from 1990-1994. As an Assistant County Attorney, he focused on land development and construction matters. Mr. Yovanovich has an extraordinary amount of experience in real estate zoning, construction and land-use, including projects ranging from residential and commercial projects to large developments of regional impact. Professional Activities/Associations: The Florida Bar Collier County Bar Association Awards & Recognition Recognized in 2010-2017 editions of The Best Lawyers in American for Real Estate Law AV Preeminent Peer Rating by Martindale Hubble Education: University of South Carolina: J.D. 1987 and M. Ed., 1986 Furman University: B.A., cum laude, 1983 Bar & Court Admissions: Florida, 1988 U.S. District Court, Middle District of Florida U.S. Court of Appeals, Eleventh Circuit 9.A.1.f Packet Pg. 155 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Norman J. Trebilcock, AICP, P.E. President, Trebilcock Consulting Solutions, PA 1205 Piper Blvd., Suite 202  Naples, FL 34110 P 239.566.9551  www.trebilcock.biz Mr. Trebilcock specializes in transportation engineering. His professional experience includes highway design; signalization; utility relocation; drainage design; street and site lighting; access management; and permitting projects. He prepares and reviews traffic impact statements and related reports. He has attended numerous transportation seminars, and held leadership positions on many transportation-related task forces and in professional societies. Mr. Trebilcock served as the first Public Works Director for the City of Marco Island (1998-2000). As Public Works Director, he successfully transferred services within 30 days from Collier County Government (i.e., parks and recreation, streets and drainage, bridges, waterways, land development permitting, and beautification); developed master plans and multi- year capital improvement programs for Public Works; secured the city’s first stormwater quality improvement grant from the South Florida Water Management District (SFWMD); and established successful privatization program for efficient delivery of services. Representative Project Experience • Old 41 Downtown Improvements Design-Build; City of Bonita Springs, FL. Reconstruction of Old 41 as a complete street with sidewalks, bike lanes, narrow median, and two travel lanes. TCS provided traffic design for roadway improvements. Project length = 4,414 LF (0.84 miles). • Winterberry Dr & Collier Blvd (CR 951) Signal Evaluation; City of Marco Island, FL. TCS conducted a Traffic Signal Warrant Analysis at the intersection of Collier Blvd/Winterberry Dr. The purpose of the study was to evaluate the intersection and make recommendations for the installation of a traffic signal at this intersection. • Golden Gate Pkwy (CR 886) Grade Separated Overpass; Collier County, FL – Managed planning study for the project, as well as design up to 60% plans for 3-mile reconstruction converting 4-lane rural section to 6-lane urban section. Traffic operations design included signing, pavement marking, channelization, lighting, and signalization. Key coordination element was integrating design into proposed I -75 Interchange at Golden Gate Pkwy. • Vanderbilt Beach Road (CR 862); Collier County, FL – Project was a 2.1-mile, 4-lane new construction urban highway extension with provisions for 6-laning. Traffic operations design included signing, pavement marking, channelization, lighting, and signalization. From concept to concrete project, completed in less than half the time (6 yrs vs 13 yrs) compared to statewide experience with similar complex highway projects. Successfully permitted alignment through Cocohatchee Strand wetland system, avoiding building a bridge originally identified by permitting agencies, for a savings of over $2 million. • Coconut Road Traffic Study; Village of Estero, FL – TCS conducted a traffic study for the Coconut Road Corridor. Tasks included data collection, completing a detailed traffic analysis of the Coconut Road corridor from its western-most terminus to Three Oaks Pkwy for selected links and one intersection along the study section, completing an operational analysis at the Coconut Road/US 41 intersection using HCS traffic analysis software, safety review, and document collection. • Designed street lighting system for Airport-Pulling Road, Golden Gate Pkwy, Vanderbilt Beach Road, and Airport-Pulling Road intersection with Davis Blvd. • Designed arterial roadway signalization systems for 16 locations in SW Florida, including mast arm and concrete strain pole installations. • FDOT Driveway Access, Drainage and Utility Permits for the Northeast Commercial Area at Pelican Bay, Naples International Park, and Pelican Marsh PUD. Total Years of Experience 28 years (1990 – present) Education • University of Florida Master of Eng. in Public Works, 1989 • University of Miami B.S. in Civil Engineering, 1988 • US Army Engineering School Engineer Officer Basic Course, 1988 Licenses / Certifications • Professional Engineer, Florida #47116 • Certified Planner, American Institute of Certified Planners • Certification, FDOT Advanced Work Zone Traffic Control The firm is registered by the Florida Department of Transportation (FDOT) and South Florida Water Management District (SFWMD) as a Small Business Enterprise (SBE). Affiliations • American Planning Association • American Institute of Certified Planners • American Society of Civil Engineers • Florida Engineering Society, Calusa Chapter (Past President) • Institute of Transportation Engineers • Illuminating Engineering Society • Society of American Military Engineers Firm FDOT Pre-qualifications Group 3 Highway Design - Roadway 3.1 Minor Highway Design Group 6 Traffic Engineering & Operations Studies 6.1 Traffic Engineering Studies 6.2 Traffic Signal Timing Group 7 Traffic Operations Design 7.1 Signing, Pavement Marking & Channelization 7.2 Lighting 7.3 Signalization Group 13 Planning 13.4 Systems Planning 13.5 Subarea/Corridor Planning 13.6 Land Planning/Engineering 9.A.1.f Packet Pg. 156 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Curriculum Vitae George Russell Weyer President Real Estate Econometrics, Inc. 707 Orchid Drive Naples, FL 34102 (239) 269-1341 rweyer@ree-i.com Overview • Over 30 years of real estate development experience in Florida, Ohio and Nevada with large corporations and family-owned companies that focused on commercial office, retail, industrial, hospitality, amenity and large scale community and residential development. • Senior management experience with the entire development process from acquisition identification, due diligence, purchase negotiations, financing, planning and securing entitlements, horizontal and vertical construction, sales/leasing and marketing, to property management and condominium turnover and disposition. Skills also include land acquisition, land planning, entitlement process, financing proforma development, market analysis, land development, CDD management, financing and assessment determination, home and commercial construction, sales and Marketing management, builder selection and management, amenity design and management, residential and commercial property owners association management and design review committee management . • Experience with governmental entities on budgeting, financing and identifying and implementing economic development programs. • Full member of the Urban land Institute and the past chairman of ULI’s Southwest Florida District Council. Professional Experience • President, Real Estate Econometrics, Inc., Naples, FL 2014-Present Real Estate Econometrics, Inc., a full-service consulting firm specializing in financial, economic and fiscal analysis and implementation for real estate projects, is well-versed in all aspects of the real estate/land development process from determining the market and land acquisition through planning and development and finally marketing and land disposition. Performing real estate valuation analysis, entitlement analysis (commercial need, affordable housing, fiscal impact), CDD formation and management, CDD methodology consultant, commercial POA management, fiscal impact analysis of real estate projects, large scale development market analysis, economic impact analysis, government assessment methodology development, litigation support analysis, public/private partnership coordination, tax increment financing. 9.A.1.f Packet Pg. 157 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) • Senior Associate, Fishkind & Associates, Inc., Naples, FL 2004-2014 Real estate valuation analysis, entitlement analysis (commercial need, affordable housing, fiscal impact), CDD formation and management, CDD methodology consultant, commercial POA management, fiscal impact analysis of real estate projects, large scale development market analysis, economic impact analysis, government assessment methodology development, litigation support analysis, Cape Canaveral economic and fiscal impact, annexation analysis, impact fee analysis, public/private partnership coordination, tax increment financing. • V.P. Development, JED of Southwest Florida, Inc. Naples, FL 2003-2004 Office complex design, construction and management, neighborhood retail complex design, construction and management, entitlement process management. • President, GRW Management, Inc., Naples, FL 2001-2003 Market and entitlement analysis • President, London Bay Homes, Inc. subsidiary, Romanza, Inc. Naples, FL 2000-2001 Managed two offices of an interior design company. Turn around into profitable entity. • V.P. Resort Operations, Lake Las Vegas Joint Venture, Las Vegas NV 1999-2000 Managed all commercial operations on site – 2 hotels, small retail center, two casinos, private community club, lake/marina operations, managed public and private golf course operations, designed and constructed third public golf course and clubhouse, community liaison for development company, design review committee chair, property owners association chair. • President & CEO, Cavalear Corporation, Toledo, OH 1997-1999 Management of 3 master planned communities – one with lake and two with golf courses, development and construction management of 2 residential villa neighborhoods, unit construction for two villa developments, single family unit construction • Director of Commercial Sales, Amenity Management & Marketing, Westinghouse Communities, Inc. Naples/Fort Myers, FL 1983-1997 Amenity manager, managed public and private golf courses, builder program manager, builder sales manager, model row development, marketing manager for two large scale master planned communities – Pelican Bay and Gateway, started and managed Pelican Landing and Pelican Marsh marketing departments. 9.A.1.f Packet Pg. 158 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Expert Testimony • Mr. Weyer has testified as an expert in front of the following courts of law: o In the Circuit Court of the Fifth Judicial Circuit in and for Sumpter County, FL o Florida Department of Administrative Hearings o In the Circuit Court of the Twentieth Judicial Circuit Court in and for Collier County, FL o in the Circuit Court of the Twentieth Judicial Circuit Court in and for Lee County, FL o United States Bankruptcy Court, Middle District of Florida, Fort Myers Division o United States District Court, Middle District of Florida, Fort Myers Division • Mr. Weyer has testified as an expert in front of the following governmental jurisdictions: o City of Naples, Florida o Collier County, Florida o City of Bonita Springs, Florida o Hillsborough County, Florida o Lee County, Florida o City of Fort Myers, Florida o City of Cape Coral, Florida o City of North Port, Florida o City of Tamarac, Florida o Miami-Dade County, Florida o Community Redevelopment Agency, Fort Myers, Florida o Community Redevelopment Advisory Board, Naples, Florida • Mr. Weyer has testified as an expert for following bond validation hearings: o Ave Maria Stewardship Community District o Fronterra Community Development District o Hacienda Lakes Community Development District o Cypress Shadows Community Development District Education University of Miami, Miami, FL MBA 1993 Michigan State University, Bachelor of Arts, Communications, 1977 9.A.1.f Packet Pg. 159 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Bethany Brosious Senior Ecologist Offices in Florida and South Carolina 13620 Metropolis Avenue • Suite 200 • Ft. Myers, FL 33912 | 505 Belle Hall Parkway • Suite 102 • Mt. Pleasant, SC 29464 www.passarella.net Senior Ecologist for Passarella & Associates, Inc., an ecological consulting firm providing environmental and ecological services. Services include state, federal, and local permitting; agency negotiations; environmental impact assessments; ecological assessments; listed species surveys, permitting and relocation; state and federal wetland jurisdictionals; wetland mitigation design, permitting and construction observations; and environmental project management. REPRESENTATIVE PROJECT EXPERIENCE AVIATION Southwest Florida International Airport, Lee County COMMERCIAL & RESIDENTIAL DEVELOPMENT Corkscrew Crossing, Lee County Argo Manatee PUD, Collier County Avalon of Naples, Collier County Enclave Livingston, Collier County Residences at North Bay Village, Lee County Tree Farm PUD, Collier County The Terraces at Bonita Springs, Lee County Good Turn Center, Collier County Premier Airport Park, Lee County Meridian Center, Lee County Vincentian, Collier County Estero Grande, Lee County Creative Commons, Collier County MINING Cemex Alico North Quarry, Lee County East Naples Mine, Collier County San Marino Mine, Collier County Section 20 Mine, Collier County Charlotte County Mine, Charlotte County OTHER Collier County Public Schools, Collier County Suncoast Schools Federal Credit Union - Immokalee Branch, Collier County Bonita Springs Utilities, Lee County EXPERIENCE Senior Ecologist Passarella & Associates, Inc. (July 2012 – Present) Ecologist Passarella & Associates, Inc. (July 2006 – July 2012) Graduate Research Assistant Florida Gulf Coast University Coastal Watershed Institute (November 2004 – July 2006) Intern South Florida Water Management District (October 2003 – July 2006) EDUCATION Master of Science, Environmental Science 2010 Florida Gulf Coast University, Fort Myers, Florida Bachelor of Science, Animal Science 2003 University of Florida, Gainesville, Florida CERTIFICATIONS SCUBA Certified Diver by the National Association of Underwater Instructors PROFESSIONAL ASSOCIATIONS Florida Association of Environmental Professionals Society of Wetland Scientists Calusa Nature Center and Planetarium Board of Trustees (2011 - 2013) 9.A.1.f Packet Pg. 160 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 SANITARY LIFT STATION CALCULATIONS 9.A.1.f Packet Pg. 161 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 162 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 163 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 164 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 165 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 ENVIRONMENTAL DATA REPORT 9.A.1.f Packet Pg. 166 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Project No. 05TSC1438 HAMMOCK PARK COLLIER COUNTY ENVIRONMENTAL DATA REPORT Revised April 2019 Prepared For: Tract L Development, LLC 7742 Alico Road Fort Myers, Florida 33912 (239) 208-4079 Prepared By: Passarella & Associates, Inc. 13620 Metropolis Avenue, Suite 200 Fort Myers, Florida 33912 (239) 274-0067 9.A.1.f Packet Pg. 167 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) i TABLE OF CONTENTS Page Introduction ....................................................................................................................................1 Environmental Data Authors .........................................................................................................1 Vegetation Descriptions .................................................................................................................2 Listed Species Survey ....................................................................................................................4 Native Vegetation Preservation .....................................................................................................4 References ......................................................................................................................................5 9.A.1.f Packet Pg. 168 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) ii LIST OF TABLES Page Table 1. Native and Non-Native Habitat Types and Vegetation Acreages ......................... 5 9.A.1.f Packet Pg. 169 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) iii LIST OF EXHIBITS Page Exhibit 1. Project Location Map ......................................................................................... E1-1 Exhibit 2. Aerial with FLUCFCS and Wetlands Map ........................................................ E2-1 Exhibit 3. Native Vegetation Map ...................................................................................... E3-1 Exhibit 4. Listed Species Survey ........................................................................................ E4-1 Exhibit 5. Aerial with Bald Eagle Nest and Protection Zones ........................................... E5-1 Exhibit 6. Aerial with On-Site and Adjacent Off-Site Preservation Areas ........................ E6-1 9.A.1.f Packet Pg. 170 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 1 INTRODUCTION The following environmental data report is provided in support of the zoning application for Hammock Park (Project). The following information was prepared in accordance with the Collier County environmental data submittal requirements outlined in Chapter 3.08.00 of the Collier County Land Development Code (LDC). The Project totals 19.13± acres and is located in Section 14, Township 50 South, Range 26 East, Collier County (Exhibit 1). More specifically, the Project is located northeast of the intersection of Collier Boulevard (County Road 951) and Rattlesnake Hammock Road. The Project is bordered by the Good Turn Center project to the north, the McMullen Parcel to the east, Rattlesnake Hammock Road to the south, and Collier Boulevard to the west. The Project includes a modification to an existing Planned Unit Development (PUD) known as Hammock Park Commerce Center (Ordinance No. 07-30). The modification includes the addition of a potential mixed-use or residential component. South Florida Water Management District (SFWMD) Permit No. 11-02130-P and U.S. Army Corps of Engineers (COE) Permit No. SAJ-1999-04926 were issued for the Project on October 10, 2002 and February 12, 2009, respectively. Additional modifications to the SFWMD permit were issued on February 8, 2008 and July 1, 2014 and to the COE permit on July 21, 2014. The majority of the Project site is comprised of previously cleared, disturbed land. The Project site contains a 1.66± acre Collier County native vegetation preserve along the northern portion boundary which was designated as part of Ordinance No. 7-30. This report includes details regarding the authors’ qualifications, vegetation descriptions for the various on-site habitats, results of the listed species survey conducted by Passarella & Associates, Inc. (PAI) in October 2018, and the minimum native vegetation preservation requirement. ENVIRONMENTAL DATA AUTHORS This report was prepared by Heather Samborski and Bethany Brosious. They both satisfy the environmental credential and experience requirements, per Section 3.08.00(A)2 of the Collier County LDC. Ms. Samborski is an Ecologist with PAI, with four years of consulting experience in the environmental industry. She holds a Bachelor of Science degree in Environmental Studies from Eastern Connecticut State University and a Master of Science degree in Environmental Sciences from Florida Gulf Coast University. Ms. Brosious is an Ecologist with PAI, with 12 years of consulting experience in the environmental industry. She holds a Bachelor of Science degree in Animal Sciences from the University of Florida and a Master of Science degree in Environmental Sciences from Florida Gulf Coast University. 9.A.1.f Packet Pg. 171 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 2 VEGETATION DESCRIPTIONS The existing vegetative cover and land uses on the Project site include a combination of undeveloped, disturbed land and forested uplands and wetlands with varying degrees of exotic infestation. The vegetation associations for the property were delineated using December 2017 rectified color aerials (Scale: 1" = 100'). Groundtruthing was conducted in October 2018. These delineations were classified based on the nomenclature of the Florida Land Use, Cover and Forms Classification System (FLUCFCS) Levels III and IV (Florida Department of Transportation 1999). Level IV FLUCFCS was utilized to denote disturbance and “E” codes were used to identify levels of exotic species invasion (i.e., melaleuca (Melaleuca quinquenervia), earleaf acacia (Acacia auriculiformis), downy rose-myrtle (Rhodomyrtus tomentosa), and Brazilian pepper (Schinus terebinthifolius)). AutoCAD Map 3D 2017 software was used to determine the acreage of each mapped polygon, produce summaries, and generate the final FLUCFCS map (Exhibit 2). A total of 12 vegetative associations and land uses (i.e., FLUCFCS codes) were identified on the property. The dominant habitat type on the property is Disturbed Land, Hydric (FLUCFCS Code 7401), accounting for 45.2 percent of the property (8.64± acres). Exotic vegetation documented on-site includes, but is not limited to, Brazilian pepper, earleaf acacia, torpedograss (Panicum repens), and melaleuca. The degree of exotic infestation ranges from 0 to nearly 100 percent cover. The Project site contains 13.59± acres of SFWMD and potential COE jurisdictional wetlands (Exhibits 2 and 3). The jurisdictional wetlands identified by FLUCFCS code include approximately 2.59± acres of Hydric Pine, Disturbed (0-24% Exotics) (FLUCFCS Code 6259 E1); 1.89± acres of Hydric Pine, Disturbed (76-100% Exotics) (FLUCFCS Code 6259 E4); 0.47± acre of Freshwater Marsh, Disturbed (50-75% Exotics) (FLUCFCS Code 6419 E3); and 8.64± acres of Disturbed Land, Hydric (FLUCFCS Code 7401). The on-site wetland quality has been diminished by previously authorized site disturbance, a degraded regional hydrologic connection, and the infestation of exotic vegetation including Brazilian pepper, torpedograss, melaleuca, and earleaf acacia. The acreage and descriptions for each FLUCFCS classification are outlined below. Pine, Disturbed (0-24% Exotics) (FLUCFCS Code 4159 E1) The canopy contains slash pine (Pinus elliottii) and scattered cabbage palm (Sabal palmetto). The sub-canopy consists of slash pine, cabbage palm, wax myrtle (Morella cerifera), and earleaf acacia. The ground cover includes gulfdune paspalum (Paspalum monostachyum), little blue maidencane (Amphicarpum muehlenbergianum), and torpedograss. Pine, Disturbed (76-100% Exotics) (FLUCFCS Code 4159 E4) The canopy is similar to FLUCFCS Code 4159 E1. The sub-canopy consists of 76 to 100 percent cover by earleaf acacia, melaleuca, and Brazilian pepper. The ground cover includes torpedograss, spermacoce (Spermacoce verticillata), bushy bluestem (Andropogon glomeratus), and beaksedge (Rhynchospora microcarpa). 9.A.1.f Packet Pg. 172 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 3 Cypress, Pine, Cabbage Palm, Disturbed and Drained (76-100% Exotics) (FLUCFCS Code 6245 E4) The canopy consists of slash pine, cypress (Taxodium distichum), and Brazilian pepper. The sub- canopy was mostly open with scattered cabbage palm. The ground cover includes grapevine (Vitis sp.), caesarweed (Urena lobata), dog fennel (Eupatorium capillifolium), torpedograss, and spermacoce. Hydric Pine, Disturbed (0-24% Exotics) (FLUCFCS Code 6259 E1) The canopy consists primarily of slash pine. The sub-canopy contains slash pine, wax myrtle, myrsine (Myrsine cubana), dahoon holly (Ilex cassine), and cypress. The ground cover includes sand cordgrass (Spartina bakeri), sawgrass (Cladium jamaicense), little blue maidencane, gulfdune paspalum, and spermacoce. Hydric Pine, Disturbed (76-100% Exotics) (FLUCFCS Code 6259 E4) The canopy consists of slash pine with some cabbage palm. The sub-canopy contains Brazilian pepper and earleaf acacia. The ground cover includes torpedograss, spermacoce, bushy bluestem, and beaksedge. Freshwater Marsh, Disturbed (50-75% Exotics) (FLUCFCS Code 6419 E3) The canopy is open with scattered cypress. The sub-canopy is open with scattered cypress, Brazilian pepper, and willow (Salix caroliniana). The ground cover includes pickerelweed (Pontederia cordata), arrowhead (Sagittaria lancifolia), smartweed (Polygonum spp.), maidencane (Panicum hemitomon), torpedograss, and fireflag (Thalia geniculata). Disturbed Land (FLUCFCS Code 740) The canopy and sub-canopy are open. The ground cover consists of torpedograss, spermacoce, bushy bluestem, and coastal foxtail (Setaria corrugata). Disturbed Land, Hydric (FLUCFCS Code 7401) The canopy and sub-canopy are open with scattered melaleuca. The ground cover includes torpedograss, spermacoce, dog fennel, beaksedge, and inundated beaksedge (Rhynchospora inundata). Spoil Areas (FLUCFCS Code 743) The canopy is open and the sub-canopy includes Brazilian pepper and earleaf acacia. The ground cover includes fennel (Eupatorium leptophyllum), torpedograss, spermacoce, and caesarweed. Road (FLUCFCS Code 814) This area consists of a paved road which occupies 0.01± acre or 0.1 percent of the property. Utilities (FLUCFCS Code 830) This is comprised of a pump station and accounts for 0.10± acre or 0.5 percent of the property. Electrical Transmission Lines (FLUCFCS Code 832) This area is occupied by Florida Power & Light powerlines and accounts for 0.30± acre or 1.6 percent of the property. 9.A.1.f Packet Pg. 173 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 4 LISTED SPECIES SURVEY A listed plant and wildlife species survey was conducted by PAI on the Project site on October 2, 2018. No listed wildlife species were observed during the listed species survey. The listed species survey methodology and results are provided as Exhibit 4. The Project has previously been reviewed by both the Florida Fish and Wildlife Conservation Commission (FWCC) and the U.S. Fish and Wildlife Service (USFWS) as part of the state and federal permitting process. A biological opinion for the Project was issued by the USFWS on December 17, 2008 and addressed potential Project impacts to the Florida panther (Puma concolor coryi). In addition, as part of a COE permit extension request, a USFWS concurrence letter was issued on March 20, 2014 and found that the Project “may affect but is not likely to adversely affect” the Florida bonneted bat (Eumops floridanus). During a December 2018 site visit, a bald eagle (Haliaeetus leucocephalus) nest was documented approximately 20 feet north of the Project site. The nest is located in a live slash pine approximately 800± feet east of Collier Boulevard. An aerial depicting the location of the bald eagle nest and USFWS protection zones is included as Exhibit 5. Prior to the initiation of construction activities, the developer will coordinate with Collier County, the USFWS, and the FWCC with respect to the newly identified bald eagle nest regarding applicable guidelines and permitting requirements as described in the FWCC Bald Eagle Management Plan Handbook (FWCC 2010) and the USFWS National Bald Eagle Management Guidelines (USFWS 2007). NATIVE VEGETATION PRESERVATION Per PUD Ordinance 07-30, 15 percent of the on-site native vegetation was required to be preserved to meet the Collier County minimum native vegetation preservation requirement in accordance with Section 3.05.07.B.1 of the Collier County LDC. This resulted in a preservation requirement of 1.63± acres of native vegetation. A 1.66± acre Collier County native vegetation preserve, which both satisfies and exceeds the minimum native vegetation preservation requirement, was established on the northern boundary of the Project. The preserve is protected via a conservation easement granted to Collier County and the SFWMD. The preserve has been enhanced through the removal of exotic vegetation and supplemental plantings. The proposed zoning amendment application incudes the addition of a residential land use to the PUD. Per LDC Section 3.05.07.B.1, for a residential or mixed-use development that is less than 20 acres in size, the minimum preserve requirement is 15 percent of the native vegetation. The Project contains 7.14± acres of native vegetation. A utility easement which bisects the eastern portion of the property was not classified as native vegetation for this zoning amendment application. In addition, 2.22± acres area of Disturbed Land; 8.64± acres of Disturbed Land, Hydric; 0.37± acre of Spoil Areas; 0.01± acre of Road; 0.10± acre of Utilities; and 0.30± acre of Electrical Transmission Lines were classified as non-native vegetation. Also excluded was 0.35± acre of Freshwater Marsh (50-75% Exotics) located within the existing electrical powerline easement (Exhibit 3). 9.A.1.f Packet Pg. 174 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 5 Table 1 provides a summary of the existing native vegetation communities on-site and the native vegetation preservation calculation. Table 1. Native and Non-Native Habitat Types and Vegetation Acreages FLUCFCS Code Description Native Acreage Non-Native Acreage 4159 E1 Pine, Disturbed (0-24% Exotics) 0.16 4159 E4 Pine, Disturbed (76-100% Exotics) 0.63 6245 E4 Cypress, Pine, Cabbage Palm, Disturbed and Drained (76-100% Exotics) 1.75 6259 E1 Hydric Pine, Disturbed (0-24% Exotics) 2.59 6259 E4 Hydric Pine, Disturbed (76-100% Exotics) 1.89 6419 E3 Freshwater Marsh, Disturbed (50-75% Exotics) 0.12 0.35 740 Disturbed Land 2.22 7401 Disturbed Land, Hydric 8.64 743 Spoil Areas 0.37 814 Road 0.01 830 Utilities 0.10 832 Electrical Transmission Lines 0.30 Total 7.14 11.99 Minimum Retained Native Vegetation Requirement Per Collier County Ordinance No. 07-30 1.63* *Per Collier County Ordinance No. 07-30, 15 percent of the on-site native vegetation was preserved. Please see the Master Concept Plan and Exhibit 6 for the preserve area location. The on-site preserve location and habitats were selected according to the priority criteria set forth in Sections 3.05.07(A)4 and 3.05.05(A)5 of the Collier County LDC. The on-site preserve maintained the highest quality native vegetation on-site, connects to off-site preservation areas to the north, and is in close proximity to off-site adjacent preservation areas to the east (Exhibit 6). Enhancement activities conducted within the preserve areas included the removal of exotic vegetation and supplemental planting. The preserve area is currently protected via a conservation easement granted to both Collier County and the SFWMD and will remain protected in perpetuity. REFERENCES Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification System. Procedure No. 550-010-001-a. Second Edition. Florida Fish and Wildlife Conservation Commission. 2010. Bald Eagle Management Plan Handbook. Tallahassee, Florida. U.S. Fish and Wildlife Service. 2007. National Bald Eagle Management Guidelines 9.A.1.f Packet Pg. 175 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) EXHIBIT 1 PROJECT LOCATION MAP 9.A.1.f Packet Pg. 176 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) REVIEWED BY DRAWN BY REVISED DATE DATE DATECCHHAARRLLEEMMAAGGNNEEBBLLVVDD AAUUGG UUSS TT AA BBLLVVDDW HITA K ER R DWHITAKER R D LLAAKKEEWWOOOODDBBLLVVDDAALLBBIIRRDDVV EE RR OO NN AAWW AALLKK CC II RROOUU TT EE RR DD RR DDIIXX IIEE DD RR TTRREEVVIISSOOBBAAYYBBLLVVDDHHEENNLL EEYYDDRRG A I L B LV DGAIL B LV D GGAABBRRIIEELLCCIIRRCOUNTY BARN RDCOUNTY BARN RDN E W M A N D RNEWMAN D R NN OO RR TT HH RR DD TTEEXXAASSAAVVEEGE OR G I A A V EGEOR G I A A V E CO P E L NCOPE L N CR EW S R DCREWS R D PP OO LLLLYYAAVVEEPALM DRPALM DRLE BUFFS RDLE BUFFS RDBENFIELD RDBENFIELD RDMA RK LE Y AV EMARKLEY AV E TT HH OOMMAASSSSOONN DDRRCCOO RRSSOOBBEE LLLLOODDRRTT EE RR YYLLRRDDF L OR I D A N A V E F L OR I D A N A V E SMITH RDSMITH RDRR OO YYAA LLWWOOOODDBBLLVVDDLIVINGSTON RDLIVINGSTON RDWAS HBURN AV EWASHBURN AV E KKIINNGGSSWWAAYYCCOOUUNNTTRRYYSSIIDDEEDDRR BE C K B LV DBECK B LV D 33 22 NN DD AAVV EE SS WW BBAA RR EE FF OO OO T T WWI I LLLLI I AAMMSSRRDDNNAAPPLLEESSHHEERRIITTAAGGEE D DRR CC LL UU BB EE SSTTAATTEESSDDRRCCEERRRROO MM AARR DDRR WWIILLDDFFLLOOWWEERR WWAA YY LLEELLYYRREESSOORRTTBBLLVVDDCCEELLEESSTTEEDDRRGGLLEENNEEAAGGLLEEBBLLVVDD GGRRAAN N DDLLEE LLYYDDRR SSAAIINNTT AA NN DD RR EE WW SS BBLLVVDDWWHHIITTEELLAAKKEE BBLLVVDD KK IINN GG SS LLAAKKEEBBLLVVDDBLACKBURN RDBLACKBURN RD SANTA BARBARA BLVDSANTA BARBARA BLVDRA D IO R DRADIO R D RR AATT TT LL EE SS NN AAKK EE HH AAMM MM OO CC KK RR DD D AV IS B LV DDAVIS B LV D S A B AL PA L M R DSABAL PA L M R DCOLLIER BLVD (CR 951)COLLIER BLVD (CR 951)KKEENN TTDDRR LLAAMMBB TT OO NN LLNN BB EELLVVIILL LLEEBBLLVVDD (/41 ;3EXIT101 §¨¦75 Gulf of MexicoOL DUS41S AN MARCOD R OIL WELL R D EVERGLADES BLVD¿À951 ¿À858 ¿À837 ¿À839 ¿À846 ¿À29 (/41 §¨¦75 C O L L I E RCOLLIER L E ELEE ^^^ ^ ^ ^ ^ ^ ^ ^^ ^ ^^ ^ ^ MIAMI TAMPA NAPLES ORLANDO KEY WEST SARASOTA PENSACOLA FORT MYERS VERO BEACH LAKE PLACID PANAMA CITY GAINESVILLE TALLAHASSEE JACKSONVILLE DAYTONA BEACH FORT LAUDERDALE¶ PROJECT LOCATIONSEC 14, TWP 50 S, RNG 26 E EXHIBIT 1. PROJECT LOCATION MAP T.F. B.B. 10/8/18 10/8/18HAMMOCK PARK 9.A.1.f Packet Pg. 177 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) EXHIBIT 2 AERIAL WITH FLUCFCS AND WETLANDS MAP 9.A.1.f Packet Pg. 178 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) P/L743(0.02 Ac.±)743(0.04 Ac.±)743(0.05 Ac.±)740(0.05 Ac.±)743(0.02 Ac.±)743(0.02 Ac.±)743(0.02 Ac.±)743(0.01 Ac.±)743(0.03 Ac.±)743(0.01 Ac.±)743(0.03 Ac.±)743(0.03 Ac.±)743(0.02 Ac.±)743(0.05 Ac.±)743(0.02 Ac.±)~CR 951 (COLLIER BLVD)~832(0.30 Ac.±)7401(0.28 Ac.±)6419E3(0.47 Ac.±)7401(0.21 Ac.±)740(0.12 Ac.±)6259E1(1.50 Ac.±)4159E1(0.16 Ac.±)4159E4(0.63 Ac.±)6245E4(0.15 Ac.±)740(2.05 Ac.±)814(0.01 Ac.±)6259E1(<0.01 Ac.±)6259E4(1.89 Ac.±)7401(6.96 Ac.±)7401(0.31 Ac.±)6245E4(1.60 Ac.±)~RATTLESNAKE HAMMOCK RD~6259E1(1.09 Ac.±)830(0.05 Ac.±)7401(0.93 Ac.±)J:\2005\05TSC1438\Hammock Park Commerce Center\2018\Environmental Data Report\Exhibit 2 Aerial with FLUCFCS and Wetlands 101618.dwg Tab: 17X11-C TB Mar 26, 2019 - 10:14am Plotted by: TomFD.B.B.B.REVISIONS10/16/18DATEDATE10/16/18DATEDRAWING No.SHEET No.05TSC1438DATESCALE: 1" = 100'3620 Metropolis AvenueSuite 200Ft. Myers, FL 33912Phone (239) 274-0067Fax (239) 274-0069DRAWN BYDESIGNED BYREVIEWED BYNOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'S OFFICEWITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY PER WALDROP ENGINEERING INC.DRAWING No.18-23SR.DWG DATED SEPTEMBER 26, 2018.FLUCFCS LINES ESTIMATED FROM 1"=200' AERIALPHOTOGRAPHS AND LOCATIONS APPROXIMATED.HAMMOCK PARKAERIAL WITH FLUCFCS AND WETLANDS MAPEXHIBIT 2LEGEND:SFWMD AND COE WETLANDS(13.64 Ac.±)SURVEYED WETLAND LINEFLUCFCS PER FLORIDA LAND USE, COVER ANDFORMS CLASSIFICATION SYSTEM (FLUCFCS)(FDOT 1999).SURVEYED WETLAND LINES PER VANESSE &DAYLOR DRAWING NO. PASS0318041.DWG DATEDMARCH 22, 2004.WETLAND LINES REVIEWED AND APPROVED BYSFWMD AS PART OF ERP NO. 11-02130-P.9.A.1.fPacket Pg. 179Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) EXHIBIT 3 NATIVE VEGETATION MAP 9.A.1.f Packet Pg. 180 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) P/L743(0.02 Ac.±)743(0.04 Ac.±)743(0.05 Ac.±)740(0.05 Ac.±)743(0.02 Ac.±)743(0.02 Ac.±)743(0.02 Ac.±)743(0.01 Ac.±)743(0.03 Ac.±)743(0.01 Ac.±)743(0.03 Ac.±)743(0.03 Ac.±)743(0.02 Ac.±)743(0.05 Ac.±)743(0.02 Ac.±)~CR 951 (COLLIER BLVD)~832(0.30 Ac.±)7401(0.28 Ac.±)7401(0.21 Ac.±)740(0.12 Ac.±)6259E1(1.50 Ac.±)4159E1(0.16 Ac.±)4159E4(0.63 Ac.±)6245E4(0.15 Ac.±)740(2.05 Ac.±)814(0.01 Ac.±)6259E1(<0.01 Ac.±)6259E4(1.89 Ac.±)7401(6.96 Ac.±)7401(0.31 Ac.±)6245E4(1.60 Ac.±)~RATTLESNAKE HAMMOCK RD~6259E1(1.09 Ac.±)6419E3(0.35 Ac.±)6419E3(0.12 Ac.±)830(0.05 Ac.±)7401(0.93 Ac.±)J:\2005\05TSC1438\Hammock Park Commerce Center\2018\Environmental Data Report\Exhibit 3 Native Vegetation Map 101618.dwg Tab: 17x11 Mar 26, 2019 - 10:15am Plotted by: TomFD.B.B.B.REVISIONS10/16/18DATEDATE10/16/18DATEDRAWING No.SHEET No.05TSC1438DATESCALE: 1" = 100'3620 Metropolis AvenueSuite 200Ft. Myers, FL 33912Phone (239) 274-0067Fax (239) 274-0069DRAWN BYDESIGNED BYREVIEWED BYNOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'S OFFICEWITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY PER WALDROP ENGINEERING INC.DRAWING No.18-23SR.DWG DATED SEPTEMBER 26, 2018.FLUCFCS LINES ESTIMATED FROM 1"=200' AERIALPHOTOGRAPHS AND LOCATIONS APPROXIMATED.HAMMOCK PARKNATIVE VEGETATION MAPEXHIBIT 3LEGEND:NATIVE VEGETATION(7.14 Ac.±)SURVEYED WETLAND LINEELECTRICAL POWER LINEEASEMENTFLUCFCS PER FLORIDA LAND USE, COVER ANDFORMS CLASSIFICATION SYSTEM (FLUCFCS)(FDOT 1999).SURVEYED WETLAND LINES PER VANESSE &DAYLOR DRAWING NO. PASS0318041.DWG DATEDMARCH 22, 2004.WETLAND LINES REVIEWED AND APPROVED BYSFWMD AS PART OF ERP NO. 11-02130-P.9.A.1.fPacket Pg. 181Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) EXHIBIT 4 LISTED SPECIES SURVEY 9.A.1.f Packet Pg. 182 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) E4-1 HAMMOCK PARK LISTED SPECIES SURVEY Revised March 2019 1.0 INTRODUCTION This report documents the results of the listed species survey conducted by Passarella & Associates, Inc. (PAI) on October 2, 2018 for the 19.13± acre Hammock Park (Project). The Project includes a proposed mixed-use commercial/residential development with associated infrastructure and stormwater management system. Listed species surveys for the Project were previously conducted in September 2006 and July 2012. The Project is located in Section 14, Township 50 South, Range 26 East, Collier County (Figure 1). More specifically, the Project is located at the northeast corner of the intersection of Collier Boulevard (County Road 951) and Rattlesnake Hammock Road. The Project is bound by Good Turn Center to the north, the McMullen Parcel to the east, Rattlesnake Hammock Road to the south, and the 951 Canal and Collier Boulevard to the west. The Project site contains an on-site preservation area that is located on the northern boundary. The remainder of the Project site is comprised of undeveloped, partly forested land that has been invaded to various degrees by exotic vegetation. 2.0 LITERATURE REVIEW AND FIELD SURVEY METHODOLOGY A literature review and field survey was conducted to determine whether the Project site was being utilized by state and/or federally-listed species as identified by the Florida Fish and Wildlife Conservation Commission (FWCC) and the U.S. Fish and Wildlife Service (USFWS) as endangered, threatened, or species of special concern. In addition, the property was surveyed for plant species listed by the Florida Department of Agriculture and Consumer Services and the USFWS as endangered, threatened, or commercially exploited or species included on the Collier County Rare and Less Rare plant lists (Land Development Code (LDC) Section 3.04.03). 2.1 Literature Review The literature review involved an examination of available information on listed species in the Project’s geographical region. The literature sources reviewed included the FWCC Florida’s Endangered and Threatened Species (2017); Florida Atlas of Breeding Sites for Herons and Their Allies (Runde et al. 1991); USFWS Habitat Management Guidelines for the Bald Eagle in the Southeast Region (1987); the Florida Panther Habitat Preservation Plan (Logan et al. 1993); the Landscape Conservation Strategy Map (Kautz et al. 2006); and USFWS and FWCC databases for telemetry locations of the Florida panther (Puma concolor coryi), bald eagle (Haliaeetus leucocephalus), red-cockaded woodpecker (Picoides borealis) (RCW), Florida black bear (Ursus americanus 9.A.1.f Packet Pg. 183 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) E4-2 floridanus), Florida scrub jay (Aphelocoma coerulescens), and wading bird rookeries (such as the wood stork (Mycteria americana)) in Collier County. The FWCC and USFWS database information is updated on a periodic basis and is current through different dates, depending on the species. The FWCC information that was reviewed is current through the noted dates for the following four species: Florida panther telemetry – September 2018; bald eagle nest locations – April 2016; black bear telemetry – December 2007; and RCW locations – August 2017. 2.2 Field Survey The field survey was conducted during daylight hours by qualified ecologists walking parallel belt transects across the Project site. Transects were spaced to ensure that sufficient visual coverage of ground and flora was obtained. Approximate transect locations and spacing are shown on Figure 2. At regular intervals the ecologists stopped, remained quiet, and listened for wildlife vocalizations. The survey was conducted with the aid of 8x or 10x power binoculars. The listed wildlife species surveyed for included, but were not limited to, gopher tortoise (Gopherus polyphemus), Eastern indigo snake (Drymarchon corais couperi), RCW, wood stork, Big Cypress fox squirrel (Sciurus niger avicennia), and Florida panther. The listed plant species surveyed for included species typical to forested upland and wetland habitats in this geographical region, as well as listed epiphytes and terrestrial orchids common in Southwest Florida. 3.0 RESULTS 3.1 Literature Review The literature search found no documented occurrences for listed wildlife species on the Project site (Figure 3). The closest documented bald eagle nest is an unnumbered nest located approximately 20 feet north of the northern property boundary. The nest was discovered during a December 2018 site visit and is located in a live slash pine (Pinus elliottii) tree. The location of the nest and the USFWS eagle protection zones are depicted in Figure 4. Bald eagles are not a state or federally-listed species; however, they are protected under the Bald and Golden Eagle Protection Act. No RCW colonies or cavity trees are documented on the Project site, per the FWCC’s database (Figure 3). The closest documented RCW location is located approximately 0.25 mile west of the Project site. This location and the others documented west of Collier Boulevard are considered relic or historic locations, as there are no currently known active cavity trees west of Collier Boulevard, based on PAI’s survey experience in 9.A.1.f Packet Pg. 184 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) E4-3 this region over the last 20 years. The RCW is a state and federally-listed endangered species. The Project site is located within the 30± kilometer (18.6± miles) Core Foraging Area (CFA) of one documented wood stork rookery (No. 619018) (Figure 5). The wetlands within the proposed development limits are predominantly infested with exotic vegetation including torpedograss (Panicum repens), spermacoce (Spermacoce verticillata), and earleaf acacia (Acacia auriculiformis). As such, the property’s foraging potential is rather poor. The wood stork is a state and federally-listed threatened species. No Florida panther telemetry is located on the Project site; however, panther telemetry points were documented in the immediate vicinity of the Project (Figure 3). The telemetry points were from Florida panther Nos. 148 and 219 and were recorded in August 2010 and December 2013, respectively. Both panthers have since died. The property is within the Florida panther Primary Zone (Kautz et al. 2006) (Figure 6). The Florida panther is a state- and federally-listed endangered species. The Project site is located within the USFWS Florida bonneted bat (Eumops floridana) Consultation Area but outside of the USFWS Florida bonneted bat Focal Area (Figure 7). The Florida bonneted bat is a state and federally-listed endangered species. 3.2 Field Survey The field survey was conducted on October 2, 2018. Weather conditions during the survey were partly cloudy skies, with 10 to 15 miles per hour easterly winds, and temperatures in the upper 80s to low 90s. The field survey identified no listed wildlife or plant species on the Project site (Figure 2). No listed species were documented utilizing the Project site during the October 2018 survey. During a December 2018 site visit, a bald eagle nest was discovered approximately 20 feet north of the northern property boundary (Figure 4). 4.0 SUMMARY The literature search and review of agency databases found no documented occurrences for listed species on the Project site. The Project site is located within the Primary Zone for the Florida panther and is located within one documented wood stork colony CFA. The Project is located within the consultation area for the RCW and the Florida bonneted bat. The October 2, 2018 field survey documented no listed species within the Project limits. In December 2018, an active bald eagle nest was documented approximately 20 feet north of the Project. This is a previously undocumented nest location. Prior to the initiation of construction activities, the developer will coordinate with Collier County, the USFWS, and the FWCC with respect to the newly identified bald eagle nest regarding applicable guidelines and permitting requirements as described in the FWCC Bald Eagle Management Plan Handbook (FWCC 2010) and the USFWS National Bald Eagle Management Guidelines (USFWS 2007). 9.A.1.f Packet Pg. 185 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) E4-4 5.0 REFERENCES Florida Fish and Wildlife Conservation Commission. 2010. Bald Eagle Management Plan Handbook. Tallahassee, Florida. Florida Fish and Wildlife Conservation Commission. 2017. Florida’s Endangered and Threatened Species. Official Lists, Bureau of Non-Game Wildlife, Division of Wildlife. Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida. Kautz, R., R. Kawula, T. Hoctor, J. Comiskey, D. Jansen, D. Jennings, J. Kasbohm, F. Mazzotti, R. McBride, L. Richardson, K. Root. 2006. How much is enough? Landscape-scale conservation for the Florida panther. Biological Conservation, Volume 130, Issue 1, Pages 118-133 Logan, Todd, Andrew C. Eller, Jr., Ross Morrell, Donna Ruffner, and Jim Sewell. 1993. Florida Panther Habitat Preservation Plan South Florida Population. U.S. Fish and Wildlife Service; Gainesville, Florida. Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission, Tallahassee, Florida. U.S. Fish and Wildlife Service. 1987. Habitat Management Guidelines for the Bald Eagle in the Southeast Region. U.S. Fish and Wildlife Service. 2007. National Bald Eagle Management Guidelines. 9.A.1.f Packet Pg. 186 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) REVIEWED BY DRAWN BY REVISED DAT E DAT E DAT ECCHHAARRLLEEMMAAGGNNEEBBLLVVDDAAUUGGUUSSTTAABBLLVVDDWHITAKER RDWHITAKER RD AALLBBIIRRDDVVEERR OONNAAWWAALL KK CCIIRROOUUTTEERR DDRR DDIIXXII EE DDRR HHEENNLL EEYYDDRRGAIL BLVDGAIL BLVD GGAABBRRIIEELLCCIIRRCOUNTY BARN RDCOUNTY BARN RDNEWMA N DRNEWMAN DR HHAARRDDEEEESSTTNORT H RDNORTH RD TTEEXXAASSAAVVEEGEOR GIA AVE GEOR GIA AVE COP E LNCOPE LN CREWS RDCREWS RDINDUSTRIAL BLVDINDUSTRIAL BLVDPP OO LLLLYYAAVVEEPALM DRPALM DRLE BUFFS RDLE BUFFS RDBENFIELD RDBENFIELD RDMARKLEY AVEMARKLEY AVE TT HHOOMM AASSSSOONN DDRRCCOORRSSOOBBEE LLLLOODDRRTTEERR YYLLRRDDFLORIDAN AVE FLORIDAN AVE SMITH RDSMITH RDRROO YYAA LLWWOOOODDBBLLVVDDLIVINGSTON RDLIVINGSTON RDWASHBURN AVEWASHBURN AVE KKIINNGGSSWWAAYYCCOOUUNNTTRRYYSSIIDDEEDDRRBBEECCKK BBLLVVDD 32 ND AVE SW32ND AVE SW BBAA RR EEFF OO OO TT WWI I LLLLII AAMMSSRRDDNNAAPPLLEESSHHEERRIITTAAGGEE DDRR CC LLUUBB EE SSTTAATTEESSDDRRCCEERRRROOMMAARR DDRR WWIILLDDFFLLOOWWEERRWW AA YY LLEELLYYRREESSOORRTTBBLLVVDDCCEELLEESSTTEEDDRRGGLLEENNEEAAGGLLEEBBLLVVDD GGRRAANNDDLLEELLYYDDRRSSAAIINNTTAANNDDRREEWWSSBBLLVVDD WWHHIITTEELLAAKKEEBBLLVVDD KKIINNGGSSLLAAKKEE BB LLVVDDBLACKBURN RDBLACKBURN RD SANTA BARBARA BLVDSANTA BARBARA BLVDRADIO RDRADIO RD RRAATTTTLLEESSNNAAKKEE HHAAMMMMOOCC KK RR DD DAV IS BLVDDAVIS BLVD SABAL PALM RDSABAL PALM RDCOLLIER BLVD (CR 951)COLLIER BLVD (CR 951)KKEENN TTDDRR LLAAMMBB TT OONN LLNN BB EELLVV IILL LLEEBBLLVV DD (/41 ;3EXIT101 §¨¦75 Gulf of Mexico OLDUS41SAN MARCOD R OIL W ELL R D EVERGLADES BLVD¿À951 ¿À858 ¿À837 ¿À839 ¿À846 ¿À29 (/41 §¨¦75 C O L L I E RCOLLIER L E ELEE ^^^ ^ ^ ^ ^ ^ ^ ^^ ^ ^^ ^ ^ MIAMI TAMPA NAPLES ORL ANDO KEY WEST SARASOTA PENSAC OL A FORT MY ERS VERO BEAC H LAKE PL ACID PANAMA C ITY GAIN ESVILLE TALLAHASSEE JAC KSON VI LLE DAYTONA BEACH FORT LAUD ERD ALE¶ PRO JE CT LOCATIONSEC 14, T WP 50 S, RNG 26 E FIGUR E 1. P ROJECT LOCATION MA P T.F. B.B. 10/8/18 10/8/18HAMMOCK PARK 9.A.1.f Packet Pg. 187 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) P/L~SR 951 (COLLIER BLVD)~~RATTLESNAKE HAMMOCK RD~J:\2005\05TSC1438\Hammock Park Commerce Center\2018\LSS\Figure 2 Aerial with Survey Transects.dwg Tab: 17X11-C TB Oct 25, 2018 - 2:18pm Plotted by: ThoneST.F.B.B.REVISIONS10/1/18DATEDATE10/1/18DATEDRAWING No.SHEET No.05TSC1438DATESCALE: 1" = 100'13620 Metropolis AvenueSuite 200Fort Myers, Florida 33912Phone (239) 274-0067Fax (239) 274-0069DRAWN BYDESIGNED BYREVIEWED BY HAMMOCK PARKAERIAL WITH SURVEY TRANSECTSFIGURE 2NOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'S OFFICEWITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY PER WALDROP ENGINEERING INC.DRAWING No.18-23SR.DWG DATED SEPTEMBER 26, 2018.LEGEND:SURVEY TRANSECTS9.A.1.fPacket Pg. 188Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) DRAWN BY REVIEW ED BY REVISED DATE DATE DATE                LEGEND  A  #* !H  !( A  0 0.5 1Miles ¶ FIGU RE 3. DOCUMENTED O CCURRENCES OF LISTED SPECIES D.B. R.F. 10/10/18 10/10/18HAMMOCK PARK A !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !(!( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !(!(!( !( !( !( !(!( !( !( !( !( !(!( !( !( !( !( !( !( !(!( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( 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Park (10654 : 9A.1-Hammock Park GMPA P/L~SR 951 (COLLIER BLVD)~~RATTLESNAKE HAMMOCK RD~J:\2005\05TSC1438\Hammock Park Commerce Center\2018\LSS\Figure 4 Aerial with Eagle Nest 011619.dwg Tab: 17X11-C TB Mar 26, 2019 - 11:48am Plotted by: TomFT.F.B.B.REVISIONS10/1/18DATEDATE10/1/18DATEDRAWING No.SHEET No.05TSC1438DATESCALE: 1" = 200'3620 Metropolis AvenueSuite 200Ft. Myers, FL 33912Phone (239) 274-0067Fax (239) 274-0069DRAWN BYDESIGNED BYREVIEWED BYNOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'SOFFICE WITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY PER RWA, INC. DRAWINGNo.501160003DM01.DWG DATED APRIL 2, 2008.HAMMOCK PARKAERIAL WITH BALD EAGLE NEST AND PROTECTION ZONESFIGURE 4LEGEND:APPROXIMATE LOCATIONOF BALD EAGLE NEST330' ZONE660' ZONE9.A.1.fPacket Pg. 190Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) DRAWN BY REVIEW ED BY REVISED DATE DATE DATE kj kjkj kj kj Gulf of Mexico BarronCollier 619018(Corkscrew) Sadie Cypress LI VI NGSTONRDLOGAN BLVDBIRDONRDTERRY S T CRAYTONRDR AD I O RDTHREEOAKSPKWYVANDERBILT DROI L WE L L G R A D E R D CAMP KEAIS RDD A V IS BLVDO L D US41 GOLD EN G A T E P K W Y GOODLETTEFRANKRDBO NITA BEACH RD ESTEROBLVD AIRPORT-PULLING RDGOLDE N G AT E B LV D SAN MARCO DROI L WE L L RD C OR K S C R EW RD EVERGLADES BLVD¿À849 ¿À850 ¿À951 ¿À858 ¿À837 ¿À846 ¿À29 (/41 §¨¦75 C O L L I E RCOLLIER L E ELEE 0 3 6Miles ¶         LEGEND  kj      FIGU RE 5. FLORIDA WOO D STORK NESTING COLONIES D.B. R.F . 10/9/18 10/9/18HAMMOCK PARK PROJECT LOCATION AND 18.6 MILE C ORE FO RAGING AREAS 9.A.1.f Packet Pg. 191 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Gulf of Mexico (/41B (/27 (/41 C H A R L O T T ECHARLOTTE C O L L I E RCOLLIER G L A D E SGLADES H E N D R YHENDRYLEELEE M O N R O EMONROE §¨¦75 REVIEWED BY DRAWN BY REVISED DATE DATE DATE              FIGURE 6. PANTHER ZONES WITH PANTHER FOCU S AREA D.B. R.F. 10/9/18 10/9/18HAMMOCK PARK 0 5 10Miles ¶ LEGEND       PROJECT LOCATION 9.A.1.f Packet Pg. 192 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) EXHIBIT 5 AERIAL WITH BALD EAGLE NEST AND PROTECTION ZONES 9.A.1.f Packet Pg. 193 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) P/L~SR 951 (COLLIER BLVD)~~RATTLESNAKE HAMMOCK RD~J:\2005\05TSC1438\Hammock Park Commerce Center\2018\Environmental Data Report\Exhibit 5 Aerial with Eagle Nest 011619.dwg Tab: 17X11-C TB Mar 26, 2019 - 10:19am Plotted by: TomFT.F.B.B.REVISIONS10/1/18DATEDATE10/1/18DATEDRAWING No.SHEET No.05TSC1438DATESCALE: 1" = 200'3620 Metropolis AvenueSuite 200Ft. Myers, FL 33912Phone (239) 274-0067Fax (239) 274-0069DRAWN BYDESIGNED BYREVIEWED BYNOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'SOFFICE WITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY PER RWA, INC. DRAWINGNo.501160003DM01.DWG DATED APRIL 2, 2008.HAMMOCK PARKAERIAL WITH BALD EAGLE NEST AND PROTECTION ZONESEXHIBIT 5LEGEND:APPROXIMATE LOCATIONOF BALD EAGLE NEST330' ZONE660' ZONE9.A.1.fPacket Pg. 194Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) EXHIBIT 6 AERIAL WITH ON-SITE AND ADJACENT OFF-SITE PRESERVE AREAS 9.A.1.f Packet Pg. 195 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) P/LHAMMOCK PARKMCMULLENPARCELGOOD TURN CENTERHACIENDA LAKES~RATTLESNAKE HAMMOCK RD~~CR 951 (COLLIER BLVD)~J:\2005\05TSC1438\Hammock Park Commerce Center\2018\Environmental Data Report\Exhibit 6 Aerial with On-site and Off-site Preserve Areas.dwg Tab: 11X8-C TB Mar 26, 2019 - 10:21am Plotted by: TomF SCALE: 1" = 300'DRAWN BYREVIEWED BYREVISEDT.F.B.B.12/6/18DATEDATE12/6/18DATENOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'S OFFICEWITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY PER WALDROP ENGINEERING INC.DRAWING No.18-23SR.DWG DATED SEPTEMBER 26, 2018.EXHIBIT 6. AERIAL WITH ON-SITE AND ADJACENT OFF-SITE PRESERVE AREASHAMMOCK PARKLEGEND:ON-SITE PRESERVE AREAOFF-SITE PRESERVE AREAS9.A.1.fPacket Pg. 196Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 PUBLIC FACILITIES MAP 9.A.1.f Packet Pg. 197 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) #1 #1 #2 #1#1 #1 #2#1 #2 #3 #4 #1 !H !H !H !H!H Hammock Park ¯ 0 0.8 1.6 2.4 3.2Miles 1 Mile 2 Miles 3 Miles Collier BlvdRattlesnake Hammock Rd Collier BlvdU S 41Santa Barbara BlvdU S 41 Radio Rd §¨¦75 Urban Services & Facilities MapExhibit IV.E Hammock Park Legend Hammock Park Parcel Collier County Parks Employment Nodes !H Commercial Plaza by Davis Blvd !H Hacienda Lakes Bussiness Park !H Florida SouthWestern College Center !H Physicians Regional Hospital !H Walmart Supercenter Plaza Collier County Libraries #1 South Regional Library Collier County Schools #1 Calusa Park Elementary School #2 Lely Elementary School #3 Lely High School #4 Parkside Elementary School Golden Gate Fire Department #1 Station 72 #2 Station 75 Collier County Sheriff #1 East Naples Substation Dist 3 Physicians Regional - Collier Blvd #1 Physicians Regional - Collier Blvd Collier County EMS #1 Medic 25 #2 Medic 75 (Housed at FD Station 75) BusStop #1 BusStop Route17 9.A.1.f Packet Pg. 198 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 PUBLIC FACILITIES 9.A.1.f Packet Pg. 199 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Public Facilities Analysis Page 1 of 3 Hammock Park GMPA Exhibit V.E Public Facilities Level of Service Analysis Revised March 2019 The proposed text amendment is site-specific and only applies to the northeast corner of Mixed Use Activity Center #7, specifically the Hammock Park PUD. The Hammock Park CPUD currently permits up to 160,000 square feet of commercial uses on approximately 19 acres. The GMPA proposes to add a maximum of 265 multi-family (apartment) dwelling units with a maximum of 148,500 square feet of commercial, so as not to exceed the existing trip count for the currently approved 160,000 square feet of commercial uses. The following public facilities analysis evaluates the project impacts on potable water, wastewater, drainage, parks, schools, roadways, fire/EMS, and solid waste. The source for the LOS information is the 2018 AUIR). 1. POTABLE WATER Adopted Level of Service Standard = 150 GPD/person/day for Collier County Utilities Existing Demand: None Total Existing Demand: 0 GPD Proposed Demand: Multi-family 265 DU x 150 GPD x 2.5 x 1.3 = 129,188 GPD Total Proposed Demand: 129,188 GPD Permitted Capacity: 52.75 MGD Required Plant Capacity FY24: 44.8 MGD The proposed GMP amendment results in an increased potable water demand of 129,188 GPD. The property is located within the Collier County potable water service area. The County has existing plant capacity of approximately 48.75 MGD. The proposed addition of 265 multi-family dwelling units will not create any LOS issues in the 5-year planning horizon. This Project will have no significant impact on the potable water system and capacity is available in Collier County. 9.A.1.f Packet Pg. 200 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Public Facilities Analysis Page 2 of 3 2. SANITARY SEWER Adopted Level of Service Standard = 150 GPD/person/day Existing Demand: None Total Existing Demand: 0 GPD Proposed Demand: Multi-family 265 DU x 100 GPD x 2.5 X 1.5 = 99,375 GPD Total Proposed Demand: 99,375 GPD Permitted Capacity: 16.0 MGD Required Plant Capacity FY24: 16.0 MGD The proposed GMP amendment results in an increased sanitary sewer demand of 99,375 GPD. The subdistrict is located in the South Sewer Service Area of the Collier County Water/Sewer District. This Project will have no significant impact on the Collier County Regional Sewer System. 3. ARTERIAL AND COLLECTOR ROADS Please refer to the Traffic Impact Statement for discussions of the project’s impact on level of service for arterial and collector roadways within the project’s radius of development influence. 4. DRAINAGE The County has adopted a LOS standard for private developments which requires development to occur consistent with water quantity and quality standards established in Ordinances 74-50, 90-10, 2001-27, and LDC Ordinance 2004-41, as may be amended. The single project within the proposed subdistrict has been issued a surface water management permit by the South Florida Water Management District which has established criteria for the volume of water stored on site as well as the quality of the water which may be discharged from the site. The development within the subdistrict is consistent with the County LOS standards. 5. SOLID WASTE The adopted LOS for solid waste is two years of lined cell capacity at the previous 3-year average tons per year disposal rate and 10 years of permittable landfill capacity of the disposal rate. Existing Demand: Retail 160,000 SF x 5 lbs./1,000 SF = 800 lbs./day x 365 = 292,000 lbs./year or 292 tons/year 9.A.1.f Packet Pg. 201 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park GMPA Public Facilities Analysis Page 3 of 3 Total Existing Demand: 292,000 lbs./year Proposed Demand: Retail 148,500 SF x 5 lbs./1,000 SF = 500 lbs./day x 365 = 271,013 lbs./year or 271 tons/year Multi-family 265 DU x 0.54 tons per person x 2.4 = 343.44 tons Total Proposed Demand: 614,453 lbs./year The proposed GMP amendment results in an increased solid waste demand of 322,453 lbs. a year. Current landfill capacity in 2018 is anticipated to be 18,710,256 tons. There are no current capacity issues, and none are anticipated through the year 2069. 6. Parks: Community and Regional The proposed 265 multi-family dwellings will pay park impact fees to mitigate for their impacts on this public facility. No adverse impacts to Community or Regional Parks result from the amendment of the subdistrict. 7. Schools The proposed 265 multi-family dwellings will pay school impact fees to mitigate for their impacts. No adverse impacts to schools result from the amendment to this subdistrict. 8. Fire Control and EMS The proposed project lies within the Greater Naples Fire and Rescue District. The Greater Naples Fire and Rescue District - Station #23 is located at 6055 Collier Blvd., which is approximately 4.5 miles from the property boundary. No significant impacts to Fire Control level of service are anticipated due to the proposed project. Estimated impact fees for EMS and fire would be determined at time of SDP based on each unit. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; North Collier Fire and Rescue District - Station #23 6055 Collier Blvd. Collier County Sheriff North Naples Substation 8075 Lely Cultural Pkwy. 9.A.1.f Packet Pg. 202 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 APARTMENT MARKET NEEDS ANALYSIS 9.A.1.f Packet Pg. 203 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) APARTMENT MARKET NEEDS ANALYSIS FOR HAMMOCK PARK AT THE NE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD COLLIER COUNTY, FLORIDA October 22, 2018 Prepared for Wilton Land Company, LLC C/O Mr. David Torres 7742 Alico Road Fort Myers, FL 33912 Prepared by Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid Drive Naples, Florida 34102 (239) 269-1341 Ree-i.com 9.A.1.f Packet Pg. 204 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 1 Background The Wilton Land Company (“Applicant”) is proposing a site-specific text amendment to the Collier County (“County”) Future Land Use Element, Mixed Use Activity Center #7 to allow for up to 265 multi-family dwelling units (limited to rental apartments) with the Hammock Park project, along wit the existing permitted commercial uses. The Hammock Park subject property (“Property”) comprises 19+/- acres and is generally located at the northeast corner of Collier Boulevard (CR 951) and Rattlesnake Hammock Road in unincorporated Collier County, Florida. The Property is designated within the Urban Commercial District, Mixed Use Activity Center #7, and Urban Residential Fringe (URF) future land use designations. The Property is zoned Commercial Planned Unit Development (CPUD) pursuant to Ordinance 07-30. The CPUD allows up to 160,000 square feet of commercial uses, including commercial retail and office. The Property is currently undeveloped and partially vegetated. The proposed text amendment will allow for build-out of this quadrant of an arterial intersection and activity center node with a compact, mixed-use project that provides for market-rate rental housing in close proximity to available public infrastructure, goods, services and employment. The Applicant has requested an apartment market study from Real Estate Econometrics, Inc. (“Consultant”) to accompany the application. The apartment market study is comprised of four parts; the site assessment, the supply component, the demand component and the supply/demand comparison analysis. (Rest of Page left Intentionally Blank) 9.A.1.f Packet Pg. 205 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 2 1.0 Site Assessment 1.1 Subject Property Attributes The Subject Property is located on the north side of Rattlesnake Hammock Road and the east side of Collier Boulevard (County Road 951) approximately three and a half miles south of Interstate 75 in Section 14 – Township 50 – Range 26. An aerial locator photo in Figure 1.1.1 is followed by a summary of the Subject Property’s legal, location, zoning, and land use attributes obtained from the Collier County Property Appraiser website. Figure 1.1.1 Source: Collier County Property Appraiser 9.A.1.f Packet Pg. 206 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 3 Source: Collier County Property Appraiser 2.0 Market Area 2.1 Market Area Definition During the pre-application meeting for the Subject Site, County Staff indicated that the apartment needs analysis market area should follow the urban services boundary area which is a mile east of Collier Boulevard (CR 951) and would include all of the urban area of the County. The Consultant utilized the ESRI Business Analyst GIS program to calculate the boundaries of the Subject Site’s market area. Figure 2.2.1 below depicts the market area from the Subject Property. 9.A.1.f Packet Pg. 207 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 4 Figure 2.2.1 Subject Property Market Area Source: ESRI ArcGIS Business Analyst Mapping System 9.A.1.f Packet Pg. 208 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 5 2.2 Market Area Demographic Detail Table 2.2.1 below shows the 2010 U.S. Census demographic profile of the population that lives within the 282 square-mile market area of the subject site. The remaining 2010 U.S. Census data can be found in Appendix A. It is important to note that the U.S. Census Bureau uses the Decennial Census as the basis for issuing their annual American Community Survey census data that is used in the demand section of this report. The 2018 ACS report was the most recent data source available at the time of this report. Table 2.2.1 Source: ESRI and U.S. Census Bureau 9.A.1.f Packet Pg. 209 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 6 Also important to the development of this apartment project is the location of businesses and subsequent employment centers located near the subject site. Figure 2.2.1 below shows businesses near the subject site with 50 or more employees that would benefit from having residential offerings available to their employees. Figure 2.2.1 Despite an economy that relies a great deal on real estate, construction and tourism, the industry mix for the Naples MSA is not severely out of line with U.S. averages. The shares of employment devoted to the Trade, Transportation & Utilities; Financial Activities; Information; and Education & Health Services industries are within about 100 basis points (“bps”) of the national norms. Figure 2.2.2 on the next page shows the industry mix within the Naples Metropolitan Statistical Area (“MSA”). 9.A.1.f Packet Pg. 210 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 7 The largest differences from the national norms are in Leisure & Hospitality (+939 bps); Manufacturing (-592 bps); Professional & Business Services (-284 bps); Other Services (+249 bps); and Government (-596 bps). Given the number of wealthy retirees who make Naples at least their winter home, it is not surprising to see larger shares of employment in industries that cater to this population. Although the share of Health Services was not significantly different from the U.S. share, it has increased by about 200 bps since 1996. The increase of industries outside of construction and leisure/hospitality will continue to diversify the market economy and will continue to increase the median income leading to an increase in the demand for apartment living as a residential choice. Although the nearby employment hubs will provide a source of future residents, the demographics trends and lifestyle choices will also determine the subject site’s demand potential. 3.0 MARKET ANALYSIS 3.1 Market Area Supply Shown on the next page is a map and table of existing and future apartment complexes located in Collier County. 9.A.1.f Packet Pg. 211 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 8 Source: Collier County Comprehensive Planning Section 9.A.1.f Packet Pg. 212 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9 The previous map shows a mixture of subsidized and market rate apartment complexes. For purposes of this study, the subsidized apartment complexes were removed along with the apartment complexes east of the urban services boundary located 1 mile east of Collier Boulevard/CR 951 including Ave Maria and Immokalee. 3.2 Market Rate Apartments Market rate apartments were the first developed in the county, with subsidized housing starting in the late 1980’s to accommodate the increasing employment for hotels and other hospitality related industries. There is a total of 5,579 market rate rental units in Collier County which accounts for 46.32% of the total. The increase in market rate apartment supply of 3- and 4-bedroom units did not begin until 2000 when the availability of affordable family accommodations was restricting due to rapidly rising home prices. Home prices are still on the rise, which continues to create a demand for the larger market rate apartment units. Most of the market rate rental apartment communities are located on major arterial roadways allowing for easy access to a wider market area. Market rate rental apartment complexes prefer to be located closer to employment centers, entertainment venues and other support facilities to attract tenants. Average occupancy rate for market rate apartments has been hovering just above 95% for the past five years, which is indicative of a very tight under-supplied rental market. Table 3.2.1 on the next page shows the market rate apartment complexes that are used in this report. (Rest of Page left Intentionally Blank) 9.A.1.f Packet Pg. 213 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 10 Table 3.2.1 Collier County Market Rate Apartment Complexes County Map ID Apartment Complex Address Units Acres Density 2 Belvedere 260 Quail Forest Blvd Naples 162 14.87 10.89 3 Berkshire Reserve 3536 Winifred Row Ln Naples 146 11.53 12.66 5 Brittany Bay I & II 14815 Triangle Bay Dr Naples 392 13.06 30.02 6 Bryn Mawr 7701 Davis Blvd Naples 240 11.55 20.78 12 Ibis Club 8210 Ibis club Dr Naples 134 14.62 9.17 14 La Costa 3105 La Costa Cir Naples 276 31.01 8.90 15 Laguna Bay 2602 Fountain View Cir Naples 363 38.19 9.51 16 Malibu Lakes 2115 Malibu Lakes Cir Naples 356 9.88 36.03 18 Naples 701 3531 Plantation Way Naples 188 11.81 15.92 19 Naples Place I-III 4544 Sunset Rd Naples 160 12.21 13.10 21 Northgate Club 4300 Atoll CT Naples 120 9.99 12.01 22 Oasis - Arbor Walk 2277 Arbour Walk Cir Naples 216 10.82 19.96 25 River Reach 2000 River Reach Dr Naples 556 50.15 11.09 28 San Marino-Aventine 9300 Marino Cir Naples 350 38.96 8.98 29 Shadowood Park 6475 Sea Wolf Ct Naples 96 16.95 5.66 33 Summer Wind-Arium Gulfshore 5301 Summerwind Dr Naples 368 28.05 13.12 36 Waverley Place 5300 Hemingway Ln Naples 300 27.42 10.94 40 Aster Lely Resort 8120 Acacia ST Naples 308 17.79 17.31 41 Sierra Grande 6975 Sierra Club Cir Naples 270 18.1 14.92 46 Orchid Run 10991 Lost Lake Dr Naples 282 21.91 12.87 66 Milano Lakes 418400700 Naples 296 23.65 12.52 5,579 432.52 14.59 Source: Collier County Comprehensive Planning Section The average density per acre of the market rate apartment complexes is 14.59 apartments per acre. The proposed Project’s density will be 13.25 apartments per acre, which is right in line with previously approved and built market rate apartments. Apartment complexes in the approval and development process must also be considered on the supply side of the supple/demand calculation. Table 3.2.2 on the next page shows the apartment complexes that are currently in the development process pipeline. There are currently 3,473 apartment units in the Collier County approval and development process pipeline. 9.A.1.f Packet Pg. 214 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 11 Table 3.2.2 Collier County Pipeline Market Rate Apartment Complexes County Map ID Apartment Complex Parcel ID Units 62 Springs at Sabal Bay 71750000402 340 64 Inspira at Lely Resort 53570120027 304 65 Journey's End 736200103 483 67 Briarwood Apartment 24767504003 320 68 Legacy Naples New Hope Ministries 399760006 304 69 Addison Place 188360002 240 70 Pine Ridge Commons 240280606 375 71 I-75/Alligator Alley PUD 21968000121 425 72 Courthouse Shadows PUD 28750000523 300 73 Livingston Rd/GG Parkway Residential Subdistrict 38100120001 382 3,473 Source: Collier County Comprehensive Planning Section The total apartment unit supply in Collier County is currently 9,052 using both the existing apartments and approved apartments in process. The aging of market rate apartments must also be considered. Over 50% of the market rate apartments in Collier County are more than 20 years old. A national report by Apartmentlist.com noted that the balance of new and old units affects the rents being charged. The report stated the percentage of rental units less than 10 years old is at an all time low in the Naples area. The report also shows that rentals over 30 years old increased 33% from 2000 to 2016 while buildings aged out so that the share of rentals 10 years old or less declined by 26%. The result of the study is that the cost of renting a house or apartment isn’t likely to go down in older units until there are enough new ones coming into the market to replace them. Note Appendix C where the report was noted in the Naples Daily News editorial September 7, 2018. The Chart on the next page shows the number of apartment units that were brought on line by year in Collier County since 1975. 9.A.1.f Packet Pg. 215 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 12 Chart 3.2.1 Apartments Built by Year in Collier County 3.3 Source: Collier County Property Appraiser Market Area Demand The first step in determining market demand is to start with the current population of the apartment market area. The market area covers many Collier County planning areas and bisects a few of them. So in order to determine an accurate population forecast for the apartment market area, the Consultant utilized the American Community Survey (“ACS”) which is the annual update to the 2010 Census performed the by the US Census Bureau. The ACS is an ongoing survey that provides vital information on a yearly basis about our nation and its people. Information from the survey generates data that help determine how more than $675 billion in federal and state funds are distributed each year. Table 3.3.1 on the next page is the 2018 Collier County housing profile. This table is the updated ACS survey for the 282.5 square mile market area. It shows the current population for this market area is 284,220. The ACS survey also estimates the same data in the report for 2023, which matches the County’s 5-year planning horizon. ACS estimates that the market area population will be 308,530 in 2023. The census annual percent growth of 1.65 % was used to calculate the annual population from 2018 to 2023. 0 100 200 300 400 500 600 700 1975 1986 1988 1989 1990 1991 1995 1998 2000 2001 2002 2014 2015 Total Apartment Units Built by Year 9.A.1.f Packet Pg. 216 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 13 Table 3.3.1 2018 Collier County Housing Profile Source: U.S. Census Bureau Table 3.3.1 also shows that the percent of renter occupied housing units is 19.1% in 2018 and falls to 17.7% in 2023. That is a reduction of 0.3% annually and is used in the calculation of the market area demand. Table 3.3.2 on the next page establishes the household income and corresponding monthly rental payment. The median household income in Collier County is $63,202. The table shows the income ranges that are used in the calculation of demand. 9.A.1.f Packet Pg. 217 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 14 Table 3.3.2 Monthly Rental Payment Calculations Median Household Income: $63,202 Household Income Monthly Household Income Monthly Rental Payment @ 30% $30,000 $2,500 $750 40,000 3,333 1,000 50,000 4,167 1,250 60,000 5,000 1,500 63,202 5,267 1,580 70,000 5,833 1,750 80,000 6,667 2,000 90,000 7,500 2,250 100,000 8,333 2,500 Source: The Consultant The percent of households by income is shown in Table 3.3.3 on the next page. The percentage of households in the $30,000 to $100,000 range ranges from the current 69.4% to 63.2% in 2023. That is a reduction of 1.24% annually and is used in the calculation of the market area demand. (Rest of Page left Intentionally Blank) 9.A.1.f Packet Pg. 218 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 15 Table 3.3.4 Apartment Study Market Area Demographic and Income Profile Source: U.S. Census Bureau 9.A.1.f Packet Pg. 219 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 16 Table 3.3.5 below shows the renter-occupied housing units by contract rent. The number of units in the $800 to $1,999 range is 20,725. That is 70.11% of the 29,559 total cash rent units and is used in the calculation of the apartment market area demand. That data range is highly reliable data according to ACS. Table 3.3.5 Apartment Study Market Area Housing Summary Source: U.S. Census Bureau 9.A.1.f Packet Pg. 220 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 17 Table 3.3.6 below shows the apartment study market area demand calculation using the date points previously explained in Tables 3.3.1 through 3.3.5. The population is increased annually. The percent of rental households were reduced annually and multiplied with the corresponding annual households to obtain the annual rental households. The rental households were then multiplied by the percentage of households with incomes in the $30,000 to $90,000 range. That calculation establishes the annual demand for market rate rental housing units in the market area. That annual number is then multiplied by the percent of rental units with rents in the $800 to $1,999 range to establish the demand for market rate apartment units. That demand is slowly declining over the next five years. Table 3.3.6 Apartment Study Market Area Demand Calculation Year Population Total Households Percent Rental Rental Households % With Income $30k-$99k Annual Demand % of Units with rent $800-$1,900 Unit Demand 2018 284,220 127,052 19.1% 24,267 69.4% 16,841 70% 11,789 2019 289,082 129,286 18.8% 24,332 68.2% 16,584 70% 11,609 2020 293,944 131,519 18.5% 24,384 66.9% 16,318 70% 11,422 2021 298,806 133,753 18.3% 24,423 65.7% 16,041 70% 11,229 2022 303,668 135,986 18.0% 24,450 64.4% 15,756 70% 11,029 2023 308,530 138,220 17.7% 24,465 63.2% 15,462 70% 10,823 Sources: U.S. Census Bureau and the Consultant Table 3.3.7 on the next page shows the same market area demand calculation from Table 3.3.6 above and adds the existing market rate apartments shown in Table 3.2.1 and the future apartment complexes in the planning and development process. The Table establishes that there is a current deficit of 2,737 market rate apartments in the market area and falling to a deficit of 1,771 market rate apartments in 2023. 9.A.1.f Packet Pg. 221 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 18 Table 3.3.7 Apartment Study Market Area Supply – Demand Analysis Year Population Total Households Percent Rental Rental Households % With Income $30k- $99k Annual Demand % of Units with rent $800- $1,900 Unit Demand Market Supply Surplus/Deficit Units 2018 284,220 127,052 19.1% 24,267 69.4% 16,841 70% 11,789 9,052 -2,737 2019 289,082 129,286 18.8% 24,332 68.2% 16,584 70% 11,609 9,052 -2,557 2020 293,944 131,519 18.5% 24,384 66.9% 16,318 70% 11,422 9,052 -2,370 2021 298,806 133,753 18.3% 24,423 65.7% 16,041 70% 11,229 9,052 -2,177 2022 303,668 135,986 18.0% 24,450 64.4% 15,756 70% 11,029 9,052 -1,977 2023 308,530 138,220 17.7% 24,465 63.2% 15,462 70% 10,823 9,052 -1,771 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant Adding the proposed 265 proposed apartment units to the market supply (the units would most likely be added in 2021) will still show a significant deficit of market rate rental units in the horizon year of 2023 as shown in Table 3.3.7 below. Table 3.3.7 Apartment Study Market Area Supply – Demand Analysis with Subject Property Units Included Year Population Total Households Percent Rental Rental Households % With Income $30k- $99k Annual Demand % of Units with rent $800- $1,900 Unit Demand Market Supply Market Supply with Subject Property Surplus/Deficit Units 2018 284,220 127,052 19.1% 24,267 69.4% 16,841 70% 11,789 9,052 9,052 -2,737 2019 289,082 129,286 18.8% 24,332 68.2% 16,584 70% 11,609 9,052 9,052 -2,557 2020 293,944 131,519 18.5% 24,384 66.9% 16,318 70% 11,422 9,052 9,052 -2,370 2021 298,806 133,753 18.3% 24,423 65.7% 16,041 70% 11,229 9,052 9,317 -1,912 2022 303,668 135,986 18.0% 24,450 64.4% 15,756 70% 11,029 9,052 9,317 -1,712 2023 308,530 138,220 17.7% 24,465 63.2% 15,462 70% 10,823 9,052 9,317 -1,506 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant 4.0 CONCLUSIONS 4.1 The Consultant used all of the data and analysis in the previous sections to determine that the total supply of market rate apartments will still be significant in the horizon year of 2023. The analysis also shows that with the addition of the Project’s proposed apartment units, there will still be a deficit of 1,922 units in the year 2021 as highlighted in Table 3.3.7 above. That is very close to the 2021 1,900-deficit number that the County Staff calculated for 2021 and as reported in the Brent Batten article in Appendix C. 9.A.1.f Packet Pg. 222 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 19 APPENDICIES 9.A.1.f Packet Pg. 223 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 20 Appendix A 9.A.1.f Packet Pg. 224 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 21 9.A.1.f Packet Pg. 225 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 22 9.A.1.f Packet Pg. 226 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 23 9.A.1.f Packet Pg. 227 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 24 Appendix B 9.A.1.f Packet Pg. 228 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 25 9.A.1.f Packet Pg. 229 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 26 Appendix C 9.A.1.f Packet Pg. 230 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 MASTER SITE FILE LETTER 9.A.1.f Packet Pg. 231 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 500 South Bronough Street • Tallahassee, FL 32399-0250 • www.flheritage.com/preservation/sitefile 850.245.6440 ph | 850.245.6439 fax | SiteFile@dos.state.fl.us This record search is for informational purposes only and does NOT constitute a project review. This search only identifies resources recorded at the Florida Master Site File and does NOT provide project approval from the Division of Historical Resources. Contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333 for project review information. October 17, 2018 Lindsay Felice Robin, MPA Project Planner CIVIL ENGINEERING | PLANNING | LANDSCAPE ARCHITECTURE Direct: E: lindsay.robin@waldropengineering.com Office: P: (239) 405-7777 | F: (239) 405-7899 In response to your inquiry on October 17, 2018, the Florida Master Site File lists no archeological sites and no other cultural resources located at the designated area at the Hammock Park, Collier County, Florida T50S R26E Section 14 as submitted with search request When interpreting the results of this search, please consider the following information: • This search area may contain unrecorded archaeological sites, historical structures or other resources even if previously surveyed for cultural resources. • Federal, state and local laws require formal environmental review for most projects. This search DOES NOT constitute such a review. If your project falls under these laws, you should contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333. Please do not hesitate to contact us if you have any questions regarding the results of this search. Sincerely, Eman M. Vovsi, Ph.D. Data Base Analyst Florida Master Site File Eman.Vovsi@DOS.MyFlorida.com 9.A.1.f Packet Pg. 232 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 500 South Bronough Street • Tallahassee, FL 32399-0250 • www.flheritage.com/preservation/sitefile 850.245.6440 ph | 850.245.6439 fax | SiteFile@dos.state.fl.us 9.A.1.f Packet Pg. 233 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) CR01165 CR00878 CR011 64 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX,Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community 9.A.1.f Packet Pg. 234 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 ADDRESSING CHECKLIST 9.A.1.f Packet Pg. 235 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 ADDRESSING CHECKLIST Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Division at 239-252-5724 or submit in person to the Addressing Section at the above address. Form must be signed by Addressing personnel prior to pre-application meeting, please allow 3 days for processing. Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section. PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type) BL (Blasting Permit) BD (Boat Dock Extension) Carnival/Circus Permit CU (Conditional Use) EXP (Excavation Permit) FP (Final Plat LLA (Lot Line Adjustment) PNC (Project Name Change) PPL (Plans & Plat Review) PSP (Preliminary Subdivision Plat) PUD Rezone RZ (Standard Rezone) SDP (Site Development Plan) SDPA (SDP Amendment) SDPI (Insubstantial Change to SDP) SIP (Site Im provement Plan) SIPI (Insubstantial Change to SIP) SNR (Street Name Change) SNC (Street Name Change – Unplatted) TDR (Transfer of Development Rights) VA (Variance) VRP (Vegetation Removal Permit) VRSFP (Vegetation Removal & Site Fill Permit) OTHER LEGAL DESCRIPT ION of subject property or properties (copy of lengthy description may be attached) FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) STREET ADDRESS or ADDRESSES (as applicable, if already assigned) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way PROPOSED PROJECT NAME (if applicable) SDP - or AR or PL # SURVEY (copy - needed only for unplatted properties) CURRENT PROJECT NAME (if applicable) Rev. 6/9/2017 Page 1 of 2 9.A.1.f Packet Pg. 236 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Please Return Approved Checklist By: Email Personally picked up Applicant Name: Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Division. FOR STAFF USE ONLY Folio Number Folio Number Folio Number Folio Number Folio Number Folio Number Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED Fax Email/Fax:Phone: Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) Rev. 6/9/2017 Page 2 of 2 9.A.1.f Packet Pg. 237 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Print Tax Bills Change of Address   Parcel No 00416720000 Site Address 8530 COLLIER BLVD Site City NAPLES Site Zone *Note 34114 Name / Address WILTON LAND COMPANY LLC 206 DUDLEY RD City WILTON State CT Zip 06897 Map No. Strap No. Section Township Range Acres  *Estimated 5B14 000100 005 5B14 14 50 26 18.99 Legal 14 50 26 S1/2 OF SW1/4 OF SW1/4 LESS R/W, AND W80FT OF S1/2 OF SE1/4 OF SW1/4, LESS THAT PORTION FOR R/W AS DESC IN OR 4336 PG 3681, AND N30FT OF N1/2 OF NW1/4 OF NW1/4 OF SEC 23-50-26 LESS R/W Millage Area 39 Millage Rates *Calculations Sub /Condo 100 ACREAGE HEADER School Other Total Property Summary Property Detail Sketches Trim Notices Page 1 of 1Details 9/6/2018http://www.collierappraiser.com/main_search/recorddetail.html?sid=127729460&Map=No&FolioNum=0041... 9.A.1.f Packet Pg. 238 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) LOCATION MAP 9.A.1.f Packet Pg. 239 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 WARRANTY DEED 9.A.1.f Packet Pg. 240 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 241 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 242 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 243 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 244 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 245 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 LIST IDENTIFYING ALL PROPERTY OWNERS & PARTIES OF THE CORPORATION 9.A.1.f Packet Pg. 246 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Department of State /Division of Corporations /Search Records /Detail By Document Number / Document Number FEI/EIN Number Date Filed State Status Detail by Entity Name Florida Limited Liability Company WILTON LAND COMPANY, LLC Filing Information L09000066780 27-0590349 07/10/2009 FL ACTIVE Principal Address 206 DUDLEY ROAD WILTON, CT 06897 Mailing Address 206 DUDLEY ROAD WILTON, CT 06897 Registered Agent Name & Address COLEMAN, YOVANOVICH & KOESTER, P.A. 4001 TAMIAMI TRAIL N. SUITE 300 NAPLES, FL 34103 Name Changed: 04/20/2011 Address Changed: 04/20/2011 Authorized Person(s) Detail Name & Address Title MGR GEORGE P BAUER REVOCABLE TRUST UAD 7/20/90 206 DUDLEY ROAD WILTON, CT 06897 Annual Reports Report Year Filed Date 2016 07/18/2016 2017 04/24/2017 2018 01/19/2018 DIVISION OF CORPORATIONSFlorida Department of State Page 1 of 2Detail by Entity Name 10/15/2018http://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=Entit... 9.A.1.f Packet Pg. 247 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Document Images 01/19/2018 -- ANNUAL REPORT View image in PDF format 04/24/2017 -- ANNUAL REPORT View image in PDF format 07/18/2016 -- ANNUAL REPORT View image in PDF format 03/23/2015 -- ANNUAL REPORT View image in PDF format 06/10/2014 -- ANNUAL REPORT View image in PDF format 04/15/2013 -- ANNUAL REPORT View image in PDF format 04/27/2012 -- ANNUAL REPORT View image in PDF format 04/20/2011 -- ANNUAL REPORT View image in PDF format 04/08/2010 -- ANNUAL REPORT View image in PDF format 07/10/2009 -- Florida Limited Liability View image in PDF format Florida Department of State, Division of Corporations Page 2 of 2Detail by Entity Name 10/15/2018http://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=Entit... 9.A.1.f Packet Pg. 248 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 TRAFFIC IMPACT STATEMENT 9.A.1.f Packet Pg. 249 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Traffic Impact Statement Hammock Park Growth Management Plan Amendment (GMPA) Planned Unit Development Amendment (PUDA) Collier County, Florida 04/05/2019 Prepared for: Prepared by: Waldrop Engineering, PA 28100 Bonita Grande Drive, Suite 305 Bonita Springs, FL 34135 Phone: 239-405-7777 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Phone: 239-566-9551 Email: ntrebilcock@trebilcock.biz Collier County Transportation Methodology Fee* – $500.00 Fee Collier County Transportation Review Fee* – Small Scale Study – No Fee Note – *to be collected at time of first submittal 9.A.1.f Packet Pg. 250 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 2 Statement of Certification I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. Norman J. Trebilcock, AICP, P.E. FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Company Cert. of Auth. No. 27796 9.A.1.f Packet Pg. 251 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 3 Table of Contents Project Description ......................................................................................................................... 4 Trip Generation ............................................................................................................................... 6 Background Traffic .......................................................................................................................... 8 Existing and Future Roadway Network........................................................................................... 9 Project Impacts to Area Roadway Network-Link Analysis ............................................................ 10 Site Access Turn Lane Analysis ...................................................................................................... 12 Improvement Analysis .................................................................................................................. 13 Mitigation of Impact ..................................................................................................................... 13 Appendices Appendix A: Project Conceptual Site Plan ................................................................................... 14 Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 16 Appendix C: ITE Trip Generation Calculations ............................................................................. 23 Appendix D: Collier County Transportation Element Map TR-7 – Excerpt .................................. 33 Appendix E: Turning Movement Exhibits .................................................................................... 35 9.A.1.f Packet Pg. 252 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 4 Project Description The Hammock Park project (formerly known as Hammock Park Commerce Center) is located in the northeast quadrant of the Collier Boulevard (CR 951) and Rattlesnake Hammock Road (CR 864) intersection and lies within Section 14, Township 50 South, Range 26 East, in Collier County, Florida. The subject property is approximately 18.99 acres in size. Refer to Figure 1 – Project Location Map and Appendix A: Project Conceptual Site Plan. Figure 1 – Project Location Map Currently, the subject parcel is vacant. This development was previously approved to allow up to 160,000 square feet (sf) of retail and office uses (per Collier County Ordinance #07-30). A purpose of this report is to document the transportation impacts associated with the proposed Growth Management Plan Amendment (GMPA). The proposed amendment requests to allow up to 148,500 sf of commercial uses and up to 265 multifamily dwelling units (apartments). Additionally, a Planned Unit Development Amendment (PUDA) proposes a change to the projects current zoning classification of Commercial Planned Unit Development (CPUD) with a request to rezone the property to add a maximum of 265 multi-family dwelling units as a permitted use. 9.A.1.f Packet Pg. 253 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 5 The proposed amendment would allow for this alternative mixed-use development scenario, while preserving the right to build out the project with the approved 160,000 square feet of commercial uses, depending upon market demand. For the purposes of this report, it is anticipated that the project will be a single-phase development. The traffic analysis utilizes year 2023 planning horizon for buildout conditions. Traffic generation associated with the proposed development is evaluated generally based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition and ITE Trip Generation Handbook, 3rd Edition. In agreement with ITE Land Use Code (LUC) descriptions, the ITE land use designations are illustrated in Table 1. Consistent with the previously approved Traffic Impact Statement (TIS) entitled “Hammock Park Commerce Center” dated September 7, 2006, the ITE Retail LUC 820 – Shopping Center is utilized to model the commercial land uses. Table 1 Development Program – ITE Land Use Designation Development Land Use - [SIC Code in Brackets] ITE LUC Size (ITE variable) Approved Development Parameters Commercial Retail and Office - [All PUD permitted uses typical for a shopping center as an inline/outparcel use]1,2 820 – Shopping Center 160,000 square feet Proposed Development Parameters Residential Multifamily (Apartments) - [N/A]3 220 – Multifamily Housing (Low-Rise) 265 dwelling units Commercial Retail and Office - [All PUD permitted uses typical for a shopping center as an inline/outparcel use]1,2 820 – Shopping Center 148,500 square feet Notes: 1) Refer to PUD section III 3.3A. 2) Shopping Center used as a highest and best use. Other SIC land uses may be used subject to size and trip cap limitations as applicable. 3) N/A= Not applicable. A methodology meeting was held with the Collier County Transportation Planning staff on October 18, 2018, via email [ref. Appendix B: Initial Meeting Checklist (Methodology Meeting)]. Please note that specific development parameters have changed. Proposed access points to the surrounding roadway network are depicted in the Conceptual Site Plan (Appendix A). A detailed evaluation of applicable access points – turn lane 9.A.1.f Packet Pg. 254 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 6 requirements will be performed at the time of site development permitting/platting when more specific development parameters will be made available. Trip Generation The software program OTISS (Online Traffic Impact Study Software), most current version is used to evaluate the projected trip generation for the project. The ITE equations and/or rates are used for the trip generation calculations, as applicable. The ITE – OTISS trip generation calculation worksheets are provided in Appendix C: ITE Trip Generation Calculations. The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. For this project, the software program OTISS is used to generate associated internal capture trips. The OTISS process follows the trip balancing approach as recommended in the ITE Trip Generation Handbook, 3rd Edition. As internal capture data for the weekday daily time period is not available, the daily internal capture is assumed consistent with the AM peak hour internal capture rates. Based on the Collier County TIS Guidelines recommendations, the overall internal capture rate should be reasonable and should not exceed 20%. The resulting internal capture rates associated with the proposed development for the weekday traffic, AM peak hour and PM peak hour are 1%, 1% and 18%, respectively. The pass-by trips account for traffic that is already on the external roadway network and stops at the project on the way to a primary trip destination. It should be noted that the driveway volumes are not reduced as a result of the pass-by reduction, only the traffic added to the surrounding streets and intersections. As such, pass-by trips are not deducted for operational turn lane analysis (all external traffic is accounted for). Per ITE Trip Generation Handbook, 3rd Edition traffic data, the average pass-by trip percentage for LUC 820 – Shopping Center, PM peak period is 34%. The Collier County TIS Guidelines recommend that shopping center pass-by rates should not exceed 25% for the peak hour and that the daily capture rates are assumed to be 10% lower than the peak hour capture rate. For the purposes of this report, the shopping center daily pass-by capture rate is calculated at 15%, and the associated AM and PM peak hour capture rates are capped at 25%. 9.A.1.f Packet Pg. 255 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 7 In addition, consistent with the Collier County TIS Guidelines, the approved pass-by percentage is applied to the total (external) traffic and the resulting number of pass-by trips is equally split between the inbound and outbound trips. Per FDOT’s Site Impact Handbook (Section 2.4.4) the number of pass-by trips should not exceed 10% of the adjacent street traffic. Based on our trip generation evaluation, the proposed pass- by trips do not exceed the 10% threshold. The estimated trip generation associated with the approved development parameters is illustrated in Table 2A. The traffic evaluation for the proposed GMPA/PUDA development conditions is summarized in Table 2B. Table 3 shows the estimated net new traffic volume – the difference between Table 2A and Table 2B (proposed conditions versus approved development parameters). Table 2A Trip Generation – Approved Development – Average Weekday Proposed Build-out Daily Two- Way Volume AM Peak Hour PM Peak Hour ITE Land Use Size* Enter Exit Total Enter Exit Total Shopping Center 160,000 sf 8,276 144 88 232 369 400 769 Total Traffic 8,276 144 88 232 369 400 769 Internal Capture 0 0 0 0 0 0 0 Total External 8,276 144 88 232 369 400 769 Pass-by 1,241 29 29 58 96 96 192 Net External 7,035 115 59 174 273 304 577 Note(s): *sf = square feet. Table 2B Trip Generation – Proposed GMPA/PUDA Build-out Conditions – Average Weekday Proposed Build-out Daily Two- Way Volume AM Peak Hour PM Peak Hour ITE Land Use Size* Enter Exit Total Enter Exit Total Shopping Center 148,500 sf 7,867 140 86 226 349 379 728 Multifamily Housing (Low Rise) 265 du 1,963 28 92 120 89 52 141 Total Traffic 9,830 168 178 346 438 431 869 Internal Capture 60 2 2 4 63 63 126 Total External 9,770 166 176 342 375 368 743 Pass-by 1,176 28 28 56 83 83 166 Net External 8,594 138 148 286 292 285 577 Note(s): *sf = square feet; du = dwelling units. 9.A.1.f Packet Pg. 256 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 8 In agreement with the Collier County Traffic Impact Study (TIS) guidelines, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation (net external traffic) and consistent with the peak hour of the adjacent street traffic. Based on the information contained in Collier County 2018 Annual Update and Inventory Report (AUIR), the peak hour for adjacent roadway network is PM. For the purpose of this TIS, the surrounding roadway network link concurrency analysis is analyzed based on projected PM peak hour net new external traffic generated by the proposed GMPA/PUDA project as illustrated in Table 3. Table 3 Trip Generation – Projected Net New External Traffic – Average Weekday Development PM Peak Hour* Enter Exit Total Proposed Development GMPA/PUDA 292 285 577 Current Approved Development 273 304 577 Net New External Traffic Increase/(Decrease) 19 (19) 0 Note(s): *refer to Table 2A and Table 2B. As illustrated in Table 3, transportation concurrency impacts associated with the proposed GMPA/PUDA development scenario do not exceed the traffic impacts allowed under current zoning conditions. In addition, the development should be limited to a maximum of 577 two- way PM peak hour net external trips generated at project buildout conditions. The site access turn lane analysis is evaluated based on the projected AM and PM peak hour external traffic conditions. The evaluated external two-way PM peak hour traffic associated with the proposed development is less intensive than the projected external traffic allowed under current zoning conditions. However, the inbound AM and PM peak hour traffic calculated under the proposed development scenario is higher and will be utilized in the traffic operational analyses. Background Traffic Average background traffic growth rates are estimated for the segments of the roadway network in the study area using the Collier County Transportation Planning Staff guidance of a 9.A.1.f Packet Pg. 257 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 9 minimum 2% growth rate, or the historical growth rate from peak hour peak direction volume (estimated from 2008 through 2017), whichever is greater. Another way to derive the background traffic is to use the 2018 Annual Update and Inventory Report (AUIR) volume plus the trip bank volume. The higher of the two determinations is to be used in the Roadway Link Level of Service analysis. Table 4, Background Traffic without Project illustrates the application of projected growth rates to generate the projected background (without project) peak hour peak direction traffic volume for the planning horizon year 2023. It is noted that the Rattlesnake Hammock Road segment located east of Collier Boulevard (aka Florida Sports Park Rd) is not a Collier County monitored roadway. Table 4 Background Traffic without Project (2018 - 2023) Roadway Link CC AUIR Link ID # Roadway Link Location 2018 AUIR Pk Hr, Pk Dir Background Traffic Volume (trips/hr) Projected Traffic Annual Growth Rate (%/yr)* Growth Factor 2023 Projected Pk Hr, Peak Dir Background Traffic Volume w/out Project (trips/hr) Growth Factor** Trip Bank 2023 Projected Pk Hr, Peak Dir Background Traffic Volume w/out Project (trips/hr) Trip Bank*** Collier Blvd 34.0 Davis Blvd to Rattlesnake Hammock Rd 1,660 2.0% 1.1041 1,833 506 2,166 Collier Blvd 35.0 Rattlesnake Hammock Rd to US 41 1,900 2.0% 1.1041 2,098 338 2,238 Rattlesnake Hammock Rd 75.0 Santa Barbara Blvd to Collier Blvd 530 2.0% 1.1041 586 170 700 Note(s): *Annual Growth Rate - from 2018 AUIR, 2% minimum. **Growth Factor = (1+Annual Growth Rate)5. 2023 Projected Volume= 2018 AUIR Volume x Growth Factor. ***2023 Projected Volume= 2018 AUIR Volume + Trip Bank. The projected 2023 Peak Hour – Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which is underlined and bold as applicable. Existing and Future Roadway Network The existing roadway conditions are extracted from the Collier County 2018 AUIR and the project roadway conditions are based on the current Collier County 5-Year Work Program. Roadway improvements that are currently under construction or are scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital 9.A.1.f Packet Pg. 258 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 10 Improvement program (CIP) are considered to be committed improvements. As no such improvements were identified in the Collier County 2018 AUIR, the evaluated roadways are anticipated to remain as such through project build-out. The existing and future roadway conditions are illustrated in Table 5, Existing and Future Roadway Conditions. Table 5 Existing and Future Roadway Conditions Roadway Link CC AUIR Link ID # Roadway Link Location 2018 Roadway Condition Min. Standard LOS 2018 Peak Dir, Peak Hr Capacity Volume 2023 Roadway Condition 2023 Peak Dir, Peak Hr Capacity Volume Collier Blvd 34.0 Davis Blvd to Rattlesnake Hammock Rd 6D E 3,000 (NB) 6D 3,000 (NB) Collier Blvd 35.0 Rattlesnake Hammock Rd to US 41 6D E 3,200 (NB) 6D 3,200 (NB) Rattlesnake Hammock Rd 75.0 Santa Barbara Blvd to Collier Blvd 6D E 2,900 (WB) 6D 2,900 (WB) Note(s): 2U = 2-lane undivided roadway; 4D, 6D, 8D =4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of Service. Project Impacts to Area Roadway Network-Link Analysis The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the roadway links impacted by the project, which are evaluated to determine the project impacts to the area roadway network in the future horizon year 2023. The Collier County Transportation Planning Services guidelines have determined that a project will be considered to have a significant and adverse impact if both the percentage volume capacity exceeds 2% of the capacity for the link directly accessed by the project and for the link adjacent to the link directly accessed by the project; 3% for other subsequent links and if the roadway is projected to operate below the adopted LOS standard. Based on these criteria, this project does not create any significant and adverse impacts to the area roadway network. None of the analyzed links are projected to exceed the adopted LOS standard with or without the project at 2023 future build-out conditions. Table 6, Roadway Link Level of Service illustrates the LOS impacts of the project on the surrounding roadway network. As illustrated in the Collier County Land Development Code (LDC), Chapter 6.02.02 – M.2., once traffic from a development has been shown to be less than significant on any segment using the 9.A.1.f Packet Pg. 259 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 11 Collier County TIS criterion, the development’s impact is not required to be analyzed further on any additional segments. Table 6 Roadway Link Level of Service (LOS) – With Project in the Year 2023 Roadway Link CC AUIR Link ID # Roadway Link Location 2018 Peak Dir, Peak Hr Capacity Volume Roadway Link, Peak Dir, Peak Hr (Project Vol Added)* 2023 Peak Dir, Peak Hr Volume w/Project** % Vol Capacity Impact by Project Min LOS exceeded without Project? Yes/No Min LOS exceeded with Project? Yes/No Collier Blvd 34.0 Davis Blvd to Rattlesnake Hammock Rd 3,000 (NB) N/A 2,166 0.0% No No Collier Blvd 35.0 Rattlesnake Hammock Rd to US 41 3,200 (NB) N/A 2,238 0.0% No No Rattlesnake Hammock Rd 75.0 Santa Barbara Blvd to Collier Blvd 2,900 (WB) N/A 700 0.0% No No Note(s): *N/A = not applicable; No additional trips are projected over what was previously approved. **2023 Projected Volume= 2023 background (refer to Table 4) + Project Volume added. Policy 5.1 of the Collier County Transportation Element of the Growth Management Plan (GMP) states that “the County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved.” As illustrated in Table 6 of this report there is available capacity on the analyzed surrounding roadway network to accommodate the proposed development. Therefore, the subject development is consistent with Policy 5.1 of the Transportation Element of the Collier County’s GMP. It is noted that Collier Boulevard and Rattlesnake Hammock Road facilities are Collier County designated hurricane evacuation routes as depicted in Collier County Transportation Element – Map TR - 7. For details refer to Appendix D. 9.A.1.f Packet Pg. 260 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 12 Site Access Turn Lane Analysis Proposed access points to the surrounding roadway network are depicted in the Conceptual Site Plan (refer to Appendix A: Project Conceptual Site Plan), and these access connections will be further described in future SDP, PPL or DO submittals, as applicable, to determine turn lane requirements as more accurate parameters become available. Connections to the subject project are proposed via an existing right-in/right-out access on westbound Rattlesnake Hammock Road, a proposed full movement access on westbound Rattlesnake Hammock Road and a proposed right-in/right-out access on northbound Collier Boulevard. Collier Boulevard (CR 951) is under Collier County Department of Transportation jurisdiction. This roadway is a north-south six-lane divided arterial roadway. This roadway has a posted legal speed of 50 mph and an assumed design speed of 50 mph in the vicinity of project. Based on FDOT Standard Plans Index #711-001, the minimum turn lane length is 240 feet (which includes a 50 foot taper) plus required queue. Rattlesnake Hammock Road (CR 864) is under Collier County Department of Transportation jurisdiction. This roadway is a four-lane divided no outlet roadway. This roadway has a posted legal speed of 40 mph and an assumed design speed of 45 mph in the vicinity of project. Based on FDOT Standard Plans Index #711-001, the minimum turn lane length is 185 feet (which includes a 50 foot taper) plus required queue. Project access is typically evaluated for turn lane warrants based on the Collier County Right-of- way Manual: (a) two-lane roadways – 40 vph for right-turn lane/20 vph for left-turn lane; (b) multi-lane divided roadways – right-turn lanes shall always be provided; and c) when median openings are permitted, they shall always include left-turn lanes. Turn lane lengths required at build-out conditions are analyzed based on the number of turning vehicles within the peak hour traffic. Rattlesnake Hammock Western Access: The proposed project is expected to generate 33 vph and 75 vph westbound right-turning movements during the AM and PM peak hour, respectively. A dedicated westbound right-turn lane is warranted at this location as it meets the multi-lane criterion. At the minimum, the right-turn lane should be 235 feet which includes a minimum 50 feet of storage. Rattlesnake Hammock Eastern Access: The proposed project is expected to generate 17 vph and 38 vph westbound right-turning movements during the AM and PM peak hour, 9.A.1.f Packet Pg. 261 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 13 respectively. A dedicated westbound right-turn lane is warranted at this location. At the minimum, the right-turn lane should be 210 feet which includes a minimum 25 feet of storage. The proposed project is expected to generate 66 vph and 150 vph eastbound left-turning movements during the AM and PM peak hour, respectively. A dedicated eastbound left-turn lane is warranted at this location as it meets the multi-lane criterion. At the minimum, the turn-lane should be 310 feet which includes a minimum 125 feet of storage. There is an existing approximately 350 foot left-turn lane at this location that is currently gore striped. Collier Boulevard Access: The proposed project is expected to generate 50 vph and 112 vph northbound right-turning movements during the AM and PM peak hour, respectively. A dedicated northbound right-turn lane is warranted at this location as it meets the multi-lane criterion. At the minimum, the turn-lane should be 290 feet which includes a minimum 50 feet of storage. There is an existing approximately 410 foot right-turn lane available for this proposed access. A detailed evaluation of applicable access points – turn lane requirements will be performed at the time of site development permitting/platting when more specific development parameters will be made available. Improvement Analysis Based on the link analysis and trip distribution, the proposed project is not a significant and adverse traffic generator for the roadway network at this location. There is adequate and sufficient roadway capacity to accommodate the proposed development without adversely affecting adjacent roadway network level of service. The development shall be limited to a maximum of 577 two-way PM peak hour net external trips. These trips shall be calculated based on applicable land use codes as illustrated in the ITE Trip Generation Manual in effect at the time of future development order applications. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project, as applicable. 9.A.1.f Packet Pg. 262 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 14 Appendix A Project Conceptual Site Plan 9.A.1.f Packet Pg. 263 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 15 9.A.1.fPacket Pg. 264Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 16 Appendix B Initial Meeting Checklist (Methodology Meeting) 9.A.1.f Packet Pg. 265 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 17 9.A.1.f Packet Pg. 266 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 18 9.A.1.f Packet Pg. 267 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 19 9.A.1.f Packet Pg. 268 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 20 9.A.1.fPacket Pg. 269Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 21 9.A.1.f Packet Pg. 270 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 22 9.A.1.f Packet Pg. 271 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 23 Appendix C ITE Trip Generation Calculations 9.A.1.f Packet Pg. 272 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 24 9.A.1.f Packet Pg. 273 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 25 9.A.1.f Packet Pg. 274 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 26 9.A.1.f Packet Pg. 275 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 27 9.A.1.f Packet Pg. 276 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 28 9.A.1.f Packet Pg. 277 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 29 9.A.1.f Packet Pg. 278 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 30 9.A.1.f Packet Pg. 279 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 31 9.A.1.f Packet Pg. 280 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 32 9.A.1.f Packet Pg. 281 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 33 Appendix D Collier County Transportation Element Map TR-7 – Excerpt 9.A.1.f Packet Pg. 282 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 34 9.A.1.fPacket Pg. 283Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 35 Appendix E Turning Movement Exhibits 9.A.1.f Packet Pg. 284 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 36 9.A.1.fPacket Pg. 285Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Hammock Park – GMPA/PUDA – TIS – April 2019 Trebilcock Consulting Solutions, PA Page | 37 9.A.1.fPacket Pg. 286Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 AFFIDAVIT OF COMPLIANCE – NEIGHBORHOOD INFORMATION MEETING 9.A.1.f Packet Pg. 287 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 288 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) May 16, 2019 RE: Vanderbilt Commons PUDA-PL20180003366 GMPA-PL20180003372 Dear Property Owner: Please be advised that Waldrop Engineering, P.A. on behalf of Vanderbilt Way Apartments, LLC has filed two (2) concurrent applications to Collier County. These applications seek approval of: (1) a PUD amendment for the Vanderbilt Commons Mixed Use Planned Unit Development (MPUD) to remove the requirement to provide commercial uses on the first floor of the mixed-use building on Lots 5 and 6, and add one (1) deviation relating to building perimeter plantings; AND (2) a Growth Management Plan amendment (GMPA) to allow residential uses on the first floor of buildings on Lots 5 and 6. The GMPA does not request to increase density or intensity and no changes made affect any other portion of the MPUD. The subject property totals 14.49+/- acres and is generally located immediately north of Vanderbilt Beach Road, approximately ¼ of a mile west of Collier Boulevard in unincorporated Collier County, Florida. In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held to provide you an opportunity to hear a presentation about this application and ask questions. The Neighborhood Information Meeting will be held on Monday, June 3rd, 2019 at 5:30 p.m. at the Greater Naples Fire Rescue Headquarters, 14575 Collier Blvd., Naples, FL 34119. Should you have questions prior to the meeting, please contact me directly at (239) 405-7777 ext. 2232, or lindsay.robin@waldropengineering.com. Sincerely, WALDROP ENGINEERING, P.A. Lindsay F. Robin, MPA Project Planner *Please note that Greater Naples Fire Rescue does not sponsor or endorse this program. 9.A.1.f Packet Pg. 289 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) PL20180003366500'5/7/2019Site: Vanderbilt Commons MPUD 1 NAME1 NAME2 NAME3 NAME4 NAME5 NAME67205 VANDERBILT WAY LLC PTA-CS# 5406 PO BOX 320099 ALEXANDRIA, VA 22320---0ABREU, MILAGROS PO BOX 117 KEASBEY, NJ 08832---117ALLEN, MARCUS A & MARY L 7347 ACORN WAY NAPLES, FL 34119---8091ANDREEV, BORISLAV VIOLETA ANDREEV 158 RANKIN CRES TORONTO M6P 4H9AVENOSO, DONALD G 7355 ACORN WAY NAPLES, FL 34119---0BARRIOS, HARVY E NUVIA AGUILERA DE BARRIOS 7029 AMBROSIA LN APT 606 NAPLES, FL 34119---9651BCNMD INC 2600 S DOUGLAS ROAD SUITE #510 CORAL GABLES, FL 33134---0BCNMD INC 2600 S DOUGLAS ROAD #510 CORAL GABLES, FL 33134---0BCNMD INC 2600 S DOUGLAS ROAD #510 CORAL GABLES, FL 33134---0BCNMD INC 2600 S DOUGLAS ROAD #510 CORAL GABLES, FL 33134---0BEADLE, RYAN J & TONYA 7359 ACORN WAY NAPLES, FL 34119---0BLACK BEAR RIDGE PROPERTY OWNERS ASSOCIATION INC % CARDINAL PROPERTY MGMT 4670 CARDINAL WAY STE 302 NAPLES, FL 34112---0BLACK BEAR RIDGE PROPERTY OWNERS ASSOCIATION INC % CARDINAL PROPERTY MGMT 4670 CARDINAL WAY STE 302 NAPLES, FL 34112---0BLACK BEAR RIDGE PROPERTY OWNERS ASSOCIATION INC % CARDINAL PROPERTY MGMT 4670 CARDINAL WAY STE 302 NAPLES, FL 34112---0BLACK BEAR RIDGE PROPERTY OWNERS ASSOCIATION INC % CARDINAL PROPERTY MGMT 4670 CARDINAL WAY STE 302 NAPLES, FL 34112---0BLACK BEAR RIDGE PROPERTY OWNERS ASSOCIATION INC % CARDINAL PROPERTY MGMT 4670 CARDINAL WAY STE 302 NAPLES, FL 34112---0BLACK BEAR RIDGE PROPERTY OWNERS ASSOCIATION INC % CARDINAL PROPERTY MGMT 4670 CARDINAL WAY STE 302 NAPLES, FL 34112---1900BLACK BEAR RIDGE PROPERTY OWNERS ASSOCIATION INC % CARDINAL PROPERTY MGMT 4670 CRDINAL WAY STE 302 NAPLES, FL 34112---0BLACK BEAR RIDGE PROPERTY OWNERS ASSOCIATION INC %CARDINAL PROPERTY MGMT 4670 CARDINAL WAY STE 302 NAPLES, FL 34112---0BNEI 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TEODORO-& MILDRED 5530 RIDGE XING HANOVER PARK, IL 60133---5369IGLESIAS, NARCISA 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430J & C L MAYNARD JT TRUST 7362 ACORN WAY NAPLES, FL 34119---0J L PHIPPS D D S LOVING TRUST 521 ERIE CT BOWLING GREEN, OH 43402---2745KEAGY, DOROTHY 7327 ACORN WAY NAPLES, FL 34119---0KERRY A NICI GIFTING TRUST 1185 IMMOKALEE RD STE 110 NAPLES, FL 34110---4806KUPEL, GEORGE W & MARIANNE K 7342 ACORN WAY NAPLES, FL 34119---0LANG, ANN WEBER & TIMOTHY W 4161 7TH AVE NW NAPLES, FL 34119---1521LOT 3 VANDERBILT COMMONS LLC % WELSH CO FL INC 2950 N TRAIL STE 200 NAPLES, FL 34103---0MANOO, HAROLD 1187 OLD COLONY ROAD OAKVILLE L6M1J1 POList_500_PL20180003366 9.A.1.f Packet Pg. 290 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) PL20180003366500'5/7/2019Site: Vanderbilt Commons MPUD 2 MARTIN, ROBERT E MARY ELIZABETH ROGAN 7330 ACORN WAY NAPLES, FL 34119---0MAUSEN, JOHN C ROBERT E MAUSEN 1086 FOREST LAKES DR #303 NAPLES, FL 34105---0MAUSEN, ROBERT E & GEORGINA M 4355 7TH AVE NW NAPLES, FL 34119---1525MCA PORTOFINO NAPLES LLC 5201 NW 77 AVENUE #400 MIAMI, FL 33166---0MCA PORTOFINO NAPLES LLC 5201 NW 77 AVENUE #400 MIAMI, FL 33166---0MCA PORTOFINO NAPLES LLC 5201 NW 77 AVENUE #400 MIAMI, FL 33166---0MCA PORTOFINO NAPLES LLC 5201 NW 77 AVENUE #400 MIAMI, FL 33166---0MCA PORTOFINO NAPLES LLC 5201 NW 77 AVENUE #400 MIAMI, FL 33166---0MENDAX, SCOTT 7371 ACORN WAY NAPLES, FL 34119---9611MISSION HILLS STATION LLC 11501 NORTHLAKE DRIVE CINCINNATI, OH 45249---0NAZARIAN, CHRISTINE 7060 VENICE WAY APT 3104 NAPLES, FL 34119---9626NISTOR, JOHN J & DIANE E 4331 7TH AVE NW NAPLES, FL 34119---1525NORBERTO JR, FRANK & DENNINE 7326 ACORN WAY NAPLES, FL 34119---9610NOSSEN ROBERT P & FRANCES 7335 ACORN WAY NAPLES, FL 34119---8091NUNES, NORBERTO A 3345 27TH AVE SW NAPLES, FL 34117---7141O'DONNELL, PAUL F 7358 ACORN WAY S NAPLES, FL 34119---0OZBAY, EREN 5361 CHERRY WOOD DRIVE NAPLES, FL 34119---0OZBAY, ERHAN 5361 CHERRY WOOD DRIVE NAPLES, FL 34119---0PIAZZA, SALVATORE & ANNA G 3765 HELMSMAN DR NAPLES, FL 34120---0POLLAK, LAURA E JEFFREY A PETRINITZ 7346 ACORN WAY NAPLES, FL 34119---0POPE FAMILY TRUST 7350 ACORN WAY NAPLES, FL 34119---9610PRD OWNER LLC % PROFESSIONAL RESOURCE DEV PO BOX 768 EFFINGHAM, IL 62401---0PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430 POList_500_PL20180003366 9.A.1.f Packet Pg. 291 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) PL20180003366500'5/7/2019Site: Vanderbilt Commons MPUD 3 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430 POList_500_PL20180003366 9.A.1.f Packet Pg. 292 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) PL20180003366500'5/7/2019Site: Vanderbilt Commons MPUD 4 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430R J FAY & J D FAY REV/L/TRUST 4191 7TH AVE NW NAPLES, FL 34119---1521REFERENCE ONLY FALLS OF PORTOFINO CONDOMINIUM NO 1, THEREFERENCE ONLY FALLS OF PORTOFINO CONDOMINIUM NO 2, THEREFERENCE ONLY FALLS OF PORTOFINO CONDOMINIUM NO 5, THEREFERENCE ONLY FALLS OF PORTOFINO CONDOMINIUM NO 6, THEREYES, CRISTOBAL & LOYDA 110 9TH ST SW NAPLES, FL 34117---0SCHMADER, JOHN F VIRGINIA M ELLIOTT 7323 ACORN WAY NAPLES, FL 34119---9625SHALOM, YEHIEL SAR 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430SUN, WEIYONG QIUYAN KONG 210 STOKES FARM RD FRANKLIN LAKES, NJ 07417---0SUNCOAST SCHOOLS FED CR UNION ATTN: CINDY CURTIS 6801 E HILLSBOROUGH AVE TAMPA, FL 33610---4110TABOR, DONALD J & AGNES H 4241 7TH AVE NW NAPLES, FL 34119---1523TERIMAKI LLC 175 SW 7TH STREET STE 1611 MIAMI, FL 33130---0THE FALLS OF PORTOFINO LAND TRUST I 1615 S CONGRESS AVENUE STE 200 DELRAY BEACH, FL 33435---0UNIVERSAL PROPERTY LLC 175 SW 7 STREET STE 1611 MIAMI, FL 33130---0UNIVERSAL PROPERTY LLC 175 SW 7 STREET STE 1611 MIAMI, FL 33130---0UNIVERSAL PROPERTY LLC 175 SW 7TH STREET STE 1611 MIAMI, FL 33130---0VANDERBILT COMMONS OWNERS' ASSOCIATION INC 2950 TAMIAMI TRL N #200 NAPLES, FL 34103---0VANDERBILT COMMONS I TRUST 2950 TAMIAMI TRAIL N #200 NAPLES, FL 34103---0VANDERBILT COMMONS OWNERS ASSN INC 2950 9TH STREET NORTH NAPLES, FL 34103---0VANDERBILT COMMONS OWNERS ASSN INC 2950 9TH STREET NORTH NAPLES, FL 34103---0VANDERBILT WAY APARTMENTS LLC 2950 TAMIAMI TRL N STE 200 NAPLES, FL 34103---0VANDERBILT WAY APARTMENTS LLC 2950 TAMIAMI TRL N STE 200 NAPLES, FL 34103---0VASSAR, ROBERT A & ANGELA C 7343 ACORN WAY NAPLES, FL 34119---9611VIGILANTE, ANTHONY KATHLEEN WHITE-VIGILANTE 7319 ACORN WAY NAPLES, FL 34119---0VIVAS, NEOMI FREDDY VIVAS JACOB AGAY 1669 DIPLOMAT DR MIAMI, FL 33179---6404WEILAND, JAY H & JOAN M 7338 ACORN WAY NAPLES, FL 34119---9610WILLIAMS, SEAN S & TARA LEE 7363 ACORN WAY NAPLES, FL 34119---9611WITT, DAVID C & JOYCE E 7334 ACORN WAY NAPLES, FL 34119---9610WOERZ, GARY F & ANNA G 7315 ACORN WAY NAPLES, FL 34119---0 POList_500_PL20180003366 9.A.1.f Packet Pg. 293 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Published DailyNaples, FL 34110 Affidavit of PublicationState of FloridaCounties of Collier and Lee Before the undersigned they serve as the authority, personally appeared Natalie Zollar who on oath says that she serves as Inside Sales Manager of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Na-ples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper.___________________________________________________________Customer Ad Number Copyline P.O.#_____________________________________________________________________________________ WALDROP ENGINEERING, P.A. 2281189 Neighborhood Meeting Pub DatesMay 17, 2019 _______________________________________(Signature of affiant) Sworn to and subscribed before meThis May 17, 2019 _______________________________________(Signature of affiant) 9.A.1.f Packet Pg. 294 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 14A z FRIDAY, MAY 17, 2019 z NAPLES DAILY NEWS + NEIGHBORHOOD INFORMATION MEETING The public is invited to attend a neighborhood information meeting held by Wa ldrop Engineering,P.A.on behalf of Va nderbilt Wa y Apartments,LLC at the following time and location: Monday,June 3,2019,at 5:30 p.m. Greater Naples Fire Rescue District Headquarters 14575 Collier Blvd,Naples,FL 34119 Please be advised that Va nderbilt Way Apartments,LLC has filed two (2) concurrent applications (PL20180003366 &PL20180003372)with Collier County.These applications are seeking approval of:(1)a PUD amendment for the Va nderbilt Commons Mixed Use Planned Unit Development (MPUD)to remove the requirement to provide commercial uses on the first floor of the mixed-use building on Lots 5 and 6,and add one (1)deviation relating to building perimeter plantings;AND (2)a Growth Management Plan amendment (GMPA)to allow residential uses on the first floor of buildings on Lots 5 and 6.The GMPA does not request to increase density or intensity and no changes made affect any other portion of the MPUD. The existing MPUD consists of 14.49+/-acres and is generally located immediately north of Va nderbilt Beach Road,approximately ¼of a mile west of Collier Boulevard in unincorporated Collier County,Florida. WE VALUE YOUR INPUT Business and property owners and residents are welcome to attend the presentation and discuss the project with the owners’representatives and Collier County staff.If you are unable to attend this meeting,but have questions or comments,they can be directed to: Waldrop Engineering,P.A.c/o Lindsay Robin 28100 Bonita Grande Dr.,Suite 305,Bonita Springs,FL 34135 (239)405-7777,ext.2232 OR lindsay.robin@waldropengineering.com *Please note that Greater Naples Fire Rescue District does not sponsor or endorse this program. Summer Rate $38 Includes Green Fee and Cart Quail Run Golf Club 1 Forest Lakes Blvd Naples,FL 34105 239-261-3930 Call for Special Afternoon RatesCallforSpecialAfternoonRates Memberships AvailableMembershipsAvailable MEMB E R FOR A DAY! A HIDDEN JEWEL IN THE MIDDLE OF NAPLES! HindmanAuctions.com Compliment ar y Auction Estimates AMeissen Porcelain Pate sur Pate Four Piece Clock Garniture. Sold for 87,500. 8506th Avenue South Naples,Florida 34102 239.643.4448 naples@hindmanauctions.com hindmanauctions.com/naples SCHEDULE ACOMPLIMENTARY AUCTION ESTIMATE Hindmanspecialists in ourNaples of ficeare currentlyproviding complimentar yauction estimates foryourFineFurniture,Decorative Arts andSilver. Compliment ar y HAPPYHOUR $4 COCKTA ILS $6 APPETIZERS BAR 3PM -8PM 1DINNER PLUS 1GLASS OF WINE $14.99 10711 TA MIAMI TRL AC ROSS FROM TRADER JOE’S 239-260-1075ND-GCI0110434-01 SEAFOOD-STEAKS-PASTA Breakfast-Lunch-Dinner 643-2559 933 Airport Rd.S,Naples,FL 34104 3.5 blks.N.of Davis,1 blk S.of Naples Airport Open Sun 1-5pm •Mon.-Sat.10am-6pm all widths AAAA -EEEE custom fi tting by trained factory sales staff. We help consumers achieve pain-free walking by providing 5 star service, great selection,and superior quality comfort fashion footwear. NAOT,Mephisto,Ta ryn Rose,Helle Comfort,Wolky,Cole Haan, Thierry Rabotin,Beautifeel,Sperry,Ecco,Birkenstock,Florsheim, Finn Comfort,New Balance,SAS,Saucony,Asics,Sebago, Hushpuppy,Te va,Merrell,Fit Flop,Orthaheel,Acorn Slippers and many more... COUPONCOUPON www.shoewarehousenaples.com $25 OFF Must present Coupon at time of purchase. Not valid with any other offer. Expires 5/31/19 *Excludes SAS & Mephisto Kybun and Birkenstock Qual it y Co mfort and Service ND-GCI0177716-10 When Sergio Hostins moved from Maine to Saraso- ta in April of 2018, he planned to visit his aunt often. They talked on the phone every other day, and Hos- tins told Teresa Giani, 66, of West Palm Beach, he was looking forward to only being a few hours in the car away. However, Hostins, 55, was killed by a man he was having a relationship with — about six months after he moved to Florida. “Sergio was very friendly,” Giani said. “He liked to help friends and he helped his family a lot in Brazil. He worked here and all he thought about was his family back in Brazil.” Hostins moved to the U.S. as a child and worked at an Italian restaurant in Maine for 22 years. Then he accepted a job near Sarasota that was opening under the same ownership. “He used to do everything,” Giani said. “He would do plumbing, he was a good painter, he was a good waiter, he was a good electrician. He did it all at the restaurant.” Hostins often sent money to his mother and other family he left behind in Brazil , Giani said. “He was such a good person,” she said. “He was a very happy person, Sergio. He was al- ways making jokes.” On Tuesday, a jury found Daniel Da- venport, 31, of Sarasota, guilty of sec- ond-degree murder. Davenport killed Hostins in October 2018, stole his car and credit cards then dumped his carpet-wrapped body at a home in Naples Park, prosecutors said during the trial. The jury also found Davenport guilty of grand theft of a motor vehicle, 10 counts of fraudulent use of per- sonal identification information and unlawful posses- sion of four or fewer identities. Davenport was arrested in Orlando after eluding authorities for more than a week. He and Hostins met on a social media app for gay men, called Grindr, in September 2018 and developed a relationship. The last time Giani talked with her nephew it seemed like he knew he was in danger, she said. A few days before Hostins’ body was discovered at the home in the 700 block of 102nd Avenue North, he called Giani and asked for her address. Hostins told Giani he needed it so authorities would know to contact her in case something bad happened to him. Hostins was at the Department of Motor Vehicles and didn’t have time to explain what was going on. He told her he would call her back later, Giani said. “I gave the address to him, and those were the last words I heard from him,” Giani said. Hostins told a different family member he was fighting with his boyfriend, who kept asking him for money, Giani said. “What happened to Sergio with this guy, it was just for money,” Giani said. “He just wanted more and more money and then Sergio told him to get out because he needed money to pay his own bills.” It was hard for Giani to sit in the Sarasota courtroom for more than a week so close to her nephew’s killer, she said. “There was a lot, a lot of evidence,” Giani said. “They had so much evidence to prove he was guilty.” Twelfth Judicial Circuit Court Judge Stephen Walk- er deferred Davenport’s sentencing, pending a pre- sentence investigation. Everyone, from Hostins’ family to his boss loved him, Giani said. Homicide victim moved to Fla. shortly before his death Sergio Hostins is pictured inside the Italian restaurant he worked at near Sarasota. Hostins was killed about six months after he moved down to Florida from Maine.COURTESY OF TERESA GIANI Jake Allen Naples Daily News USA TODAY NETWORK - FLORIDA Davenport 9.A.1.f Packet Pg. 295 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) HAMMOCK PARK GMPA CCPC PACKAGE PL20180002804/CP-2018-8 NIM SYNOPSIS 9.A.1.f Packet Pg. 296 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 1 of 3 Memorandum To: Nancy Gundlach, PLA, AICP & Sue Faulkner From: Lindsay Robin cc: David Torres, Wilton Land Company, LLC Richard Yovanovich, Esq., Coleman, Yovanovich & Koester Date: June 27, 2019 Subject: Hammock Park PUDA & GMPA (PL20180002904 & PL20180002813) Neighborhood Information Meeting Synopsis Waldrop Engineering, P.A., and Collier County Staff conducted a Neighborhood Information Meeting (NIM) on Wednesday, June 19, 2019. The meeting was held at 5:30 p.m. at the South Regional Library at 8065 Lely Cultural Pkwy., Naples, Florida 34113. The sign-in sheet is attached as Exhibit “A” and demonstrates 11 residents were in attendance. Handouts were distributed providing the project overview and development regulations. The handouts are attached as Exhibit “B”. Alexis Crespo (Agent) conducted the meeting with introductions of the consultant team and Staff, and an overview of the proposed GMPA and PUD amendment applications, including the location of the 19-acre subject property and the request to add a maximum of 265 multi-family (apartment) dwelling units, with a maximum of 148,500 square feet of commercial as an option for development. She also outlined the amendment processes and opportunities to provide input at public hearings. David Torres, the Applicant, also spoke about the project and provided input on details relating to the surrounding residential developments in proximity to the subject area, and the market demand to create a mixed-use project on this intersection. Following the Consultant’s presentation, the meeting was opened up to the attendees to make comments and ask the consultant team questions regarding the proposed development. The following is a summarized list of the questions asked and responses given. The Applicant’s representatives’ responses are shown in bold. 9.A.1.f Packet Pg. 297 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 2 of 3 Question/Comment 1: You’ve only reduced the commercial by a few thousand square feet. How does that equate to 265 multi-family units?  Response: The reduction of commercial does equate to the same number of trips as 265 multi-family units. Commercial uses produce significantly more trips than residential uses. [the project traffic engineer provided further explanation on the traffic study]. It was also pointed out that in reality, you will not be able to fit all of the residential and commercial on the property. Question/Comment 2: Will the residential element of this development be similar to residential developments the owner has constructed previously?  Response: It will use similar building designs, but with updated exteriors and façades. Question/Comment 3: What type of consumer and income groups are you trying to attract? Will this be apartments or condominiums?  Response: There were some zoning commitments relating to “Essential Service Provider” Housing that were attached to our previous residential developments on Lord’s Way that will not be committed to in this project. Question/Comment 4: So, you’re thinking apartments versus condominiums?  Response: Apartments. Even though the code defines multi-family as multi- family regardless of the use. Question/Comment 5: Is there enough demand for commercial uses such as restaurants?  Response: There’s currently not enough demand in the area yet. Adding apartments will create more demand. Question/Comment 6: Commissioner Fiala commented on the commercial branding that real estate agents are using to brand their developments in this area of Collier County as “South Naples”. She noted the residents are proud of the East Naples area and would like to keep that naming intact.  Response: We recognize the conditions out here. A lot of it goes back to large companies signing leases, and they are looking at the numbers. Being on the east side can hurt us because we are on the fringe. 9.A.1.f Packet Pg. 298 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 3 of 3 Question/Comment 7: What is the business “success” factor that would entice national restaurant brands to come to the area? Is the success rate of certain restaurants factored in?  Response: Absolutely, and it speaks well all the success on US 41, particularly the national chains like Outback and Carrabas. Sue Faulkner asked the Applicant to clarify if the dwelling units proposed are rental or “for sale” multi-family units. Alexis clarified that the zoning limits the multi-family units to rental apartments. There were no further questions or comments. Ms. Crespo thanked the attendees for coming and noted that their contact information is available for those who wished to reach out with any further questions. The meeting concluded at approximately 6:30 p.m. The meeting was recorded per the CD attached as Exhibit “C”. 9.A.1.f Packet Pg. 299 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Name Address E-Mail Address EXHIBIT "A" NEIGHBORHOOD INFORMATION MEETING HAMMOCK PARK MPUD PL20180002813 & PL20180002804 June 19, 2019@ 5:30p.m. PLEASE PRINT CLEARLY ***Please be ciclvtsecl*** The information on this sheet is to contact you regarding this project and future public meetings. Under Florida law, e-mail addresses, phone numbers and certain home addresses are public records once received by a government agency. If you do not want your e-mail address, phone number or home address released if the county receives a public records request, you can refrain from including such information on this sheet. You have the option of checking with the county staff on your own to obtain updates on the project as well as checking the county Web site for additional information. 9.A.1.f Packet Pg. 300 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Hammock Park MPUD - PL20180002813 & PL20180002804 Neighborhood Information Meeting Wednesday, June 19, 2019 5:30 p.m. PROJECT INFORMATION SHEET Project Size: 19+/- Acres Future Land Use: Urban Residential Fringe Subdistrict, Mixed Use Activity Center Current Zoning: Commercial Planned Unit Development (CPUD) Proposed Zoning: Mixed-Use Planned Unit Development (MPUD) Approved Density/Intensity/Uses: 160,000 sq. ft. commercial uses Proposed Density/Intensity/Uses: 265 multi-family dwelling units and up to 148,500 sq. ft. of commercial uses Project Requests: (PL20180002804) a Growth Management Plan Amendment (GMPA) for a site-specific text amendment to the Future Land Use Element, Mixed Use Activity Center #7, to allow up to 265 multi-family dwelling units within the Hammock Park project, along with the permitted commercial uses - (PL20180002813) PUD Amendment to the Hammock Park Commerce Centre Commercial Planned Unit Development (CPUD) to add a maximum of 265 multi-family dwelling units as a permitted use; reduce the maximum intensity of non-residential uses from 160,000 sq. ft. to 148,500 sq. ft.; and to change the name of the CPUD from Hammock Park Commerce Centre CPUD to Hammock Park Mixed Use Planned Unit Development (MPUD). EXHIBIT "B"9.A.1.f Packet Pg. 301 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Hammock Park MPUD PERMITTED USES AND STRUCTURES No building or structure or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Permitted Principal Uses and Structures 1. Amusement and recreation services, Indoor only (Groups 7911-7941, 7991, 7993, 7997, 7999) 2. Apparel and accessory stores (Groups 5611, 5621, 5631, 5641, 5651, 5661, 5699) 3. Automotive repair, services and parking (Groups 7514, 7542) All uses are prohibited within 500 feet from the easterly right-of-way line of C.R. 951. 4. Auto and home supply stores (Group 5531) 5. Building construction - general contractors (groups 1521 -1542). 6. Building materials, hardware, garden supply (Groups 5231, 5251, 5261) 7. Business services (Groups 7311, 7323, 7334, 7335, 7336, 7338, 7352, 7359, 7371-7379, 7384, 7389) 8. Communications (Groups 4832, 4833) 9. Construction - special trade contractors (Groups 1711-1793, 1796, 1799) 10. Depository institutions (Groups 6011-6099) 11. Eating and drinking places (Groups 5812, 5813 except contract feeding, food service and industrial feeding) 12. Engineering, accounting and management (Groups 8711-8721, 8741, 8742, 8748) 13. Food stores (Groups 5411, 5421, 5441, 5451, 5461, 5499) 14. Funeral service and crematories (Group 7261) 15. Gasoline service stations (5541 subject to the provisions of the LDC) 16. General merchandise stores (Groups 5311, 5331, 5399) 9.A.1.f Packet Pg. 302 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 17. Hardware stores (5251) 18. Health services (Groups 8011-8059) 19. Home furniture, furnishings, and equipment stores (Groups 5712, 5713, 5714, 5719,5722,5731,5734,5735,5736) 20. Hospitals (Group 8062) 21. Hotels and motels (Group 7011) 22. Insurance agents, brokers and service (Group 6411) 23. Membership organizations (Groups 8641, 8661) 24. Miscellaneous repair services (Groups 7622, 7623, 7629, 7631, 7641) (Group 7699 with approval of County Manager, or his designee, who shall be guided by the objective of allowing uses that are compatible with existing development.) All uses are prohibited within 500 feet of the easterly right-of- way line of C.R. 951. 25. Miscellaneous retail (Groups 5912, 5921, 5932, 5941-5949, 5984, 5992, 5993, 5999) 26. Motion pictures (Groups 7832-7833) 27. Museum, art galleries (Group 8412) 28. Multi-family rental dwelling units. 298. Non-depository credit institutions (Groups 6141, 6159, 6162, 6163) 2930. Offices (All Groups) 310. Personal services (Groups 7211-7212, 7215, 7219, 7221, 7231, 7241, 7251, 7291) 321. Restaurants (All Groups) 323. Real estate (Groups 6531, 6541, 6552) 334.Social services (Group 8351) 345.United States Postal Service (Group 4311) 356. Veterinarian's office (Group 0742, except no outside kenneling) 367. Any other use which is comparable in nature with the foregoing uses 9.A.1.f Packet Pg. 303 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) may be permitted subject to the procedures set forth in the LDC, as amended. ACCESSORY USES AND STRUCTURES A. Uses and structures that are accessory and incidental to uses permitted. B. Any other accessory use which is comparable in nature with the foregoing uses may be permitted subject to the procedures set forth in the LDC, as amended. DEVELOPMENT STANDARDS (COMMERCIAL) A. Minimum lot area: Ten thousand (10,000) square feet. B. Minimum lot width: One hundred (100) feet. C. Minimum yard requirements: 1. Front yard: Twenty-five (25) feet. 2. Side yard: Zero for common or abutting walls, otherwise one-half the height of the building, but not less than ten (10) feet. 3. Rear yard: Twenty (20) feet. 4. Preserve: Twenty-five (25) feet D. Distance between principal structures: The distance between any two principal structures on the same parcel shall be fifteen (15) feet or a distance equal to one half the sum of their heights, whichever is greater. E. Minimum floor area of principal structure: Seven hundred (700) square feet per building on the ground floor. F. Landscaping and off-street parking shall be in accordance with the LDC, as amended. G. Maximum height: Fifty (50) feet. H. General application for setbacks: Front yard setbacks shall comply with the following: 1. If the parcel is served by a public or private right-of-way, the setback is measured from the adjacent right-of-way line. 2. If the parcel is served by a non-platted private drive, the setback is measured from the back of curb or edge of pavement. 9.A.1.f Packet Pg. 304 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 3. If the parcel is served by a platted private drive, the setback is measured from the road easement or property line. I. All buildings, landscaping and visible infrastructures shall be architecturally and aesthetically unified. Said unified architectural theme shall include a similar architectural design and similar use of materials and colors on all of the buildings to be erected on site. Landscaping and streetscape materials shall also be similar in design throughout the site. A conceptual landscape plan for the entire site shall be submitted concurrent with the first application for site development plan approval. J. Outside storage or display of merchandise is prohibited unless it is ancillary to a permitted use and screened from view from adjacent public roadways. Outside storage may be approved by the County Manager, or his designee, as part of the approval of an SDP. K. The FP&L easement may be used for ancillary uses such as parking, storage, service drives, and water management, provided written authorization for those uses is obtained from FP&L and submitted with the application for SDP. L. The two accessory tower structures described in Deviation 3 shall have a minimum PUD perimeter setback of ten (10) feet, and a maximum actual height of thirty (30) feet for the southern tower and maximum actual height of fifteen (15) feet for the northern most tower.2 9.A.1.f Packet Pg. 305 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) DEVELOPMENT STANDARDS (RESIDENTIAL) PRINCIPAL STRUCTURES MULTI-FAMILY Min. Lot Area 1 acre Min. Lot Width N/A Min. Lot Depth N/A Front Yard (1) 10 feet Side Yard 5 feet Min. Lake Maintenance Easement Tract Setback 0 feet Min. Setback from FPL Easement 0 feet Min. PUD Boundary Setback, excluding boundary abutting FPL Easement 25 feet Min. Distance Between Buildings 20 feet Rear Yard 10 feet Preserve 25 feet MAXIMUM HEIGHT Actual Zoned 60 feet 50 feet ACCESSORY STRUCTURES Front Yard SPS Side Yard SPS Rear Yard 5 feet Preserve 10 feet MAXIMUM HEIGHT Actual Zoned SPS SPS Footnotes: (1) Front setback is measured from the edge of pavement or back of curb except for public roads. (2) Approved in HEX decision 2016-42. GENERAL: Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Condominium, and/or homeowners’ association boundaries shall not be utilized for determining development standards. 9.A.1.f Packet Pg. 306 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 307 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.f Packet Pg. 308 Attachment: Application_Petition CP-18-8 Hammock Park (10654 : 9A.1-Hammock Park GMPA Transmittal) Navirs 4:3attlj Nrws PART OF THE USA TODAY NETWORK Published Daily Naples, FL 34110 BCC ZONING DEPARTMENT 3299 TAMIAMI TRL E 700 NAPLES, FL 34112 Affidavit of Publication STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned they serve as the authority, personally appeared Vicky Felty who on oath says that she serves as legal clerk of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida , for a period of one year next preceding the first publication of the attached copy of advertisement and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. August 16, 2019 Subscribed and sworn to before on August 20, 2019: 6 (j'k-D-_ VYt ay), &- :Oc-J— Notary, State of WI, County of Brown TARA MONDLOCH Notary Public.: State of Wisconsin My commission expires August 6, 2021 Publication Cost: $945.00 Ad No: GC10246995-01 Customer No: 323534 PO#: 9.A.1.g Packet Pg. 309 Attachment: CCPC Affidavit & Advertisement (10654 : 9A.1-Hammock Park GMPA Transmittal) NOTICE OF PUBLIC HEARING Notice is hereby given that the Collier County Planning Commission will hold a public meeting on September 5, 2019, commencing at 9:00 A.M. in the Board of County Commissioners Chamber, Third Floor, County Government Center, 3299 East Tamiami Trail, Naples, FL. The purpose of the hearing is to consider: A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT TO AMEND THE URBAN MIXED USE ACTIVITY CENTER #7 TO ALLOW UP TO 265 MULTI -FAMILY RESIDENTIAL RENTAL DWELLING UNITS IN THE HAMMOCK PARK MIXED-USE PLANNED UNIT DEVELOPMENT IN ADDITION TO COMMERCIAL DEVELOPMENT AND PROVIDING FOR TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS 19 ACRES AND LOCATED AT THE NORTHEAST CORNER OF RATTLESNAKE HAMMOCK ROAD AND COLLIER BOULEVARD IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [PL20180002804] Project Location J 0 Rattlesnake Hammock RD v All interested parties are invited to appear and be heard. Copies of the proposed RESOLUTION will be made available for inspection at the GMD Zoning Division, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. Furthermore, the materials will be made available for inspection at the Collier County Clerk's Office, Fourth Floor, Collier County Government Center, 3299 East Tamiami Trail, Suite 401 Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the GMD Zoning Division, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to September 5, 2019, will be read and considered at the public hearing. Any person who decides to appeal any decision of the Collier County Board of County Commissioners will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Mark P. Strain, Chairman Collier County Planning Commission ND-GC10246995-01 9.A.1.g Packet Pg. 310 Attachment: CCPC Affidavit & Advertisement (10654 : 9A.1-Hammock Park GMPA Transmittal) 9.A.1.g Packet Pg. 311 Attachment: CCPC Affidavit & Advertisement (10654 : 9A.1-Hammock Park GMPA Transmittal) 10/31/2019 COLLIER COUNTY Collier County Planning Commission Item Number: 9.A.2 Item Summary: ***Note: This item has been continued from the October 17, 2019 CCPC meeting.*** PL20190002899: Enbrook RPUD, An Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance Number 92-43, as amended by Ordinance Number 92-77, and amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code which includes the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Residential Multifamily (RMF -16(8)) zoning district to a Residential Planned Unit Development (RPUD) zoning district, to allow for development of up to 526 multi-family dwelling units, two family attached and townhouse residential dwelling units, or 265 single family dwelling units or any combination of dwelling unit types subject to a traffic cap for a project to be known as Enbrook RPUD; and by eliminating the 100 foot wide greenbelt along the entire east and south property lines and eliminating the two story height limitation described in Ordinance No. 92-43 and Ordinance No. 92-77 for the Royal Fakapalm Planning Community; and providing an effective date. The subject property consisting of 65.88 acres is located on the south side of Manatee Road approximately 1500 feet east of Collier Boulevard, in Section 10, Township 51 South, Range 26 East, Collier County, Florida. [Coordinator, Nancy Gundlach, AICP, PLA, Principal Planner] Meeting Date: 10/31/2019 Prepared by: Title: Planner, Principal – Zoning Name: Nancy Gundlach 10/18/2019 1:06 PM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 10/18/2019 1:06 PM Approved By: Review: Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed 10/18/2019 2:16 PM Zoning Ray Bellows Review Item Completed 10/18/2019 5:07 PM Zoning Camden Smith Review Item Completed 10/22/2019 10:01 AM Growth Management Operations & Regulatory Management Judy Puig Review item Completed 10/23/2019 9:41 AM Growth Management Department James C French Review Item Completed 10/23/2019 1:58 PM Zoning Ray Bellows Review Item Completed 10/23/2019 2:42 PM Planning Commission Mark Strain Meeting Pending 10/31/2019 9:00 AM 9.A.2 Packet Pg. 312 AGENDA ITEM 9.A.2 This item has been continued from the October 17, 2019 CCPC meeting. You have received the packet materials at the October 17th meeting. Attached is a memo with letters of Objection. PL20190002899: An Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance Number 92-43, as amended by Ordinance Number 92-77, and amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code which includes the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Residential Multifamily (RMF-16(8)) zoning district to a Residential Planned Unit Development (RPUD) zoning district, to allow for development of up to 526 multi-family dwelling units, two family attached and townhouse residential dwelling units, or 265 single family dwelling units or any combination of dwelling unit types subject to a traffic cap for a project to be known as Enbrook RPUD; and by eliminating the 100-foot wide greenbelt along the entire east and south property lines and eliminating the two story height limitation described in Ordinance No. 92-43 and Ordinance No. 92-77 for the Royal Fakapalm Planning Community; and providing an effective date. The subject property consisting of 65.88 acres is located on the south side of Manatee Road approximately 1500 feet east of Collier Boulevard, in Section 10, Township 51 South, Range 26 East, Collier County, Florida. [Coordinator: Nancy Gundlach, AICP, Principal Planner] 9.A.2.a Packet Pg. 313 Attachment: 9.A.2-PL20190002899-Enbrook RPUD-cover page 10-31-2019 meeting (10599 : 9A.2-PL20190002899 Enbrook RPUD) AGENDA ITEM 9.A.29.A.2.bPacket Pg. 314Attachment: Memo and Letters of Objection 10-18-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.bPacket Pg. 315Attachment: Memo and Letters of Objection 10-18-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.bPacket Pg. 316Attachment: Memo and Letters of Objection 10-18-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 1 of 19 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT - PLANNING & REGULATION HEARING DATE: OCTOBER 17, 2019 SUBJECT: PUDR-PL20190002899, ENBROOK RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ______________________________________________________________________________ PROPERTY OWNER/APPLICANT AND AGENTS: Owner: Rimar Enterprises, Inc. 8040 S.W. 69th Avenue Miami, FL 33143 Applicants: Rimar Enterprises, Inc. D.R. Horton 8040 S.W. 69th Avenue 10541 Six Mile Cypress Miami, FL 33143 Fort Myers, FL 33966 Agents: D. Wayne Arnold, AICP Richard D. Yovanovich, Esquire Q. Grady Minor & Associates Coleman, Yovanovich & Koester, P.A. 3800 Via Del Rey 4001 Tamiami Trail North, Suite 300 Bonita Springs, FL 34134 Naples, FL 34103 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider amending Ordinance Number 92-43, as amended by Ordinance Number 92-77, and amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code (LDC) which includes the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Residential Multifamily (RMF-16(8)) zoning district to a Residential Planned Unit Development (RPUD) zoning district, to allow for development of up to 526 multi-family dwelling units, two-family attached and townhouse residential dwelling units, or 265 single-family dwelling units or any combination of dwelling unit types subject to a traffic cap for 9.A.2.c Packet Pg. 317 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 2 of 19 a project to be known as Enbrook RPUD; and by eliminating the 100-foot wide greenbelt along the entire east and south property lines and eliminating the two-story height limitation described in Ordinance Number 92-43 and Ordinance Number 92-77 for the Royal Fakapalm Planning Community; and providing an effective date. 9.A.2.c Packet Pg. 318 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 3 of 19 9.A.2.cPacket Pg. 319Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 4 of 19 9.A.2.cPacket Pg. 320Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 5 of 19 9.A.2.c Packet Pg. 321 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 6 of 19 GEOGRAPHIC LOCATION: The subject property consisting of 65.88± acres is located on the south side of Manatee Road approximately 1500 feet east of Collier Boulevard, in Section 10, Township 51 South, Range 26 East, Collier County, Florida. (See the Location Map on page 2 of this Staff Report.) PURPOSE/DESCRIPTION OF PROJECT: The subject 65.88± acre property is currently zoned “RMF-16(8)” (Residential Multi-family at a density of eight dwelling units per acre). The zoning was evaluated as part of Collier County’s zoning reevaluation program in 1992. The density of eight dwelling units generates 526 dwelling units. The petitioner proposes to rezone the subject property from RMF-16(8) to Residential Planned Unit Development (RPUD) with a maximum of 526 multi-family dwelling units or 265 single-family detached, two-family attached, and townhouse dwelling units. A residential amenity center will also be provided. (See Attachment A-Proposed PUD Ordinance.) Ordinance Number 92-43 and Ordinance Number 92-77 require a 100-foot wide greenbelt along the entire eastern and southern property lines and a two-story building height limit. These ordinances are proposed to be amended. (See Attachment B-Ordinance Number 92-43 and Attachment C- Ordinance Number 92-77.) The buildings will have a maximum zoned height of 35 feet and an actual height of 40 feet. Setbacks from the Planned Unit Development (PUD) boundaries are a minimum of 15 feet. Ingress/egress will be provided from Manatee Road. The Master Plan provided on the previous page of this Staff Report depicts the area of proposed residential development, amenity area, and a 12.84± acre preserve. Landscape buffering requirements are met by a 15-foot-wide Type B Landscape Buffer (trees 25 feet on center and a six- foot tall hedge or wall) along the PUD perimeters. A required 20-foot wide Type D Landscape Buffer (trees 30 feet on center) is provided along Manatee Road. The petitioner seeks six deviations related to street width, on-premise signs, wall height, architectural standards, and parking. For further information, please see the Deviation Discussion section of this Staff Report. SURROUNDING LAND USE AND ZONING: North: Manatee Road, a two-lane road and then developed mobile homes with a zoning designation of Mobile Home (MH) East: Developed water booster pumping facility, and undeveloped land with a zoning designation of Public (P) and Mobile Home (MH) South: Vacant land with a zoning designation of A.S.G.M. Business Center PUD West: Developed multi-family residential uses with a zoning designation of RMF-16, and a shopping center with a zoning designation of intermediate Commercial (C-4) 9.A.2.c Packet Pg. 322 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 7 of 19 AERIAL PHOTO GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Comprehensive Planning staff has reviewed the proposed PUD Rezone and has found it consistent with the Future Land Use Element (FLUE) of the GMP. See attached Exhibit D - FLUE Consistency Review. Transportation Element: In evaluating this project, staff reviewed the applicant’s December 19, 2018 Traffic Impact Statement (TIS) for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP). Transportation Planning staff used the current 2018 Annual Update and Inventory Reports (AUIR) for these findings. Policy 5.1 of the Transportation Element of the GMP states: “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with Subject Site 9.A.2.c Packet Pg. 323 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 8 of 19 consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service (LOS) Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links, the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” Staff finding: According to the PUD and the TIS provided with the proposed rezoning, the applicant is requesting a maximum of 526 single-family and multi-family residential dwelling units. This development is currently entitled to 526 multi-family units. The requested rezone is proposing either the development of 265 single-family units or 526 multi-family units or a combination of both single and multi-family units so long as the trip cap of 259 two-way PM peak hour trips is not exceeded. Staff also notes that this development is vested for 483 multi-family units according to amended Certificate of Occupancy (COA) (reference number 06-018-09) with a vested trip limit of 240 two- way PM peak hour trips. See also attachment A below. This development has vested transportation rights. Staff evaluated the TIS and the scenarios presented accurately reflect trip generation calculations in combination with PUD Exhibit F, Developer Commitments, Section 4, Transportation. Staff also reviewed the current adjacent roadway segments, according to the 2018 AUIR, for issues related to any potential scenario that exceeds the vested trip limit of 240 two-way PM peak hour trips. The adjacent roadway segments are as follows: Collier Boulevard (CR 951) from Wal-Mart Driveway to Manatee Road has a current service volume of 2,000 trips, a remaining capacity of approximately 243 trips, and is currently operating at Level of Service (LOS) “D.” Collier Boulevard (CR 951) from Manatee Road to Mainsail Drive has a current service volume of 2,200 trips, a remaining capacity of approximately 259 trips, and is currently operating at LOS “D.” In conclusion, and as noted above, this development has a vested trip limit. Based on the information provided in the TIS and PUD for the petition, Transportation Planning staff finds the proposed development in compliance with the GMP and the LDC and recommends approval. Conservation and Coastal Management Element (CCME): Environmental Planning staff have found this project to be consistent with the applicable provisions of the Conservation and Coastal Management Element (CCME) of the GMP. The project site consists of 11.62 acres of native vegetation. A minimum of 2.91 acres, 25%, preserve is required. However, 12.84 acres of preserve shall be placed under preservation and dedicated to Collier County. 9.A.2.c Packet Pg. 324 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 9 of 19 GMP Conclusion: The proposed PUD Rezone may be deemed consistent with the FLUE of the GMP. STAFF ANALYSIS: Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (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 Collier County Planning Commission’s (CCPC) recommendation. The CCPC uses these same criteria as the basis for their recommendation to the Board of Collier County Commissioners (BCC), who in turn use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below, under the heading “Zoning and Land Development Review.” In addition, staff offers the following analysis: Environmental Review: Environmental Planning staff has reviewed the petition, and the PUD Document to address environmental concerns. As previously stated, the preserve requirement is 2.91 acres or 25% of 11.62 acres. The proposed PUD Master Plan provides 12.84 acres preserve, which meets the minimum 25 percent native vegetation preservation requirement in accordance with LDC section 3.05.07. No listed species were observed on the property. 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. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval of this project. Landscape Review: Landscape Review staff has reviewed this petition for compliance with the LDC and recommends approval of this project. School Board Review: At this time, there is existing or planned capacity within the next five years for the proposed development at the elementary, middle, and high school levels. At the time of Site Development Plan (SDP) or Plans and Plat (PPL), the development would be reviewed for concurrency to ensure there is capacity either within the concurrency service area the development is located within or in adjacent concurrency service areas. Utilities Review: The project lies within the regional potable water service area and the south wastewater service areas of the Collier County Water-Sewer District. Water and wastewater services are readily available via existing infrastructure along the project’s frontage on Manatee Road. System capacity must be confirmed at the time of development permit (SDP or PPL) review, and a commitment to provide service will be established upon permit approval. Storm Water Planning Review: The Drainage outfall discharge resulting from this PUD Rezone will not adversely impact the County’s drainage conveyance systems. This development’s drainage 9.A.2.c Packet Pg. 325 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 10 of 19 system will be reviewed and approved by the South Florida Water Management District and Collier County staff during the SDP process. Zoning and Land Development Review: As previously stated, this PUD Rezone petition will allow for 526 multi-family dwelling units or 265 single-family dwelling units, or a combination of single- family and multi-family dwelling units subject to a traffic cap. The ingress/egress will be from Manatee Road. The proposed PUD will provide adequate buffering with existing neighbors. An approximate 700- foot wide preserve separates the proposed residential development from the existing commercial area to the west. An approximate 80-foot wide preserve area and minimum code required 15-foot wide Type B Landscape Buffer (trees 25 feet on center and a 6-foot high hedge, fence or wall) screens the proposed residential development from the undeveloped commercial PUD to the south. A Type B Landscape Buffer along the east and west property boundaries screen the developed residential, undeveloped mobile homes, and developed utility site. Along Manatee Road, a Type D Landscape Buffer (trees 30 feet on center) will buffer the proposed development from Manatee Road. The proposed building height of 35 feet and actual height of 40 feet are compatible with the adjacent zoned building heights ranging from 30 feet to 75 feet. The required 60% open space will be provided. Therefore, staff finds the proposed PUDR compatible with the surrounding land uses. REZONE FINDINGS: Staff completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in LDC Subsection 10.02.13 B.5., Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and Subsection 10.02.08 F., Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal bases to support the CCPC’s recommendation. The CCPC uses these same criteria as the basis for their recommendation to the BCC, who in turn use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below, under the heading “Zoning and Land Development Review Analysis.” In addition, staff offers the following analysis: 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the GMP. The Comprehensive Planning staff has indicated that the proposed PUD Rezone is consistent with all applicable elements of the FLUE of the GMP. See Attachment D - FLUE Consistency Review. 2. The existing land use pattern. As described in the “Surrounding Land Use and Zoning” portion of this report and discussed in the zoning review analysis, the neighborhood’s existing land use pattern can be characterized as residential multi-family, mobile home, commercial, business park, and public lands. 9.A.2.c Packet Pg. 326 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 11 of 19 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The subject parcel is of sufficient size that it will not result in an isolated district unrelated to adjacent and nearby districts. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The district boundaries are logically drawn, as discussed in Items 2 and 3. 5. Whether changed or changing conditions make the passage of the proposed rezone necessary. The growth and development trends, changing market conditions, specifically the development of the site with residences, and the development of the surrounding area, support the proposed PUD. This site is located within an area of development with a mixture of residential and other uses. The proposed PUD rezoning is appropriate, as limited in the PUD Document and the PUD Master Plan based on its compatibility with adjacent land uses. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed PUD Rezone is consistent with the County’s land-use policies upon adoption that are reflected by the Future Land Use Element (FLUE) of the GMP. Development in compliance with the proposed PUD Rezone should not adversely impact living conditions in the area. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure has adequate capacity to serve the proposed project at this time, i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP Transportation Element consistency review. Operational impacts will be addressed at time of first development order (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought. 8. Whether the proposed change will create a drainage problem. The proposed PUD Rezone will not create a drainage problem. Furthermore, the project is subject to the requirements of Collier County and the South Florida Water Management District. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The proposed change will not seriously reduce light and air to adjacent areas. 10. Whether the proposed change would adversely affect property values in the adjacent area. 9.A.2.c Packet Pg. 327 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 12 of 19 Staff is of the opinion this PUD Rezone will not adversely impact property values. 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. Properties around the Enbrook RPUD are developed and undeveloped. The basic premise underlying all of the development standards in the LDC is that their sound application, when combined with the SDP approval process and PPL process, gives reasonable assurance that a change in zoning will not result in deterrence to improvement or development of adjacent property. Therefore, the proposed zoning change should not be a deterrent to the improvement of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The development complies with the GMP, which is a public policy statement supporting zoning actions when they are consistent with the Comprehensive Plan. In light of this fact, the proposed PUD Amendment 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 developed within the parameters of the existing zoning designation. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. Staff is of the opinion that the proposed PUD Rezone is not out of scale with the needs of the neighborhood or County. The petitioner has provided adequate commitments in PUD Exhibit F to mitigate for traffic congestion impacts. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. There may be other sites in the County that could accommodate the uses proposed; however, this is not the determining factor when evaluating the appropriateness of a zoning decision. The petition was reviewed on its merit for compliance with the GMP and the LDC, and staff does not 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. 9.A.2.c Packet Pg. 328 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 13 of 19 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 site development plan approval process 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 GMP and as defined and implemented through the Collier County adequate public facilities ordinance. The activity proposed by this amendment will have no adverse impact on public utilities facility adequacy. 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 during its advertised public hearing. 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:” 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The subject site is surrounded by mobile home development to the north, undeveloped land and a water booster pumping facility to the east, an undeveloped business park to the south, and by a shopping center to the west. The adjacent roadway network has sufficient capacity to accommodate the proposed development. Water distribution and wastewater transmission mains are readily available within the Manatee Road right-of-way, and there is adequate water and wastewater treatment capacity to serve the proposed PUD. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for Rezones 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 provided satisfactory evidence of unified control of the property. Additionally, the development will be required to gain SDP and PPL approval. These processes will ensure that appropriate stipulations for the provision of, continuing operation of, and maintenance of infrastructure will be provided by the developer. 9.A.2.c Packet Pg. 329 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 14 of 19 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the GMP. County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives, and policies of the GMP within the GMP discussion of this staff report. Based on that analysis, staff is of the opinion that this petition can be found consistent with the overall GMP. 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. The proposed landscaping and buffering standards are compatible with the adjacent uses. Staff has concluded that this PUD Rezone will not change the project’s compatibility, both internally and externally. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The amount of open space set aside for this project meets the minimum 60% requirement of the LDC. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Collier County has sufficient treatment capacity for water and wastewater service to the project. Conveyance capacity must be confirmed at the time of development permit application. The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation Element consistency review. Operational impacts will be addressed at the time of first development order (SDP or Plat), at which time a new TIS will be required to demonstrate turning movements for all site access points. Finally, the project’s development must comply with all other applicable concurrency management regulations when development approvals, including but not limited to any plats and or site development plans, are sought. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The area has adequate supporting infrastructure, including adjacent Collier County Water-Sewer District potable water and wastewater mains, to accommodate this project. 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. This criterion essentially requires an evaluation of the extent to which development standards and deviations proposed for this PUD depart from development standards that would be required for the most similar conventional zoning district. The petitioner is seeking six deviations related to street width, on-premise signs, wall height, architectural standards, and parking. 9.A.2.c Packet Pg. 330 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 15 of 19 Please refer to the Deviation Discussion portion of the Staff Report below for a more extensive examination of the deviations. Deviation Discussion: The petitioner is seeking six deviations from the requirements of the LDC. The deviations are directly extracted from PUD Exhibit F. The petitioner’s rationale, and staff analysis/recommendation are outlined below. Deviation #1 “Deviation 1 seeks relief from Section 6.06.01 N., ‘Street System Requirements,’ which requires a 60-foot right-of-way width for Local/Private roads, to instead allow a 50-foot right-of-way width.” Petitioner’s Justification: The petitioner states the following in support of the deviation: The proposed roadway is private and will not be subject to Collier County ownership and maintenance. The 50-foot right of way width accommodates the required 10-foot lane widths and 5-foot sidewalks per the Community Development Local Street cross-section in Appendix B of the Land Development Code. A 10-foot wide utility easement is proposed on each side of the right of way to accommodate the utility needs of the development. Roadside swales are not proposed as valley gutter will be provided for street drainage to inlets that will discharge to the onsite detention areas; thus the wider right of way widths typically provided for swales is not required. Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends APPROVAL, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety, and welfare of the community," and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation is “justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.” Deviation #2 “Deviation 2 seeks relief from LDC Section 5.06.02.B.5.a, ‘On-premises Directional Signs,’ which requires that each sign shall be setback a minimum of 10 feet from edge of the roadway paved surface or back of curb, to instead allow a setback of 5 feet from edge of roadway, paved surface or back of curb. This deviation excludes public roads.” Petitioner’s Justification: The petitioner states the following in support of the deviation: This deviation will provide locational flexibility for directional signage internal to the RPUD. A unified design theme will be utilized for all signage throughout the community, thereby ensuring a cohesive appearance and increased aesthetic appeal. All directional signage will meet the Clear Sight Distance requirements in accordance with LDC Section 6.06.05. Furthermore, this deviation is typical of many of the master-planned developments throughout Collier County. All roads and drives will be privately owned and maintained. 9.A.2.c Packet Pg. 331 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 16 of 19 Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends APPROVAL, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety, and welfare of the community," and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation is “justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.” Deviation #3 “Deviation 3 seeks relief from LDC Section 5.03.02.C.1.a and 5.03.02.C, ‘Fences and Walls,’ Excluding Sound Walls, which requires fences or walls in a residential PUD to be 6 feet or less in height, to instead allow an 8-foot high wall on top of a 4-foot high berm along Manatee Road right- of-way.” Petitioner’s Justification: The petitioner states the following in support of the deviation: The additional wall height is necessary to provide a buffer from the adjacent 2-lane traffic noise, and the ground must be altered to meet water management criteria. The wall height is consistent with the wall height constructed for other residential PUDs. Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends APPROVAL, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety, and welfare of the community," and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation is “justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.” Deviation #4 “Deviation 4 seeks relief from LDC Section 5.05.08.B.2.a.i and 5.05.08.B.2.c.i, ‘Architectural and Site Design Standards,’ which requires where a proposed project site located within 150 to 300 feet of an arterial or collector road, including all rights-of-way, shall be required to comply with LDC sections 5.05.08 D.4., D.10., D.13., D.15., E, and F. Compliance shall be limited to the building façades facing the arterial or collector road to instead allow the buildings behind a wall to not be subject to this LDC requirement.” Petitioner’s Justification: The petitioner states the following in support of the deviation: This Section of the LDC would be applicable to a building located in the amenity area of the project. It is the intent of the developer to install solid walls on their Manatee Road property boundary. The wall along Manatee Road will be 8 feet in height on top of a berm, making the amenity building largely impossible for the public to see. Requiring additional architectural embellishments for the amenity building is unnecessary. Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends APPROVAL, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety, and welfare of the community," and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the 9.A.2.c Packet Pg. 332 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 17 of 19 deviation is “justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.” Deviation #5 “Deviation 5 seeks relief from LDC Section 4.05.04.G, ‘Parking Space Requirements,’ which requires where small-scale recreation facilities are accessory to a single-family or multi-family project and intended only for the residents of that project, exclusive of golf courses/clubhouses, the recreation facilities may be computed at 50 percent of normal requirements where the majority of the dwelling units are not within 300 feet of the recreation facilities and at 25 percent of normal requirements where the majority of the dwelling units are within 300 feet of the recreation facilities, to instead allow the parking space for the recreation facilities to be computed at 25 percent where the majority of dwelling units are within 500 feet of the recreation facilities.” Petitioner’s Justification: The petitioner states the following in support of the deviation: The project will have sidewalks throughout allowing residents the ability to walk to the project amenity area. Parking on-site will be provided. It has been this developers experience that the proposed reduction in required parking provides ample on-site parking for residents and guests and that the LDC requirement results in excess parking for the on-site amenity area. Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends APPROVAL, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety, and welfare of the community," and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation is “justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.” Deviation #6 “Deviation 6 seeks relief from LDC Section 5.06.02.B.6.b., ‘On-premises Sign Within Residential Districts,’ which permits two ground signs at a maximum height of 8 feet with a combined sign face area not to exceed 64 square feet, to instead allow a combined sign face area of 160 square feet. The signs are to be located along the Manatee Road frontage of the property on the project’s wall or as free-standing monument signs, for a maximum height of 12 feet (8-foot high wall on a 4-foot high berm) measured from the adjacent roadway centerline elevation. If the sign is on the wall, the wall will be 10 feet from the Manatee Road right-of-way.” Petitioner’s Justification: The petitioner states the following in support of the deviation: This deviation is warranted as it is anticipated the signage will be coordinated with the project’s perimeter wall. The height and size of the project signage will be more aesthetically appealing if it is consistent with the scale of the perimeter project wall. Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends APPROVAL, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety, and welfare of the community," and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the 9.A.2.c Packet Pg. 333 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) PUDR-PL20190002899, ENBROOK RPUD October 7, 2019 Page 18 of 19 deviation is “justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.” NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on June 5, 2019, at Collier County Government Center, BCC Boardroom, located at 3299 Tamiami Trail East, Building F, Naples, Florida. Approximately ten residents attended the meeting along with the Agent’s team and Applicant. For further information, see the NIM Transcript which is contained in attached Exhibit E-Application. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the Staff Report for this petition on October 7, 2019. RECOMMENDATION: Planning and Zoning Review staff recommends that the CCPC forward Petition PUDR- PL20190002899, Enbrook RPUD to the BCC with a recommendation of approval. Attachments: Attachment A-Proposed PUD Ordinance Attachment B-Ordinance Number 92-43 Attachment C-Ordinance Number 92-77 Attachment D-FLUE Consistency Review Attachment E-Application 9.A.2.c Packet Pg. 334 Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.cPacket Pg. 335Attachment: Staff Report-Enbrook w signtr 10-7-19B (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.d Packet Pg. 336 Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.d Packet Pg. 337 Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.d Packet Pg. 338 Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.d Packet Pg. 339 Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.d Packet Pg. 340 Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.d Packet Pg. 341 Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.dPacket Pg. 342Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.dPacket Pg. 343Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.d Packet Pg. 344 Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.d Packet Pg. 345 Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.d Packet Pg. 346 Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.d Packet Pg. 347 Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.dPacket Pg. 348Attachment: Attachment A-Proposed Ordinance - 9-10-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.dPacket Pg. 349Attachment: 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92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 374 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 375 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 376 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 377 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 378 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 379 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 380 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 381 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 382 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 383 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 384 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 385 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 386 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 387 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 388 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 389 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 390 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 391 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 392 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 393 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 394 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 395 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.e Packet Pg. 396 Attachment: Attachment B-Ordinance 92-043.pdf see page 369 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.f Packet Pg. 397 Attachment: Attachment C-Ordinance 92-077.pdf see page 59 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.f Packet Pg. 398 Attachment: Attachment C-Ordinance 92-077.pdf see page 59 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.f Packet Pg. 399 Attachment: Attachment C-Ordinance 92-077.pdf see page 59 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.f Packet Pg. 400 Attachment: Attachment C-Ordinance 92-077.pdf see page 59 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.f Packet Pg. 401 Attachment: Attachment C-Ordinance 92-077.pdf see page 59 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.f Packet Pg. 402 Attachment: Attachment C-Ordinance 92-077.pdf see page 59 (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.f Packet Pg. 403 Attachment: Attachment C-Ordinance 92-077.pdf see page 59 (10599 : 9A.2-PL20190002899 Enbrook RPUD) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 3 Growth Management Department Zoning Division Comprehensive Planning Section MEMORANDUM To: Nancy Gundlach, AICP, PLA # 1244, Principal Planner Zoning Division, Zoning Services Section From: Sue Faulkner, Principal Planner Comprehensive Planning Section, Zoning Division Date: August 26, 2019 Subject: Future Land Use Element (FLUE) Consistency Review PETITION NUMBER: PUDZ – PL201800002899 - REV 4 PETITION NAME: Enbrook (formerly Journey’s End) RPUD Rezone REQUEST: The petitioner is requesting to rezone approximately ±65.88 acres from “RMF-16(8)” (Residential Multi- Family at a density of 8 Dwelling Units per acre) Zoning District to a Residential Planned Unit Development (RPUD) Zoning District to allow for a maximum of 526 multi-family, two-family attached and townhouse dwelling units or 265 single-family dwelling units or any combination of dwelling unit types subject to a vehicular trip cap. Creating a RPUD zoning district allows the petitioner to request a number of deviations from the Land Development Code (L.D.C.) and to retain the previously approved maximum number of 526 multi-family dwelling units. Based on Staff review comments, Submittal 4 has revised PUD Documents: Exhibit A and E, as well as the Master Plan (Exhibit C). LOCATION: The ±65.88-acre subject site is located on the south side of Manatee Road, approximately 1,500 feet east of Collier Blvd. (CR951), in Section 10, Township 51 South, Range 26 East. COMPREHENSIVE PLANNING COMMENTS: The subject site is identified as Urban Designation, Urban Mixed Use District, Urban Coastal Fringe Subdistrict, and it’s within the Coastal High Hazard Area as shown on the Future Land Use Map (FLUM) of the Growth Management Plan (GMP). The site is also identified on Map FLUE-12 as “Consistent by Policy.” This site is currently zoned RMF-16 (8), which allows a maximum density of 8 multi-family dwelling units per acre (DU/A) or 527 DUs (65.88 acres * 8 DU/A). The petition seeks to rezone the site to PUD to permit 526 dwelling units of various types (single and multi-family). Staff reviewed the proposed land use for consistency with the Future Land Use Element (FLUE) of the GMP. The FLUE states, “Urban designated areas will accommodate… (a) Residential uses including single family, multi-family, duplex, and mobile home. The maximum densities allowed are identified in the Districts, Subdistricts, and Overlays…” A base density of 4 residential dwelling units per gross acre may be allowed in the Urban Designated Area, though this is not an entitlement. This base level of density may be adjusted as determined through the Density Rating System depending upon the location and characteristics of the project. The FLUE states in relevant text, “If the project lies within the Coastal High Hazard Area, one dwelling unit per gross acre shall be subtracted from the eligible base density of four dwelling units per acre.” This results in a maximum density of 3 dwelling units per acre (65.88 acres x 3 DU/A = 197.64 dwelling units = 198 DUs). However, because the site is Consistent by Policy, FLUE Policy 5.3 is applicable. 9.A.2.g Packet Pg. 404 Attachment: Attachment D-Consistency Review 9-25-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 3 Policy 5.3 in the Future Land Use Element (FLUE) states, in part, “All rezonings must be consistent with the Growth Management Plan.” FLUE Policy 5.3.(c) includes a two-part test: “For such residentially-zoned properties, zoning changes will be allowed provided the authorized number of dwelling units in the new zoning district does not exceed that authorized by the existing zoning district, and provided the overall intensity of development allowed by the new zoning district does not exceed that allowed by the existing zoning district, except as provided for in the Bayshore/Gateway Triangle Redevelopment Overlay.” Policy 5.3 (e.) states “Overall intensity of development shall be determined based upon a comparison of public facility impacts as allowed by the existing zoning district and the proposed zoning district.” Part 1 test: The number of multi-family dwelling units authorized by the existing zoning district is 527 DUs. The proposed PUD allows 526 multi-family, townhouse and 2-family attached DUs or 265 single-family DUs or a combination of DU types. Since the proposed number of DUs does not exceed that presently permitted, the Part 1 test is met. Part 2 test: The proposed PUD lists a variety of housing types including (265) single-family detached homes (265) as allowable Principal Uses. The PUD also proposes to allow 526 2-family attached DUs which are defined in the LDC as a type of SF DU. However, the previously existing trip cap for the presently approved 526 MFDUs will remain. Therefore, the traffic impact remains neutral (does not increase). Single-family homes tend to generate more traffic than multi-family dwelling units. The original zoning approval was for 526 multi-family dwelling units. The consultant analysis submitted for Review 3 shows that there are no additional public facility impacts associated with the proposed RPUD. 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.] Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. [Exhibit “C”, Enbrook RPUD Master Plan, shows one ingress/egress point on Manatee Road, a local road which connects to Collier Blvd. (SR951), an arterial road as identified in the Transportation Element of the GMP). The site does not abut an arterial or collector road.] Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. [Exhibit “C”, Enbrook RPUD Master Plan, shows three looping/interconnecting roads within the project that tie to the access point on Manatee Road.] Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. [Exhibit “C”, Enbrook RPUD Master Plan, shows no interconnections with adjoining neighborhoods or developments; nor does staff believe it to be feasible. Gulf Winds East Condos and Rookery Bay Apartments (both fully developed) lie to the west. Staff does not think it is feasible to retrofit these developments to the west to accommodate an interconnection. Also, to the west of the southern portion of the subject site lies the Naples Outlet Collection/Naples Coastal Shoppes. The Enbrook Master Plan shows a preserve area that lies between the Outlet shops and Enbrook making an interconnection not feasible. Capri Water Works public land lies to the east as well as a 20-acre, undeveloped parcel zoned mobile home that lies east of the southern portion of the subject site and is south of the public land. Staff does not think an interconnection with the Public Lands would be feasible for security reasons. Although an opportunity to create an interconnection with the eastern parcel zoned mobile home might be possible and it appears there is currently a dirt road (Lucy Lane) that runs along the eastern boundary of the public lands and along the eastern boundary of the undeveloped parcel zoned mobile home, the benefit of an interconnection for the future residents of the mobile home zoned parcel and of Enbrook RPUD 9.A.2.g Packet Pg. 405 Attachment: Attachment D-Consistency Review 9-25-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 3 of 3 would be minimal. Manatee Road lies to the north of the subject property. The undeveloped A.S.G.M Business Center of Naples PUD lies to the south of the subject property and appears to offer an opportunity for an interconnection. The ASGM Master Plan shows an internal roadway running along the northern boundary of the ASGM PUD adjacent to the Enbrook PUD with an access onto Collier Blvd. Although there appears to be an opportunity to connect with the ASGM PUD roadway, the roadway will traverse land approved for primary and secondary Business Park uses that could include industrial uses. Staff believes it would be inappropriate to encourage residents to utilize this roadway; therefore, staff is recommending this southern interconnection not be pursued.] Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. [Exhibit “A” Permitted Uses lists a variety of permitted housing types for this RPUD (single-family detached dwellings, two-family attached, townhomes, and multi-family units). A clubhouse with cafes, snack bars and similar uses to serve residents and their guests is itemized in Exhibit “A” Amenity Area; clubhouses are sometimes used for civic uses, e.g. polling place. Exhibit “C” Master Plan indicates Preserve acreage will be provided for this project; and several allowable common open-space uses and structures to serve residents and their guests are itemized in Exhibit “A” Preserve: A. Allowable Uses. Passive recreational areas are listed as an allowable use in #3. The applicant is not requesting any sidewalk deviations; therefore, sidewalks must be provided per the LDC.] CONCLUSION Based upon the above analysis, staff concludes the proposed Planned Unit Development Rezone may be deemed consistent with the Future Land Use Element. PETITION ON CITYVIEW cc: David Weeks, AICP, Growth Management Manager, Zoning Division, Comprehensive Planning Section Raymond V. Bellows, Manager, Zoning Division, Zoning Services Section PUDZ-PL2018-2899 Enbrook RPUD R4.docx 9.A.2.g Packet Pg. 406 Attachment: Attachment D-Consistency Review 9-25-19 (10599 : 9A.2-PL20190002899 Enbrook RPUD) Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Enbrook RPUD PL20180002899 Application and Supporting Documents October 17, 2019 CCPC Hearing November 12, 2019 BCC Hearing 9.A.2.h Packet Pg. 407 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com February 11, 2019 Ms. Nancy Gundlach, AICP Collier County Growth Management Division/ Planning and Regulation Land Development Services Department Comprehensive Planning Section 2800 North Horseshoe Drive Naples, FL 34104 RE: Collier County Application for Public Hearing, Enbrook RPUD Rezone – PL20180002899, Submittal 1 Dear Ms. Gundlach: A Collier County application for Public Hearing for a Planned Unit Development (PUD) Rezone for properties located on the south side of Manatee Road approximately 1,500 feet east of Collier Boulevard is being filed electronically for review. This application proposes to rezone 65.88± acres from the RMF-16(8) Zoning District to the Residential Planned Unit Development Zoning District to allow a maximum of 526 residential dwelling units. Documents filed with submittal 1 include the following: 1. Cover Letter 2. Application for a Public Hearing for PUD Rezone 3. Evaluation Criteria 4. Utility Dedication Statement 5. Pre-application meeting notes 6. Affidavit of Authorization 7. Property Ownership Disclosure Form 8. Covenant of Unified Control 9. Completed Addressing Checklist 10. Warranty Deed(s) 11. Boundary Survey 12. Aerial Location Map 9.A.2.h Packet Pg. 408 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Ms. Nancy Gundlach, AICP RE: Collier County Application for Public Hearing, Enbrook RPUD Rezone – PL20180002899, Submittal 1 February 11, 2019 Page 2 of 2 13. Environmental Data Requirements 14. Traffic Impact Study 15. Waiver of Historical Survey 16. School Impact Analysis Application 17. PUD Exhibits A-F 18. Deviation Justifications Please feel free to contact Rich Yovanovich at 435-3535 or me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: Rimar Enterprises, Inc. D.R. Horton, Inc. Richard D. Yovanovich GradyMinor File 9.A.2.h Packet Pg. 409 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 1 Sharon Umpenhour From:GundlachNancy <Nancy.Gundlach@colliercountyfl.gov> Sent:Friday, December 07, 2018 2:47 PM To:FeyEric Cc:Wayne Arnold; ryovanovich@cyklawfirm.com; Michael Herrera; BellowsRay; WeeksDavid Subject:RE: PL20180002899 Journey's End (PUDZ) Hi Eric, I have researched this and have confirmed that the 100-foot wide greenbelt was part of a zoning re- evaluation in 1992. Unless someone, somewhere has an objection, I am o.k. with the removal of the 100-foot wide greenbelt. Respectfully, Nancy Nancy Gundlach, AICP, PLA Principal Planner Zoning Services (239)252-2484 From: GundlachNancy Sent: Thursday, November 29, 2018 1:01 PM To: FeyEric <Eric.Fey@colliercountyfl.gov>; Wayne Arnold <WArnold@gradyminor.com> Cc: ryovanovich@cyklawfirm.com; Michael Herrera <MHerrera@gradyminor.com> Subject: RE: PL20180002899 Journey's End (PUDZ) Hi Eric, I will research this and will let you know. It may take a week or so. Wayne, If you can provide any research that you might have, please do so. Thank you- Respectfully, Nancy Nancy Gundlach, AICP, PLA Principal Planner Zoning Services (239)252-2484 9.A.2.h Packet Pg. 410 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 2 From: FeyEric Sent: Thursday, November 29, 2018 9:24 AM To: Wayne Arnold <WArnold@gradyminor.com>; GundlachNancy <Nancy.Gundlach@colliercountyfl.gov> Cc: ryovanovich@cyklawfirm.com; Michael Herrera <MHerrera@gradyminor.com> Subject: RE: PL20180002899 Journey's End (PUDZ) Assuming that to be the case, Nancy, would you support eliminating the 100’ green belt along the east property line given that the adjacent CCWSD property was rezoned from Agricultural (A) to Public Use (P) in 2007, 15 years after imposition of that condition? Respectfully, Eric Fey, P.E. Senior Project Manager Public Utilities Engineering & Project Management Division Continuous Improvement NOTE: Email Address Has Changed 3339 Tamiami Trail East, Suite 303, Naples, Florida 34112-5361 Phone: 239.252.1037 Cell: 239.572.0043 From: Wayne Arnold <WArnold@gradyminor.com> Sent: Thursday, November 29, 2018 8:21 AM To: FeyEric <Eric.Fey@colliercountyfl.gov> Cc: ryovanovich@cyklawfirm.com; Michael Herrera <MHerrera@gradyminor.com>; GundlachNancy <Nancy.Gundlach@colliercountyfl.gov> Subject: RE: PL20180002899 Journey's End (PUDZ) Eric, I spoke with David Weeks and he indicated that none of the original files exist that would have been created for each parcel evaluated under the old zoning re-evaluation program. David didn’t recall specifically a basis for the 100’ greenbelt, but he suspects it was simply to insure an appropriate buffer for higher density zoning to transition to lower density lands that did not have urban densities at that time. They clearly were not based on any environmental assessment given that the 100’ can be used for water management, etc. From: FeyEric <Eric.Fey@colliercountyfl.gov> Sent: Wednesday, November 28, 2018 11:40 PM To: Wayne Arnold <WArnold@gradyminor.com> Cc: ryovanovich@cyklawfirm.com; Michael Herrera <MHerrera@gradyminor.com>; GundlachNancy <Nancy.Gundlach@colliercountyfl.gov> Subject: PL20180002899 Journey's End (PUDZ) Wayne, At the subject pre-application meeting on 10/30/18, we discussed the 100’ green belt required along the east and south property lines of the Journey’s End property, pursuant to Ord. 92-77. As I mentioned at the end of the meeting, we have a similar restriction on our adjacent parcel at 1300 Manatee Rd, more particularly a 100’ setback on all sides of the 9.A.2.h Packet Pg. 411 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 3 property, pursuant to Ord. 07-56. Based on the attached email, it appears our condition was imposed by the Planning Commission. I have requested the agenda item and minutes for RZ-2005-AR-7271, which was heard at the 1/4/2007 CCPC meeting. I will let you know what I learn once I receive the requested documents. Have you gained any historical context on the 100’ green belt condition? I imagine this was also a condition imposed by the Planning Commission. Respectfully, Eric Fey, P.E. Senior Project Manager Public Utilities Engineering & Project Management Division Continuous Improvement NOTE: Email Address Has Changed 3339 Tamiami Trail East, Suite 303, Naples, Florida 34112-5361 Phone: 239.252.1037 Cell: 239.572.0043 Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 9.A.2.h Packet Pg. 412 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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 1 of 11 Application for a Public Hearing for PUD Rezone, Amendment to PUD or PUD to PUD Rezone PETITION NO PROJECT NAME DATE PROCESSED PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F. APPLICANT CONTACT INFORMATION Name of Property Owner(s): _________________________________________________________ Name of Applicant if different than owner: _____________________________________________ Address: _________________________City: _______________ State: _________ ZIP: ___________ Telephone: _______________________ Cell: ______________________ Fax: __________________ E-Mail Address: ____________________________________________________________________ Name of Agent: ____________________________________________________________________ Firm: _____________________________________________________________________________ Address: ____________________________City: _______________ State: _______ ZIP: __________ Telephone: ____________________ Cell: ____________________ Fax: _______________________ E-Mail Address: ____________________________________________________________________ Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these regulations. To be completed by staff Rimar Enterprises, Inc., 8040 SW 69 Ave, Miami, FL 334143 Rimar Enterprises, Inc. and D.R. Horton, Inc. 10541 Six Mile Cypress Fort Myers FL 33966 239-225-2651 JWEverett@drhorton.com / rreyes@ravbahamas.com D. Wayne Arnold, AICP / Richard D. Yovanovich Q. Grady Minor & Associates, P.A. / Coleman, Yovanovich & Koester, P.A. 3800 Via Del Rey Bonita Springs FL 34134 239-947-1144 warnold@gradyminor.com / ryovanovich@cyklawfirm.com 4 9.A.2.h Packet Pg. 413 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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 2 of 11 REZONE REQUEST This application is requesting a rezone from: _________________________ Zoning district(s) to the ________________________________ zoning district(s). Present Use of the Property: _________________________________________________________ Proposed Use (or range of uses) of the property: _________________________________________ Original PUD Name: ________________________________________________________________ Ordinance No.: ____________________________________________________________________ PROPERTY INFORMATION On a separate sheet attached to the application, provide a detailed legal description of the property covered by the application: • If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; • The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre-application meeting; and • The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Metes & Bounds Description: _________________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Size of Property: _______ ft. x _______ ft. = ________ Total Sq. Ft. Acres: _________ Address/ General Location of Subject Property: __________________________________________ __________________________________________________________________________________ PUD District (refer to LDC subsection 2.03.06 C): Commercial Residential Community Facilities Industrial Mixed Use Other: ________________ Not applicable RMF-16(8) Undeveloped Residential dwelling units Not applicable 10 51 26 N.A. N.A. N.A. Please see boundary survey for legal description N.A. N.A.00736200103 and 00736200404 Irregular Irregular 2869732.8+/-65.88+/- 1158 Pisa Lane and 1144 Padova St. which is on the south side of Manatee Road, east of Collier Boulevard. RPUD 9.A.2.h Packet Pg. 414 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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 3 of 11 ADJACENT ZONING AND LAND USE Zoning Land Use N S E W If the owner of the subject property owns contiguous property please provide a detailed legal description of the entire contiguous property on a separate sheet attached to the application. Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Metes & Bounds Description: _________________________________________________________ ASSOCIATIONS Required: List all registered Home Owner Association(s) that could be affected by this petition. Provide additional sheets if necessary. Information can be found on the Board of County Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774. Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ MH, RMF-12 and RMF-16 Mobile Homes A.S.G.M. BUSINESS CENTER PUD Undeveloped P and MH Public Utility Site and Undeveloped C-4, RMF-12 and RMF-16 Commercial and Multi-family residential N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. N.A. SOUTH BAY PLANTATION CONDOMINIUM ASSOCIATION, INC. 1901 ROOKERY BAY DRIVE Naples FL 34114 GULF WINDS EAST CONDOMINIUM ASSOCIATION, INC. 6704 Lone Oak Blvd Naples FL 34109 RIVERWOOD ESTATES HOMEOWNERS ASSOCIATION, INC. 6704 Lone Oak Blvd Naples FL 34109 ENCHANTING SHORES CO-OP, INC. 17 Turquoise Ave Naples FL 34114 9.A.2.h Packet Pg. 415 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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 4 of 11 EVALUATION CRITERIA Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.) d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. e. The adequacy of usable open space areas in existence and as proposed to serve the development. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. g. The ability of the subject property and of surrounding areas to accommodate expansion. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to asce rtain whether or not the request is affected by existing deed restrictions. 9.A.2.h Packet Pg. 416 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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 5 of 11 Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? __________________________________________________________________________________ __________________________________________________________________________________ Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation or zoning verification rendered on this property within the last year? Yes No if so please provide copies. PUBLIC NOTICE REQUIREMENTS This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E. of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B. of the Administrative Code for the NIM procedural requirements. Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the Board's final action on this item, please remove all public hearing advertising sign(s) immediately. RECORDING OF DEVELOPER COMMITMENTS Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments or Notice of Developer Commitments that contains the legal description of the property that is the subject of the land use petition and contains each and every commitment of the owner or developer specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said Memorandum or Notice. LDC subsection 10.02.08 D This application will be considered “open” when the determination of “sufficiency” has been made and the application is assigned a petition processing number. The application will be considered “closed” when the petitioner withdraws the application through written notice or ceases to supply necessary information to continue processing or otherwise actively pursue the rezoning, amendment or change, for a period of 6 months. An application deemed “closed” will not receive further processing and an application “closed” through inactivity shall be deemed withdrawn. An application deemed “closed” may be re-opened by submission of a new application, repayment of all application fees and the grant of a determination of “sufficiency”. Further review of the request will be subject to the then current code. No 9.A.2.h Packet Pg. 417 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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: ____________________________________________________ D.R. Horton, Inc. 10541 Six Mile Cypress Fort Myers FL 33966 239-225-2651 JWEverett@drhorton.com 1158 Pisa Lane and 1144 Padova St. Naples FL 34114 10 51 26 N.A. N.A. N.A. Please see boundary survey for legal description N.A. N.A.00736200103 and 00736200404 X X 526 Residential Dwelling Units 364,650 GPD 234,100 GPD 272,250 GPD 181,500 GPD January 2020 9.A.2.h Packet Pg. 418 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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. Not applicable Please see "Utility Dedication Statement" document 9.A.2.h Packet Pg. 419 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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 8 of 11 COVENANT OF UNIFIED CONTROL The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property commonly known as ____________________________________________________ ____________________________________________________ (Street address and City, State and Zip Code) and legally described in Exhibit A attached hereto. The property described herein is the subject of an application for ______________ planned unit development (______________PUD) zoning. We hereby designate___________________, legal representative thereof, as the legal representatives of the property and as such, these individuals are authorized to legally bind all owners of the property in the course of seeking the necessary approvals to develop. This authority includes, but is not limited to, the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning approval on the site. These representatives will remain the only entity to authorize development activity on the property until such time as a new or amended covenant of unified control is delivered to Collier County. The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project: 1. The property will be developed and used in conformity with the approved master plan including all conditions placed on the development and all commitments agreed to by the applicant in connection with the planned unit development rezoning. 2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County. 3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or safeguards provided for in the planned unit development process will constitute a violation of the Land Development Code. 4. All terms and conditions of the planned unit development approval will be incorporated into covenants and restrictions which run with the land so as to provide notice to subsequent owners that all development activity within the planned unit development must be consistent with those terms and conditions. 5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms, safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit development and the County may stop ongoing construction activity until the project is brought into compliance with all terms, conditions and safeguards of the planned unit development. ___________________________________ ___________________________________ Owner Owner ____________________________________ ___________________________________ Printed Name Printed Name STATE OF FLORIDA) COUNTY OF COLLIER) Sworn to (or affirmed) and subscribed before me this day of , 201__ by ____________________ who is personally known to me or has produced _____________________________ as identification. ____________________________________ Notary Public (Name typed, printed or stamped) Property I.D. Numbers 00736200103 and 00736200404 1158 Pisa Lane and 1144 Padova St., Naples FL 34114 Residential R 9.A.2.h Packet Pg. 420 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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 9 of 11 Final Submittal Requirement Checklist for: PUD Rezone- Ch. 3 G. 1 of the Administrative Code Amendment to PUD- Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date application. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at http://www.colliercountyfl.gov/Home/ShowDocument?id=76983. REQUIREMENTS # OF COPIES REQUIRED NOT REQUIRED Cover Letter with Narrative Statement including a detailed description of why amendment is necessary Completed Application with required attachments (download latest version) 1 Pre-application meeting notes 1 Affidavit of Authorization, signed and notarized 1 Property Ownership Disclosure Form 1 Notarized and completed Covenant of Unified Control 1 Completed Addressing Checklist 1 Warranty Deed(s) 1 List Identifying Owner and all parties of corporation 1 Signed and sealed Boundary Survey 1 Architectural Rendering of proposed structures 1 Current Aerial Photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. 1 Statement of Utility Provisions 1 Environmental Data Requirements pursuant to LDC section 3.08.00 1 Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) packet at time of public hearings. Coordinate with project planner at time of public hearings. Listed or Protected Species survey, less than 12 months old. Include copies of previous surveys. 1 Traffic Impact Study 1 Historical Survey 1 School Impact Analysis Application, if applicable 1 Electronic copy of all required documents 1 Completed Exhibits A-F (see below for additional information)+ List of requested deviations from the LDC with justification for each (this document is separate from Exhibit E) Checklist continues on next page 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 9.A.2.h Packet Pg. 421 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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 10 of 11 Revised Conceptual Master Site Plan 24” x 36”and One 8 ½” x 11” copy Original PUD document/ordinance, and Master Plan 24” x 36” – Only if Amending the PUD Revised PUD document with changes crossed thru & underlined 1 Copy of Official Interpretation and/or Zoning Verification 1 *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement +The following exhibits are to be completed on a separate document and attached to the application packet:  Exhibit A: List of Permitted Uses  Exhibit B: Development Standards  Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code  Exhibit D: Legal Description  Exhibit E: List of Requested LDC Deviations and justification for each  Exhibit F: List of Development Commitments If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239- 690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.” PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS: School District (Residential Components): Amy Lockheart Conservancy of SWFL: Nichole Johnson Utilities Engineering: Eric Fey Parks and Recreation: Barry Williams & David Berra Emergency Management: Dan Summers Immokalee Water/Sewer District: City of Naples: Robin Singer, Planning Director Other: ASSOCIATED FEES FOR APPLICATION  Pre-Application Meeting: $500.00  PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre  PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre  PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre  Comprehensive Planning Consistency Review: $2,250.00  Environmental Data Requirements-EIS Packet (submittal determined at pre-application meeting): $2,500.00  Listed or Protected Species Review (when an EIS is not required): $1,000.00  Transportation Review Fees: o Methodology Review: $500.00, to be paid directly to Transportation at the Methodology Meeting* *Additional fees to be determined at Methodology Meeting. o Minor Study Review: $750.00 o Major Study Review $1,500.00 X X X X X 4 4 4 4 X 9.A.2.h Packet Pg. 422 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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 11 of 11  Legal Advertising Fees: o CCPC: $1,125.00 o BCC: $500.00  School Concurrency Fee, if applicable: o Mitigation Fees, if application, to be determined by the School District in coordination with the County Fire Code Plans Review Fees are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. All checks payable to: Board of County Commissioners. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. *Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee. ___________________________________ _____________ Signature of Petitioner or Agent Date ___________________________________ Printed named of signing party X X X D. Wayne Arnold, AICP February 11, 2019 9.A.2.h Packet Pg. 423 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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: ____________________________________________________ 9.A.2.h Packet Pg. 424 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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. 9.A.2.h Packet Pg. 425 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) March 2, 2015 Joanne Janes, Project Administrator VIA: E-MAIL Grady Minor 3800 Via Del Rey Bonita Springs, FL 34134 Subject: Journey’s End Parcel #: 00736200103; 00736200404 Water, Wastewater and IQ Availability Dear Ms. Janes: Water service is available for this project from a 10” water main running along Manatee Road. Wastewater service is available from 10” force main running along Manatee Road. Irrigation Quality (IQ) water is not available to the project at this time. Connection points for the system tie-ins to water and wastewater lines may be made after submission and approval of the hydraulic calculations by the Planning and Project Managem ent Department, validating that the up/downstream systems are adequate to handle the increase in demand or flow. This letter implies no guarantee that other developments throughout the District will not have an impact on the quantity of water and wastewater treatment and disposal capacity available to this property until the project has received a commitment for service. Should you have any further questions, please feel free to contact me at (239) 252-5366. Sincerely, Kris Van Lengen, Principal Planner Planning and Project Management Department cc: Aaron Cromer, Principal Project Manager Eric Fey, Engineering Review 9.A.2.h Packet Pg. 426 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 1 Sharon Umpenhour From:Steve Martin Sent:Thursday, April 04, 2019 9:47 AM To:Wayne Arnold Cc:Sharon Umpenhour Subject:FW: Enbrook RPUD - PL20180002899 Per one of the Zoning comments, the below email string indicates confirmation that Collier County has water and wastewater capacity for 526 residential units. From: BullertBenjamin <Benjamin.Bullert@colliercountyfl.gov> Sent: Thursday, April 4, 2019 9:43 AM To: Steve Martin <SMartin@gradyminor.com> Cc: FeyEric <Eric.Fey@colliercountyfl.gov> Subject: RE: Enbrook RPUD - PL20180002899 Steve, There is water availability for the proposed development. If you have any questions, please contact me. Thank you. Benjamin (Ben) N. Bullert, P.E. Interim Principal Project Manager Public Utilities Department Engineering and Project Management Division Motto: “Continuous Improvement” NOTE: Email Address Has Changed 3339 Tamiami Trail East | Suite 303 | Naples, FL 34112-5361 Office: (239) 252-2583 | Cell: (239) 877-6339 From: Steve Martin <SMartin@gradyminor.com> Sent: Monday, April 1, 2019 4:43 PM To: BullertBenjamin <Benjamin.Bullert@colliercountyfl.gov> Subject: FW: Enbrook RPUD - PL20180002899 Hi Ben, Per the below email and attachments, I am writing to request water availability for the subject project which is proposed for 526 residential units. Please note this project was approved for 483 units under PL20150000094, none of which were not constructed, so this is a difference of 43 additional units. For convenience, I am attaching two sets of flow calculations based on the overall proposed 526 units, and for the additional 43 units above the permitted 483 units for comparison purposes. 9.A.2.h Packet Pg. 427 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 2 Please let me know if any questions. Steven A. Martin, P.E. Project Manager 6150 Diamond Centre Ct., Suite 1003 Fort Myers, FL 33912 Phone - 239.947.1144 Fax - 239.947-0375 Web - http://www.gradyminor.com Please consider the environment before printing this email DISCLAIMER: This communication from Q. Grady Minor & Associates, P.A., along with any attachments or electronic data is intended only for the addressee(s) named above and may contain information that is confidential, legally privileged or otherwise exempt from disclosure. The recipient agrees and accepts the following conditions: The electronic file/data is for informational purposes only and is the responsibility of the recipient to reconcile this electronic file/data with the approved and certified "plan of record" along with actual project site conditions. Q. Grady Minor & Associates, P.A. reserves the right to revise, update and improve its electronically stored data without notice and assumes no responsibility due to a virus or damages caused by receiving this email. From: StevensMichael <Michael.Stevens@colliercountyfl.gov> Sent: Monday, April 1, 2019 4:34 PM To: Steve Martin <SMartin@gradyminor.com> Cc: FeyEric <Eric.Fey@colliercountyfl.gov> Subject: RE: Enbrook RPUD - PL20180002899 Email Ben Bullert at Benjamin.Bullert@colliercountyfl.gov Ben is the interim Principal Project Manager for Water. Respectfully, Michael Stevens, P.E. Principal Project Manager Engineering & Project Management Division “Continuous Improvement” 3339 Tamiami Trail East, Suite 303, Naples, FL 34112-5361 Phone: 239-252-2589 Cell: 239-877-7192 www.colliergov.net 9.A.2.h Packet Pg. 428 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 3 From: Steve Martin <SMartin@gradyminor.com> Sent: Monday, April 1, 2019 4:32 PM To: StevensMichael <Michael.Stevens@colliercountyfl.gov> Cc: FeyEric <Eric.Fey@colliercountyfl.gov> Subject: RE: Enbrook RPUD - PL20180002899 Michael, thank you for confirming the wastewater capacity. How do I obtain confirmation of the water system capacity for the additional units? Steven A. Martin, P.E. Project Manager 6150 Diamond Centre Ct., Suite 1003 Fort Myers, FL 33912 Phone - 239.947.1144 Fax - 239.947-0375 Web - http://www.gradyminor.com Please consider the environment before printing this email DISCLAIMER: This communication from Q. Grady Minor & Associates, P.A., along with any attachments or electronic data is intended only for the addressee(s) named above and may contain information that is confidential, legally privileged or otherwise exempt from disclosure. The recipient agrees and accepts the following conditions: The electronic file/data is for informational purposes only and is the responsibility of the recipient to reconcile this electronic file/data with the approved and certified "plan of record" along with actual project site conditions. Q. Grady Minor & Associates, P.A. reserves the right to revise, update and improve its electronically stored data without notice and assumes no responsibility due to a virus or damages caused by receiving this email. From: StevensMichael <Michael.Stevens@colliercountyfl.gov> Sent: Monday, April 1, 2019 4:22 PM To: Steve Martin <SMartin@gradyminor.com> Cc: FeyEric <Eric.Fey@colliercountyfl.gov> Subject: RE: Enbrook RPUD - PL20180002899 Steve, This email serves as confirmation that the 10” wastewater forcemain on Manatee Road has the capacity to accept the additional peak hour flow of 31.6 gpm. Respectfully, Michael Stevens, P.E. Principal Project Manager Engineering & Project Management Division “Continuous Improvement” 3339 Tamiami Trail East, Suite 303, Naples, FL 34112-5361 Phone: 239-252-2589 Cell: 239-877-7192 9.A.2.h Packet Pg. 429 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 4 www.colliergov.net From: Steve Martin <SMartin@gradyminor.com> Sent: Thursday, March 21, 2019 10:38 AM To: StevensMichael <Michael.Stevens@colliercountyfl.gov> Cc: StevensMichael <Michael.Stevens@colliercountyfl.gov> Subject: FW: Enbrook RPUD - PL20180002899 Hello Mike, Per our phone call this morning regarding Eric Fey’s below review comment of our pending PUD rezone, I am attaching the estimated water and wastewater flow calculations for the subject project which proposes 526 residential units. We are requesting Letters of Availability for water and sewer from Collier County for 526 residential units. Please note this project was approved for 483 units under PL20150000094 which were not constructed, so this is a difference of 43 additional units. Per your request, I am attaching two sets of calculations based on the proposed 526 units, and for the additional 43 units for comparison purposes. As a summary, below is an image of the estimated flows for 526 units. And below that are the estimated additional flows for the 43 units. Please review and let me know if any questions. 9.A.2.h Packet Pg. 430 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 5 Thank you, Steven A. Martin, P.E. Project Manager 6150 Diamond Centre Ct., Suite 1003 Fort Myers, FL 33912 Phone - 239.947.1144 Fax - 239.947-0375 Web - http://www.gradyminor.com Please consider the environment before printing this email DISCLAIMER: This communication from Q. Grady Minor & Associates, P.A., along with any attachments or electronic data is intended only for the addressee(s) named above and may contain information that is confidential, legally privileged or otherwise exempt from disclosure. The recipient agrees and accepts the following conditions: The electronic file/data is for informational purposes only and is the responsibility of the recipient to reconcile this electronic file/data with the approved and certified "plan of record" along with actual project site conditions. Q. Grady Minor & Associates, P.A. reserves the right to revise, update and improve its electronically stored data without notice and assumes no responsibility due to a virus or damages caused by receiving this email. Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 9.A.2.h Packet Pg. 431 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Evaluation Criteria April 2, 2019 Page 1 of 10 DRHJEPPL-Evaluation Criteria-rev1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. Enbrook RPUD is a 65.88± acre property located on the south side of Manatee Road, approximately ¼ mile east of Collier Boulevard. The property is Designated Urban Residential, Urban Mixed Use Residential, Urban Coastal Fringe Subdistrict on the Future Land Use Map. The property is currently zoned RMF-16(8) and the applicant proposes to rezone the property to a Residential PUD (RPUD) to permit a maximum of 526 dwelling units. The application proposes to permit a variety of dwelling unit types including single-family, two-family attached, townhome, and multi-family residential dwelling unit types. Residential amenities will be provided on-site for the use of residents of the RPUD. Access to the site is from Manatee Road. The property was evaluated for a compatibility exception under the County’s Zoning Re- evaluation program, and in 1992 the Board of County Commissioners rezoned the property from RMF-16 to RMF-16(8). Ordinance 92-77 restricted the overall density to 8 dwelling units per acre and placed two other development restrictions on the property in addition to the density reduction: a) building height limitation of 2-stories, and b) a 100’ wide greenbelt requirement along the eastern and southern boundaries. The proposed 526 dwelling units, which represents 8 dwelling units per acre, is consistent with the density permissible by ordinance 92-77. The proposed conceptual PUD Master Plan eliminates the previously required 100’ wide greenbelt and will provide a minimum of 25% of the on -site native vegetation as a preserve, consistent with the Conservation and Coastal Management Element and LDC Section 3.05 requirements. The greenbelt was at the time a measure to provide sufficient buffering and a wildlife corridor to undeveloped properties having lower intensity zoning located to the south and east of the subject property. Based on current vegetation mapping, the proposed preserve area will retain the highest quality of vegetation that exists on the site and in a location that will abut areas likely to become preservation areas on adjacent property once developed. 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. 9.A.2.h Packet Pg. 432 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Evaluation Criteria April 2, 2019 Page 2 of 10 DRHJEPPL-Evaluation Criteria-rev1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com The proposed 65.88± acre residential planned unit development is located in an area, which has been designated for residential development on the County’s Future Land Use Map. Other residential, commercial and institutional developments are located nearby making the location desirable for a planned residential community. The site is currently zoned for multi-family and townhome uses. The proposed PUD has the effect of adding single -family and two-family residential uses for a full range of residential uses similar to many oth er PUD’s. The site is within the Collier County Water and Sewer District boundaries. Both wa ter and sewer lines are available proximate to the site. Capacity is available for water and sewer, and there are no anticipated deficiencies in the system. A traffic analysis has been prepared and a trip cap is proposed consistent with the intensity of the proposed 526 dwelling units. The property owner participated in the consortium that contributed funds toward the improvements to the Collier Boulevard and U.S. 41 intersection improvements. 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 unified control via a contract for purchase for the entire 65.88± acre parcel. Upon approval of the proposed rezoning, the land will be acquired with the intent to develop a residential community consistent with the approved PUD. A homeowner association will be established to insure that common community elements such as open space and surface water management will be maintained. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.) Future Land Use Element: The 65.88± acre project is designated Urban Residential, Urban Mixed Use Residential , Urban Coastal Fringe on the Future Land Use Map. The property was evaluated as part of the County’s Zoning Re-evaluation program, and the property was restricted to a maximum den sity of 8 dwelling units per acre by Collier County Ordinance 92 -77. The proposed 526 dwelling units represents 8 dwelling units per acre for the 65.88± acre property and is therefore consistent with the Future Land Use Element via Policy 5.12 of this Element. 9.A.2.h Packet Pg. 433 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Evaluation Criteria April 2, 2019 Page 3 of 10 DRHJEPPL-Evaluation Criteria-rev1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Policy 5.5 of the Future Land Use Element discourages urban sprawl to minimize the cost of public infrastructure necessary to serve new development. The proposed RPUD represents infill development within our Urban designated area. All necessar y infrastructure to serve the project such as roads, water, sewer, schools, and other essential services are located at or near the property. Policy 5.6 requires new projects to be compatible and complementary to the surrounding land uses. The proposed RPUD proposes a range of dwelling unit types, which are similar to other approved and developed PUD’s in the surrounding area. Immediately adjacent uses include a water booster pumping facility, a multi-family condominium project and a commercial shopping center. The site is presently zoned for residential use and the property will be developed with buffers and appropriate development standards to insure compatibility. Policy 5.7 encourages development of land designated for urban intensities before designating other areas for urban intensity. As d iscussed in the Policy 5.5 analysis, the property is designated for urban intensities and the existing zoning permits the requested 526 dwelling units. This residential PUD is consistent with this policy. Policy 7.1 encourages new development to connect directly to collector and arterial roads. The project will have access to Manatee Road, which is a local roadway. Policy 7.3 encourages all projects to provide interconnections to adjoining neighborhoods or developments. Interconnection to adjoi ning parcels is not feasible or practical for the proposed RPUD. Properties to the east are developed a Collier County utility facility, property to the west is developed with a multi-family residential project, and to the southwest is a developed shopping center. The land area near the project’s southern boundary is anticipated to be the project’s native vegetation preservation area due to the presence of wetlands, therefore, providing any potential to the south is not feasible or practical. Further, the properties to the east are zoned Estates and Mobile Home and are undeveloped. These properties have access to Manatee Road and/or Roost Road. Interconnections would not provide access to a road other than Manatee Road, which is also the roadway access for Enbrook RPUD, and would not serve to provide alternate access for any of the properties. Conservation and Coastal Management Element: Policy 6.1.1 requires that residential and mixed-use projects greater than 25 acres retain 25% of the existing native vegetation on-site. The project contains approximately 11.62 acres of native vegetation, which would require preservation of approximately 2.91 acres of native vegetation on-site. The proposed conceptual master plan identifies areas of retained native vegetation consistent with this policy. 9.A.2.h Packet Pg. 434 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Evaluation Criteria April 2, 2019 Page 4 of 10 DRHJEPPL-Evaluation Criteria-rev1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Policy 7.1.2 indicates that development should be directed away from areas having listed species and habitat. The subject property has been evaluated by professional biologists and have determined that there are no listed species inhabiting the site. Further analysis will be completed as part of the State Environmental Resource Permit process and as required in this Policy any required management plans will be completed to insure protection of listed species. Transportation Element: Policy 5.1 requires that all projects are evaluated to determine their affect on the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR. This RPUD application includes a comprehensive assessment of the transportation impacts associated with the project. No level of service impacts result from the proposed 526 dwelling unit residential project therefore the project is consistent with Policy 5.1. d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The proposed residential PUD provides for a variety of dwelling unit types, consistent with those approved and/or developed in nearby communities. The existing conventional zoning permits a maximum of 526 multi-family dwelling units, and is consistent with the proposed maximum intensity for the RPUD. Development standards have been established which are appropriate for the site and which will insure that the form of development will be compatible with nearby residential, commercial and institutional development. Project buffers will be provided to insure that the immediate neighboring communities will have appropriate separation and transition between the uses. e. The adequacy of usable open space areas in existence and as proposed to serve the development. The project will provide a minimum of 60% open space consistent with the requirements of the LDC, which will include native vegetation preserve areas, lakes, buffers and recreational areas. The PUD will include an amenity area for community residents and guests. The PUD document includes a variety of recreational amenities that may be provided including swimming pool, outdoor courts, fitness facilities and the like. 9.A.2.h Packet Pg. 435 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Evaluation Criteria April 2, 2019 Page 5 of 10 DRHJEPPL-Evaluation Criteria-rev1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The project will not require phasing due to infrastructure availability. Adequate infrastructure is in place at the project site to service the proposed residential community. g. The ability of the subject property and of surrounding areas to accommodate expansion. The project has developed property on two sides and is bounded by Manatee Road to the north. There are no plans or opportunities to expand beyond the 65.88± acres. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The PUD includes development standards and conditions which will assure compatible and complementary development. Deviations from certain LDC provisions have been requested as part of the application. The deviations will facilitate development of the property in a manner consistent with other communities developed by the applicant and pose no harm to the public. 10.02.08 - Requirements for Amendments to the Official Zoning Atlas F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners required in LDC section 10.02.08 E shall show that t he Planning Commission has studied and considered the proposed change in relation to the following findings, when applicable: 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan. Future Land Use Element: The 65.88± acre project is designated Urban Residential, Urban Mixed Use Residential , Urban Coastal Fringe on the Future Land Use Map. The property was evaluated as part of the County’s Zoning Re-evaluation program, and the property was restricted to a maximum density of 8 dwelling units per acre by Collier County Ordinance 92 -77. The proposed 526 dwelling units represents 8 dwelling units per acre for the 65.88± acre property and is therefore consistent with the Future Land Use Element via Policy 5.12 of this Element. 9.A.2.h Packet Pg. 436 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Evaluation Criteria April 2, 2019 Page 6 of 10 DRHJEPPL-Evaluation Criteria-rev1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Policy 5.5 of the Future Land Use Element discourages urban sprawl to minimize the cost of public infrastructure necessary to serve new development. The proposed RPUD represents infill development within our Urban designated area. All necessary infrastructure to serve the project such as roads, water, sewer, schools, and other essential services are located at or near the property. Policy 5.6 requires new projects to be compatible and complementary to the surrounding land uses. The proposed RPUD proposes a range of dwelling unit types, which are similar to other approved and developed PUD’s in the surrounding area . Immediately adjacent uses include a water booster pumping facility, a multi-family condominium project and a commercial shopping center. The site is presently zoned for residential use and the property will be developed with buffers and appropriate development standards to insure compatibility. Policy 5.7 encourages development of land designated for urban intensities before designating other areas for urban intensity. As d iscussed in the Policy 5.5 analysis, the property is designated for urban intensities and the existing zoning permits the requested 526 dwelling units. This residential PUD is consistent with this policy. Policy 7.1 encourages new development to connect directly to collector and arterial roads. The project will have access to Manatee Road, which is a local roadway. Policy 7.3 encourages all projects to provide interconnections to adjoining neighborhoods or developments. Interconnection to adjoi ning parcels is not feasible or practical for the proposed RPUD. Properties to the east are developed a Collier County utility facility, property to the west is developed with a multi-family residential project, and to the southwest is a developed shopping center. The land area near the project’s southern boundary is anticipated to be the project’s native vegetation preservation area due to the presence of wetlands, therefore, providing any potential to the south is not feasible or practical. Conservation and Coastal Management Element: Policy 6.1.1 requires that residential and mixed-use projects greater than 25 acres retain 25% of the existing native vegetation on-site. The project contains approximately 11.62± acres of native vegetation, which would require preservation of approximately 2.91 acres of native vegetation on-site. The proposed conceptual master plan identifies are as of retained native vegetation consistent with this policy. Policy 7.1.2 indicates that development should be directed away from areas having listed species and habitat. The subject property has been evaluated by professional biologists and 9.A.2.h Packet Pg. 437 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Evaluation Criteria April 2, 2019 Page 7 of 10 DRHJEPPL-Evaluation Criteria-rev1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com have determined that there are no listed species inhabiting the site. Further analysis will be completed as part of the State Environmental Resource Permit process and as required in this Policy any required management plans will be completed to insure protection of listed species. Transportation Element: Policy 5.1 requires that all projects are evaluated to determine their affect on the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR. This RPUD application includes a comprehensive assessment of the transportation impacts associated with the project. No level of service impacts result from the proposed 526 dwelling unit residential project therefore the project is consistent with Po licy 5.1. 2. The existing land use pattern. The subject property is located south of Manatee Road. To the west is the existing South Bay Plantation condominium community and the Prime Outlet mall shopping center, and to the east is a Collier County utility site. The properties are zoned RMF -12, C-4 and P respectively. To the south an undeveloped commercial property zoned BPPUD. The possible creation of an isolated district unrelated to adjacent and nearby districts. Rezoning to the PUD zoning district will not cr eate an isolated district. Properties adjacent to the project are developed. The rezoning to the PUD zoning district is the appropriate district to permit a variety of dwelling units to be constructed on the property consistent with the Future Land Use Element. 3. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The boundaries are not illogically drawn and comprise all of the property under the unified control of the applicant. 4. Whether changed or changing conditions make the passage of the proposed amendment necessary. 9.A.2.h Packet Pg. 438 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Evaluation Criteria April 2, 2019 Page 8 of 10 DRHJEPPL-Evaluation Criteria-rev1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com The property is currently zoned RMF-16(8), which only permits multi-family and townhome type dwelling units. In order to respond to changing market conditions, the prospective developer wishes to expand the permitted uses to include single-family and two-family dwellings. The PUD is the appropriate vehicle to authorize the various types of dwelling units. 5. Whether the proposed change will adversely influence living conditions in the neighborhood. The PUD document includes development standards to insure that it is compatible with the immediately surrounding properties. The PUD master plan identifies appropriate buffers and open spaces which will further insure that the development of the residential community will have no adverse impacts to the neighborhood. Access to the project is from Manatee Road, a County owned right-of-way. 6. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. A traffic impact analysis has been submitted in support of the proposed residential PUD. That analysis concludes that there are no current or anticipated level of service issues associa ted with the proposed 526 unit project. Access will be from Manatee Road and should not create any impacts during construction. 7. Whether the proposed change will create a drainage problem. The project will be required to obtain an Environmental Resourc e Permit (ERP) through the South Florida Water Management District. The ERP review evaluates historic surface water flows and controls the off-site discharge of stormwater from the site. The project will have internal water management facilities including lakes to control the drainage for the project. No drainage issues will result from this project. 8. Whether the proposed change will seriously reduce light and air to adjacent areas. Given the limitation on building heights, and the proximity to other land uses, there will be no reduction in light or air for adjacent properties. 9. Whether the proposed change will adversely affect property values in the adjacent area. 9.A.2.h Packet Pg. 439 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Evaluation Criteria April 2, 2019 Page 9 of 10 DRHJEPPL-Evaluation Criteria-rev1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com The proposed residences will be market rate and will not adversely impact property valu es in the area. 10. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Development of the property for residential dwellings will not deter improvement or development of adjacent property. The property is zoned for residential use at the same intensity proposed with the PUD zoning. 11. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Rezoning the property to a residential planned development will not constitute a grant of special privilege to an individual owner. The subject PUD is consistent with the Goals, Objectives, and Policies of the Collier County Growth management Plan. The public will benefit from payment of impact fees and property taxes resulting from the development of residences on the property. 12. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The site is presently zoned for uses that include only multi -family dwelling units. The applicant believes the highest and best use will include a variety of dwelling unit types, consistent with approvals for most other PUD’s. 13. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The proposed rezoning is in scale with the needs of the neighborhood and Collier County. The proposed PUD is of a scale that makes economic sense and is consistent with the long range planning policies of Collier County. The proposed PUD will permit the same number of units as permitted under the current zoning. 14. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. It is not impossible to find other adequate sites in the county for residential development; however, this site is presently zoned for residential development and is owned by the developer/applicant. 9.A.2.h Packet Pg. 440 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Evaluation Criteria April 2, 2019 Page 10 of 10 DRHJEPPL-Evaluation Criteria-rev1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com 15. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The subject property has been previously approved for a multi-family apartment complex consistent with the approved zoning. That plan and any other development plan will require clearing and filling in order to bring the site elevations up to required elevations to meet the standards for the South Florida Water Management District. 16. 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 are adequate roadways and utilities available at the site. There are no public facilities deficiencies at the present time and none will occur as a result of this project. 17. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. The project is consistent with the Growth Management Plan and it is compatible with surrounding development. 9.A.2.h Packet Pg. 441 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) FLUE Policy 5.3 Consistency Analysis June 3, 2019 Page 1 of 2 DRHJEPPL-Policy 5.3 Analysis-rev2.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com The property is approximately 65.88± acres and is zoned RMF-16(8). The zoning was evaluated as part of the County’s zoning reevaluation program in 1992. The density of 8 dwelling units per acre would generate a maximum of 526 dwelling units. The property owner is proposing to rezone the property from RMF-16(8) to Residential Planned Unit Development (RPUD) with a maximum of 526 dwelling units of varying types including single family, and multi-family dwelling units. An analysis of public facility impacts as required by FLUE Policy 5.3 is provided below. The analysis concludes there are no additional public facility impacts associated with the RPUD. Collier County 2018 AUIR: Potable Water 150 gal per capita day 2019 Required Capacity 39.6 2.4 pp household Permitted Capacity 48.7 Existing 561 x 2.4 x 150 = 202,320 Proposed 561 x 2.4 x 150 = 202,320 Wastewater 100 gal per capita day 2019 Required Capacity 2.4 pp household x 100 South 14.58 mgd Existing 561 x 2.4 x 100 = 134,640 Proposed 561 x 2.4 x 100 = 134,640 2019 Permitted Capacity South 16 mgd Existing 561 x 2.4 x 100 = 134,640 Proposed 561 x 2.4 x 100 = 134,640 Solid Waste 10 years of permitted landfill capacity and 2 years of lined cell capacity at previous 3 years average tons per capita disposal rate.  Current rate is 0.59 tons per capita/year (561 x 2.4 x 0.59 = 794,376)  Existing vs. proposed – No change 9.A.2.h Packet Pg. 442 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) FLUE Policy 5.3 Consistency Analysis June 3, 2019 Page 2 of 2 DRHJEPPL-Policy 5.3 Analysis-rev2.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Drainage  Discharge rate established for Basin  ERP approved by SFWMD  No additional discharge permitted with RPUD Roadways  Vested for 480 multi-family  561 multi-family/townhouse allowed by zoning  TIS assumes: o 265 single family 259 Trip Cap 2 way p.m. peak o 526 multi-family 259 Trip Cap 2 way p.m. peak o Combination 259 Trip Cap 2 way p.m. peak  No additional trips resulting from RPUD Parks 265 single family 561 multi-family Community $247,464 $255,367 Regional $713,994 $690,164  No LOS issues result from RPUD Schools Impact Fees 265 single family vs. 561 multi-family $2,329,228 $1,595,590 9.A.2.h Packet Pg. 443 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.hPacket Pg. 444Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 445 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 446 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 447 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 448 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 449 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 450 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 451 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 452 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 453 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 454 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 455 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 456 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 457 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 458 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 459 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 460 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 461 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.hPacket Pg. 462Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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 Rimar Enterprises, Inc., 7700 N. Kendall Drive, #802, Miami Florida 33156 100 Alejandro Capo, President Carmen Capo, Vice President Arthur Hernandez, Secretary 9.A.2.h Packet Pg. 463 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 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 2 of 3 d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: Name and Address % of Ownership e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Name and Address % of Ownership Date of Contract: ___________ f. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address g. Date subject property acquired _______________ Leased: Term of lease ____________ years /months If, Petitioner has option to buy, indicate the following: D.R. Horton, Inc. (a publicly traded company)100 10541 Six Mile Cypress, Fort Myers, FL 33966 12/21/2004 8/29/18 9.A.2.h Packet Pg. 464 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 465 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 466 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 467 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 ADDRESSING CHECKLIST Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Division at 239-252-5724 or submit in person to the Addressing Section at the above address. Form must be signed by Addressing personnel prior to pre-application meeting, please allow 3 days for processing. Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section. PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type) BL (Blasting Permit) BD (Boat Dock Extension) Carnival/Circus Permit CU (Conditional Use) EXP (Excavation Permit) FP (Final Plat LLA (Lot Line Adjustment) PNC (Project Name Change) PPL (Plans & Plat Review) PSP (Preliminary Subdivision Plat) PUD Rezone RZ (Standard Rezone) SDP (Site Development Plan) SDPA (SDP Amendment) SDPI (Insubstantial Change to SDP) SIP (Site Im provement Plan) SIPI (Insubstantial Change to SIP) SNR (Street Name Change) SNC (Street Name Change – Unplatted) TDR (Transfer of Development Rights) VA (Variance) VRP (Vegetation Removal Permit) VRSFP (Vegetation Removal & Site Fill Permit) OTHER LEGAL DESCRIPT ION of subject property or properties (copy of lengthy description may be attached) FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) STREET ADDRESS or ADDRESSES (as applicable, if already assigned) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way PROPOSED PROJECT NAME (if applicable) SDP - or AR or PL # SURVEY (copy - needed only for unplatted properties) CURRENT PROJECT NAME (if applicable) Rev. 6/9/2017 Page 1 of 2 9.A.2.h Packet Pg. 468 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Please Return Approved Checklist By: Email Personally picked up Applicant Name: Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Division. FOR STAFF USE ONLY Folio Number Folio Number Folio Number Folio Number Folio Number Folio Number Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED Fax Email/Fax:Phone: Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) Rev. 6/9/2017 Page 2 of 2 9.A.2.h Packet Pg. 469 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 470 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 471 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 472 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 473 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 474 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 475 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) STATE ROAD 951(D&F)COLLIER BOULEVARD(F)1091.83'S 1°56'12" W 1339.16' S 1°57'46" W 684.81'N 89°13'01" W 1369.16'N 89°12'47" W 739.18'N 2°26'10" E 671.07'S 89°16'21" EN 0°43'39" E 1350.15' (C) 1039.52'S 89°17'55" EMANATEE ROADCOUNTY ROAD 31PROPERTY DESCRIPTIONNOTES:JOURNEYS END1216 MANATEE ROADLYING INCOLLIER COUNTY, FLORIDABOUNDARY SURVEY DRAWN BY:CHECKED BY:JOB CODE:SCALE:DATE:FILE:SHEET:27 MARCH 20181" = 120'JETHDLSKJG18-24-BS4PLT.DWG1 of 1GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144www.GradyMinor.com Fort Myers: 239.690.4380NAPLES, FL, 34114SECTION 10, TOWNSHIP 51 SOUTH, RANGE 26 EAST LEGENDP.O.B.9.A.2.hPacket Pg. 476Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Collier BLVDSilver Lakes BLVDPADOVA STDiamond Lake CIR Riverwood RD Rookery RD Henderson DR Turquoise AVE Beverly DRManatee RD Derhenson DR Amethyst AVE Skyline DRSonderhen DR Queen Palm DRAquamarine AVE Peridot AVE Lake Diane DRSNOOK CIR PECAN STA u d u b o n R D PISA LN Rookery Bay DR T o w e r R D HIBISCUS LNCreek CIR Loon LN Grosbeak LNELSA LNS onderhen C IR SORRENTO DR Eagle RDOpal Lake PTJade Lake PTNickel Lake PTManatee RD Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Enbrook RPUD Location Map SUBJECT PROPERTY . 820 0 820410 Feet 9.A.2.h Packet Pg. 477 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Project No. 2014-42 11000 Metro Parkway Suite 4 Fort Myers, Florida 33966 (239) 418-0671 phone / (239) 418-0672 fax Enbrook PUD Section 10; Township 51 South; Range 26 East Collier County, Florida Protected Species Survey Report Prepared by: Kimberly Schlachta, CSE February 4, 2019 Revised March 18, 2019 9.A.2.h Packet Pg. 478 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook PUD Protected Species Survey Boylan Environmental Consultants, Inc. 2 INTRODUCTION An environmental scientist from Boylan Environmental Consultants, Inc. conducted a field investigation on the 65.86± acre property on February 1, 2019. The site is located in portions of Section 10, Township 51 South, and Range 26 East in Collier County, Florida. Specifically, it is situated along Manatee Road approximately 0.35 miles east of Collier Boulevard and approximately 1.15 miles south of US 41 (see the attached Project Location Map, Exhibit A). The purpose of the field investigation was to identify and document the presence of any listed species and any potential listed (endangered, threatened, etc.) species inhabiting the site that are regulated by the U.S. Fish & Wildlife Service (USFWS) and the Florida Fish & Wildlife Conservation Commission (FWC). The field survey was completed by David Mason, a Senior Environmental Scientist with with Boylan Environmental Consultants. Mr. Mason has over 13 years of experience conducting wildlife and protected species surveys in Florida. The report was compl eted by Kimberly Schlachta, an Environmental Consultant with Boylan Environmental with over 20 years of experience conducting species surveys and writing reports. METHODOLOGY The survey method consisted of overlapping belt transects performed for all FLUCFCS communities onsite in compliance with the Collier County Land Development Code 10.02.02.A.4.g.i. The specific methodology includes pedestrian surveys of parallel transects. This survey is comprised of a several step process. First, vegetation co mmunities or land-uses on the study area are delineated using the Florida Land Use, Cover and Forms Classification System (FLUCFCS). Please see the attached FLUCFCS Map (Exhibit B) and FLUCFCS Map with Aerial (Exhibit C). Next, the FLUCFCS codes are cross- referenced with the Protected Species List. This protected species list names the species which have a probability of occurring in any particular FLUCFCS community. An intensive pedestrian survey is conducted using parallel belt transects that are approximately 10-40 feet apart as a means of searching for listed species. The distance between transects depends upon both the thickness of vegetation and line of sight visibility. In addition, periodic “stop-look-listen” and quiet stalking methods are conducted for animals. Signs or sightings of these species are then geo -located via a hand held GPS unit and marked in the field with flagging tape. The table at end of the report lists the FLUCFCS communities found on the parcel and the corresponding species which have a probability of occurring in them. 9.A.2.h Packet Pg. 479 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook PUD Protected Species Survey Boylan Environmental Consultants, Inc. 3 Transects were walked approximately as shown on the attached Protected Species Survey Map (Exhibit D) and Protected Species Survey Map with Aerial (Exhibit E). Specific attention was placed on locating any gopher tortoise (Gopherus polyphemus) burrows, potential fox squirrel (Sciurus niger shermani) nests, locating red-cockaded woodpecker (Picoides borealis) cavity trees, and Florida bonneted bat (Eumops floridanus) roosting cavities. TABLE 1: SURVEY DATE AND WEATHER CONDITIONS Survey Date Survey Time Weather Conditions 1-FEB-2019 9 AM – 6 PM Partly cloudy with light breeze and temperatures ranging from the upper 60s to the lower 80s EXISTING SITE CONDITIONS Site Details – The boundary is approximate and based upon Collier County GIS and assumed to be 65.86± acres. The site was undeveloped but appears to have a long history of disturbance through agricultural use. In general, the property is composed of other open lands (rural). The site is bordered by roadways and both residential and commercial development on the northern and western perimeters. Other fallow framed lands and agriculture surround the southern and eastern perimeters. Soil Type - The soils on the property have been mapped by the National Resource Conservation Service (NRCS, formerly the Soil Conservation Service). Please see the attached NRCS Soils Map (Exhibit F). These mappings are general in nature but can provide a certain level of information about the site as to the possible extent of wetland area. According to these mappings, the parcel is underlain by Oldsmar Fine Sand (16; non-hydric) and Holopaw Fine Sand (27; hydric). Vegetation Communities – Each community was mapped in the field according to the system in use by the agencies, the Florida Land Use Cover and Forms Classification System (FLUCFCS). Listed below are the vegetation communities or land -uses identified on the site. Vegetation is one parameter used in determining the presence of a wetland; the other parameters include the presence of wetland hydrology and hydric soils. These community mappings will generally reflect whether an area could be considered as wetlands. The following descriptions correspond t o the mappings on the attached FLUCFCS map. See Florida Land Use, Cover and Forms Classification System (Department of Transportation 1999) for definitions. FLUCFCS CODES/DESCRIPTION 260/422M Mesic Abandoned Agricultural/Brazilian Pepper (10.09± acres) 9.A.2.h Packet Pg. 480 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook PUD Protected Species Survey Boylan Environmental Consultants, Inc. 4 This community occupies 10.09± acres of the site and is located in the western portion of the property. Vegetation consists of live oak, slash pine, earleaf acacia, melaleuca, and cabbage palm in the canopy. The sub -canopy contains wax myrtle, laurel oak, earleaf acacia, melaleuca, and Brazilian pepper. Groundcover vegetation observed includes grapevine, bahiagrass, poison ivy, rosy camphorweed, rosary pea, climbing hempvine, Caesar weed, smilax, dog fennel, scattered blackberry, tickseed, chocolateweed (Melochia corchorifolia), bushy bluestem (Andropogon glomeratus), and broomsedge bluestem. 260/422H Abandoned Agricultural/Brazilian Pepper, Hydric (1.53± acres) This community occupies 2.93± acres of the site and is located in the western portion of the property. Vegetation consists of live oak with scattered slash pine and cabbage palm in the canopy. The sub-canopy contains Brazilian pepper. Groundcover vegetation observed includes grapevine, bahiagrass, poison ivy, rosy camphorweed, rosary pea, climbing hempvine, Caesar weed, smilax, dog fennel, scattered blackberry, tickseed, chocolateweed, bushy bluestem, swamp fern (Blechnum serrulatum), Virginia chain fern (Woodwardia virginica), yellow- eyed grass (Xyris elliottii), watergrass (Luziola fluitans). 619 Exotic Wetlands/Brazilian Pepper, Hydric (1.40 acres) This community occupies 1.40± acres of the site and is located in the western portion of the property. The sub-canopy contains Brazilian pepper. Groundcover vegetation observed includes swamp fern (Blechnum serrulatum), and Virginia chain fern (Woodwardia virginica). 740 Disturbed Land (51.94± acres) This community occupies 51.94± acres of the site and composes a majority of the current site conditions. The vegetation has been recently cleared, although vegetative debris remains. 742 Borrow Area (0.92± acres) There are two small excavated borrow ponds located on the property that occupy approximately 0.92± acres of the site. One is adjacent to the western property line and the other is located in the southeast corner of the parcel. The canopy is open. The sub-canopy vegetation along the banks include includes willow (Salix floridana) and Brazilian pepper. TABLE 2: FLUCFCS COMMUNITY TABLE FLUCFCS Code Community Description Acreage 260/422M Mesic Abandoned Agricultural/Brazilian Pepper 10.09± ac. 260/422H Other Open Lands (Rural)/Brazilian Pepper, Hydric 1.53± ac. 9.A.2.h Packet Pg. 481 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook PUD Protected Species Survey Boylan Environmental Consultants, Inc. 5 619 Exotic Wetlands, Brazilian Pepper, Hydric 1.40± ac. 740 Disturbed Lands 51.94± ac. 742 Borrow Areas 0.92± ac. Total 65.88± ac. SPECIES PRESENCE The site does contain two man-made open water bodies. While wading birds were not seen during the site inspection it would be expected that wading birds would use the water bodies for foraging. No alligators were observed on the property. No listed plant species were noted. No other signs of listed species were observed during the survey. DISCUSSION Due to the disturbed nature of the site, the abundance of exotic plant species, and the historic agricultural land-use of the site and surrounding areas, it is unlikely that this site supports or would provide habitat for protected wildlife species or protected plants. Community locations were estimated and drawn by using a non-rectified aerial with approximate property boundaries hence, their location, aerial extent, and acreage is approximate. NATIVE OPEN SPACE CALCULATIONS For native preservation requirements, FLUCFCS codes that meet the definition of native vegetation in Collier county are included in the calculation. FLUCFCS Code Community Description NATIVE Acreage 260/422M Mesic Abandoned Agricultural/Brazilian Pepper Yes 10.09± ac. 260/422H Other Open Lands (Rural)/Brazilian Pepper, Hydric Yes 1.53± ac. 619 Exotic Wetlands, Brazilian Pepper, Hydric No - 740 Disturbed Lands No - 742 Borrow Areas No - 11.62± ac. Total Native = 11.62 Acres Required 25% = 11.62 x 0.25 = 2.905 Areas preserved = 12.84 acres provided 9.A.2.h Packet Pg. 482 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook PUD Protected Species Survey Boylan Environmental Consultants, Inc. 6 TABLE 3: LISTED SPECIES BY HABITAT WITH CURRENT STATUS FLUCFCS Code FLUCFCS Description Common Name Scientific Name Percent Coverage Observed USDA FDA&CS FWS FWC 260 Other Open Lands (Rural) Audubon’s crested caracara Polyborus plancus audubonii 80 -- -- -- T T Gopher tortoise Gopherus polyphemus 80 - - - T T Least tern Sterna antillarum 80 -- -- -- E T 422 Brazilian Pepper N/A -- 80 -- -- -- -- -- 619 Hydric Brazilian Pepper N/A - 80 - - - - - 740 Disturbed Lands N/A -- 100 -- -- -- -- -- 742 Borrow Areas N/A -- 90 -- -- -- -- -- C = Commercially Exploited, SAT = Similarity of Appearance Threatened, SSC = Species of Special Concern, T = Threatened, E = Endangered 9.A.2.h Packet Pg. 483 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook PUD Protected Species Survey Boylan Environmental Consultants, Inc. Exhibit A Project Location Map 9.A.2.h Packet Pg. 484 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) TAM I A M I T R L DAVIS BLVD COLLIER BLVDALLIGATOR ALYRADIO RD N COLLIER BLVDAIRPORT RDRATTLESNAKE HAMMOCK BAYSHORE DRLELY RESORT BLVD5TH AVE S FERN ST11000 Metro Parkway, Suite 4Fort Myers, FL 33966 Phone: (239)418-0671Fax:(239)418-0672 Enbrook Location Map Exhibit NumberCreated by: Drawn by: Project Number SEC/TWP/RNG Catergoy County Date: Date: KAS 2014-42 9/25/14 Location Map 10/51S/26E Collier BKM 2/4/19 COLLIER LEE HENDRY MONROE Project Location 9.A.2.h Packet Pg. 485 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook PUD Protected Species Survey Boylan Environmental Consultants, Inc. Exhibit B FLUCFCS Map 9.A.2.h Packet Pg. 486 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 619 $F“ 260/422H $F“ 260/4232M $F“ 742 $F“ 742 $F“ 740 $F“ NOTES:FLUCFCS lines estimated from1"=200' aerial photographs andlocations approximated.FLUCFCS per Florida Land Use,Cover and Forms ClassificationSystem (FLUCFCS) (FDOT 1999).CategoryJob NumberScale:CountyS/T/RDate:RevisionsDate:ExhibitPageNB E CDrawn By:KAS2/4/201910/51S/26EFLUCFCS1" = 400'CollierEnbrookFLUCFCS MapScale: 1" = 400'2014-42Wetlands “$F Other Surface:DWHUV “$F .GIGPF11000 Metro Parkway, Suite 4, Ft. Myers, FL 33966 (239) 418-0671Wetland & Wildlife Surveys, Environmental Permitting,Impact AssessmentsBoylan Environmental Consultants, Inc.9.A.2.hPacket Pg. 487Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook PUD Protected Species Survey Boylan Environmental Consultants, Inc. Exhibit C FLUCFCS Map with Aerial 9.A.2.h Packet Pg. 488 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 619 $F“ 260/422H $F“ 260/4232M $F“ 742 $F“ 742 $F“ 740 $F“ NOTES:FLUCFCS lines estimated from1"=200' aerial photographs andlocations approximated.FLUCFCS per Florida Land Use,Cover and Forms ClassificationSystem (FLUCFCS) (FDOT 1999)Aerial photographs were acquiredthrough Collier County PropertyAppraiser's office with a flightdate of December, 2017.Wetlands “$F Other Surface:DWHUV “$F .GIGPFCategoryJob NumberScale:CountyS/T/RDate:RevisionsDate:ExhibitPageNB E CDrawn By:KAS2/4/201910/51S/26EFLUCFCS1" = 400'CollierEnbrookAerial FLUCFCS MapScale: 1" = 400'2014-4211000 Metro Parkway, Suite 4, Ft. Myers, FL 33966 (239) 418-0671Wetland & Wildlife Surveys, Environmental Permitting,Impact AssessmentsBoylan Environmental Consultants, Inc.9.A.2.hPacket Pg. 489Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook PUD Protected Species Survey Boylan Environmental Consultants, Inc. Exhibit D Protected Species Survey Map 9.A.2.h Packet Pg. 490 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 619 $F“ 260/422H $F“ 260/4232M $F“ 742 $F“ 742 $F“ 740 $F“ NOTES:FLUCFCS lines estimated from1"=200' aerial photographs andlocations approximated.FLUCFCS per Florida Land Use,Cover and Forms ClassificationSystem (FLUCFCS) (FDOT 1999)Wetlands “$F Other Surface:DWHUV “$F .GIGPFCategoryJob NumberScale:CountyS/T/RDate:RevisionsDate:ExhibitPageNB E CDrawn By:KAS2/4/201910/51S/26EPSS1" = 400'CollierEnbrookProtected Species Survey MapScale: 1" = 400'2014-4211000 Metro Parkway, Suite 4, Ft. Myers, FL 33966 (239) 418-0671Wetland & Wildlife Surveys, Environmental Permitting,Impact AssessmentsBoylan Environmental Consultants, Inc.PSS SurveyTransects9.A.2.hPacket Pg. 491Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook PUD Protected Species Survey Boylan Environmental Consultants, Inc. Exhibit E Protected Species Survey Map with Aerial 9.A.2.h Packet Pg. 492 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 619 $F“ 260/422H $F“ 260/4232M $F“ 742 $F“ 742 $F“ 740 $F“ NOTES:FLUCFCS lines estimated from1"=200' aerial photographs andlocations approximated.FLUCFCS per Florida Land Use,Cover and Forms ClassificationSystem (FLUCFCS) (FDOT 1999)Aerial photographs were acquiredthrough Collier County PropertyAppraiser's office with a flightdate of December, 2017.CategoryJob NumberScale:CountyS/T/RDate:RevisionsDate:ExhibitPageNB E CDrawn By:KAS2/4/201910/51S/26EPSS1" = 400'CollierEnbrookProtected Species Survey Map with Aerial PhotographScale: 1" = 400'2014-42Wetlands “$F Other Surface:DWHUV “$F .GIGPFPSS SurveyTransects11000 Metro Parkway, Suite 4, Ft. Myers, FL 33966 (239) 418-0671Wetland & Wildlife Surveys, Environmental Permitting,Impact AssessmentsBoylan Environmental Consultants, Inc.9.A.2.hPacket Pg. 493Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook PUD Protected Species Survey Boylan Environmental Consultants, Inc. Exhibit F NRCS Soils Map 9.A.2.h Packet Pg. 494 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 2716NOTES:Soils were acquired from theFGDL and are from the NRCSSoils Maps.CategoryJob NumberScale:CountyS/T/RDate:RevisionsDate:ExhibitPageNB E CDrawn By:KAS2/4/201910/51S/26ESoils1" = 400'CollierEnbrookNRCS Soils MapScale: 1" = 400'2014-4211000 Metro Parkway, Suite 4, Ft. Myers, FL 33966 (239) 418-0671Wetland & Wildlife Surveys, Environmental Permitting,Impact AssessmentsBoylan Environmental Consultants, Inc.9.A.2.hPacket Pg. 495Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 496 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 497 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 498 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 499 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.hPacket Pg. 500Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 501 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 502 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 503 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 504 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.hPacket Pg. 505Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Historic Preservation/Forms/rev. 06/05/08 1 COLLIER COUNTY WAIVER APPLICATION FROM THE REQUIRED HISTORICAL AND ARCHAEOLOGICAL SURVEY AND ASSESSMENT DATE SUBMITTED: _______________ PLANNER: PETITION NUMBER ASSOCIATED WITH THE WAIVER: _____________________ (To Be Completed By Zoning and Land Development Review Staff) PROJECT NAME: Enbrook RPUD LOCATION: (Common Description) The subject property is located on the south side of Manatee Road approximately 1,500± east of Collier Boulevard ________________________________________________________________________ SUMMARY OF WAIVER REQUEST: The proposed Enbrook RPUD property is approximately 65.88± acres, which is undeveloped. The Archaeological Probability Map #6, shows the project maybe partially located in an area that indicates areas of Historical/Archaeological probability or known sites. The project is located in Section 10, Township 51 S, Range 26 E on the south side of Manatee Road. (Properties located within an area of Historical and Archaeological Probability but with a low potential for historical/archaeological sites may petition the Community Development & Environmental Services Administrator County Manager or designee to waive the requirement for a Historical/Archaeological Survey and Assessment. Once the waiver application has been submitted, it shall be reviewed and acted upon within five (5) working days. The waiver request shall adequately demonstrate that the area has low potential for historical/archaeological sites.) 9.A.2.h Packet Pg. 506 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Historic Preservation/Forms/rev. 06/05/08 2 SECTION ONE: APPLICANT AND PROPERTY OWNERSHIP DATA A. Name of applicant (s) (if other than property owner, state relationship such as option holder, contract purchaser, lessee, trustee, etc.): D. R. Horton, Inc. Mailing Address: 10541 Six Mile Cypress, Fort Myers, FL 33966 Phone: (239) 225-2651 FAX: _______________________ E-Mail: JWEverett@drhorton.com B. Name of agent(s) for applicant, if any: D. Wayne Arnold, AICP Mailing Address: Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs, Florida 34134 Phone: 239.947.1144 FAX: 239.947.0375 E-Mail: warnold@gradyminor.com C. Name of owner(s) of property: Rimar Enterprises, Inc. Mailing Address: 7700 N. Kendall Drive, #802, Miami Florida 33156 Phone: (239) 225-2651 FAX: _______________________ E-Mail: JWEverett@drhorton.com Note: If names in answers to A and/or B are different than name in C, notarized letter(s) of authorization from property owner (C) must be attached. SECTION TWO: SUBJECT PROPERTY DATA (Attach copy of the plat book page (obtainable from Clerk’s Office at the original scale) with subject property clearly marked.) A. Legal description of subject property. Answer only 1 or 2, as applicable. 1. Within platted subdivision, recorded in official Plat Books of Collier County. Subdivision Name: Plat Book Page Unit Tract Lot Section 10 Township 51S Range 26 E 2. If not in platted subdivision, a complete legal description must be attached which is sufficiently detailed so as to locate said property on County maps or aerial photographs. The legal description must include the Section, Township and 9.A.2.h Packet Pg. 507 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Historic Preservation/Forms/rev. 06/05/08 3 Range. If the applicant includes multiple contiguous parcels, the legal description may describe the perimeter boundary of the total area, and need not describe each individual parcel, except where different zoning requests are made on individual parcels. A boundary sketch is also required. Collier County has the right to reject any legal description, which is not sufficiently detailed so as to locate said property, and may require a certified survey or boundary sketch to be submitted. B. Property dimensions: Area: __________________ square feet, or 65.88± acres Width along roadway: 1,091± feet (Manatee Road) Depth: 2,023± feet C. Present use of property: Undeveloped D. Present zoning classification: RMF-16(8) SECTION THREE: WAIVER CRITERIA Note: This provision is to cover instances in which it is obvious that any archaeological or historic resource that may have existed has been destroyed. Examples would be evidence that a major building has been constructed on the site or that an area has been excavated. A. Waiver Request Justification. 1. Interpretation of Aerial Photograph Photo shows property undeveloped with land. 2. Historical Land Use Description: Residential. 3. Land, cover, formation and vegetation description: The site contains vegetation. 4. Other: . B. The County Manager or designee may deny a waiver, grant the waiver, or grant the waiver with conditions. He shall be authorized to require examination of the site by an accredited archaeologist where deemed appropriate. The applicant shall bear the cost of such evaluation by an independent accredited archaeologist. The decision of the County Manager or designee regarding the waiver request shall be provided to the applicant in writing. In the event of a denial of the waiver request, written notice shall be provided stating the reasons for such denial. Any party aggrieved by a decision of the County Manager or designee regarding a waiver request may appeal to the 9.A.2.h Packet Pg. 508 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Historic Preservation/Forms/rev. 06/05/08 4 Preservation Board. Any party aggrieved by a decision of the Preservation Board regarding a waiver request may appeal that decision to the Board of County Commissioners. SECTION FOUR: CERTIFICATION A. The applicant shall be responsible for the accuracy and completeness of this application. Any time delays or additional expenses necessitated due to the submittal of inaccurate or incomplete information shall be the responsibility of the applicant. B. All information submitted with the application becomes a part of the public record and shall be a permanent part of the file. C. All attachments and exhibits submitted shall be of a size that will fit or conveniently fold to fit into a legal size (8 ½” x 14”) folder. ______________________________ Signature of Applicant or Agent D. Wayne Arnold, AICP Printed Name of Applicant or Agent ===================================================================== -TO BE COMPLETED BY THE COMMUNITY DEVELOPMENT SERVICES DIVISION- SECTION FIVE: NOTICE OF DECISION The County Manager or designee has made the following determination: Approved on: _____________ By:______________________________ Approved with Conditions on: ____________ By: _____________________________ (see attached) Denied on: _______________ By: ______________________________ (see attached) 9.A.2.h Packet Pg. 509 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) STATE ROAD 951(D&F)COLLIER BOULEVARD(F)1091.83'S 1°56'12" W 1339.16' S 1°57'46" W 684.81'N 89°13'01" W 1369.16'N 89°12'47" W 739.18'N 2°26'10" E 671.07'S 89°16'21" EN 0°43'39" E 1350.15' (C) 1039.52'S 89°17'55" EMANATEE ROADCOUNTY ROAD 31PROPERTY DESCRIPTIONNOTES:JOURNEYS END1216 MANATEE ROADLYING INCOLLIER COUNTY, FLORIDABOUNDARY SURVEY DRAWN BY:CHECKED BY:JOB CODE:SCALE:DATE:FILE:SHEET:27 MARCH 20181" = 120'JETHDLSKJG18-24-BS4PLT.DWG1 of 1GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144www.GradyMinor.com Fort Myers: 239.690.4380NAPLES, FL, 34114SECTION 10, TOWNSHIP 51 SOUTH, RANGE 26 EAST LEGENDP.O.B.9.A.2.hPacket Pg. 510Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 511 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Collier BLVDSilver Lakes BLVDPADOVA STDiamond Lake CIR Riverwood RD Rookery RD Henderson DR Turquoise AVE Beverly DRManatee RD Derhenson DR Amethyst AVE Skyline DRSonderhen DR Queen Palm DRAquamarine AVE Peridot AVE Lake Diane DRSNOOK CIR PECAN STA u d u b o n R D PISA LN Rookery Bay DR T o w e r R D HIBISCUS LNCreek CIR Loon LN Grosbeak LNELSA LNS onderhen C IR SORRENTO DR Eagle RDOpal Lake PTJade Lake PTNickel Lake PTManatee RD Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Enbrook RPUD Location Map SUBJECT PROPERTY . 820 0 820410 Feet 9.A.2.h Packet Pg. 512 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 500 South Bronough Street • Tallahassee, FL 32399-0250 • www.flheritage.com/preservation/sitefile 850.245.6440 ph | 850.245.6439 fax | SiteFile@dos.state.fl.us This record search is for informational purposes only and does NOT constitute a project review. This search only identifies resources recorded at the Florida Master Site File and does NOT provide project approval from the Division of Historical Resources. Contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333 for project review information. December 11, 2018 Sharon Umpenhour Grady Minor and Associates 3800 Via Del Rey Bonita Springs, FL 34134 Phone: 239.947.1144 Email: SUmpenhour@gradyminor.com In response to your inquiry of December 11, 2018 the Florida Master Site File lists no archaeological sites, two field surveys, and no historic structures found in the following section of Collier County: T 51S R 26E Section 10 with a 150 foot buffer as shown on the corresponding map. When interpreting the results of our search, please consider the following information: • This search area may contain unrecorded archaeological sites, historical structures or other resources even if previously surveyed for cultural resources. • Because vandalism and looting are common at Florida sites, we ask that you limit the distribution of location information on archaeological sites. • While many of our records document historically significant resources, the documentation of a resource at the Florida Master Site File does not necessarily mean the resource is historically significant. • Federal, state and local laws require formal environmental review for most projects. This search DOES NOT constitute such a review. If your project falls under these laws, you should contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333. Please do not hesitate to contact us if you have any questions regarding the results of this search. Sincerely, Cody VanderPloeg Archaeological Data Analyst Florida Master Site File Cody.VanderPloeg@dos.myflorida.com 9.A.2.h Packet Pg. 513 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 11083904 21937 19738 23738 564 Esri, HERE, Garmin, © OpenStreetMap contributors, Copyright:©2013 National Geographic Society, i-cubed, Source: Esri,DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community Cultural Resource Search150 Foot BufferCollier County December 2018 ¯ 0 0.095 0.19 0.285 0.380.0475 Miles Legend Enbrook PUD %2 FloridaStructures Florida Sites HistoricalBridges HistoricalCemeteries National Register ResourceGroups Field Surveys 9.A.2.h Packet Pg. 514 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) MS# Title Publication Information Year1108Historical/architectural survey of Collier County, Florida. Florida Preservation Services 198621937Cultural Resource Assessment Survey, Jouney's End, Collier County, Florida P15056, Archaeological Consultants Inc., Sarasota, prepared for Rimar Enterprises 2015Manuscript RosterTotal=21 of 1Florida Master Site File Created:  12/11/20189.A.2.hPacket Pg. 515Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Collier County School District School Impact Analysis Application Instructions: Submit one copy of completed application and location map for each new residential project requiring a determination of school impact to the Planning Department of the applicable local government. This application will not be deemed complete until all applicable submittal requirements have been submitted. Please be advised that additional documentation/information may be requested during the review process. For information regarding this application process, please contact the Facilities Management Department at 239-377-0267. Please check [√] type of application request (one only): [ ] School Capacity Review [ ] Exemption Letter [ ] Concurrency Determination [ ] Concurrency Determination Amendment For descriptions of the types of review please see page 3, _________________________________________________________________________________________________________________________ I. Project Information: Project Name: ___________________________________________ Municipality: _________________________________ Parcel ID#: (attach separate sheet for multiple parcels): _______________________________________________________ Location/Address of subject property: ____________________________________________________ (Attach location map) Closest Major Intersection: _______________________________________________________________________________ II. Ownership/Agent Information: Owner/Contract Purchaser Name(s): _____________________________________________________________________ Agent/Contact Person: ________________________________________________________________________________ (Please note that if agent or contact inform ation is completed the District will forward all information to that person) Mailing address: _____________________________________________________________________________________ Telephone#: _____________________________ Fax: _________________________Em ail_________________________ I hereby certify the statements and/or information contained in this application with any attachments submitted herewith are true and correct to the best of my knowledge. _____________________________________________________ _____________________________ Owner or Authorized Agent Signature Date _________________________________________________________________________________________ III. Development Information Project Data (Unit Types defined on page 2 of application) Current Land Use Designation: Proposed Land Use Designation: Current Zoning: Proposed Zoning: Project Acreage: Unit Type: SF MF MH C G Total Units Currently Allowed by Type: Total Units Proposed by Type: Is this a phased project: Yes or No If yes, please complete page 2 of this application. Date/time stamp:___________________________ Enbrook RPUD Collier County 00736200103 and 00736200404 South side of Manatee Road, east of Collier Boulevard. Manatee Road and Collier Boulevard D.R. Horton, Inc. (Contract Purchaser) D. Wayne Arnold, AICP of Q. Grady Minor and Associaties, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 239.947.1144 warnold@gradyminor.com November 15, 2018 Urban Coastal Fringe Subdistrict Urban Coastal Fringe Subdistrict RMF-16(8) Residential Planned Unit Development (RPUD) 0 527 526 526 4 9.A.2.h Packet Pg. 516 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Worksheet is required to be completed by the Applicant only if the project is to be phased: Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ Years SF MF MH C G Totals by Yr Grand Total Grand Total Insert totals by unit type by years. Unit Types: SF = Single Family MF = Multi-Family/Apartments MH = Mobile Homes C = Condo/Co-Op G = Government EXAMPLE: Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ Years SF 25 25 25 25 -- -- -- -- -- -- -- -- MF 50 0 0 0 -- -- -- -- -- -- -- -- MH N/A C N/A G N/A Totals by Yr 75 25 25 25 -- -- -- -- -- -- -- -- Grand Total 150 . 2 9.A.2.h Packet Pg. 517 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Types of Reviews: School Impact Analysis: This review should be divided into two categories: - School Capacity Review (land use and rezonings), and; - Concurrency Determinations (site plans and subdivisions). School Capacity Review is the review of a project in the land use and rezoning stage of development. It is a review of the impact of the development on school capacity and is considered long range planning. This may be a review resulting in mitigation being required. In situations where the applicant may be required to mitigate, capacity may be reserved dependent on the type of mitigation. Concurrency Determination is the review of residential site plans and subdivisions to determine whether there is available capacity. When capacity is determined to be available a School Capacity Determination Letter (SCADL) will be issued verifying available capacity to the applicant and the local government. If a project exceeds the adopted level of service standards, the applicant is afforded the option of a negotiation period that may or may not result in an executed/recorded mitigation agreement Mitigation at this stage is expressed as a Proportionate Share Mitigation Agreement. For those residential developments that may have an impact but are otherwise exempt from concurrency, an exemption letter will be prepared for the applicant upon request. For those residential developments that are determined to not have an impact, a letter of no impact will be prepared for the applicant upon request. Exemption Letter: An applicant may request an Exemption Letter as documentation for the local government. These are projects that would be exempt from school concurrency review or projects that do not impact the public schools. Exemptions from school concurrency are limited to existing single family or mobile home lots of record; amendments to previously approved site plans or plats that do not increase the number of dwelling units or change the dwelling unit type; age restricted communities with no permanent residents under the age of 18; or residential site plans or plats or amendments to site plans or plats that generate less than one student; or are authorized as a Development of Regional Impact (Chapter 380, F.S.) as of July 1, 2005. Concurrency Determination Amendment: An applicant may request an amendment to a previously issued School Concurrency Determination or to an application being processed. This review may require additional staff time beyond the initial concurrency determination review and results in a modified determination being issued. An amendment could result in a negotiation period and/or a mitigation agreement being issued or a previously approved determination being modified and reissued. 3 9.A.2.h Packet Pg. 518 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Collier BLVDSilver Lakes BLVDPADOVA STDiamond Lake CIR Riverwood RD Rookery RD Henderson DR Turquoise AVE Beverly DRManatee RD Derhenson DR Amethyst AVE Skyline DRSonderhen DR Queen Palm DRAquamarine AVE Peridot AVE Lake Diane DRSNOOK CIR PECAN STA u d u b o n R D PISA LN Rookery Bay DR T o w e r R D HIBISCUS LNCreek CIR Loon LN Grosbeak LNELSA LNS onderhen C IR SORRENTO DR Eagle RDOpal Lake PTJade Lake PTNickel Lake PTManatee RD Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Enbrook RPUD Location Map SUBJECT PROPERTY . 820 0 820410 Feet 9.A.2.h Packet Pg. 519 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 520 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.hPacket Pg. 521Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 522 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 523 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 524 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 525 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 526 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 527 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 528 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 529 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 530 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 531 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 532 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 533 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 534 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 535 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 536 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.hPacket Pg. 537Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Deviation Justification July 8, 2019 Page 1 of 3 DRHJEPPL-Deviation Justification-rev3.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com 1. Deviation 1 seeks relief from Section 6.06.01 N., “Street System Requirements”, which requires a 60 foot right-of-way width for Local/Private roads to instead allow a 50 foot right-of-way width. Justification: The proposed roadway is private and will not be subject to Collier County ownership and maintenance. The 50’ right of way width accommodates the required 10’ lane widths and 5’ sidewalks per the Community Development Local Street cross section in Appendix B of the Land Development Code. A 10’ wide utility easement is proposed on each side of the right of way to accommodate the utility needs of the development. Roadside swales are not proposed as valley gutter will be provided for street drainage to inlets that will discharge to the onsite detention areas, thus the wider right of way widths typically provided for swales is not required. 2. Deviation 2 seeks relief from LDC Section 5.06.02.B.5.a, “On-premises Directional Signs”, which requires that each sign shall be setback a minimum of 10 feet from edge of the roadway paved surface or back of curb, to instead allow a setback of 5 feet from edge of roadway, paved surface or back of curb. This deviation excludes public roads. Justification: This deviation will provide locational flexibility for directional signage internal to the RPUD. A unified design theme will be utilized for all signage throughout the community, thereby ensuring a cohesive appearance and increased aesthetic appeal. All directional signage will meet the Clear Sight Distance requirements in accordance with LDC Section 6.06.05. Furthermore, this deviation is typical of many of the master-planned developments throughout Collier County. All roads and drives will be privately owned and maintained. 3. Deviation 3 seeks relief from LDC Section 5.03.02.C.1.a and 5.03.02.C, “Fences and Walls”, Excluding Sound Walls, which requires fences or walls in a residential PUD to be 6 feet or less in height, to instead allow an 8-foot high wall on top of a 4-foot high berm along Manatee Road right-of-way. 9.A.2.h Packet Pg. 538 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Deviation Justification July 8, 2019 Page 2 of 3 DRHJEPPL-Deviation Justification-rev3.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Justification: The additional wall height is necessary to provide a buffer from the adjacent 2-lane traffic noise and the ground must be altered to meet water management criteria. The wall height is consistent with the wall height constructed for other residential PUDs. 4. Deviation 4 seeks relief from LDC Section 5.05.08.B.2.a.i and 5.05.08.B.2.c.i, “Architectural and Site Design Standards”, which requires where a proposed project site located within 150 to 300 feet of an arterial or collector road , including all rights-of-way , shall be required to comply with LDC sections 5.05.08 D.4., D.10., D.13., D.15., E, and F. Compliance shall be limited to the building façades facing the arterial or collector road to instead allow the buildings behind a wall to not be subject to this LDC requirement. Justification: This Section of the LDC would be applicable to a building located in the amenity area of the project. It is the intent of the developer to install solid walls on their Manatee Road property boundary. The wall along Manatee Road will be 8 feet in height on top of a berm, making the amenity building largely impossible for the public to see. Requiring additional architectural embellishments for the amenity building is unnecessary. 5. Deviation 5 seeks relief from LDC Section 4.05.04.G, “Parking Space Requirements”, which requires where small-scale recreation facilities are accessory to a single-family or multifamily project and intended only for the residents of that project, exclusive of golf courses/clubhouses, the recreation facilities may be computed at 50 percent of normal requirements where the majority of the dwelling units are not within 300 feet of the recreation facilit ies and at 25 percent of normal requirements where the majority of the dwelling units are within 300 feet of the recreation facilities, to instead allow the parking space for the recreation facilities to be computed at 25 percent where the majority of dwelling units are within 500 feet of the recreation facilities. Justification: The project will have sidewalks throughout allowing residents the ability to walk to the project amenity area. Parking on-site will be provided. It has been this developers experience that the proposed reduction in required parking provides ample on-site parking for residents and guests and that the LDC requirement results in excess parking for the on-site amenity area. 9.A.2.h Packet Pg. 539 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD (PL20180002899) Deviation Justification July 8, 2019 Page 3 of 3 DRHJEPPL-Deviation Justification-rev3.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com 6. Deviation 6 seeks relief from LDC Section 5.06.02.B.6.b., “On-premises Sign Within Residential Districts”, which permits two ground signs at a maximum height of 8 feet with a combined sign face area not to exceed 64 square feet, to instead allow a combined sign face area of 160 square feet. The signs are to be located along the Manatee Road frontage of the property on the project’s wall or as free standing monument signs, for a maximum height of 12 feet (8 foot high wall on a 4 foot high berm) measured from the adjacent roadway centerline elevation. If the sign is on the wall, the wall will be 10 feet from the Manatee Road right-of-way. Justification: This deviation is warranted as it is anticipated the signage will be coordinated with the project’s perimeter wall. The height and size of the project signage will be more aesthetically appealing if it is consistent with the scale of the perimeter project wall. 9.A.2.h Packet Pg. 540 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.hPacket Pg. 541Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com May 15, 2019 RE: Neighborhood Information Meeting (NIM) Petition PL20180002899, Enbrook Residential Planned Unit Development (RPUD) Dear Sir or Madam: A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esq. of Coleman, Yovanovich and Koester, P.A., representing Rimar Enterprises, Inc. and D.R. Horton, Inc. (Applicants) will be held on: Wednesday, June 5, 2019, 5:30 pm at the Board of County Commissioners’ Chambers, 3rd floor of Building F, Collier County Government Center, 3299 Tamiami Trail East, Naples, FL 34112 Rimar Enterprises, Inc. and D.R. Horton, Inc. have submitted a formal application to Collier County, seeking approval of a Residential Planned Unit Development (RPUD) Rezone. The RPUD rezone application proposes to rezone the property from RMF-16(8) to Enbrook RPUD to allow a maximum of 526 residential dwelling units of varying types including single-family, two-family attached, townhome, and multi-family. The rezone also proposes to eliminate the previously required 100’ wide greenbelt and will provide a minimum of 25% of the on-site native vegetation as a preserve, consistent with the Conservation and Coastal Management Element and LDC Section 3.05 requirements. The subject property (Enbrook RPUD) is comprised of 65.88± acres, located on the south side of Manatee Road, approximately ¼ mile east of Collier Boulevard in Section 10, Township 51 South, Range 26 East, Collier County, Florida. The Neighborhood Information Meeting is for informational purposes only, it is not a public hearing. Project information is posted online at www.gradyminor.com/planning. If you have questions or comments, they can be directed by mail, phone, fax or e-mail to: sumpenhour@gradyminor.com, phone 239-947-1144, fax 239-947-0375, Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs, Florida 34134. Sincerely, Sharon Umpenhour Senior Planning Technician 9.A.2.h Packet Pg. 542 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) RE: Neighborhood Information Meeting (NIM), Petition PL20180002899, Enbrook Residential Planned Unit Development (RPUD) May 15, 2019 Page 2 of 2 Project Location Map: 9.A.2.h Packet Pg. 543 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) PL20180002899 500' 5/2/2019 Boundary: Parcels 00736200103 and 00736200404 1 NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 1000 MANATEE RD TRUST 5091 CHERRY WOOD DR NAPLES, FL 34119---0 GULF WINDS EAST CONDOMINIUM BLDG A-303 1002 SOUTH BAY LLC 4625 HAWKS NEST DR #202 NAPLES, FL 34114---832 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1002 1503 SOUTH BAY LLC 4625 HAWKS NEST DRIVE #202 NAPLES, FL 34114---832 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1503 2004 SOUTH BAY LLC 4625 HAWK'S NEST DRIVE #202 NAPLES, FL 34114---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2004 2501 SOUTH BAY LLC 4625 HAWKS NEST DRIVE #202 NAPLES, FL 34114---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2501 ALVARADO, NATHALIA 1008 MANATEE RD APT G304 NAPLES, FL 34114---3930 GULF WINDS EAST CONDOMINIUM BLDG G-304 ARMSTRONG, PERRY A & LYNN M 14 HULL ST RANDOLPH, VT 05060---1102 RIVERWOOD EAST UNIT 4 PHASE II LOT 34 AVILA, ROBERT & KATHERINE 911 MANATEE RD NAPLES, FL 34114---0 RIVERWOOD EAST UNIT 4 PHASE II LOT 36 AXE, HELEN J AXE, RICHARD J 917 MANATEE RD NAPLES, FL 34114---8266 RIVERWOOD EAST UNIT 4 PHASE II LOT 33 BACHORSKI, WALTER E 14690 APPLEWAY COURT SHELBY TOWNSHIP, MI 48315---4319 GULF WINDS EAST CONDOMINIUM BLDG G-305 BADEMLI, MUSTAFA & ULKA 1014 MANATEE RD APT F103 NAPLES, FL 34114---3922 GULF WINDS EAST CONDOMINIUM BLDG F-103 BAILLARGEON, GUY N & BRENDA J 501 BLACK PLAIN RD NORTH SMITHFIELD, RI 02896---9581 GULF WINDS EAST CONDOMINIUM BLDG D-305 BAIRD, ROBERTA A 300 RIVERWOOD RD NAPLES, FL 34114---3977 RIVERWOOD EAST UNIT 4 PHASE II LOT 42 BALFOUR GLOBAL LLC 1172 S DIXIE HWY N 453 CORAL GABLES, FL 33146---0 10 51 26 THAT PORTION DESC IN OR 1927 PG 918 & OR 1927 PG 924 BEN ASSAYAG, ARIE 3800 TREASURE COVE CIRCLE NAPLES, FL 34117---0 GULF WINDS EAST CONDOMINIUM BLDG D-205 BENNETT, JAMES GENE 2009 FREEPORT RD MADISON, WI 53711---0 RIVERWOOD EAST UNIT 4 PHASE 1 LOT 10 BENNICI, VITO & JEANIE 909 MANATEE RD NAPLES, FL 34114---8266 RIVERWOOD EAST UNIT 4 PHASE II LOT 37 BERGAU, JENNIFER & GEORGE 905 MANATEE ROAD NAPLES, FL 34116---0 RIVERWOOD EAST UNIT 4 PHASE 1 LOT 14 BERGERSON, GLENN & LINDA 8609 WAKEMUP SHORES RD COOK, MN 55723---0 RIVERWOOD EAST UNIT 4 PHASE II LOT 39 BERNOSKY, ANTHONY & PHYLLIS A 6710 CROWNED EAGLE LN NAPLES, FL 34113---2681 GULF WINDS EAST CONDOMINIUM BLDG G-307 BERTHOLD, DENNIS C 3599 VERONA PL SEAFORD, NY 11783---2736 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2408 BLAIS, ROBERT E & JEAN B C/O SHERYL BLAIS 69 PINE ISLAND LAKE WESTHAMPTON, MA 01027---0 RIVERWOOD EAST UNIT 4 PHASE II LOT 63 BONICH PROPERTIES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1101 BONICH PROPERTIES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1702 BONICH PROPERTIES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 202 BONICH PROPERTIES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1004 BONICH PROPERTIES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 704 BONICH PROPERTIES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1901 BONICH PROPERTIES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2001 BONICH PROPERTIES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1701 BONICH PROPERTIES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1105 BOSMAN, SCOTT & DAWN W 7003 NARROWS TRL MINONG, WI 54859---0 RIVERWOOD EAST UNIT 4 PHASE 1 LOT 21 BRENNER, BRAD W 650 WUDING ROAD BUILDING 5 UNIT 1803 SHANG HAI 200042 GULF WINDS EAST CONDOMINIUM BLDG H-202 BRODER, NATHAN S 1465 FIRWOOD CT MARCO ISLAND, FL 34145---3857 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 104 BRONIK ET AL, SANDRA CAROLE CHYBA 1256 MUSKINGUM DR WATERFORD, MI 48327---3335 GULF WINDS EAST CONDOMINIUM BLDG E-103 BRYAN JR, JOE K & JO ANN H PO BOX 963 OXFORD, NC 27565---963 RIVERWOOD EAST UNIT 4 PHASE 1 LOT 8 BUCKLEY, KEVIN P 4546 N HAVEN AVE TOLEDO, OH 43612---2364 GULF WINDS EAST CONDOMINIUM BLDG D-107 BURR, JUDITH B 1010 MANATEE RD APT B304 NAPLES, FL 34114---3976 GULF WINDS EAST CONDOMINIUM BLDG B-304 CABALLERO, EVELYN SALINAS 4128 74TH ST #IR ELMHURST, NY 11373---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2105 CARLETON MHC LLC 6547 N AVONDALE AVE # 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COURTHOUSE 3301 TAMIAMI TRL E BLDG F NAPLES, FL 34112---4902 10 51 26 SE1/4 OF NE1/4 LESS OR 131 PG 497 CRIVICI, ROBERT & PATRICIA 144 GREENWAY W NEW HYDE PARK, NY 11040---2243 GULF WINDS EAST CONDOMINIUM BLDG A-202 CROSBY, JOHN & PAULA 14 POCAHONTAS DRIVE PEABODY, MA 01960---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2608 CUDA TR, CLAUDIA SUSAN DR THOMAS CUDA TR DR THOMAS CUDA TRUST 5985 CALETA DR LANSING, MI 48911---6473 GULF WINDS EAST CONDOMINIUM BLDG H-307 D & C SATURNINO REV TRUST 164 PONDEROSA DR WILLIAMSVILLE, NY 14221---2421 GULF WINDS EAST CONDOMINIUM BLDG F-302 D G & L K PRYOR REV TRUST 250 SHORE ACRES DR WISCONSIN RAPIDS, WI 54494---1854 GULF WINDS EAST CONDOMINIUM BLDG C-203 DECKER TR, JACK J & JUDEE L JACK & JUDEE REVOCABLE TRUST UTD 12/3/04 1749 OTTAWA BEACH RD UNIT 3 HOLLAND, MI 49424---2465 RIVERWOOD EAST UNIT 4 PHASE 1 LOT 18 DEMAREST, WESLEY C & SUSAN L 158 BEAVER DAM RD SELKIRK, NY 12158---9709 RIVERWOOD EAST UNIT 4 PHASE II LOT 41 DEMBINSKI, SCOTT GAYLE CLAYTON 222 ROOKERY ROAD NAPLES, FL 34114---0 10 51 26 COMM SE CNR OF LOT 9 BLK D RIVERWOOD UNIT 2 E 360FT ALG N BOUNDARY OF ROOKERY RD TO POB E 60FT N DIAUTO, DENNIS F & JOAN M NICOLE M DRISCOLL 6 MOHAWK CIRCLE PLYMOUTH, MA 02360---0 GULF WINDS EAST CONDOMINIUM BLDG F-305 DIAZ, YULEY 2110 ROOKERY BAY DR #3001 NAPLES, FL 34114---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 3001 DICKERSON, ROBERT D & DEBORAH 307 RIVERWOOD RD NAPLES, FL 34114---3978 RIVERWOOD EAST UNIT 4 PHASE II LOT 60 DIMITROV, PETAR IRENA ANGELOVA 2601 S ROOSEVELT BLVD APT 104C KEY WEST, FL 33040---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1203 DIMOVICH, VELKO & NATASHA 35303 KENSINGTON AVE STERLING HTS, MI 48312---3738 GULF WINDS EAST CONDOMINIUM BLDG D-301 DIMOVSKI, DIMKO & DOBRICA 13220 MEADOWLAND CRES TECUMSEH N8N 4N3 GULF WINDS EAST CONDOMINIUM BLDG E-306 DINWIDDIE, CAROL 225 ROOKERY RD NAPLES, FL 34114---3946 RIVERWOOD EAST UNIT 4 PHASE 1 LOT 9 DONALD A HINTERLONG SR TRUST PATRICIA D HINTERLONG TRUST 85542 RIVER DRIVE 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EAST CONDOMINIUM BLDG G-101 DULL, GORMAN L & ANNA L 109 VALHALLA DR EATON, OH 45320---0 10 51 26 COMM SE CNR LOT 9 BLK D RIVERWOOD, S 60FT, E 370FT TO POB, CONT E 60FT ALG S BNDRY OF ROOKERY RD, S EDWARD COYNE REV TRUST MARY E COYNE REV TRUST 5717 VANDEMARK RD MEDINA, OH 44256---0 GULF WINDS EAST CONDOMINIUM BLDG E-105 ELLERMAN, RICHARD G LILLIAN M ELLERMAN 309 RIVERWOOD RD NAPLES, FL 34114---0 RIVERWOOD EAST UNIT 4 PHASE 1 LOT 20 EL-MOUSSAWEL, RIMA 2594 WOODMONT DR E CANTON, MI 48188---0 GULF WINDS EAST CONDOMINIUM BLDG D-304 ENGELSEN, LYNNE 14170 WINCHESTER COURT UNIT 1903 NAPLES, FL 34114---0 GULF WINDS EAST CONDOMINIUM BLDG B-302 ENGLISH REV TRUST 1022 MANATEE ROAD D 207 NAPLES, FL 34114---0 GULF WINDS EAST CONDOMINIUM BLDG D-207 ENGLISH REVOCABLE LIVING TRUST 1022 MANATEE RD APT D102 NAPLES, FL 34114---3907 GULF WINDS EAST CONDOMINIUM BLDG D-102 ENTRUST IRA SOUTHWEST FL LLC 1227 PEARSON RD MILTON, FL 32583---9193 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1102 EVORA, MARIA DEJESUS 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WINDS EAST CONDOMINIUM BLDG B-105 FLORIO, ROBERTO C & ELENA 903 MANATEE RD NAPLES, FL 34114---8266 RIVERWOOD EAST UNIT 4 PHASE 1 LOT 13 FRANCHINO, JOSEPH 843 BANYAN COURT MARCO ISLAND, FL 34145---0 GULF WINDS EAST CONDOMINIUM BLDG B-204 FRANKLIN, JARED SHALLING 1024 MANATEE RD #C-205 NAPLES, FL 34114---0 GULF WINDS EAST CONDOMINIUM BLDG C-205 FUIMANO, STEPHEN 913 MANATEE ROAD NAPLES, FL 34114---0 RIVERWOOD EAST UNIT 4 PHASE II LOT 35 GALE, ELLEN T THOMAS A MARTONE 8469 GARFIELD LN CHESTERTOWN, MD 21620---4223 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1602 POList_500_PL20180002899.xls 9.A.2.h Packet Pg. 544 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) PL20180002899 500' 5/2/2019 Boundary: Parcels 00736200103 and 00736200404 2 GARRY, JOHN 30 PEBBLE HOLLOW COURT SPRING, TX 77381---2 RIVERWOOD EAST UNIT 4 PHASE II LOT 46 GARVIN, JAMES P & JOANN F 1024 MANATEE RD UNIT C-202 NAPLES, FL 34114---0 GULF WINDS EAST CONDOMINIUM BLDG C-202 GATES, CLARE A 1000 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INC % DE SOL PROPERTY MGMT 8765 SW 165TH AVE #109 MIAMI, FL 33193---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2405 SOVA, MICHELE A PATRICIA J SOVA 1794 BEVERLY DR NAPLES, FL 34114---3975 RIVERWOOD EAST UNIT 4 PHASE 1 LOT 19 SPRACHMANN, URSULA L JAMES LEONARD 1190 N COLLIER BLVD MARCO ISLAND, FL 34145---2548 GULF WINDS EAST CONDOMINIUM BLDG H-302 SPRACHMANN, URSULA L JAMES LEONARD 1190 N COLLIER BLVD MARCO ISLAND, FL 34145---2548 GULF WINDS EAST CONDOMINIUM BLDG A-102 STAMPER, JENNY K 1014 MANATEE RD APT F107 NAPLES, FL 34114---3923 GULF WINDS EAST CONDOMINIUM BLDG F-107 STERN, MITCHELL N FORTUNEE GERSHON STERN 14 MASSAPOAG AVE NORTH EASTON, MA 02356---0 GULF WINDS EAST CONDOMINIUM BLDG C-307 STEVE JAMES KASELAK FMLY TRUST 7286 CHATHAM CT NORTHFIELD, OH 44067---2886 GULF WINDS EAST CONDOMINIUM BLDG D-303 STEVEN G & AMY I GERTZ TRUST 13948 WOODENS LANE REISTERSTOWN, MD 21136---4538 GULF WINDS EAST CONDOMINIUM BLDG D-101 STOLL TR, BRIAN F & JUDITH A B F & J A STOLL REV TRUST UTD 07/07/99 9339 HURON PARK DR BRIGHTON, MI 48116---6298 RIVERWOOD EAST UNIT 4 PHASE 1 LOT 16 SUTHERLANDSRMR LLC 27700 HICKORY BLVD BONITA SPRINGS, FL 34134---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2804 SUYANA LLC 1534 GABRIEL ST HOLLYWOOD, FL 33020---3250 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2601 SUYANA LLC 401 E LAS OLAS BLVD STE #130-655 FT LAUDERDALE, FL 33301---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1906 SUYANA LLC 401 E LAS OLAS BLVD STE 130-655 FT LAUDERDALE, FL 33301---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2708 SUYANA LLC 401 E LAS OLAS BLVD FT LAUDERDALE, FL 33301---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 703 SUYANA LLC 401 E LAS OLAS BLVD #130-655 FT LAUDERDALE, FL 33301---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2706 TAPAGER, DOUGLAS L & LISA M 104 TEAKWOOD ROAD BUTLER, PA 16001---0 GULF WINDS EAST CONDOMINIUM BLDG D-206 TENNANT, WILLIAM J & LINDA 296 RIVERWOOD RD NAPLES, FL 34114---3938 RIVERWOOD EAST UNIT 4 PHASE II LOT 44 THE GOLDEN GATE REALTY TRUST 923 MANATEE RD NAPLES, FL 34114---8266 RIVERWOOD EAST UNIT 4 PHASE II LOT 30 TIPLADY, WILLIAM L & LISA A 6709 ROAD T LIBERTY CENTER, OH 43532---0 GULF WINDS EAST CONDOMINIUM BLDG E-304 TOBY USA LLC 5436 27TH PL SW NAPLES, FL 34116---7514 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1803 TODD, CATHERINE 2058 ROOKERY BAY DR UNIT 2301 NAPLES, FL 34114---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2301 TOMBLIN, CHARLOTTE B 2016 ROOKERY BAY DR #1406 NAPLES, FL 34114---9359 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1406 TRIOLA, PETER T 887 MANATEE RD NAPLES, FL 34114---8218 10 51 26 UNRECD LOT 16 BLK F DESC AS: COMM SW CNR NE1/4 OF NW1/4, S 89 DEG E 997.35FT INTERSEC CO RD #31 WITH OAK TSAKOS, DARLENE M 6 GREENBRIAR DR #104 NORTH READING, MA 01864---0 GULF WINDS EAST CONDOMINIUM BLDG E-201 UNSWORTH TR, DEBORAH J BETSY VARNOLD TR 1981 ROOKERY BAY DR APT 504 NAPLES, FL 34114---9314 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 504 UPHAM, LINA 1010 MANATEE RD B206 NAPLES, FL 34114---0 GULF WINDS EAST CONDOMINIUM BLDG B-206 V & F NAPLES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 208 V & F NAPLES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 807 V & F NAPLES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 302 V & F NAPLES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2401 V & F NAPLES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2404 V & F NAPLES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1201 V & F NAPLES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 105 V&F NAPLES LLC 220 S COLLIER BLVD #605 MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2905 VAN ZILE, DENNIS C & KAREN E 40 WHITEWATER DR BARNEGAT, NJ 08005---5616 GULF WINDS EAST CONDOMINIUM BLDG C-107 VATANSEVER, MEHMET 1151 NORTH COLLIER BLVD MARCO ISLAND, FL 34145---0 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 2605 VENTURINI JR, ALFRED 1018 MANATEE ROAD #E104 NAPLES, FL 34114---3917 GULF WINDS EAST CONDOMINIUM BLDG E-104 VISCUSO, MARIA J GIACINTA DEVELLIS 1022 MANATEE RD APT D306 NAPLES, FL 34114---3910 GULF WINDS EAST CONDOMINIUM BLDG D-306 VOCISANO, LUIGI & JOSEPHINE 21 MYNOPOTI DRIVE PISCATAWAY, NJ 08854---0 GULF WINDS EAST CONDOMINIUM BLDG F-205 WAGNER, LETITIA THELMA 881 MANATEE RD NAPLES, FL 34114---8218 10 51 26 UNREC RIVERWOOD UNIT 3, LOT 19, BLK F, DESC AS:COMM SW CNR OF NE 1/4 OF NW1/4, S 89DEG E 997.35FT TO WALLEN TR, CHARLES E CAROL I OMTVEDT WALLEN TR UTD 11-13-97 2220 RAPIDS ST WISCONSIN RAPIDS, WI 54494---6124 GULF WINDS EAST CONDOMINIUM BLDG D-103 WAMPLER, JACK 1172 FOURWINDS AVE MARCO ISLAND, FL 34145---3913 GULF WINDS EAST CONDOMINIUM BLDG E-106 WANGSNESS, CAROL A MASON, VICKI L 298 RIVERWOOD RD NAPLES, FL 34114---3938 RIVERWOOD EAST UNIT 4 PHASE II LOT 43 WAYNE HARTMANN REV TRUST NORIETA HARTMANN REV TRUST 99 SCOTT STREET MASSAPEQUA PARK, NY 11762---3501 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 801 WERNER FAMILY TRUST 1142 LAKE RIDGE XING W MADISONVILLE, KY 42431---7200 GULF WINDS EAST CONDOMINIUM BLDG F-203 WEXLER, EVAN & JENNIFER 532 SW 15TH ROAD BOCA RATON, FL 33432---0 GULF WINDS EAST CONDOMINIUM BLDG H-104 WILLIAMS, CAROL ANN 2016 ROOKERY BAY DR APT 1402 NAPLES, FL 34114---9359 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1402 WITHEY, KOURT R & SANDRA M 14032 MIRROR DR NAPLES, FL 34114---0 GULF WINDS EAST CONDOMINIUM BLDG A-106 WOODRUFF, GERALD F & DONNA M 536 FAITH DR LAKE ST LOUIS, MO 63367---6469 GULF WINDS EAST CONDOMINIUM BLDG E-207 WYGLENDOWSKI, MARIE E 1004 MANATEE RD APT H103 NAPLES, FL 34114---3911 GULF WINDS EAST CONDOMINIUM BLDG H-103 YAKOVLEVA, IRINA 2013 ROOKERY BAY DR APT 1207 NAPLES, FL 34114---9319 SOUTH BAY PLANTATION A CONDOMINIUM UNIT 1207 YORK, KAREN R BRENDA WELKER 293 RIVERWOOD ROAD NAPLES, FL 34114---3952 RIVERWOOD EAST UNIT 4 PHASE II LOT 64 YOUNG, ELLIS E & ROBERTA M 21 LAKECREST CIR WARWICK, RI 02889---2252 GULF WINDS EAST CONDOMINIUM BLDG C-304 ZECCO, NANCIE A 1004 MANATEE RD APT H206 NAPLES, FL 34114---3913 GULF WINDS EAST CONDOMINIUM BLDG H-206 ZEMAN LIVING TRUST 1880 N BAHAMA AVE MARCO ISLAND, FL 34145---0 RIVERWOOD EAST UNIT 4 PHASE 1 LOT 25 ZERAFA, MICHAEL 1000 MANATEE RD A-301 NAPLES, FL 34114---0 GULF WINDS EAST CONDOMINIUM BLDG A-301 POList_500_PL20180002899.xls 9.A.2.h Packet Pg. 548 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) GULF WINDS EAST CONDOMINIUM ASSOCIATION, INC. 6704 Lone Oak Blvd Naples, FL 34109 ENCHANTING SHORES CO-OP, INC. 17 Turquoise Ave Naples, FL 34114 9.A.2.h Packet Pg. 549 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Published DailyNaples, FL 34110 Affidavit of PublicationState of FloridaCounties of Collier and Lee Before the undersigned they serve as the authority, personally appeared Natalie Zollar who on oath says that she serves as Inside Sales Manager of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Na-ples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper.___________________________________________________________Customer Ad Number Copyline P.O.#_____________________________________________________________________________________ Q. GRADY MINOR & ASSOCIATES PA 2280811 Enbrook RPUD Pub DatesMay 17, 2019 _______________________________________(Signature of affiant) Sworn to and subscribed before meThis May 20, 2019 _______________________________________(Signature of affiant) 9.A.2.h Packet Pg. 550 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) +N APLESNEWS.COM z FRIDAY, MAY 17, 2019 z 15A ND-2280384 NOTICE OF PUBLIC HEARING FOR REZONING The City of Naples City Council will hold a public hearing to consider the following Ordinance on Second Reading: 19-R3 AN ORDINANCE DETERMINING PETITION 19-R3 RELATING TO THE NAPLES BAY MARINA PLANNED DEVELOPMENT,REZONING APPROX IMATELY 15 AC RES FROM PD,PLANNED DEVELOPMENT TO AN AMENDED AND RESTAT- ED PD,PLANNED DEVELOPMENT,TO CHANGE THE EXISTING LIMITAT ION ON RENTALS FROM A MINIMUM OF ONE WEEK TO A MINIMUM OF 4 NIGHTS FROM MAY 1 THROUGH OCTOBER 31 WITHIN THE RESIDENTIAL AND RECREATIONAL AMENITY DISTRICT OF THE PLANNED DEVELOPMENT,ON PROPERTY OWNED BY THE COTTAGES AT NAPLES BAY RESORT,AND LOCATED AT 975 SAND- PIPER STREET;MORE PA RTICULARLY DESCRIBED HEREIN;ADOPTING THE PLANNED DEVELOPMENT DOCUMENT AS AMENDED HEREIN;AND PROVID- ING A SEVERABILITY CLAUSE,A REPEALER PROVISION AND AN EFFECTIVE DATE. Pe titioner:The Cottages at Naples Bay Resor t Location:975 Sandpiper Lane Agent:Rachel Kerlek,Esq.,Wo ods,We idenmiller,Michetti and Rudnick Legal Description:A complete legal description is available in the City of Naples Planning Depar tment,295 Rive rside Circle,Naples,Florida (239)213-1050. The Naples City Council will hold a public hear- ing on this Ordinance at a meeting beginning at 8:30 a.m.,We dnesday,June 5,2019,in City Council Chambers,735 8th Street South,Na- ples,Florida,34102.A complete copy of the proposed Development Order can be obtained from the City of Naples Planning Depar tment, 295 Riverside Circle,Naples,Florida (239) 213-1050. ALL INTERESTED PA RTIES ARE INVITED TO APPEAR AT THE MEETING AND BE HEARD WITH RESPECT TO THE PRO- POSED ORDINANCE. Any person who decides to appeal any de- cision made by City Council with respect to any matter considered at this hearing will need a record of the proceedings and may need to ensure that a verbatim record is made,which record includes the testimony and evidence upon which the appeal is to be heard.Any person with a disability requir- ing auxiliary aids and services for this meet- ing may call the City Clerk’s office at 213-1015 with requests at least two business days be- fore the meeting date. City Council of the City of Naples Pa tricia Rambosk,City Clerk ND-2280811 NOTICE OF NEIGHBORHOOD INFORMATION MEETING Petition PL20180002899,Enbrook Residential Planned Unit Development (RPUD) A Neighborhood Information Meeting hosted by D.Wayne Arnold,AICP,of Q.Grady Minor and Associates,P.A.and Richard D.Yo vanovich,Esq.of Coleman,Yo vanovich and Koester,P.A.,representing Rimar Enterprises,Inc.and D.R.Horton,Inc.(Applicants) will be held on: Wednesday,June 5,2019,5:30 pm at the Board of County Commissioners’ Chambers,3rd floor of Building F,Collier County Government Center, 3299 Ta miami Tr ail East,Naples,FL 34112 Rimar Enterprises,Inc.and D.R.Horton,Inc.have submitted a formal application to Collier County,seeking approval of a Residential Planned Unit Development (RPUD) Rezone.The RPUD rezone application proposes to rezone the property from RMF-16(8) to Enbrook RPUD to allow a maximum of 526 residential dwelling units of varying types including single-family,two-family attached,townhome,and multi-family.The rezone also proposes to eliminate the previously required 100’wide greenbelt and will provide a minimum of 25%of the on-site native vegetation as a preserve,consistent with the Conservation and Coastal Management Element and LDC Section 3.05 requirements. The subject property (Enbrook RPUD)is comprised of 65.88±acres,located on the south side of Manatee Road,approximately ¼mile east of Collier Boulevard in Section 10,To wnship 51 South,Range 26 East,Collier County,Florida. The Neighborhood Information Meeting is for informational purposes only,it is not a public hearing.Project information is posted online at www.gradyminor.com/planning.If you have questions or comments,they can be directed by mail,phone,fax or e-mail to: sumpenhour@gradyminor.com,phone 239-947-1144,fax 239-947-0375,Q.Grady Minor and Associates,P.A.,3800 Via Del Rey,Bonita Springs,Florida 34134. Providing Superior Surgical,Medical and Cosmetic Dermatology Since 1989 •SK IN CANCER &MOLE REMOVA L •MOHS SURG ERY •LASER TREAT MENTS •BLUE AND RED LIGHT THER APY FOR TREAT MENT OF SUN-DA MAGED SKIN •AC NE TREAT MENT SPECIALISTS •THOROUGH FULL SK IN EXAMS •FILLERS •BOTOX SKIN CAREfortheentirefamily www.Flor idaCoastalDermatolog y.com F LORIDA COASTAL D ERMATOLOGY Lisa D.Zack,MD Brad T.Kovach,MD Board Certified •Fe llowship Tr ained Lidia Starr,PA-C |Hillar y Cachet,PA-C |Kristen McLaughlin,PA-C ACCEPTING NEW PATIENTS ND-FMN0009643-01 ESTERO OFFICE 239.676.8677 19910 S.Ta miami Trail-Suite B NA PLES OFFICE 239.263.1717 801 Anchor Rode Drive-Suite 100 NEW YORK – New York City Mayor Bill de Blasio announced Thursday that he will seek the Democratic nomination for president, adding his name to an al- ready long list of candi- dates itching for a chance to take on Donald Trump. The mayor announced his run with a video re- leased by his campaign, then headed to the Statue of Liberty, where he said the country is in an “identity crisis” around immigration, which he called “the founding and uni- fying element of the American experi- ence.” “We are figuring out who we are,” he said. “There are American values we need to return to and fight for in order to achieve our greatest potential.” On his campaign’s first day, he dived into an insult match with Trump. During an appearance on “Good Morning America,” de Blasio borrowed one of Trump’s tactics by giving the president a disparaging nickname: Con Don. “He’s a con artist. I know his tricks. I know his playbook,” the mayor said. Trump tweeted that de Blasio was “considered the worst mayor in the U.S.” The president said, “He is a JOKE, but if you like high taxes & crime, he’s your man. NYC HATES HIM!” In announcing his candidacy, de Bla- sio, 58, seeks to claim a role on the na- tional stage that has eluded him as may- or of the biggest U.S. city. When he took office in 2014, de Blasio seemed briefly poised to become a lead- ing voice for an emerging left wing of the Democratic Party. His central message then and now is fighting income in- equality, a theme he hit in the video an- nouncing his candidacy. “There’s plenty of money in this world. There’s plenty of money in this country. It’s just in the wrong hands,” he said. Liberal enthusiasm faded during his first term, partly because of political missteps at home and the emergence of bigger names elsewhere. He could face obstacles trying to distinguish himself in a crowded field. After his appearance at the Statue of Liberty, for a ceremony opening a new museum, de Blasio planned to travel to Iowa to campaign Friday, then fly to South Carolina for events Saturday and early Sunday. De Blasio has drawn small audiences so far in visits to early primary states in- cluding New Hampshire, where just six attendees showed up for a mental health discussion. A recent Quinnipiac University poll found 76% of New York City voters say they believe he shouldn’t run. And de Blasio’s hometown press has, so far, de- lighted in disparaging his presidential hopes. The New York Post on Thursday greeted his candidacy with a front-page photo of people laughing. “De Blasio for President? ‘Nah,’ ” read one recent New York Times headline. “Who hasn’t told Bill de Blasio that he shouldn’t run for president?” asked New York Magazine. Local criticism has focused less on his policies than his reputation for stumbles, like showing up late to a me- morial for plane crash victims, getting into a feud with the state’s Democratic governor and dropping a groundhog during a Groundhog Day celebration. Earlier this week, de Blasio held a news conference in the lobby of Trump Tower to blame the skyscraper for con- tributing to air pollution, but the event turned comical as Trump supporters heckled the mayor, who had to shout to make himself heard. De Blasio joinspresidential race Karen Matthews ASSOCIATED PRESS De Blasio 9.A.2.h Packet Pg. 551 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.hPacket Pg. 552Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.hPacket Pg. 553Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 1 Wayne Arnold: Let’s get started. It doesn’t appear that we’re gonna have more attendees at this moment. If they come in late, then we’ll catch them up on what we’re doing. I’ll make some introductions first. I’m Wayne Arnold, and I’m from Grady Minor Engineering. I’m here representing D.R. Horton and Rimar in the, um, rezoning of the subject property. I’m gonna make some introductions. Uh, this is Sharon Umpenhour from our office. She’s recording, uh, the meeting tonight. It’s required by the county code. Wayne Everett is in the back of the room here with D.R. Horton. Um, we have Michael Herrera and Steve Martin, both engineers from our office, and we’re working on all the, uh, preliminary plat information at the moment. And, this is Nancy Gundlach. Nancy: Hello! Wayne Arnold: Nancy is a principal planner with Collier County, and she’s here to answer any county-related questions, and she’s taking some notes, so she knows, uh, what we’re saying. So, with that, I’m gonna get started. We’re here for a project called Enbrook, and it’s Enbrook PUD. Some of you who’ve been in the area long enough remember it as Journey’s End, and it’s, uh, property that’s located on the south side of Manatee Road. It’s about 66 acres. And, right now, it’s zoned RMF16 with a zoning cap of eight units per acre, and that means today, it’s – it’s permitted to have multifamily and townhome development on it at a density of eight units per acre, and that equates to 526 maximum dwelling units. So, our proposal is to rezone it to a planned unit development that would allow 526 units, as it is today, but allow it to also include single-family and two-family residential dwelling units as a development option, and with that – so, we go through the – the typical zone process – many of you have – have heard about that. We were into our first review. The county’s just looking at our second submittal, and the neighborhood information meeting is required by ordinance, so we have to conduct this, and the earliest we can do it is after our first review with staff. So, we didn’t have a lot of issues with staff’s first review, so we thought we’d go ahead and get this scheduled so we can move along to the planning commission and the board of county commissioners, uh, in a timely manner, and we don’t have timeframes for that yet but, uh, we expect that to be sometime in the early fall, uh, probably 9.A.2.h Packet Pg. 554 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 2 after the board comes back from its summer recess. So, going through the process, um, that’s an outline of the property. It’s on the south side of Manatee Road, and it stretches back to the west, uh, over to the prime outlet shops. We don’t have any frontage on Collier Boulevard, but we do have frontage on Manatee Road, and, uh, one of the things I wanted to point out is that this project – while it has zoning, it also had site plan approval for 483 apartment units on it. That’s been approved by Collier County; it was ready to go to construction. Um, the owners had, uh, contemplated selling the property, and they’re under contract to D.R. Horton. D.R. Horton is going through the process right now of also rezoning and creating a plat for the property. While we’re asking for a variety of housing types, D.R. Horton – if they continue to pursue this and actually close on the land, they’re going to build, uh, just about 300 villa units on the property is what they would propose to do. So, even though we’re asking for the 526 units that they’re entitled to today, we’re ask – we’ll likely be developing something significantly less if D.R. Horton goes ahead with their contract on the property. This is a little bit tighter version. If you’ve been out there along the road, you’ll notice that that aerial photo is about a year old, but it’s, uh, since been cleared – the property has – because of the approvals for the – the, uh, apartment complex. And, all that remains are areas that are going to be retained as preserve areas on the site. This is our conceptual master plan, and just to orient – I’d use a pointer, but they don’t show up well on the TV screens, but obviously – so, the top of the page is Manatee Road, and you can see that we have one single access on Manatee Road, and then, you have in gray the out – the internal street alignment that we’re going to have. There are a couple of interior water management lakes. The amenities center is the area labeled “A” on that plan, and it’s in the northwest corner of the site, and then, to the southwest corner of the site is a little over 12-acre preservation area that extends also along a portion of the southern edge of the property. So, part of this property goes back long enough – it was evaluated back in 1992 as part of something called zoning evaluation ordinance, and Commissioner Fiala is in attendance; she probably remembers a lot of the properties in her district having gone through this, but that’s how the – the density cap of eight units per acre was 9.A.2.h Packet Pg. 555 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 3 addressed. So, part of the ordinance that affected this is part of the zoning reevaluation ordinance – also said there is a limitation of two stories in height, eight units per acre, and we should create a 100-foot-wide green strip along the east and south boundaries. Female Speaker 1: Is it eight or two units per acre? Wayne Arnold: Eight. Female Speaker 1: Eight? Wayne Arnold: Eight. Eight units per acre, maximum. So, the – the greenspace areas were meant to be buffers, in essence, at the time, because nothing around it had been developed to the east and south. Well, now, to the east is largely the county’s water facility, and then, to the south is Rookery Bay Business Park, undeveloped, but zoned for – for a business park. So, we’re proposing as part of this amendment to eliminate that 100-foot greenspace, and it’ll be replaced with water management and buffers, et cetera, but it’s not a fixed 100 feet t hat we’re proposing. We’ve had staff do the research on this, the owners have researched it, I’ve researched it, and we can’t find anything in the record that demonstrates why there was 100 feet. Um, the resident expert that we talked to, David Weeks in Conference of Planning, thinks that it was simply a number thrown out there because we didn’t know what was going to be there, so it was just meant to be sort of a holding pattern until somebody did come along to develop the property. So, here we are, and we’re proposing to eliminate that 100-foot strict, uh, buffer requirement to the east and south, and that will get replaced in favor of preserve, and – and buffer, and in large part to the south and to the east against the county’s treatment plant, it will be a significant buffer, but not a 100-foot green strip that was in that original ’92 ordinance. We do ask for a few deviations. Uh, some of these are very standard for us. This is an internal street. They’re all going to be private roads. The county general standard is a 60-foot-wide area. We’re asking for a 50-foot-wide area. We do have sidewalks on both sides of those streets internally, and that seems to be the most important thing that we – we deal with with the county. We’re asking for a reduction in setback for our interior signs when 9.A.2.h Packet Pg. 556 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 4 we have directional signs interior to the subdivision. The county says that you should be 10 feet away from a public street. We’re gonna be a private street, so we’re asking to reduce that to allow some of our internal signs to be a little bit closer to the – the travel way. Um, we’re asking for a noise attenuation wall along Manatee Road that would carry along our entire frontage and then turn south along our amenities center that could be up to eight feet high. The county code allows that wall to be… It is an eight-foot-high wall, isn’t it, Michael? Just to clarify? Michael: Yes. Wayne Arnold: And, that sits on top of a berm, and I’m gonna go back just a couple just to show you. So, on the amenities center that we have – whoops. There it is. So, where we have the “A” amenity area, that wall continues along Manatee Road and then down along the south property line. There are two arrows that, if you’re close enough to the screen, you’ll see, but that indicates the limits of where we’ll also construct a wall adjacent to the amenities center. This is, uh, a detail of the berm and wall combination that the county asked us to provide. And then, we have other, uh, deviations that – there’s an architectural and site design requirement for any amenity building, and if it’s within so many feet of a county road, and we’ve asked for a deviation because we have the eight-foot wall on top of a berm, which makes the single-story amenity center building largely invisible to the traveling public. So, we’ve asked for a deviation. We don’t know if staff will be supporting that yet, but we’ve asked for that. We’ve also asked for a parking space reduction for the amenities center because we’re going to encourage a lot of our residents to walk to get to the amenity area rather than provide a lot of parking. And then, we’ve asked for another deviation that relates to our entry sign near Manatee Road to allow it to go from 64 square feet to a maximum of 80 square feet, and, um, we don’t yet know if staff’s going to be supporting any or all the deviations, but those are the ones that are under review by the county staff, and as we go through this, others can be contemplated, and staff may tell us we might wanna seek another or modify these, in which case we’ll be talking to them about that. So, in a nutshell, that’s what we’re proposing. You know, if I had architectural elevations to show you – I know that, uh, D.R. Horton 9.A.2.h Packet Pg. 557 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 5 and others would like to for this product. Well, the footprint and the general building configuration are gonna be similar to what they’ve been constructing out at Naples Reserve. They are going to re-skin these a little bit different architecturally because some of the ceiling plates are going to be higher than those under construction is what they’re contemplating, so we don’t have fresh architecture to show you, but if, uh, you’re in the area and you know where Naples Reserve is off of U.S. 41, D.R. Horton is actively constructing a similar twin-villa unit that they proposed to construct here as well. So, with that, I’ll be happy to turn it over to questions. All I would mention before we start taking questions – speak clearly, and if necessary, I’d ask you to use the microphone just because the planning commission likes to hear audiotape of these, so we wanna make sure it’s clear for them and the public to hear if they’d like to review it. So, this is a – I’ll pass this to you, if you don’t mind, and you can speak directly into the microphone. Female Speaker 2: You don’t think I scream loud enough? [Laughs] Wayne Arnold: We wanna make sure we hear you. Female Speaker 2: [Inaudible] [00:10:12] The end result will be 320 villas. And, how much square footage is that? Is this the multifamily home you’re proposing? And, uh, how many parking spaces are being assigned to each, uh, unit, uh, you’ll be accommodating? And, I’ll get into the traffic later, but… Wayne Arnold: Okay. I won’t speak for Wayne, but I think the unit count is going to be just under 300 villas if he moves ahead with his design. We’re in for a plat right now with Collier County. Wayne Everett: Two – two hundred and ninety-eight. Wayne Arnold: It’s 298, so, yes, it’s just under 300 units that they’re proposing to construct. Female Speaker 2: That will – Wayne Arnold: And, each unit would have a garage. It would also have room for two parking spaces. That’s required by code. Female Speaker 2: Two parking spaces assigned to it? 9.A.2.h Packet Pg. 558 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 6 Wayne Arnold: Per unit, yes. Wayne Everett: It’s got a two-car – these particular units have a two-car garage, and then, uh, there’s 23 feet from the sidewalk to the face of the garage, which would allow another two cars to park in the driveway for guests or visitors. Female Speaker 2: Okay. And, how many – the square footage of the villas is…? Wayne Everett: They’re about 1,500 square feet under air. Female Speaker 2: And, they’re – uh, and, my other question was what are the price ranges of these? Wayne Everett: We don’t set the price ranges until – Female Speaker 2: Is it affordable housing, or…? Wayne Everett: It’s not – it would not be considered affordable housing. Female Speaker 2: It’s… Female Speaker 3: Very cheap lower 300s. Female Speaker 2: What? Female Speaker 3: Lower 300s. Female Speaker 2: Lower 300s? Female Speaker 3: [Laughs] Wayne Arnold: Is there a question? We need to try to get, uh, one at a time on the record so we can have this transcribed too. So, yes? Female Speaker 3: Hi, I’m the owner of Gulf Winds East, and really, my only concern is traffic. Are there any ideas for Manatee Road? Because it’s really unbearable right now as is. And, maybe I’ll go ahead with that – maybe that’s a question for Collier County. I don’t know if the county still does a level of service for the roads, and if so, what’s the actual…? Wayne Arnold: Well, Jim Banks, our traffic engineer, is sitting right back here, and he’s prepared the traffic analysis for the zoning document. He’s also prepared one for the plat submittal that’s – that’s in for review by the county. Nancy is not, uh, one of the county’s transportation reviewers. She’s here to take some notes, and we can certainly – and, 9.A.2.h Packet Pg. 559 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 7 she can relay certain things on to transportation staff that – that may come out as questions. Female Speaker 3: So – Wayne Arnold: But Jim, I think your question is level-of-service-related on Manatee Road. Jim: As far as I know, there’s not a deficiency on Manatee Road. Uh, Collier County – they have not been doing an annual monitoring on that road, but when we’ve been out there, I did not see a capacity issue. You’ve got a traffic signal at Manatee and 951, and you have a traffic signal at Manatee and Tamiami Trail. Male Speaker: How many accidents do we gotta – Female Speaker 3: No, it’s really – that road – Wayne Arnold: Please – excuse me, sir. One at a time, and let’s be respectful of everybody, please. Female Speaker 3: So, the quest – I have to ask – does county still do your, like, annual level of service report where you do, like, traffic counts and comprehensive plan that says that, say, this road has to be Grade B, and the actual is only C? Jim: Well, Manatee Road would be – an acceptable level of service would be service level D as in David for our peak season. Typically, the grade it on the 100th highest hour that would occur of traffic – Female Speaker 3: So, what’s the actual right now? Jim: As I’ve told you before, the county has not updated their – their level-of-service calculation on Manatee Road, but when we were out there making observations, we did not see that the level of traffic raised to – was at a level that caused, you know, us concern that we were exceeding level of service C – Female Speaker 3: That’s some real data or just watching – anecdotal? Jim: It’s anecdotal other than the fact that we actually traveled on the road and we observed the volume of traffic on the road. We observed the intersection at Manatee and Collier Boulevard as well as Manatee and, uh, U.S. 41, and did not see any substantial queueing at those intersections. It seemed like traffic was flowing fairly well. 9.A.2.h Packet Pg. 560 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 8 There is a sidewalk on the south side of, uh, Manatee Road that we’ve observed people walking and even bicyclists using, so, again, we just did not see a situation where the traffic demand on Manatee Road rose – rose to a level that we thought that we needed to go out and recalibrate and – and measure the traffic, uh, demand on that road. Currently, again, as I’ve said, Collier County has, in the past, looked at Manatee Road and determined that, uh, there’s adequate capacity on the road. It’s not – it’s not operating at an, uh, insufficient level, but they have not done an annual update on that, uh, road for quite a few years, so I can’t tell you the exact number of vehicles that are on the road. Wayne Arnold: And, I would just reaffirm again that there’s site plan approval in- house that’s approved for construction today for 483 apartments on that same site that we’re talking about. Sir, you had a question or comment? Male Speaker: Yes, how many cars – sure, thank you. Yes, my question is in reference to traffic. They’ve got major accidents up on Collier Boulevard and Manatee Road, okay? Three that I know of within the last three months alone, and that’s just people who have come to my house. Are you proposing another entrance, or are we – we’re gonna have a thousand cars going down Manatee Road, in and out? Wayne Arnold: There’s not gonna be a thousand cars. Male Speaker: You’ve got 500 residences, right? Two cars per residence? Even at one car per residence, we’ve got 500 cars going up and down Manatee Road, and the entrances are all gonna be on Manatee. Jim: It is estimated that what’s being proposed at 298 dwelling units would generate a two-way total of 156 vehicles in the peak hour. Female Speaker 3: Oh. But, what’s the actual… You have a two-car garage for almost 200. That’s 400 cars. Almost 400 cars. Wayne Arnold: The county evaluates this based on peak hours on the roadway. So, in the morning, that’s 7:00 to 9:00 a.m., and in the afternoon, it’s 4:00 to 6:00 p.m. Those are the peak hours that are analyzed for traffic purposes. It doesn’t look at the total volume of traffic over a 24-hour period of time. It looks at these based on the ITE standard for trip generation for the types of units, and I think that – we all drive the roads, and we know what season they’re all busy, but we still analyze these, and the county staff is going to be evaluating our traffic analysis as well. 9.A.2.h Packet Pg. 561 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 9 Female Speaker 3: You’re doing a trip count, and then generating a traffic report – a study, yeah? Wayne Arnold: Well, Jim Banks has prepared the traffic study, and the transportation staff is evaluating that. We’re going to establish – they’re going to make us establish what’s called a trip cap as part of our PUD, so there will be a maximum number of trips that can be triggered, and Jim, if I’m not incorrect, I believe it’s based on the vested number of units. Jim: That’s correct. I think it’s very important to realize that this project was permitted many years ago, and it was vested for up to – it’s entitled to up to 526 units, and it’s vested for the development of 498 units. Female Speaker 3: And, that – Jim: So, [inaudible] [00:17:30] going through this process today, the developer could go out there and build 498 dwelling units on that site and not go through this process, and what they’re proposing to do is to amend the, uh, the zoning application, and right now, it’s being posted to build only 298, so they’re actually going to build fewer units – Female Speaker 3: Which we’re grateful for. Was that done before the racetrack came in or after? Because that’s when things started to go down, and once the racetrack was put in, it’s just – it’s unbearable. Wayne Arnold: Well, the vested status was determined many years ago because of the approvals – Female Speaker 3: So, before the racetrack? Wayne Arnold: Yes, the vested status of the project was – I’m pretty certain – determined before the racetrack was there. It occurred back when there was a consortium of developers that dealt with all the Collier Boulevard/U.S. 41 improvements. But, the reality of this is – and, I just wanna clarify what Jim said – we’re not modifying the zoning for the 298 units. The plat is for 298 units that D.R. Horton has submitted. The developer is asking for the eight-unit-per-acre density to which they are entitled today. Yes, ma’am? Female Speaker 2: I just wanna know where the entrances are going to be. Wayne Arnold: Okay. The entrances – there’s going to be one entrance. The only access this site has is to Manatee Road. There’s no access over to 9.A.2.h Packet Pg. 562 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 10 Collier Boulevard and there’s no access to the east or west because we have developments on both sides of us, so the only access – and, the only access that’s been approved for the development that has been authorized to be constructed is on Manatee Road. Female Speaker 2: Do you know where on Manatee Road? Wayne Arnold: On Manatee Road – we’re showing the access point on the easternmost portion of our site. Can you go back to an aerial here? So, on that plan, you can see on the northeast, far right top – that’s where we’re proposing to put our access point, and I’m assuming we’re going to have a turn lane on that entrance. Wayne Everett: A right ingress turn lane. Wayne Arnold: Yeah, it’ll be a right ingress turn lane into the property. Female Speaker 2: You’re going to build a turn lane where the culvert is right there? Wayne Arnold: I don’t know the details of the culvert. Michael, maybe you can answer that specific question. Michael: I’m Michael Herrera, a Grady Minor civil engineer. So, on this property, Collier County is going to require a right turn lane, and as part of that, there’s going to be a taking of right of way. So, the developer is going to lose some property and basically slide everything over, so the roadside swale will be relocated to make room for the new turn lane. Female Speaker 2: And, the sidewalk will remain? Michael: Yeah, there will be a sidewalk that will remain – a new sidewalk. Wayne Arnold: Yes, sir? Chris: I’m Chris Hernandez, property manager for Rookery Bay’s South Bay Plantation. Our concern is the wall barrier. It states that it’s going to be a landscape barrier. Given that it’s going to be in the lower 300s, I assume you guys will probably have seasonal residential there compared to our property, which is 90% annual. Have you guys considered extending that barrier wall down further? Wayne Arnold: Well, the wall that we’ve shown on this master plan abuts the entirety of the amenity track that’s labeled “A” on the master plan. We have not discussed extending that farther south because essentially, those units that would back up to you under this proposal would be twin-villa-type homes with a landscape buffer adjacent to 9.A.2.h Packet Pg. 563 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 11 your community in those locations, but we were mindful of the fact that we’re not wanting to put anybody next to an amenities center, where there will be a swimming pool, tennis courts, and other active areas. We wanted to make sure we had that screen for the wall and landscaping. Female Speaker 2: Is that incorporated into the amenities center – the pool, the courts? Wayne Arnold: Well, I think the amenity details are still being worked out, but I’m pretty sure D.R. Horton is not going to build it without a swimming pool and probable tennis court or pickleball court, or something comparable to that. I don’t know all the details yet. Wayne, I don’t know if you have more details of what you’re planning, but I think you have a small clubhouse and some other things you’ve been contemplating. Wayne Everett: Currently, we’re looking at an approximately 5,000-square-foot clubhouse with a pool behind it. On one side, we’re anticipating three bocce ball courts, and that is on the west side, adjacent to the condominiums. On the north side, on the east of the clubhouse, we’re looking at doing one tennis court and four pickleball courts. We’ve put them over on that side because I know pickleball tends to be a little noisy, so we moved them to the opposite side of the clubhouse from the condominiums out of respect for that. Wayne Arnold: Anybody else? Yes, ma’am? Female Speaker 4: Has anybody evaluated the school there – Manatee? Because that’s at max right now. Wayne Arnold: We’re required to fill out an application for any residential project that gets submitted to the Collier County School District, and they evaluate that and look at the school impacts. Nancy, correct me if I’m wrong – I don’t think we have a response back from the school district. Nancy: We don’t. Wayne Arnold: They generally only respond if there’s a problem. They have not told us that there is. I think given the fact that there’s already 480-some- odd units approved here, it probably has some impact on that, but on another project – I just reached out to the school district today to ask them, “Hey, I haven’t heard from you, but the staff needs to check the box. Is there an issue or not?” But, we do work with them, and they do review all these applications. 9.A.2.h Packet Pg. 564 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 12 Female Speaker 4: Will there be a fitness center here? Wayne Arnold: Well, I assume there will be some kind of fitness facility inside your clubhouse, Wayne. Is that correct? Wayne Everett: That is correct. Wayne Arnold: Anybody else? Female Speaker 4: I just have got to say it. I just have to say it. I’m curious – where is Manatee Middle and Manatee Elementary in relation. I know they’re all on Manatee Road, and I know both of those schools are maxed. They’re in trailers. They’re in temporary classrooms. It just seems like an awful lot of traffic – and, I know Journey’s End was approved. I knew that was going to be 400-some-odd units. I wish we could stay at that and not go to 526. You’re also in a coastal flood area, so if there’s a hurricane, everybody’s out if you’re east of the trail. Wayne Arnold: That was one of the reasons – the county’s density on the site used to be 16 dwelling units per acre. It was reduced to eight units per acre as part of the zoning reevaluation because the property was in the coastal line hazard area. So, it has been down -zoned. I know it doesn’t sound like it to a lot of people, but it has been down-zoned from 16 units per acre. Female Speaker 4: [Laughs] Yikes! Wayne Arnold: That’s why it still carries the 16-unit-per-acre density designation, but if you look at the zoning map, there’s an eight after it in parentheses, and that eight means it’s capped at eight units per acre. Female Speaker 3: So, then, what were you reducing in units? Wayne Arnold: The reduction in units is for the plat that D.R. Horton is submitting. They’re at 298 units. Our zoning asked for the eight units per acre, which equates to 526 units. Nancy: He’s reducing to villas, which is 298. That’s good. Wayne Arnold: I think – from what I’m hearing, it’s going in the right direction. It’ just…the property owner can’t really commit to doing that density reduction because D.R. Horton hasn’t closed on the property yet, so they don’t wanna reduce the density – you can understand – to take away what they currently have today. 9.A.2.h Packet Pg. 565 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 13 Female Speaker 3: I have a question – because we know the condition of the schools, the Manatee Elementary and Middle schools – I have a lot of literature from the community from there. Will you do something about that? They can’t go to school – they close down the school sometimes because they don’t have air conditioning, and when it’s 100 degrees, they send the kids home. They have temporary trailers. The conditions are terrible, to say the least. The community is upset about it. Will you consider…doing something about that, or busing for your people, if you’re…? You have a lot of people coming in. You’re not going to be able to accommodate them in the schools right now as it is. Wayne Arnold: Well, one of the things that we’re required to do is pay school impact fees, and the school district presumably takes that money and spends it on the school district where they need it. My kids grew up in the city of Naples, and they were in portable units at Lake Park Elementary School for their entire time. I think that’s just the nature of our school district. We’ve grown everywhere so much that we’re in temporary conditions for longer than we hope to be. Female Speaker 3: Lake Park is fine. It’s nice when you go there. It’s unbearably hot. Wayne Arnold: I’m not a school district expert, and I don’t think anybody in the room is, but we pay our school impact fees just like everybody else. I don’t know that any other developer has been doing an extraordinary thing. Some of the super-large projects – dedicated school sites, for instance, if there were a regional impact, but this doesn’t rise to that, because in essence, it will be ultimately a reduction in density if D.R. Horton closes on this site. Anybody else? Questions? Comments? Any issues we haven’t touched on? Female Speaker 2: I have a question that has nothing to do with you or this. That place out front that they’re building – all the single-family homes – what is it, “something of Manatee.” Female Speaker 3: Argyll. Female Speaker 2: Yes, Argyll Manatee. Have they started building yet? Wayne Arnold: They cleared the site, and they’re – Female Speaker 2: Yeah, but that was a while back. Wayne Arnold: They did. Yeah, they’re currently working – we actually met with some people who are looking to purchase – it’s a very large, national homebuilder who’s looking to develop home sites there. 9.A.2.h Packet Pg. 566 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 14 Female Speaker 3: It’s all grown back. Female Speaker 2: Hmm? Female Speaker 3: It’s all grown back. Female Speaker 2: I know. Female Speaker 3: I ride my bike in there. Female Speaker 2: Yeah, so that’s why I was wondering. You know, I don’t know if they’re building or not, and then, if somebody else buys it, would they be building apartment buildings to make it even more dense or, uh, would – you know, I have no idea what they’re doing. Wayne Everett: I just wanted to say one more thing because it seems like there’s a lot of concern over the schools, and – Female Speaker 2: And density. Wayne Everett: – and of course, well, we’re reducing the density, and our market research tells us that what we expect our buyer to be – of course, we can’t discriminate, nor would we – we expect our buyer to be more active adults who would not have school-age children. That’s sort of the demographic that’s been purchasing the similar twin-villa product in Napes Reserve. I just wanted to throw that out. Again, we can’t guarantee that, but that’s what our marketing tells us. Female Speaker 4: Just out of curiosity, are these one-bedroom, two-bedroom? I know you said 1,500 square feet. Wayne Everett: They’re mostly two-bedroom. Some have a den – a two-bedroom with a den. Female Speaker 3: Hypothetically, is there enough right of way on Manatee Road to do a two-lane? Wayne Everett: To do a two-lane? Female Speaker 3: Mm-hmm, to expand Manatee Road. Wayne Arnold: You mean to expand it from two to four lanes? Female Speaker 3: Yeah, that’s what I meant, sir. 9.A.2.h Packet Pg. 567 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 15 Wayne Arnold: That, I…don’t know. Female Speaker 3: Not enough right away, or don’t know? Jim: No, they’d have to take right of way to do that because they’d have to create pond sites. I mean, they could physically fit the road in the right of way that’s there, but then they’d have to – for drainage, stormwater, and turn lanes, they’d have to take a lot of right of way. So, the answer to your question is no, it’s not set up to be four-lane. As far as I know, it’s not ever planned to be four-lane. Wayne Arnold: Anybody else? Y’all are quiet over there. Any questions? Okay. Female Speaker 2: Will this be posted online? How will we get the documentation as you move further along in this project? Wayne Arnold: Good question. Female Speaker 2: How will we get that? Wayne Arnold: Sharon has a card out front that’s got our website on it. We upload all our information on our planning website, and you can view anything we have that’s current with what we give to the county, so everything we give to the county, you can see. And then, we’re going to have a planning commission hearing that will be a noticed meeting, and we also have a board of county commissioners hearing following that. Female Speaker 2: So, it won’t even be heard in front of the county commission, right? Until the fall? Wayne Arnold: Probably in the early fall. We don’t have hearing dates scheduled yet, but we’re in for re-review on our second review, and that takes 30 days, so call that sometime in July. If we’re deemed sufficient, then we would go to hearing probably to the planning commission in August or September, and then to the board a little bit after that – so, likely September or October to the board of county commissioners. But, again, obviously, the signs will be posted when we absolutely know our hearing dates. Those will go up on the site. And then, Sharon, I’m not sure. Do we post the hearing dates on our website as well? We do? Okay. Female Speaker 2: And, we will get the announcements through the email? Nancy: You’ll get them – you’ll get – did you get the paper copy? 9.A.2.h Packet Pg. 568 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Enbrook RPUD PL20180002899 June 5 2019 NIM 16 Female Speaker 2: Yeah, I get – I’m signed up to get the county emails on all the NIMs and other stuff. Wayne Arnold: Anyone who would like Sharon to put you on our mailing list so that we can send you updates, we’d be happy to. Just make sure that you – if you have email, please give us your email address, and Sharon will add you to our email, and we’ll make sure you get it. Nancy: Same here. I can add you to our email list as well. Female Speaker 2: I would write you and get the stuff anyway. Wayne Arnold: Okay. Well, thanks everybody. I appreciate you all coming out and taking the time to be here. [End of Audio] Duration: 32 minutes 9.A.2.h Packet Pg. 569 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Petition PL20180002899 Enbrook Residential Planned Unit Development (RPUD) June 5, 2019 Neighborhood Information Meeting (NIM) Q. Grady Minor & Associates, P.A., 3800 Via Del Rey, Bonita Springs FL 34134 (239) 947-1144 www.GradyMinor.com 9.A.2.h Packet Pg. 570 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Project Information 2 Existing Zoning:RMF-16(8) Proposed Zoning:Enbrook Residential Planned Unit Development (RPUD) Project Acreage:65.88+/-acres Proposed Request:Rezone the property to a Residential Planned Unit Development (RPUD)to permit a maximum of 526 dwelling units of varying types including single-family,two-family attached,townhome,and multi-family residential dwelling unit types.Residential amenities will be provided on-site for the use of residents of the RPUD. 9.A.2.h Packet Pg. 571 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Location Map 39.A.2.h Packet Pg. 572 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Aerial Photograph 49.A.2.h Packet Pg. 573 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Proposed PUD Master Plan 59.A.2.h Packet Pg. 574 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Requested Deviation 1 6 Deviation 1 seeks relief from Section 6.06.01 N.,“Street System Requirements”,which requires a 60 foot right-of-way width for Local/Private roads to instead allow a 50 foot right-of-way width. 9.A.2.h Packet Pg. 575 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Requested Deviations 2 and 3 7 Deviation 2 seeks relief from LDC Section 5.06.02.B.5.a,“On-premises Directional Signs”,which requires that each sign shall be setback a minimum of 10 feet from edge of the roadway paved surface or back of curb,to instead allow a setback of 5 feet from edge of roadway,paved surface or back of curb.This deviation excludes public roads. Deviation 3 seeks relief from LDC Section 5.03.02.C.1.a and 5.03.02.C,“Fences and Walls”,Excluding Sound Walls,which requires fences or walls in a residential PUD to be 6 feet or less in height,to instead allow an 8-foot high wall on top of a 4-foot high berm along Manatee Road right-of-way. Deviation 4 seeks relief from LDC Section 5.05.08.B.2.a.i and 5.05.08.B.2.c.i,“Architectural and Site Design Standards”,which requires where a proposed project site located within 150 to 300 feet of an arterial or collector road ,including all rights-of-way ,shall be required to comply with LDC sections 5.05.08 D.4.,D.10.,D.13.,D.15.,E,and F.Compliance shall be limited to the building façades facing the arterial or collector road to instead allow the buildings behind a wall to not be subject to this LDC requirement. 9.A.2.h Packet Pg. 576 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Requested Deviation 3 Berm/Wall Exhibit 89.A.2.h Packet Pg. 577 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Requested Deviations 4, 5 and 6 9 Deviation 4 seeks relief from LDC Section 5.05.08.B.2.a.i and 5.05.08.B.2.c.i,“Architectural and Site Design Standards”,which requires where a proposed project site located within 150 to 300 feet of an arterial or collector road ,including all rights-of-way ,shall be required to comply with LDC sections 5.05.08 D.4.,D.10.,D.13.,D.15.,E,and F.Compliance shall be limited to the building façades facing the arterial or collector road to instead allow the buildings behind a wall to not be subject to this LDC requirement. Deviation 5 seeks relief from LDC Section 4.05.04.G,“Parking Space Requirements”,which requires where small-scale recreation facilities are accessory to a single-family or multifamily project and intended only for the residents of that project,exclusive of golf courses/clubhouses,the recreation facilities may be computed at 50 percent of normal requirements where the majority of the dwelling units are not within 300 feet of the recreation facilities and at 25 percent of normal requirements where the majority of the dwelling units are within 300 feet of the recreation facilities,to instead allow the parking space for the recreation facilities to be computed at 25 percent where the majority of dwelling units are within 500 feet of the recreation facilities. Deviation 6 seeks relief from LDC Section 5.06.02.B.6.b.,“On-premises Sign Within Residential Districts”, which permits two ground signs at a maximum height of 8 feet with a sign face area not to exceed 64 square feet,to instead allow two signs of up to 80 square feet (per sign face)to be located along the Manatee Road frontage of the property on the project’s wall or as free standing monument signs and to exceed the maximum sign height of 8 feet for a maximum of 12 feet in height (8 foot high wall on a 4 foot high berm) measured from the adjacent roadway centerline elevation.If the sign is on the wall,the wall will be 10 feet from the Manatee Road right-of-way. 9.A.2.h Packet Pg. 578 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) Questions? 1 0 9.A.2.h Packet Pg. 579 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 580 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 9.A.2.h Packet Pg. 581 Attachment: Attachment E-Application (10599 : 9A.2-PL20190002899 Enbrook RPUD) 10/31/2019 COLLIER COUNTY Collier County Planning Commission Item Number: 9.A.3 Item Summary: *** This item has been continued from the October 17, 2019, CCPC meeting:*** PL20190001138: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 85-83, an Ordinance amending No. 85-21, which amended No. 77-48, the Lely Barefoot Beach Planned Unit Development (PUD); by amending Section III, platted Lely Barefoot Beach Unit #1 blocks A through K, low density single family residential, to clarify that the replat of Block E known as platted Barefoot Estates remains part of this section; by amending section 9.4.7 maximum height for Tract D to increase the height from two stories above minimum base flood elevation to three habitable floors; and by providing an effective date. The subject property known as the Barefoot Estates subdivision and Lely Barefoot Beach Unit Two subdivision is located south of Bonita Beach Road in Section 6, Township 48 South, Range 25 East in Collier County, Florida. [Coordinator: Nancy Gundlach, AICP, Principal Planner] Meeting Date: 10/31/2019 Prepared by: Title: Planner, Principal – Zoning Name: Nancy Gundlach 10/18/2019 1:39 PM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 10/18/2019 1:39 PM Approved By: Review: Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed 10/18/2019 2:16 PM Growth Management Operations & Regulatory Management Judy Puig Review item Completed 10/23/2019 11:32 AM Zoning Ray Bellows Review Item Completed 10/23/2019 12:14 PM Zoning Camden Smith Review Item Completed 10/23/2019 1:07 PM Growth Management Department James C French Review Item Completed 10/23/2019 1:58 PM Zoning Ray Bellows Review Item Completed 10/23/2019 2:43 PM Planning Commission Mark Strain Meeting Pending 10/31/2019 9:00 AM 9.A.3 Packet Pg. 582 AGENDA ITEM 9.A.3 This item has been continued from the October 17, 2019 CCPC meeting. You have received the packet materials at the October 17th meeting. PL20190001138: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 85-83, an Ordinance amending No. 85-21, which amended No. 77-48, the Lely Barefoot Beach Planned Unit Development (PUD); by amending Section III, platted Lely Barefoot Beach Unit #1 blocks A through K, low density single family residential, to clarify that the replat of Block E known as platted Barefoot Estates remains part of this section; by amending section 9.4.7 maximum height for Tract D to increase the height from two stories above minimum base flood elevation to three habitable floors; and by providing an effective date. The subject property known as the Barefoot Estates subdivision and Lely Barefoot Beach Unit Two subdivision is located south of Bonita Beach Road in Section 6, Township 48 South, Range 25 East in Collier County, Florida. [Coordinator: Nancy Gundlach, AICP, Principal Planner] 9.A.3.a Packet Pg. 583 Attachment: 9.A.3-PL20190001138-Lely Barefoot Beach Unit 2 subdivision-cover page 10-31-2019 meeting (10600 : 9A.3-PL20190001138 Lely Lely Barefoot Beach PUD, PUDA-PL20190001138 Page 1 of 12 September 24, 2019 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: OCTOBER 17, 2019 SUBJECT: PUDA-PL20190001138 – LELY BAREFOOT BEACH PUD (PLANNED UNIT DEVELOPMENT) ______________________________________________________________________________ PROPERTY OWNER/APPLICANT/AGENT: Owner/Applicant: Agent: Barefoot Beach Property Owners Association, Inc. Sarah E. Spector, Esquire c/o Roetzel & Andress Roetzel & Andress 850 Park Shore Drive, 3rd Floor 850 Park Shore Drive, 3rd Floor Naples, FL 34103 Naples, FL 34103 Note: There are multiple property owners within this PUD. REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider an Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 85-83, an Ordinance amending Number 85-21, which amended Number 77-48, the Lely Barefoot Beach Planned Unit Development (PUD); by amending Section III, platted Lely Barefoot Beach Unit #1 Blocks A through K, low density single-family residential, to clarify that the replat of Block E known as platted Barefoot Estates remains part of this section; by amending Section 9.4.7 maximum height for Tract D to increase the height from two stories above minimum base flood elevation to three habitable floors; and by providing an effective date. GEOGRAPHIC LOCATION: The subject property, known as the Barefoot Estates subdivision and Lely Barefoot Beach Unit Two subdivision, is located south of Bonita Beach Road in Section 6, Township 48 South, Range 25 East in Collier County, Florida. (See the Location Map on page 2 of this Staff Report.) AGENDA ITEM 9.A.4 9.A.3.b Packet Pg. 584 Attachment: Staff Report Lely 10-8-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Lely Barefoot Beach PUD, PUDA-PL20190001138 Page 2 of 12 September 24, 2019 9.A.3.bPacket Pg. 585Attachment: Staff Report Lely 10-8-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Lely Barefoot Beach PUD, PUDA-PL20190001138 Page 3 of 12 October 8, 2019 PURPOSE/DESCRIPTION OF PROJECT: The purpose of this petition is for an amendment to Ordinance Number 85-83 (see Attachment B-Ordinance Number 85-8 and Attachment B-1 Ordinance Number 01-35), the Lely Barefoot Beach PUD to: - include “Barefoot Estates” in PUD Section III along with the referenced “Lely Barefoot Beach Unit # 1, Blocks A through K,” - clarify that the replat of Block E known as platted Barefoot Estates remains part of “Lely Barefoot Beach Unit # 1, Blocks A through K,” and - clarify the “Maximum Height” language in PUD Section 9.4.7. There are no changes in uses, density, Master Concept Plan or development regulations. (See Attachment A-Proposed PUD Ordinance.) SURROUNDING LAND USE AND ZONING: North: Undeveloped land owned by Collier County zoned Conservation (CON) and developed residential (The Villas at Barefoot Beach) zoned Lely Barefoot Beach Condo PUD, then farther north is right-of-way for Bonita Beach Road (CR 865) and the southern boundary of Lee County. East: Developed residential zoned Community Facility (CF), Little Hickory Bay zoned Rural Agricultural (A), undeveloped lands zoned Audubon Country Club PUD and Residential Single-Family with a Special Treatment Overlay (RSF-3ST), and Cocohatchee Bay zoned Cocohatchee Bay PUD South: Undeveloped land zoned Conservation with a Special Treatment Overlay (CON- ST) and Rural Agriculture with a Special Treatment Overlay (A-ST) West: Gulf of Mexico 9.A.3.b Packet Pg. 586 Attachment: Staff Report Lely 10-8-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Lely Barefoot Beach PUD, PUDA-PL20190001138 Page 4 of 12 October 8, 2019 AERIAL PHOTO GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): Comprehensive Planning staff has reviewed the proposed PUD Amendment and has found it consistent with the Future Land Use Element (FLUE) of the GMP. See Attachment C-FLUE Consistency Review. Transportation Element: Transportation Planning staff has reviewed the application and has found the zoning request consistent with Policy 5.1 of the Transportation Element of the GMP. There are no additional transportation-related impacts for the proposed amendment, and there are no proposed changes to the existing trip limit provided in the PUD Developer Commitment Section 5.8.D. Additionally, operational impacts will be addressed at the time of the next development order: Site Development Plan (SDP), Site Development Plan Amendment (SDPA) or Plans and Plat (PPL). At that time a new Transportation Impact Statement (TIS) will be required to address specific use and development impacts. Therefore, the subject amendment can be found consistent with Policy 5.1 of the Transportation Element of the GMP. Conservation and Coastal Management Element (CCME): Environmental review staff has reviewed the application and has found this project to be consistent with the CCME. There are no revisions to the environmental portions of the PUD. PUD Boundary 9.A.3.b Packet Pg. 587 Attachment: Staff Report Lely 10-8-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Lely Barefoot Beach PUD, PUDA-PL20190001138 Page 5 of 12 October 8, 2019 The Lely Barefoot Beach PUD is subject to a settlement agreement between Collier County, Lely Eastates, Inc., and the Conservancy. As part of the settlement agreement, no changes are to be made to the PUD without the review of the Conservancy. The Conservnancy has reviewed the petition and has provided a letter of no objection. See Attachment C-1-Conservancy Letter. GMD CONCLUSION: The proposed PUD Amendment may be deemed consistent with the FLUE. STAFF ANALYSIS: Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (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 Collier County Planning Commission’s (CCPC) recommendation. The CCPC uses these same criteria as the basis for their recommendation to the Board of Collier County Commissioners (BCC), who in turn use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below, under the headings “Rezone Findings” and “PUD Findings.” In addition, staff offers the following analysis: Environmental Review: Environmental Planning staff has reviewed this petition. The existing preserve areas will not be impacted by the proposed petition. 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. Per the 1985 Settlement Agreement, the Conservancy of Southwest Florida has reviewed the request and provided a letter of no objection. See Attachment C-1-Conservancy Letter. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Zoning Services Review: The request to increase building height to three floors/70-foot actual height and the clarification the platted “Barefoot Estates” is part of the “Section III Platted Lely Barefoot Beach Unit #1” portion of the PUD Document will not have a detrimental impact on the abutting properties internal or external to the PUD. “Barefoot Estates” is bound by Eustacius Lane to the north and Felipe Lane to the south. See Aerial Photo below. In 1978, it was part of “Lely Barefoot Beach Unit 1, Blocks A through K.” (See Attachment D-Lely Barefoot Beach Unit One Plat.) Specifically, it was “Block E.” In 1995, “Block E” was replatted, and renamed “Barefoot Estates.” (See Attachment E-Barefoot Estates Plat.) The purpose of this amendment is to clarify the reference to “Lely Barefoot Beach Unit #1 Blocks A through K” in “PUD Section III” also includes the platted “Barefoot Estates.” 9.A.3.b Packet Pg. 588 Attachment: Staff Report Lely 10-8-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Lely Barefoot Beach PUD, PUDA-PL20190001138 Page 6 of 12 October 8, 2019 The amendment to “PUD Section 9.4.7 Maximum Height” will increase the height from two stories to three floors/70-foot actual height for four properties located in “Lely Barefoot Beach Unit 2,” (see Attachment F-Lely Barefoot Beach Unit Two Plat) which is adjacent to the southern tip of “Lely Barefoot Beach Unit One.” Please see Aerial Photo below. AERIAL PHOTO The proposed amendments will result in a consistent building height of three floors/70-foot actual height throughout the “low density, single-family development” in the Lely Barefoot Beach PUD. Staff conducted a site visit and the proposed amendments are compatible with the surrounding properties. The surrounding properties are permitted to have three to six floors. Therefore staff is recommending approval of the PUD amendment. 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: Lely Barefoot Beach Unit One Lely Barefoot Beach Unit Two Barefoot Estates 9.A.3.b Packet Pg. 589 Attachment: Staff Report Lely 10-8-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Lely Barefoot Beach PUD, PUDA-PL20190001138 Page 7 of 12 October 8, 2019 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The proposed increase in building height would have little to no impact on traffic and access, drainage, sewer, water, or other utilities. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with the application, which were reviewed by the County Attorney’s Office, demonstrate unified control of the property. 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 the relevant goals, objectives, and policies of the GMP within the GMP discussion of this staff report. Based on that analysis, staff has found this petition consistent with the overall GMP. 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. The proposed changes to the PUD do not affect the buffering and screening requirements of the original PUD. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. There is no change to the usable open space with this amendment. 6. The timing or sequence of development for the purpose of ensuring the adequacy of available improvements and facilities, both public and private. The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation Element consistency review. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The area has 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. 9.A.3.b Packet Pg. 590 Attachment: Staff Report Lely 10-8-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Lely Barefoot Beach PUD, PUDA-PL20190001138 Page 8 of 12 October 8, 2019 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 will comply with the LDC and other applicable codes. The petitioner is not requesting any deviations to the LDC. REZONE FINDINGS: Staff offers the following analysis: 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 FLUE and other elements of the GMP. See Attachment C- FLUE Consistency Review. 2. The existing land use pattern. The proposed amendment 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. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed change is not necessary; however, it is being requested in compliance with the LDC provisions to seek such changes because the petitioner wishes to clarify that the replat of “Block E,” known as “Barefoot Estates” remains part of PUD Section III, and change the maximum building height. 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 9.A.3.b Packet Pg. 591 Attachment: Staff Report Lely 10-8-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Lely Barefoot Beach PUD, PUDA-PL20190001138 Page 9 of 12 October 8, 2019 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. Operational impacts will be addressed at the time of the first development order (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals 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. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The proposed amendment will not affect drainage. Furthermore, the site is subject to the requirements of Collier County and the South Florida Water Management District. 10. Whether the proposed change will adversely affect property values in the adjacent areas. This is a subjective determination based upon anticipated results, which may be internal or external to the subject property. Property valuation is affected by a host of factors including zoning; however, zoning by itself may or may not affect values, since value determination is driven by market value. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed PUD Amendment will not be a deterrent to the improvement or development of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. The development complies with the GMP, which is a public policy statement supporting zoning actions when they are consistent with the Comprehensive Plan. In light of this fact, the proposed Amendment 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 9.A.3.b Packet Pg. 592 Attachment: Staff Report Lely 10-8-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Lely Barefoot Beach PUD, PUDA-PL20190001138 Page 10 of 12 October 8, 2019 proposed building height 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. The proposed PUD Amendment is not out of scale with the needs of the neighborhood or county. 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 site alteration, and this project will undergo extensive evaluation relative to all federal, state, and local development regulations during the SDP and/or 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 development will have to meet all applicable criteria set forth in the LDC regarding Adequate Public Facilities for and the project. It must be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by county staff that is responsible for jurisdictional elements of the GMP as part of the rezoning process, and that staff has concluded that no Level of Service will be adversely impacted. 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 during its advertised public hearing. NEIGHBORHOOD INFORMATION MEETING (NIM): The NIM was held on September 5, 2019, at 5:30 p.m. at the Barefoot Beach POA Clubhouse located at 212 Barefoot Beach Boulevard, Bonita Springs, Florida. Approximately 15 residents attended the meeting along with the Agent’s team and Applicant. There were no objections to the petition. See Attachment G-NIM Summary. 9.A.3.b Packet Pg. 593 Attachment: Staff Report Lely 10-8-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Lely Barefoot Beach PUD, PUDA-PL20190001138 Page 11 of 12 October 8, 2019 COUNTY ATTORNEY OFFICE REVIEW: The County Attorney’s Office reviewed this staff report on October 7, 2019. RECOMMENDATION: Zoning and Land Development Review staff recommends that the CCPC forward this petition to the Board of County Commissioners with a recommendation of approval. Attachments: Attachment A-Proposed PUD Ordinance Attachment B-Ordinance Number 85-83 Attachment B-1 Ordinance Number 01-35 Attachment C-FLUE Consistency Review Attachment C-1-Conservancy Letter Attachment D-Lely Barefoot Beach Unit One Plat Attachment E-Barefoot Estates Plat Attachment F-Lely Barefoot Beach Unit Two Plat Attachment G-NIM Summary Attachment H-Application Attachment I-1985 Settlement Agreement 9.A.3.b Packet Pg. 594 Attachment: Staff Report Lely 10-8-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) PREPARED BY: REVIEWED BY: GER SERVICES SECTION APPROVED BY: GROWTH MANAGEMENT DEPARTMENT Lely Barefoot Beach PUD, PUDA-PL20190001138 September 30, 2019 &Jth,.- 3. zotl DATF-/ p/,lt---r--- DATE , PLA, PRINCIPAL PLANNER Page 12 ol 12 9.A.3.b Packet Pg. 595 Attachment: Staff Report Lely 10-8-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.c Packet Pg. 596 Attachment: Attachment A-Proposed Ordinance - 080519(1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.c Packet Pg. 597 Attachment: Attachment A-Proposed Ordinance - 080519(1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.c Packet Pg. 598 Attachment: Attachment A-Proposed Ordinance - 080519(1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 599 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 600 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 601 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 602 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 603 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 604 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 605 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 606 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 607 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 608 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 609 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 610 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 611 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 612 Attachment: 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PUDA) 9.A.3.d Packet Pg. 620 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 621 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 622 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 623 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 624 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 625 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 626 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 627 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 628 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 629 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 630 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 631 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 632 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 633 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 634 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 635 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 636 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 637 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 638 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 639 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 640 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 641 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 642 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 643 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 644 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 645 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 646 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 647 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 648 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 649 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 650 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 651 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 652 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 653 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 654 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 655 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 656 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 657 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 658 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 659 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 660 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 661 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 662 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 663 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 664 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 665 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 666 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 667 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 668 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 669 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 670 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 671 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 672 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 673 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 674 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 675 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 676 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 677 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 678 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 679 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 680 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 681 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 682 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 683 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 684 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 685 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 686 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 687 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 688 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 689 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 690 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 691 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 692 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.dPacket Pg. 693Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot 9.A.3.d Packet Pg. 694 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.dPacket Pg. 695Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot 9.A.3.dPacket Pg. 696Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot 9.A.3.d Packet Pg. 697 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.d Packet Pg. 698 Attachment: Attachment B-Ordinance 85-83(13834057_1) (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.e Packet Pg. 699 Attachment: Attachment B-1-Ordinance Number 01-35 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.e Packet Pg. 700 Attachment: Attachment B-1-Ordinance Number 01-35 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.e Packet Pg. 701 Attachment: Attachment B-1-Ordinance Number 01-35 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ‒ 1 ‒ Growth Management Department Zoning Division C O N S I S T E N C Y R E V I E W M E M O R A N D U M To: Nancy Gundlach, AICP, Principal Planner Zoning Services Section From: Corby Schmidt, AICP, Principal Planner Comprehensive Planning Section, Zoning Division Date: July 15, 2019 Subject: Future Land Use Element (FLUE) Consistency Review of Proposed Planned Unit Development Amendment PETITION NUMBER: PL20190001138 [REV 1] PETITION NAME: Lely Barefoot Beach Planned Unit Development Amendment (PUDA) REQUEST: The areas of the petition relevant to Comprehensive Planning request the Lely Barefoot Beach Planned Unit Development (PUD), PUD document, be amended to revise Section 3.1 and Section 9.4.7, allowing for proper references to a different subdivision plat location, after incomplete references were previously adopted with these omissions. These revisions are language clean-up actions only, and do not impact the PUD itself. LOCATION: The subject property comprising these lots is located at the northwest corner of St. Lucia Lane and Lely Beach Boulevard, approximately one mile south of Bonita Beach Road, in Section 6, Township 48 South, Range 25 East. COMPREHENSIVE PLANNING COMMENTS: The subject property is designated Urban Residential Subdistrict, as identified on the Future Land Use Map in the Future Land Use Element (FLUE) of the Growth Management Plan. This Subdistrict promotes higher densities where existing and planned public facilities are concentrated, and is described in the FLUE. The property also lies within the Coastal High Hazard Area Overlay (CHHA) as depicted on the FLUM. Relevant FLUE objectives and policies are stated below, followed by staff remarks. FLUE Policy 5.6 requires new development to be compatible with, and complementary to, surrounding land uses, as set forth in the Land Development Code. Comprehensive Planning staff leaves this determination to the Zoning Services staff as part of their review of the petition in its entirety. The County recognizes Smart Growth policies and practices in its consideration of future land use arrangements and choice-making options. FLUE Objective 7 and Policies 7.1 through 7.4 promote Smart Growth policies for new development and redevelopment projects pertaining to access, interconnections, open space, and walkable communities. Given the nature of this petition and the minor changes proposed (no changes in permitted uses, densities, or intensities), staff is of the opinion that a re-evaluation of FLUE policies under Objective 7 (pertaining to access, 9.A.3.f Packet Pg. 702 Attachment: Attachment C-FLUE Consistency Review.pdf 7-15-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ‒ 2 ‒ interconnections, walkability, etc.) is not necessary. These policies were evaluated during staff’s consistency review of the original Lely Barefoot Beach Planned Unit Development petition. CONCLUSION: Based upon the above analysis, this proposed PUDA may be deemed consistent with the FLUE. cc: Ray Bellows, Zoning Manager, Zoning Services Section David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section Michael Bosi, AICP, Director, Zoning Division G: Comp\Consistency Reviews\2019 \\bcc.colliergov.net\data\GMD-LDS\CDES Planning Services\Consistency Reviews\2019\PUDA\PUDA-PL2019-1138 Lely BB_R1 FNL.docx 9.A.3.f Packet Pg. 703 Attachment: Attachment C-FLUE Consistency Review.pdf 7-15-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.g Packet Pg. 704 Attachment: Attachment C-1-Conservancy Letter of Approval.pdf 5-28-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.g Packet Pg. 705 Attachment: Attachment C-1-Conservancy Letter of Approval.pdf 5-28-19 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.h Packet Pg. 706 Attachment: Attachment E-Barefoot Estates Plat(13816282_1) - Prepared (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.h Packet Pg. 707 Attachment: Attachment E-Barefoot Estates Plat(13816282_1) - Prepared (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 2320 First Street Suite 1000 Fort Myers, FL 33901 DIRECT DIAL 239.338.4213 PHONE 239.337.3850 FAX 239.337.0970 sspector@ralaw.com WWW.RALAW.COM May 21, 2019 VIA ELECTRONIC PERMITTING PORTAL Collier County Planning Services Growth Management Department 2800 Horseshoe Drive N. Naples, Florida 34104-6917 Re:Lely Barefoot Beach PUD Amendment Dear Ladies and Gentlemen: Enclosed please find a PUDA application relating to the Lely Barefoot Beach Planned Unit Development (the “PUD”), originally approved by Collier County Ordinance 77-48, as later replaced by Ordinance 85-83.1 The request is to amend Section 3.1 and 9.4.7 of Ordinance 85- 83. The amendment to Section 3.1 would incorporate reference to both the Lely Barefoot Beach Unit One plat (PB 12, Page 34) and the Barefoot Estates plat (PB 25, Pg 1). Block E was originally platted when the Unit One plat was recorded in August 1978. One owner acquired all property within Block E, including Beach Gardens E, and replatted this property by recording the Barefoot Estates plat on April 10, 1995. In 2001, the Barefoot Beach Property Owners Association, Inc. filed an amendment to Ordinance 85-83 to increase the maximum habitable floors in the low density single family section of Lely Barefoot Beach from two floors to three floors. Both the request and Ordinance 01-35 approving the request referenced the subject property as only Tracts A through K of Lely Barefoot Beach Unit One. No reference was made to the Barefoot Estates plat, though it had been recorded at the time that the application was filed. The current request is to amend Section 3.1 to incorporate reference to Block E as replatted by the Barefoot Estates plat. The amendment to Section 9.4.7 would correct an error in what was approved by Ordinance 01- 35. Specifically, as noted above, the request and Ordinance 01-35 approving the request 1 The PUD was created and amended by Ordinance Numbers 77-48, 81-46, 85-21, 85-83, 87-53, 88-63, 94-28, 01- 35, 06-22 and 11-4, as duly filed in the Collier County, Florida Records of the Board of County Commissioners; as amended/supplemented by the Assignment of Density Rights recorded in O.R. Book 4558, Page 2671, Public Records of Collier County, Florida. 9.A.3.i Packet Pg. 708 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) May 21, 2019 Page 2 referenced the subject property as only Tracts A through K of Lely Barefoot Beach Unit One. However, the intent, as evidenced by the minutes of the June 7, 2001 Collier County Planning Commission meeting, the relevant portion of which is enclosed herewith as Exhibit “A,” and the meeting package presented at the June 26, 2001 Board of County Commissioners meeting, the relevant portion of which is enclosed herewith as Exhibit “B,” was to include the property platted by the Lely Barefoot Beach Unit One plat (Block A through the north half of Block K) and the Lely Barefoot Beach Unit Two plat (south half of Block K). Given this intent, Section 3.4.7 and Section 9.4.7, which both address the maximum allowable height in the low density single family section in the Lely Barefoot Beach PUD, should have been amended. The current request is to amend Section 9.4.7 to increase the maximum height from two stories to three stories above minimum BFE. The south half of Block K, identified as Tract D in Section IX of the PUD Ordinance, is the only remaining property within Lely Barefoot Beach with a maximum height of two stories. Any consideration the County can afford the enclosed application is greatly appreciated. Very truly yours, ROETZEL & ANDRESS, LPA Sarah E. Spector 13839321 _1 9.A.3.i Packet Pg. 709 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) June 7, 2001 the public, I close the public hearing. What's the pleasure of the board? MR. BUDD: Madam Chairman, I'd like to make a motion that the Planning Commission forward a recommendation of approval for Petition PUDA-2001-488 with a recommendation of approval. MS. YOUNG: Second. CHAIRMAN RAUTIO: We have a motion by Mr. Budd, a second by Ms. Young for approval of this petition. Do we have any further discussion? (No response.) CHAIRMAN RAUTIO: Hearing no further discussion, call the question. All those in favor say aye. (Unanimous response.) CHAIRMAN RAUTIO: Those opposed, same sign. (No response.) CHAIRMAN RAUTIO: Motion carries. Thank you. Okay. Our next public hearing would be PUDA-2001-AR-546. All those wishing to provide testimony today please stand, raise your right hand, and be sworn in by the clerk of the courts. (The oath was administered.) CHAIRMAN RAUTIO: Okay. MR. BELLOWS: For the record, Ray Bellows. The petitioner is requesting an amendment to the Lely Barefoot Beach PUD. As you could see, the PUD is located in the northwest corner of the county south side of Bonita Beach Road. We're dealing primarily with Unit 1, Tracts A through K highlighted here in yellow within the Lely Barefoot Beach PUD. The applicant is requesting a change to the development standard regulating height for those single-family homes within the Unit 1 area. The PUD does not currently regulate building height with a maximum height but limits it to the number of habitable stories, two stories presently. However, 75 percent of Page 41 Exhibit "A" Page 1 of 3 9.A.3.i Packet Pg. 710 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "A" Page 2 of 3 9.A.3.i Packet Pg. 711 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "A"Page 3 of 39.A.3.iPacket Pg. 712Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) AGENDA ITEM 7-E MEMORANDUM TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DATE: MAY 1, 2001 RE: PETITION NO: PUDA-2001-AR-546, T FT ,Y BAREFOOT BEACH PUD OWNER/AGENT: Agent: Don Cahill Don Cahill Architect-Builder 9331 Tamiami Trail North, #8 Naples, FL 34108 Owner: Barefoot Beach Property Owners Association #1 Barefoot Beach Boulevard Bonita Springs, FL 34134 REQUESTED ACTION: This petition seeks to have the Lely Barefoot Beach PUD amended to allow three habitable floors/stories instead of two as currently required for a specific geographic area of Lely Barefoot Beach lying to the west of Lely Boulevard. GEOGRAPHIC LOCATION: The Lely Barefoot Beach development is located in the most extreme N.W. corner of Collier County. It lies on the south side of Bonita Beach Road contiguous to the Gulf of Mexico. The sub-area to which this petition applies lies west of Lely Boulevard and is referred to as Unit One (See location map following page). 1 AGENDA ITEM No. 1 -) JUN 2 6 2001 Pg. Exhibit "E" Page 1 of 2 Exhibit "B" Page 1 of 2 9.A.3.i Packet Pg. 713 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "B" Page 2 of 29.A.3.iPacket Pg. 714Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 February 1, 2019 Page 1 of 11 Application for a Public Hearing for PUD Rezone, Amendment to PUD or PUD to PUD Rezone PETITION NO PROJECT NAME DATE PROCESSED PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F. APPLICANT CONTACT INFORMATION Name of Property Owner(s): _________________________________________________________ Name of Applicant if different than owner: _____________________________________________ Address: _________________________City: _______________ State: _________ ZIP: ___________ Telephone: _______________________ Cell: ______________________ Fax: __________________ E-Mail Address: ____________________________________________________________________ Name of Agent: ____________________________________________________________________ Firm: _____________________________________________________________________________ Address: ____________________________City: _______________ State: _______ ZIP: __________ Telephone: ____________________ Cell: ____________________ Fax: _______________________ E-Mail Address: ____________________________________________________________________ Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these regulations. To be completed by staff 9.A.3.i Packet Pg. 715 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 February 1, 2019 Page 2 of 11 REZONE REQUEST This application is requesting a rezone from: _________________________ Zoning district(s) to the ________________________________ zoning district(s). Present Use of the Property: _________________________________________________________ Proposed Use (or range of uses) of the property: _________________________________________ Original PUD Name: ________________________________________________________________ Ordinance No.: ____________________________________________________________________ PROPERTY INFORMATION On a separate sheet attached to the application, provide a detailed legal description of the property covered by the application: • If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; • The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre-application meeting; and • The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Metes & Bounds Description: _________________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Size of Property: _______ ft. x _______ ft. = ________ Total Sq. Ft. Acres: _________ Address/ General Location of Subject Property: __________________________________________ __________________________________________________________________________________ PUD District (refer to LDC subsection 2.03.06 C): Commercial Residential Community Facilities Industrial Mixed Use Other: ________________ 9.A.3.i Packet Pg. 716 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 February 1, 2019 Page 3 of 11 ADJACENT ZONING AND LAND USE Zoning Land Use N S E W If the owner of the subject property owns contiguous property please provide a detailed legal description of the entire contiguous property on a separate sheet attached to the application. Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Metes & Bounds Description: _________________________________________________________ ASSOCIATIONS Required: List all registered Home Owner Association(s) that could be affected by this petition. Provide additional sheets if necessary. Information can be found on the Board of County Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774. Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ 9.A.3.i Packet Pg. 717 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 February 1, 2019 Page 4 of 11 EVALUATION CRITERIA Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.) d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. e. The adequacy of usable open space areas in existence and as proposed to serve the development. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. g. The ability of the subject property and of surrounding areas to accommodate expansion. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to asce rtain whether or not the request is affected by existing deed restrictions. 9.A.3.i Packet Pg. 718 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 February 1, 2019 Page 5 of 11 Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? __________________________________________________________________________________ __________________________________________________________________________________ Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation or zoning verification rendered on this property within the last year? Yes No if so please provide copies. PUBLIC NOTICE REQUIREMENTS This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E. of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B. of the Administrative Code for the NIM procedural requirements. Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the Board's final action on this item, please remove all public hearing advertising sign(s) immediately. RECORDING OF DEVELOPER COMMITMENTS Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments or Notice of Developer Commitments that contains the legal description of the property that is the subject of the land use petition and contains each and every commitment of the owner or developer specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said Memorandum or Notice. LDC subsection 10.02.08 D This application will be considered “open” when the determination of “sufficiency” has been made and the application is assigned a petition processing number. The application will be considered “closed” when the petitioner withdraws the application through written notice or ceases to supply necessary information to continue processing or otherwise actively pursue the rezoning, amendment or change, for a period of 6 months. An application deemed “closed” will not receive further processing and an application “closed” through inactivity shall be deemed withdrawn. An application deemed “closed” may be re-opened by submission of a new application, repayment of all application fees and the grant of a determination of “sufficiency”. Further review of the request will be subject to the then current code. 9.A.3.i Packet Pg. 719 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 720 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 721 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Sarah E. Spector 9.A.3.i Packet Pg. 722 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) APPLICANT CONTACT INFORMATION Parcel ID Street Address Block Lot Subdivision Owner 54775000103 249 Barefoot Beach Blvd K 1 Lely Barefoot Beach Unit Two Katherine E. Luchene Goldman, Trustee Katherine E. Luchene Revocable Trust dated 8/17/2011 54775000200 99 Saint Lucia Ln K 2 Lely Barefoot Beach Unit Two Paul R. Casola Cynthia L. Casola 54775000307 101 Saint Lucia Ln K 3 Lely Barefoot Beach Unit Two Bradley C. Chaffee, Trustee Charles V. Chaffee BRC Stock Trust dated December 1, 1999 54775000404 103 Saint Lucia Ln K 4 & Portion Beach Garden Lely Barefoot Beach Unit Two Lisa A. Smith 54775000501 N/S Saint Lucia Ln K 5 Lely Barefoot Beach Unit Two Barefoot Beach Master Association, Inc. 54775000501 E/W Saint Lucia Ln K 5 Lely Barefoot Beach Unit Two Barefoot Beach Property Owners Association, Inc. 54775000608 115 Saint Lucia Ln K Portion Beach Garden Lely Barefoot Beach Unit Two Barefoot Beach Property Owners Association, Inc. 22910000107 115 Felipe Ln Tract A Barefoot Estates Barefoot Beach Property Owners Association, Inc. 22910000123 110 Saint Eustacius Ln 1 & 2 Barefoot Estates Patrick J. Kerrigan Donald F. Dillon 22910000165 102 Saint Eustacius Ln 3 Barefoot Estates Donald W. Thomason Maxi N. Thomason 22910000181 215 Barefoot Beach Blvd 4 Barefoot Estates Chris M. Raftis, Trustee 2007 Irrevocable Trust for Family of Chris M. Raftis dated March 30, 2007 22910000204 101 Felipe Ln 5 Barefoot Estates Sun of Zeus, LLC 22910000220 105 Felipe Ln 6 Barefoot Estates Dennis S. Sherman 22910000246 109 Felipe Ln 7 Barefoot Estates Gene L. Windfeldt Sheelah R. Windfeldt 9.A.3.i Packet Pg. 723 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) PROPERTY INFORMATION Please see above for Lot, Block, Subdivision, and Property (Parcel) I.D. Number for property covered by the application. The following is the recording information for the referenced subdivision plats: Subdivision Plat Recording Information Lely Barefoot Beach Unit Two Plat Book 15, Pages 71 and 72 Barefoot Estates Plat Book 25, Pages 1 and 2 The following sets forth the size of the property covered by the application: Block Lot Subdivision Square Feet Acres K 1 Lely Barefoot Beach Unit Two 12066 .28 K 2 Lely Barefoot Beach Unit Two 12898 .30 K 3 Lely Barefoot Beach Unit Two 7664 .18 K 4 Lely Barefoot Beach Unit Two 11440 .26 K 5 Lely Barefoot Beach Unit Two 33106 .76 K Portion Beach Garden Lely Barefoot Beach Unit Two 9148 .21 K Portion Beach Garden Lely Barefoot Beach Unit Two 58370 1.34 Tract A Barefoot Estates 44431 1.02 1 Barefoot Estates 12197 .28 2 Barefoot Estates 6098 .14 3 Barefoot Estates 7841 .18 4 Barefoot Estates 11764 .27 5 Barefoot Estates 10019 .23 6 Barefoot Estates 5663 .13 7 Barefoot Estates 10019 .23 252724 5.81 13837055 _1 9.A.3.i Packet Pg. 724 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Page 1 of 4 EVALUATION CRITERIA A.The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The amendment to Section 3.1 would incorporate reference to both the Lely Barefoot Beach Unit One plat (PB 12, Page 34) and the Barefoot Estates plat (PB 25, Pg 1). Block E was originally platted when the Unit One plat was recorded in August 1978. One owner acquired all property within Block E, including Beach Gardens E, and replatted this property by recording the Barefoot Estates plat on April 10, 1995. In 2001, the Barefoot Beach Property Owners Association, Inc. filed an amendment to Ordinance 85-83 to increase the maximum habitable floors in the low density single family section of Lely Barefoot Beach from two floors to three floors. Both the request and Ordinance 01-35 approving the request referenced the subject property as only Tracts A through K of Lely Barefoot Beach Unit One. No reference was made to the Barefoot Estates plat, though it had been recorded at the time that the application was filed. The current request is to amend Section 3.1 to incorporate reference to Block E as replatted by the Barefoot Estates plat. The amendment to Section 3.1 has no impact on the PUD. It is purely clean-up. No further analysis is provided in this Evaluation Criteria relative to the proposed amendment to Section 3.1 given that it only serves to insert the correct reference to the property affected by Ordinance 01-35. The amendment to Section 9.4.7 would correct an error in what was approved by Ordinance 01- 35. Specifically, as noted above, the request and Ordinance 01-35 approving the request referenced the subject property as only Tracts A through K of Lely Barefoot Beach Unit One. However, the intent, as evidenced by the minutes of the June 7, 2001 Collier County Planning Commission meeting and the meeting package presented at the June 26, 2001 Board of County Commissioners meeting, was to include the property platted by the Lely Barefoot Beach Unit One plat (Block A through the north half of Block K) and the Lely Barefoot Beach Unit Two plat (south half of Block K). Given this intent, Section 3.4.7 and Section 9.4.7, which both address the maximum allowable height in the low density single family section in the Lely Barefoot Beach PUD, should have been amended. The current request is to amend Section 9.4.7 to increase the maximum height from two stories to three stories above minimum BFE. The south half of Block K, identified as Tract D in Section IX of the PUD Ordinance, is the only remaining property within Lely Barefoot Beach with a maximum height of two stories. The following is a summary of the maximum habitable floors on all residential property within the PUD: PROPERTY PUD USE HABITABLE FLOORS Blocks A-K, Lely Barefoot Beach Unit One (PB 12, Pages 34-37) Low-Density Single Family 3 Tract D (Lely Barefoot Beach Unit Two (PB 15, 71-72)) Low-Density Single Family 2 9.A.3.i Packet Pg. 725 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Page 2 of 4 PROPERTY PUD USE HABITABLE FLOORS Tract H Single or Multi-Family 4 Tract I Single or Multi-Family 3 Tract J Single Family 3 Lely Beach North (Portion of Lely Barefoot Beach Unit Three (PB 16, Pages 55-58)) Single or Multi-Family 6 Lely Beach South DC-1 and DC-2 (Portion of Lely Barefoot Beach Unit Four (PB 17, Pages 5-6)) Low to Mid-Rise, Single or Multi- Family 6 Lely Beach South DC-3 and DC-4 Low to Mid-Rise, Single or Multi- Family 5 Based on the foregoing, an additional habitable floor is consistent with similar uses within the PUD and with the surrounding property within the PUD. The amendment to Section 9.4.7 will not affect traffic and access, drainage, sewer, water or other utilities. B.Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. The Barefoot Beach Property Owners Association, Inc. is serving as the applicant for this PUD Amendment request given that two different sections of property it governs are included. That being said, as noted above, there is no impact on the property platted by the Barefoot Estates plat, so it has been determined that no joinder on the part of the owners of Barefoot Estates property is needed. The request also includes an amendment to Section IX of the PUD Ordinance relative to Tract D, which was platted by the Lely Barefoot Beach Unit Two subdivision plat, recorded in Plat Book 15, Pages 71 and 72 of the Public Records of Collier County, Florida (the “Plat”) as the south half of Block K. The proposed amendment to Section 9.4.7 will only affect privately-owned residential lots, and the maintenance of these lots will not be affected. Rather, the pre-existing agreement for maintenance by the lot owners and the homeowners’ association will continue. As such, each of the four lot owners has joined in by executing the Covenant of Unified Control but no covenants are proposed to be adopted or amended in connection with the requested change. 9.A.3.i Packet Pg. 726 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Page 3 of 4 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.) Pursuant to Policy 5.6 of the Future Land Use Element, new developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code. As set forth in detail above, the proposed amendment to Section 9.4.7 is compatible with, and complementary to, the surrounding land uses. Tract D (also referred to as Lely Barefoot Beach Unit Two plat or the south half of Block K) is located in an Urban designated area on the Future Land Use Map and has been placed in an Urban Residential Subdistrict. It is intended that Urban designated areas accommodate the majority of population growth and, thus, residential uses, and that new intensive land uses be located within them. The Urban Residential Subdistrict’s purpose is to provide for higher densities in areas with fewer natural resource constraints and where existing and planned public facilities are concentrated. Maximum eligible residential density within the Urban Residential Subdistrict shall not exceed 16 dwelling units. The public facilities are already present on the property and no additional facilities will be needed to accommodate single family dwelling units with an additional habitable floor. Furthermore, the proposed amendment will not increase the current density. Tract D is also located within a Coastal High Hazard Area. The objectives of the Conservation and Coastal Land Use Element will not be affected by the proposed amendment as there will be no increase in density and the existing setback requirements are not changing. Rather, the only change contemplated by the amendment is to allow for the construction of one (1) additional habitable floor. 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 only change set forth in the proposed amendment is to increase the maximum habitable floors from two (2) to three (3) on Tract D; the current residential use will not be affected. As set forth in detail above, an additional habitable floor is consistent with similar uses within the PUD and with the surrounding property within the PUD. E.The adequacy of usable open space areas in existence and as proposed to serve the development. The proposed amendment will not change the amount of useable open space. 9.A.3.i Packet Pg. 727 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Page 4 of 4 F.The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. No public or private improvements are required for the proposed amendment. As no new units are proposed, there are no additional transportation needs or impacts. G.The ability of the subject property and of surrounding areas to accommodate expansion. The proposed amendment does not increase density or lot coverage of the applicable lots. Rather, if approved, it will only allow for an increase in improvement height in line with the maximum height regulations applicable to surrounding properties, as more fully discussed above. 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 a literal application of such regulations. The proposed amendment is consistent with all applicable provisions of the Collier county planned unit development regulations and those of the Collier County Land Development code. 13837075 _1 9.A.3.i Packet Pg. 728 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 729Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 730 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 731 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 732 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 733 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 734 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 735 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 736 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "A"Page 1 of 49.A.3.i Packet Pg. 737 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "A"Page 2 of 49.A.3.i Packet Pg. 738 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "A"Page 3 of 49.A.3.i Packet Pg. 739 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "A"Page 4 of 49.A.3.i Packet Pg. 740 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "B"Page 1 of 29.A.3.i Packet Pg. 741 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "B"Page 2 of 29.A.3.i Packet Pg. 742 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "C"Page 1 of 29.A.3.i Packet Pg. 743 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "C"Page 2 of 29.A.3.i Packet Pg. 744 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) June 7, 2001 the public, I close the public hearing. What's the pleasure of the board? MR. BUDD: Madam Chairman, I'd like to make a motion that the Planning Commission forward a recommendation of approval for Petition PUDA-2001-488 with a recommendation of approval. MS. YOUNG: Second. CHAIRMAN RAUTIO: We have a motion by Mr. Budd, a second by Ms. Young for approval of this petition. Do we have any further discussion? (No response.) CHAIRMAN RAUTIO: Hearing no further discussion, call the question. All those in favor say aye. (Unanimous response.) CHAIRMAN RAUTIO: Those opposed, same sign. (No response.) CHAIRMAN RAUTIO: Motion carries. Thank you. Okay. Our next public hearing would be PUDA-2001-AR-546. All those wishing to provide testimony today please stand, raise your right hand, and be sworn in by the clerk of the courts. (The oath was administered.) CHAIRMAN RAUTIO: Okay. MR. BELLOWS: For the record, Ray Bellows. The petitioner is requesting an amendment to the Lely Barefoot Beach PUD. As you could see, the PUD is located in the northwest corner of the county south side of Bonita Beach Road. We're dealing primarily with Unit 1, Tracts A through K highlighted here in yellow within the Lely Barefoot Beach PUD. The applicant is requesting a change to the development standard regulating height for those single-family homes within the Unit 1 area. The PUD does not currently regulate building height with a maximum height but limits it to the number of habitable stories, two stories presently. However, 75 percent of Page 41 Exhibit "D" Page 1 of 3 9.A.3.i Packet Pg. 745 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "D" Page 2 of 3 9.A.3.i Packet Pg. 746 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "D"Page 3 of 39.A.3.iPacket Pg. 747Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) AGENDA ITEM 7-E MEMORANDUM TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DATE: MAY 1, 2001 RE: PETITION NO: PUDA-2001-AR-546, T FT ,Y BAREFOOT BEACH PUD OWNER/AGENT: Agent: Don Cahill Don Cahill Architect-Builder 9331 Tamiami Trail North, #8 Naples, FL 34108 Owner: Barefoot Beach Property Owners Association #1 Barefoot Beach Boulevard Bonita Springs, FL 34134 REQUESTED ACTION: This petition seeks to have the Lely Barefoot Beach PUD amended to allow three habitable floors/stories instead of two as currently required for a specific geographic area of Lely Barefoot Beach lying to the west of Lely Boulevard. GEOGRAPHIC LOCATION: The Lely Barefoot Beach development is located in the most extreme N.W. corner of Collier County. It lies on the south side of Bonita Beach Road contiguous to the Gulf of Mexico. The sub-area to which this petition applies lies west of Lely Boulevard and is referred to as Unit One (See location map following page). 1 AGENDA ITEM No. 1 -) JUN 2 6 2001 Pg. Exhibit "E" Page 1 of 2 Exhibit "E" Page 1 of 2 9.A.3.i Packet Pg. 748 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "E" Page 2 of 29.A.3.iPacket Pg. 749Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 750 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 751 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 752 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 753 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 754 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 755 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 756 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 757 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 758 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 759 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 760 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 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 SEE ATTACHED TABLE FOR ALL OWNERSHIP INFORMATION 9.A.3.i Packet Pg. 761 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 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 2 of 3 d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: Name and Address % of Ownership e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Name and Address % of Ownership Date of Contract: ___________ f. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address g. Date subject property acquired _______________ Leased: Term of lease ____________ years /months If, Petitioner has option to buy, indicate the following: 9.A.3.i Packet Pg. 762 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 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 3 of 3 Date of option: _________________________ Date option terminates: __________________, or Anticipated closing date: ________________ AFFIRM PROPERTY OWNERSHIP INFORMATION Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements for petition types are located on the associated application form. Any change in ownership whether individually or with a Trustee, Company or other interest -holding party, must be disclosed to Collier County immediately if such change occurs prior to the petition’s final public hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Department ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 ____________________________________________ ____________ Agent/Owner Signature Date ____________________________________________ Agent/Owner Name (please print) 9.A.3.i Packet Pg. 763 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Parcel ID Street Address Block Lot Subdivision Owner 54775000103 249 Barefoot Beach Blvd K 1 Lely Barefoot Beach Unit Two Katherine E. Luchene Goldman, Trustee Katherine E. Luchene Revocable Trust dated 8/17/2011 54775000200 99 Saint Lucia Ln K 2 Lely Barefoot Beach Unit Two Paul R. Casola Cynthia L. Casola 54775000307 101 Saint Lucia Ln K 3 Lely Barefoot Beach Unit Two Bradley C. Chaffee, Trustee Charles V. Chaffee BRC Stock Trust dated December 1, 1999 54775000404 103 Saint Lucia Ln K 4 & Portion Beach Garden Lely Barefoot Beach Unit Two Lisa A. Smith 54775000501 N/S Saint Lucia Ln K 5 Lely Barefoot Beach Unit Two Barefoot Beach Master Association, Inc. 54775000501 E/W Saint Lucia Ln K 5 Lely Barefoot Beach Unit Two Barefoot Beach Property Owners Association, Inc. 54775000608 115 Saint Lucia Ln K Portion Beach Garden Lely Barefoot Beach Unit Two Barefoot Beach Property Owners Association, Inc. 22910000107 115 Felipe Ln Tract A Barefoot Estates Barefoot Beach Property Owners Association, Inc. 22910000123 110 Saint Eustacius Ln 1 & 2 Barefoot Estates Patrick J. Kerrigan Donald F. Dillon 22910000165 102 Saint Eustacius Ln 3 Barefoot Estates Donald W. Thomason Maxi N. Thomason 22910000181 215 Barefoot Beach Blvd 4 Barefoot Estates Chris M. Raftis, Trustee 2007 Irrevocable Trust for Family of Chris M. Raftis dated March 30, 2007 22910000204 101 Felipe Ln 5 Barefoot Estates Sun of Zeus, LLC 22910000220 105 Felipe Ln 6 Barefoot Estates Dennis S. Sherman 22910000246 109 Felipe Ln 7 Barefoot Estates Gene L. Windfeldt Sheelah R. Windfeldt 9.A.3.i Packet Pg. 764 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 765 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) EXHIBIT “A” LEGAL DESCRIPTION Beach Garden K, Lely Barefoot Beach Unit Two, according to the plat thereof recorded in Plat Book 15, Pages 71 and 72, of the Public Records of Collier County, Florida, LESS AND EXCEPT the portions previously deeded to the Owner of Lot 4, as defined and described in O.R. Book 1845, Page 1901, of the Public Records of Collier County, Florida. 14041615 _1 9.A.3.i Packet Pg. 766 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 767 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) EXHIBIT “A” LEGAL DESCRIPTION Lot 1, Lely Barefoot Beach Unit Two, according to the plat thereof recorded in Plat Book 15, Pages 71 and 72, of the Public Records of Collier County, Florida. 14041777 _1 9.A.3.i Packet Pg. 768 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 769 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) EXHIBIT “A” LEGAL DESCRIPTION Lot 2, Lely Barefoot Beach Unit Two, according to the plat thereof recorded in Plat Book 15, Pages 71 and 72, of the Public Records of Collier County, Florida. 14041825 _1 9.A.3.i Packet Pg. 770 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 771 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) EXHIBIT “A” LEGAL DESCRIPTION Lot 3, Lely Barefoot Beach Unit Two, according to the plat thereof recorded in Plat Book 15, Pages 71 and 72, of the Public Records of Collier County, Florida. 14041790 _1 9.A.3.i Packet Pg. 772 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 773 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 774 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DIVISION www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 ADDRESSING CHECKLIST Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Department at 239-252-5724 or submit in person to the Addressing Department at the above address. Form must be signed by Addressing personnel prior to pre-application meeting, please allow 3 days for processing. Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE PROVIDED. F orms older than 6 months will require additional review and approval by the Addressing Department. PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type) BL (Blasting Permit) BD (Boat Dock Extension) Carnival/Circus Permit CU (Conditional Use) EXP (Excavation Permit) FP (Final Plat LLA (Lot Line Adjustment) PNC (Project Name Change) PPL (Plans & Plat Review) PSP (Preliminary Subdivision Plat) PUD Rezone RZ (Standard Rezone) SDP (Site Development Plan) SDPA (SDP Amendment) SDPI (Insubstantial Change to SDP) SIP (Site Im provement Plan) SIPI (Insubstantial Change to SIP) SNR (Street Name Change) SNC (Street Name Change – Unplatted) T DR (Transfer of Development Rights) VA (Variance) VRP (Vegetation Removal Permit) VRSFP (Vegetation Removal & Site Fill Permit) OTHER LEGAL DESCRIPTION of subject property or properties (copy of lengthy description may be attached) FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) STREET ADDRESS or ADDRESSES (as applicable, if already assigned) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) 1 SURVEY (copy - needed only for unplatted properties) LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way PROPOSED PROJECT NAME (if applicable) SDP - or AR or PL # PL20170004421 9.A.3.i Packet Pg. 775 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DIVISION www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Please Return Approved Checklist By: Email Personally picked up Applicant Name: Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Department. FOR STAFF USE ONLY Folio Number Folio Number Folio Number Folio Number Folio Number Folio Number Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED 2 Fax Email/Fax:Phone: Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) 54750120008, for the rest see attached. 05/13/2019 9.A.3.i Packet Pg. 776 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Parcel ID Street Address Block Lot 54750120008 212 BAREFOOT BEACH BLVD TR B 54750120105 208 BAREFOOT BEACH BLVD TR B 54750160000 180 BAREFOOT BEACH BLVD TR C 54750200009 BF 54750240001 114 ANGUILLA LN A 1 54750280003 112 ANGUILLA LN A 2 54750360004 108 ANGUILLA LN A 4 54750440005 104 ANGUILLA LN A 6 54750520006 201 BAREFOOT BEACH BLVD A 8 54750600007 105 BONAIRE LN A 10 54750680001 107 BONAIRE LN A 12 54750760002 111 BONAIRE LN A 14 54750800001 115 BONAIRE LN A 15 54750840003 112 BONAIRE LN B 1 54750880005 108 BONAIRE LN B 2 54750960006 106 BONAIRE LN B 4 54750980002 104 BONAIRE LN B 5 54751000004 102 BONAIRE LN B 6 54751080008 205 BAREFOOT BEACH BLVD B 8 54751120007 101 CURACAO LN B 9 54751160009 105 CURACAO LN B 11 54751160106 B 12 54751240000 109 CURACAO LN B 13 54751280002 100 BONAIRE LN B 14 54751360003 108 CURACAO LN C 2 54751400002 104 CURACAO LN C 3 54751440004 102 CURACAO LN C 4 54751480006 207 BAREFOOT BEACH BLVD C 5 54751520005 101 DOMINICA LN C 6 54751560007 103 DOMINICA LN C 7 54751600006 107 DOMINICA LN C 8 54751680000 113 DOMINICA LN C 10 54751720009 110 DOMINICA LN D 1 54751760001 108 DOMINICA LN D 2 54751800000 106 DOMINICA LN D 3 54751800107 104 DOMINICA LN D 4 54751840002 102 DOMINICA LN D 5 54751880004 209 BAREFOOT BEACH BLVD D 6 54751920003 211 BAREFOOT BEACH BLVD D 7 54751960005 213 BAREFOOT BEACH BLVD D 8 54752000003 103 SAINT EUSTACIUS LN D 10 54752040005 105 SAINT EUSTACIUS LN D 11 54752120006 109 SAINT EUSTACIUS LN D 13 54752160008 112 DOMINICA LN D 14 54752680009 108 FELIPE LN F 1 54752760000 104 FELIPE LN F 3 54752800009 102 FELIPE LN F 4 54752840001 217 BAREFOOT BEACH BLVD F 5 54752880003 219 BAREFOOT BEACH BLVD F 6 54752940008 103 GUADELOUPE LN F 8 54753000002 105 GUADELOUPE LN F 9 Page 1 of 3 9.A.3.i Packet Pg. 777 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Parcel ID Street Address Block Lot 54753080006 109 GUADELOUPE LN F 11 54753120005 111 GUADELOUPE LN F 12 54753160007 110 GUADELOUPE LN G 1 54753200006 108 GUADELOUPE LN G 2 54753280000 104 GUADELOUPE LN G 4 54753360001 221 BAREFOOT BEACH BLVD G 6 54753400000 101 HISPANIOLA LN G 8 54753480004 105 HISPANIOLA LN G 10 54753520003 107 HISPANIOLA LN G 11 54753560005 109 HISPANIOLA LN G 12 54753600004 100 GUADELOUPE LN G 13 54753640006 110 HISPANIOLA LN H 1 54753680008 108 HISPANIOLA LN H 2 54753760009 104 HISPANIOLA LN H 4 54753840000 225 BAREFOOT BEACH BLVD H 6 54753880002 227 BAREFOOT BEACH BLVD H 7 54753920001 229 BAREFOOT BEACH BLVD H 8 54753960003 101 INAGUA LN H 9 54754040003 105 INAGUA LN H 11 54754120004 109 INAGUA LN H 13 54754160006 112 HISPANIOLA LN H 14 54754200005 112 INAGUA LN I 1 54754280106 110 INAGUA LN I 3.1 54754360000 104 INAGUA LN I 5 54754440001 233 BAREFOOT BEACH BLVD I 7 54754600003 101 JUMENTO CAY LN I 11 54754680007 103 JUMENTO CAY LN I 13 54754720006 105 JUMENTO CAY LN I 14 54754760008 109 JUMENTO CAY LN I 16 54754800007 111 JUMENTO CAY LN I 17 54754840009 113 JUMENTO CAY LN I 18 54754880001 110 JUMENTO CAY LN J 1 54754920000 108 JUMENTO CAY LN J 2 54754960002 106 JUMENTO CAY LN J 3 54755040002 102 JUMENTO CAY LN J 5 54755120003 243 BAREFOOT BEACH BLVD J 7 54755200004 101 KAULA LN J 9 54755280008 105 KAULA LN J 11 54755360009 109 KAULA LN J 13 54755400008 115 KAULA LN J 14 54755440000 110 KAULA LN K 1 54755520001 106 KAULA LN K 3 54755560003 104 KAULA LN K 4 54755600002 102 KAULA LN K 5 54755640004 100 KAULA LN K 6 54755680006 K 7 54775000103 249 BAREFOOT BEACH BLVD 1 54775000200 99 SAINT LUCIA LN K 2 54775000307 101 SAINT LUCIA LN K 3 54775000404 103 SAINT LUCIA LN K 4 54775000501 K 5 Page 2 of 3 9.A.3.i Packet Pg. 778 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Parcel ID Street Address Block Lot 54775000608 115 SAINT LUCIA LN K 6 22910000107 115 FELIPE LN A 1 22910000123 110 SAINT EUSTACIUS LN 1 22910000165 102 SAINT EUSTACIUS LN 3 22910000181 215 BAREFOOT BEACH BLVD 4 22910000204 101 FELIPE LN 5 22910000220 105 FELIPE LN 6 22910000246 109 FELIPE LN 7 Page 3 of 3 9.A.3.i Packet Pg. 779 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 780Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) INSTR 5357264 OR 5354 PG 250 E-RECORDED 1/17/2017 4:48 PM PAGES 2 DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA DOC@.70 $0.70 REC $18.50 THIS INSTRUMENT PREPARED WITHOUT OPINION OF TITLE BY: William N. Horowitz, Esq. Cummings & Lockwood LLC 8000 Health Center Boulevard, Suite 300 Bonita Springs, Florida 34135 WARRANTY DEED THIS WARRANTY DEED is made on this 28th day of December, 2016, between Katherine E. Luchene Goldman (a/k/a Katherine Luchene Goldman), an unremarried widow, having a mailing address of 240 Barefoot Beach Boulevard, Bonita Springs, FL 34134 (the "Grantor"), in favor of Katherine E. Luchene Goldman, as Trustee of the Katherine E. Luchene Revocable Trust dated 8/17/2911, with full power and authority pursuant to Florida Statute §689.073 to protect, conserve and to sell, lease, encumber or otherwise manage and dispose of the real property herein described*, having a mailing address of 249 Barefoot Beach Boulevard, Bonita Springs, FL 341341 (the ,"Grantee"). WITNESSETILL7 That for and in consideration of 'TEN and No/100 DOLLARS ($10.00), cash in hand paid by the Grantee to the Grantor, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged by the Grantor, the Grantor has bargained and sold and does hereby grant and convey unto the Grantee and the Grantee's heirs, successors and assigns forever, in fee simple, the following described real property located in Collier County, Florida (the "Real Property"), to-wi t CW- Lot 1, Lely Barefoot Beach Unit Two according to the Plat thereof recorded in Plat Book 15, Pages 71 and 72, of the Public Records of Collier County, Florida. Parcel Identification Number: 54775000103 Subject to (i) real property taxes for the current year and subsequent years including assessments payable, if any, on an amortized basis; (ii) zoning, building code and other use restrictions imposed by governmental authority; (iii) outstanding oil, gas and mineral interest of record, if any; and (iv) restrictions, reservations and easements common to the subdivision. The subject property is the homestead property of the Grantor. Pursuant to Rule 12B-4.013(28)(i) F.A.C., only minimal documentary stamps are due on a deed from a grantor to a trustee where the grantor retains the right to revoke the trust instrument. 9.A.3.i Packet Pg. 781 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) *** OR 5354 PG 251 *** * Nothing herein is intended to cause the revocable trust described above to be construed as a land trust pursuant to Brigham v. Brigham, 11 So.3d 374 (Fla. 3d DCA 2009). TO HAVE AND TO HOLD the Real Property, together with all appurtenances and privileges thereunto belonging, unto the Grantee and the Grantee's heirs, successors and assigns forever, in fee simple. The Grantor does hereby fully warrant the title to the Real Property and will defend the same against the lawful claims of all persons whomsoever. IN WITNESS WHEREOF, the Grantor has executed this Warranty Deed on the day and year first above written. Signed, sealed and delivered in our presence: -". W. ham N. • itz itnOs atherine E. Luchene Goldman (a/k/a Katherine Luchene Goldman) Cyn is M. Hendricks, Witness STATE OF FLORIDA COUNTY OF LEE The foregoing instrument was acknowledged before me this 28th day of December, 2016, by Katherine E. Luchene Goldma (a/k/a Intherine Luth ne Goldman), who is personally known to me or who has produced V S CE as i entification. My commission expires: Cynthia M. Hendricks, Notary Public (SEAL) 3280807 9.A.3.i Packet Pg. 782 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 3646459 OR: 3830 PG: 0488 Property Identification Number: 54775000200 Prepared without opinion of title by: Mark J. Price, Esquire Roetzel & Andress, L.P.A. 850 Park Shore Drive, Third Floor Naples, FL 34103-3587 Phone No. (239) 649-6200 Fax No. (239) 261-3659 File Number: 113285.0002 RECORDED in OFFICIAL RECORDS of COLLIER COM, FL 06/24/2005 at 03:42PM DWIGHT E. BROCK, CLERK CONS 4000000.00 NEC 1111 18.50 DOC-.70 28000.00 COPIES 1.00 Retn: ROITZEL A AIDI1SS 850 PARE SHORE DR 3RD FLOOR NAPLES FL 34103 [Space Above This Line For Recording Datal WARRANTY DEED This Warranty Deed is made this 23rd day of June, 2005, by Curt J. Richter and Carol J. Richter, husband and wife, whose post office address is 1150 Washington Road, Hartford, WI 53027-9727 (singularly or collectively "Grantor"), to Paul R. Casola and Cynthia L. Casola, husband and wife, as tenants by the entirety, whose post office address is 99 Saint Lucia Lane, Bonita Springs, Florida 34134-2537 (singularly or collectively "Grantee"): (Whenever used herein the terms "Grantor",Und "Grantee" include all the patties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees.) Witnesseth, that the Grantitir, for and in consideration of the sum of ten and no/100 dollars ($10.00) and other good and valuable considerations, receipt of which is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and confirms unto the Grantee, all that certain land situate, lying and being in Collier County, Florida to-wit: Lot 2, LELY BAREFOOT BEACH UNIT TWO, according to the plat thereof recorded in Plat Book 15, Pages 71 and 72 of the Public Records of Collier County, Florida. Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To have and to hold, the same in fee simple forever. And the Grantor hereby covenants with said Grantee that the Grantor is lawfully seized of said land in fee simple; that the Grantor has good right and lawful authority to sell and convey said land; that the Grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes for the current and subsequent years, zoning, building code and other use restrictions imposed by governmental authority, restrictions, reservations and easements common to the subdivision, and all outstanding oil, gas and mineral instruments of record, if any. 9.A.3.i Packet Pg. 783 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) *** OR: 3830 PG: 0489 * In witness whereof, Grantor has hereunto set Grantor's hand and seal the day and year first above written. Sign sealed and delivered in our presence: itness Name: Catherine J. S kacka u State of Florida County of Collier ("0 ,- The foregoing instrument was acknowledged before me this 644 day of AA .. , 2005, by Curt J. Richter and Carol J. RichterAusband and wife, who e known to me, or Ejhave produced as identification. Curt J. Richter bt-- Air -s [Notary Seal] C ssion 002 7a My ommi 415933 iocwrih Catherine J S Nadeau Nentdr Expires September 02 2007 ry Public - Signature nted Name: My Commission Expires: Warranty Deed - Page 2 DoubleTimee 9.A.3.i Packet Pg. 784 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) INSTR 5265179 OR 5272 PG 2526 RECORDED 5/12/2016 4:32 PM PAGES 2 DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA DOC@.70 $25,200.00 REC $18.50 CONS $3,600,000.00 Purchase Price/Transfer Dollar Amount: $3,600,000.00 Documentary Stamp Tax Amount: $25,200.00 Property Identification Number: 54775000307 Prepared without opinion of title by: Mark J. Price, Esquire Roetzel & Andress, L.P.A. 850 Park Shore Drive, Third Floor Naples, FL 34103 Phone No. (239) 649-6200 Fax No. (239) 261-3659 File Number: 120334.0002 itt4e,T34.1C1 N Data] CWARRANTY DEED' \ This Warranty Deed is made this 1 4 day of May, 2016, by Michael N. Andlauer and Lucie Andlauer, husband and wife, whcise address is 100 Vaughan Valley Blvd.„ Vaughan, ON L4H 3C5, Canada (singularly or collectively "GrantOr"), to Bradley C. Chaffee, as Trustee of he Charles V. Chaffee BRC Stock Trust dated December 1, 1999, with full trust powers, pursuant to Florida Statute 689.073 to protect, conserve, sell, lease, encumber or otherwise manage and dispose of real property, whose address is 1029 W State Blvd., Suite A, Fort Wayne, IN 46808-3165 (singularly or collectively "Grantee"Li (Whenever used herein the terms "Grantor" and "Grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees.) Witnesseth, that Grantor, for and in eonsideratiori of the sum of ten and no/100 dollars ($10.00) and other good and valuable considerations, receipt of which is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and confirms unto Grantee, all that certain land situate, lying and being in Collier County, Florida to-wit: Lot 3, LELY BAREFOOT BEACH UNIT TWO, according to the plat thereof recorded in Plat Book 15, Pages 71 and 72, of the Public Records of Collier County, Florida. Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To have and to hold, the same in fee simple forever. And Grantor hereby covenants with said Grantee that Grantor is lawfully seized of said land in fee simple; that Grantor has good right and lawful authority to sell and convey said land; that Grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes for the current and subsequent years, zoning, building code and other use restrictions imposed by governmental authority, restrictions, reservations and easements common to the subdivision, and all outstanding oil, gas and mineral instruments of record, if any. DoubleTime® 9.A.3.i Packet Pg. 785 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) *** OR 5272 PG 2527 *** In witness whereof, Grantor has hereunto set Grantor's hand and seal the day and year first above written: Signed, sealed and delivered in our presence: Witness Name: itness Name: State of Florida County of Collier Catherine JS Nadeau I Michael Andlauer dlauer The foregoing instrument was acknowledged before me this Ste, day of M - .a 2016, by Michael N. Andlauer and Lucie Andlauer, husband and wife, who 1 1 are personally known to me, or Lj...have produced as identification. [Notary Seal] CATHERINE J. S. NADEAU MY COMMISSION # FF921188 EXPIRES: September 23, 2019 Notary Public - Signature Printed Name: My Commission Expires: Warranty Deed - Page 2 DoubleTime® 9.A.3.i Packet Pg. 786 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 11111.1111111111 r- P., Hsi] 2517972 OR: 2580 PG: 3283 He/she i preigndry. Leanne A. Zinn Sunbelt Title Agency /141 Estero Boulevard Fott Myeis Hearn, Iltc-1 ,1•xn t t t ,.. 1•0\14.11. t ri t yl i g• rue No.: 516+98-335P Parcel ID 0 54775000404 Orentss(s) SS 0 This WARRANTY DEED, dated by RICOIDID 1n OPPICIAL RIC0101 of COLLTII COM. PL 08/11/1999 at 03:04PM WIGS? I. BROCK. CLIRK CORRECTIVE WARRANTY DEED (CORPORATE) Retn: 31111811? 7132 137110 BLVD ?I K/113 HUB IL 33931 December 30, 1998 L.J.J. Limited Partnership No. 2, an Indiana Limited Partnership whose poet office address is 109 Sunrise Point Drive Brackenridge, CO 80424 hereinafter called the GRANTOR, to Lisa A. Smith, a married woman RIC III 10.50 DOC-.70 .70 COPIIS 2.00 MISC 1.00 whose post office address is 103 St. Lucia Lane, Bonita Springs, Florida 34135 hereinafter called the GRANTEE. (Wherever used herein the terms "GRANTOR" and "GRANTEE' include all the parties to this instrument and the heirs, legal representatives and assigns of Individuals, and the successors NOWISqqAmpta oellbfavanght.., WITNESSETH: That the GRANTOR, for and in consideration of the sum of $10.00 and other'ff&fuaii/rrdhs.*:1AIOKhe eeceipt whereof is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and confirms unto the GRANTEE: all that certain land situate in Collier County, Florida, viz: See Exhibit A 1 SUBJECT TO covenant., conditions, re rictiori›. r tions, easements and agreements of record, if any; taxes and assessments for the year 1999 and subsequent years; and t licable zoning ordinances and/or restrictions and prohibitions imposed by governmental authorrtiW if any, TOGETHER with all the tenemente,inereditaments a a TO HAVE AND TO HOLD, th AND THE GRANTOR hereby covers land in fee simple; that the GRANTOR has fully warrants the title to said land and IN WITNESS WHEREOF, GRANTOR h right and lawful aut defend the same agat SIGNED IN THE PRESENCE OF THE FOLLOWING WITNESSES, Signature: Print Name: Signature: Print Name: Teress 011pms (1,/ State o County o David • Cox longing or in anywise appertaining. d, the GRANTOR is lawfully seized of said Id convey said land, that the GRANTOR hereby ms of all persons whomsoever. date set forth above. Limited Partnership No. 2, an Indiana Limited Partnership By: E.J.J., Inc., a Indiana Corporation, Its General Partner By: Ethan Jac on, President I ae a notary public of the state of , and my commission expires TH2 702200INO Ethan of By: Z. INSTR(I4HNT was acknowledged before me on Jackson, President August 2, 1999 by Limited Partnership No. 2, an Indiana Limited Partnership 3.0., Inc., a Indiana Corporation, Its General Partner On behalf V. 'Wo.vration 11 1 101440 4=1 0 C , (type of ide Etyndture: Print as identification and (di take an oath AAy L. .13e/44e-5ree./...b.:,-- 9.A.3.i Packet Pg. 787 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) *" OR: 2580 PG: 3284 it EXHIBIT "A" Lot 4, LILY BARIWOOT BEACH, UNIT TWO, according to the Plat thereof, ss recorded is Plot Book 15, Pops 71 through 73, Wog.% Public Records of CAW . County, nod& AND A wed of land waterward of Lot 4, LILT BAREFOOT BEACH, UNIT 2, amoral* to the ph* thereat, as recorded in Plat Book 15, Pogo 72 and 73, of the Pebk Records of Coale County, Florida, being more pareteolarly described of Miens Frain the point of intersect* of the-conteribisaol,Lely asscitHlvd. and St. Leda Way run North 03 degrees 30 sahatte. s *IocontirWeit 513.00 hen thence ran Ss $4 degrees 34 adages' 35 ssSon4S,ffest for 96.24 fettttItenee Assn South 17 &grecs 30 wawa 00 gem& Bast for *00 fest; *AM rim Son& 72 dimes 30 admts' OS seconds West for MA fleet laths 143INT OP BEGINNING of the lunin desedbsd pertst. Freer odd POINT OF BEGINNING can North 17 degrees 14 minutes 16 seconds West for 114811 keg dawn ran South 72 degrees 30 minutes 00 seconds Wiest fir 100.0$ fast; demo ran Bends 17 dawns 14 minutes 16 iscaMs east for 114.90 fog dams rot North 72 dip's SO Wanks 00 ssessids Eat for 100.40 hot to ths POINT OF INIGINXING. **See OR 2498 PG 0314 (on next page) for clearer legal description** 9.A.3.i Packet Pg. 788 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 789 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 790 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 791 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 792 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 793 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 794 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 795 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 796 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 797 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 798 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 799 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 800Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 801Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 802Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 803Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 804Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 805Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ** 3197119 OR: 3309 PG: 0112 *** This Document Prepared By and Return to: Tamale Eady Wiseman, Esquire Tamale Wiseman, P.A. 350 Fifth Avenue South, Suite 203 Naples, Florida 34102 Parcel ID Number: 22910000107 Grantee NI TIN: Grantee #2 TIN: Quitclaim Deed 11031.11 is OtlICIM 1100111 of MUM COIMM, IL 101512113 at 12:31P11 011111 1. MCI, am CIII 231.11 MK MI 1.11 110C-.11 2.11 Iota: Milk UMW 331 um in $ 1213 Mal /1 34112 This Quitelaim Deed, Made this i4214 day of May 1 2003 AD- Between Daniel L. George and Suzanne G. George, Individually and as Trustees of the Trust dated July 24, 1995 of the County of , State of IN 46514-4543 , grantor, and Lely Barefoot Beach Property Owners Association, Inc., a corporation existing under the laws of the State of Florida whose address is: of the County of 1 Barefoot Beach Boulevard, Bonita Springs, Florida 34134 Colli er 9 State of Florida , grantee. Witnesseth that the GRANTOR, for and in consideration of the sum of TEN DOLLARS ($10) DOLLARS, and other good and valuable consideration to GRANTOR in hand paid by GRANTEE, the receipt whereof is hereby acknowledged, has granted, bargained and quitclaimed to the said GRANTEE and GRANTEE'S heirs, successors and assigns forever, the following described land, situate, lying and being in the County of Collier State of Florida (0%%fl Commons Area A of Barefoot Estates, according to the plat thereof recorded in Plat Book 25, Pages 1 and 2, of the Public Records of Collier County, Florida. The preparer of this instrument was neither furnished with, nor requested to review, an abstract on the dascribed property and therefore expresses noiopinion_as to condition of title. Subject to current tax e asements and restrictions of record. 4.) To Have and to Hold the same together with all and singular the appurtenances thereunto belonging or in anywise appertaining, and all the estate, right, title, interest, lien, equity and claim whatsoever of grantor, either in law or equity, the use, benefit and profit of the said grantee forever In Witness Whereof, the grantor has hereunto set itsintrid awl seal the ay and year first above written. Signed, sealed And delivered in our presence: Prints Name: Witness (10,Ame ,o—N— Printed Name:(81100 Vw ... Witness STATE OF Kind COUNTY OF 1,ee. The foregoing instrument was acknowledged before me this bak day of Daniel L. George, Individually and as Trustee Individually and as Trustee on behalf of said By: By: Daniel L. George and Suzanne G. George, Individually and as Trustees of the Trust dated July 24, 195 Daniel L. George Individually and as Trustee P.O. Address: 22978 Greenleaf Boulevard, Elkhart, IN 46514-4543 e (1:4:orge In ividually and a' Trustee P.O. Address: 22978 Greenleaf Boulevard, Elkhart, IN 465144543 -et who are personally known to me or who have produced their Driver ' s Lic May and Suzanne trust noes as identification. Printed Name: Notary Public My Commission Expires: a 3 G . for (Seal) (Seal) ,2003 by George, Itev 01-032 Law Generated by C Display System, he , 11000 (863) 763-5555 Pons FLQCD-I 9.A.3.i Packet Pg. 806 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Prepared by and return to: David P. Hopstetter, Esquire Young, van Assenderp, Varnadoe & Anderson, P.A. 801 Laurel Oak Drive, Suite 300 Naples. FL 34108 (941)597-2814 3141797 OR: 3235 PG: 2726 IICOIDID in OPPICIAL IICOIDS of COLLIII C011171, ft 03/10/2001 at 01:07141 DVIGIT I. BROCK, CLI1I C013 1000000.00 IIC III 10.50 W3C-.70 50000.00 Leto: •Is •-• CI O. A .-411 pa M. 11-1, ACTIOI tITLI CO 1.1 6-4 -Mb :7 ?ICI VP T.0 3 d e;54-ttrOg—f Property Appraisers Parcel Identification (Folio) Number(s): 22910000123 14 TRUSTEES' DEED THIS INDENTURE made and executed this Jday of March, 2003, between of the DANIEL L. GEORGE AND SUZANNE G. GEORGE, TRUSTEES OF THE DANIEL L. GEORGE AND SUZANNE G. GEORGE TRUST AGREEMENT DATED JULY 24, 1995; and also DANIEL L. GEORGE, individually, and SUZANNE G. GEORGE, 14/w) individually, joining in this deed solely for the limited homestead purposes set forth herein ("Grantor") whose address is 110 St Eustacius Ione, Bonita Springs, FL 34134 to PATRICK J. KERRIGAN AND DONALD F. BLUM, 110 St Eustacius Lane, Bonita Springs, FL :_;, 34134 ("Grantee"), DILLON *JOINT TENANTS WITH RIGHTS OF SURVIVORSHIO WITNESSETH: Grantor trustees, acting under authority granted in a trust agreement known as the DANIEL L. GEORGE AND SUZANNE G. GEORGE TRUST under trust agreement dated July 24, 1995 and Grantor individuals, in consideration of Ten Dollars ($10.00) and other valuable consideration to them in hand paid by Grantee, the receipt whereof is hereby acknowledged, do hereby grant, bargain, sell, alien, release, remise, convey, confirm and transfer to Grantee and Grantee's heirs, successors and assigns in feel simple forever, the following described lot, piece or parcel of land, situate, lying and being in the County of Collier, State of Florida, to wit: LOTS 1 AND 2, BAREFOOT ESTA„ThS, ACCORDING TO THE PLAT THEREOF, OF RECORD IN PLAT ROOK 25, PAGES 1 AND 2, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. CERTIFICATE OF APPROVAL ATTACHED HERETO AND MADE A PART OF, FOR BAREFOOT ESTATES THIS CONVEYANCE IS SUBJECT TO: Taxes for the year 2003 and subsequent years; zoning, building code and other use restrictions imposed by governmental authority restrictions, prohibitions and other requirements' imposed by governmental authority; outstanding oil, gas and mineral interests of record, if any; and restrictions, reservations and easements common to the subdivision. TOGETHER WITH ALL THE TENEMENTS, HEREDITAMENTS AND APPURTENANCES THEREOF BEING OR IN ANY WISE APPERTAINING, AND ALL RIGHT, TITLE, INTEREST, CLAIM AND DEMAND WHATSOEVER WHICH GRANTOR HAS IN AND TO THE PROPERTY. TO HAVE AND TO HOLD the same unto the Grantee and Grantee's heirs and assigns forever. DANIEL L. GEORGE AND SUZANNE G. GEORGE, IN THEIR INDIVIDUAL CAPACITIES HEREBY JOIN IN THIS DEED SOLELY FOR THE PURPOSE OF CONVEYING THEIR HOMESTEAD INTERESTS THEY HOLD IN THE SUBJECT PROPERTY IN WITNESS WHEREOF, Grantor has executed this document on the day and year first above written. C› •• O •-• ft. 0 cn in cZ> n le-. (II CI i! CD 7c1 • • G) 9.A.3.i Packet Pg. 807 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) OR: 3235 PG: 2727 Signed, sealed and delivered in the presence of : Witness (as to both grantors) etif Oft if /4/4 C-171-7 Print Name David P. Hopstetter Print Name STATE OF FLORIDA COUNTY OF COLLIER GRANTER: Daniel L. George, Individuals and as Trustee of the Daniel L. George and Suzanne G. George Trust Agreement, dated July 24, 1995 e G. George, Indivifially and as Trustee of the Daniel L. George and Suzanne G. George Trust Agreement, dated July 24, 1995 C t, The foregoing instrument was acknowledged before me by Daniel L. George and Suzanne G. George, both ass iindividuals and as Trustees of the\Paniel I. George and Suzanne G. George Trust Agreement Dated July 24, 1995. They are personally known to me or (_ J have produced /%"'"\i c' _as identification. ,, 97\ I Witness my hand and official seal this (SEAL) y of March, 2003. Printed Name: Uavid P. opste !"Notary Public, State of Florida My Commission Expires: oilmonsio, 4,6p. opstv.**4 ... '4';• ......... . .:44- 44 ,..--.-. .,-,..* 6.._.„•t it..r . ..., z-. •.,,- ..16 -,,,, v. 4 4 1 to ).* = * : * a SI 6 p. • 41 • g I1CC946707 I Ar I -1..1-4 9i.....•.S%ftdrein40:et° ..•t ,:gbet. A 08* • ..... ...:,* 0 N 11 01,11C, 111111 ST All. 0 0 F: \users\ DPIfigeorgekerriganikdillon\trustee'sdeed022603.wpd 9.A.3.i Packet Pg. 808 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) *** OR: 3265 PG: 1045 *** $4.50 OR: 3235 D . 02727A *** PROPERTY OWNERS ASSOCIATION TO: Fatrick J Kerrigan Donald F Dillon 3346 Crestridge Rd Lincoln, NE 68506 FROM: BAREFOOT BEACH P.0,4:\, DATE: 2/19/20O1 RE: APPLICATION FOR APPROVAL OF PURCHASE BEACH GARDEN E LOT(S) 1 & 2 THIS LETTER IS TO INFORM YOU THAT YOUR APPLICATION FOR APPROVAL OF PURCHASE AND MEMBERSHIP IN THE BAREFOOT BEACH P.O.A. HAS BEEN APPROVED. WE WOULD LIKE TO WELCOME YOU TO OUR COMMUNITY. IF YOU HAVE ANY QUESTIONS PLEASE CALL OUR OFFICE MANAGER, NANCY COOPER, AT 941-947-6690. YOUR APPROVAL IS HEREBY ACKNOWLEDGED ATURE 2/19/2003 TITLE DATE President BAREFOOT BEACH PROPERTY OWNERS ASSOCIATION #1 BAREFOOT BEACH BOULEVARD, BONITA SPRINGS, FL 341.34 941-947-6690 FAX 941-947-9992 9.A.3.i Packet Pg. 809 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) FEB. 5. 1998 6:23PM PREMIER TITLE BONITA Propensplys =PAO POSTIR PREMIER TITLE ASSOCIATES, INC. 364S Bonita Beach Road, Ste 3 Smite Springs, FL 34134 File No.: 123 Parcel ID * 2281012 OR: 2389 PG: 1556 WORDED In OPPICIAL RICORDS of COLLAR COUNTY, PL 02/1 7/98 at 02:2911 DWIGHT 1. BROCK, CLARK RIC PSI 10.50 DOC-.70 .70 Rata: PADUA ?ITU ASSOC INC 3365 BONITA BEACH RD 13 BONITA SPRINGS 111 34134 QUIT CLAIM DEED TbisQUITCLADA DEED, dated this 11th day of February , A.D. 1998 by DONALD V. THOMASON and M. MAXINE THOMASON, n/k/a MAXI N. THOMASON, husband and wife Mumps office address is hesninaherealledtheORANTOR, to DONALD W. THOMASON and MAXI U. THOMASON, Husband and Wife Awl 314) ek.tW4 efuJoc, t4 c,Itr whose post office address is Us' capil-et1 1 hereinafter called the GRANTEE: (Wherever used herein the terms "GRANTOR' and 'GRANTEE" include all the parties to this instrument and the heirs, legal representatives and assigns of individuals, and the successors and assigns of corporations) %Usenet That GRANTOR, for and in consideration of the sum of $10.00 and other valuable considerations in head paid by GRANTEE, the receipt whereof is hereby acknowledged. does hereby remise, release and quit-claim unto GRANTEE forever, all the right, tide, interest, claim and demand which GRANTEE has in and to the following described lot, piece or parcel of land, situate. lying and being in Colli er County, Florida, viz: Lot 3, BAREFOOT ESTATES, a subdivision according to the plat or map thereof described in Plat Book 25, at page(s) i AND 2, of the Public Records of Collier County. Florida., TO HAVE AND TO HOLD, e. um* inseam, whitalt aad *Om die apps sal &ream Ssioogisi or ie asymor apporraaisg. al rr um" fig*. side. iseerea. fiat, ogray and chi' eausoeva of she said GRANTOR. *idler e kw or elaiy,so dse cab prow oas. Nadi sad ballot Sc mid ORMUZ lomat W11211111 Whereof. GRANTOR has *pod and maul obese Nemo S. dos w tank agave. 1- St SW TUX PRISESICS OP MR FOLLOWING WITNISNISI 7 "Signature: %/Print Name. l ignaturei Signature Print Name: Signature: nt Name: ITATIC OF CoUNTH or I am a notary public of the state of /14/efe/640V , and my commission expires: THE FOREGOING INSTRUMENT was acknowledged bettors me on the 11th day of February A.D. 1998 by DONALD W. THOMASON amal-M,--MPAREIHPINSMASSN-r-reichrtildtr14. TmumASONI—Buisbaad wife Who is personally known to me or has produced as identification. (typo of tdoatitioseion) NntarY 84141 .Aricoptriv‘mi. ler . Signature; Print Name: a 416 dolio BARBARA A. AUBLE Notary Public, Calhoun County. Ml My Commission Expires Dec. 23 26°' 9.A.3.i Packet Pg. 810 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) *** OR: 2389 PG: 1557 *** STATE OF FLORIDA COUNTY OF LEE I HEREBY CERTIFY that on this date, before me, an officer duly authorized in the State and County aforesaid to take acknowledgments, personally appeared MAXI N. THOMASON, who is personally known to me or who produced a driver's license as identification. 0 day of February, 1998. :17..NESS my hand and officia '\and State last aforesaid this Notary Public JiirIAA.F.V6W1 Print Name: My Commission expires: (SEAL) D FOSTER .04 CC 423498 oanibat 20, 1.00PIAti3OwanhArs 9.A.3.i Packet Pg. 811 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) INSTR 5103123 OR 5136 PG 242 RECORDED 4/3/2015 11:11 AM PAGES 2 DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA DOC@.70 $0.70 REC $18.50 This Document Prepared By and Return to: Law Offices of Ronald S. Webster 800 North Collier Blvd. Marco Island, FL 34145 239-394-8999 PareelIDNumber: 22910000181 Quitclaim Deed This Quitclaim Deed, Made this day of Chris Raftis and Denise Raftis, husband and wife ,2015 A.D., Between of the County of Allegheny 2--• •13 StateofPennsylvania , grantor, and Chris M. Raftis as Trustee, or his Successor in Trust of the 2007 Irrevocable Trust for Family .f Chris M. Raftis dated March 30, 2007, and any amendments thereto* whose address is: 1500 Fox Chase L tsburgh, PA 1524 r of the County of Allegheny nnsylvania , grantee. Witnesseth that the GRANTOR, for and in consideration of the sum TEN DOLLARS ($10) DOLLARS, and other good and valuable consideration to GRANTOR in hand paid by GRAN F,E, the receipt whereof is hereby acknowledged, has granted, bargained and quitclaimed to the said GRANTEE and GRANTEE'S heirs, successors and assigns forever, the following described land, situate, lying and being in the County of Collier , State of Florida to wit: Lot 4, BAREFOOT ESTATES, according to the plat thereof recorded in Plat Book 25, Pages 1 and 2, of the Public Records of Collier County, Florida. C Subject to restrictions, reservations and easements common to the subdivision, and taxes for the year 2015 and subsequent years. *With full power and authority to protect, conserve, mortgage, transfer, assign, sell, lease, convey,-encumber, or otherwise manage and dispose of the real property described herein, pursuant to F. S. 689.073. THIS QUITCLAIM DEED IS BEING RECORDED TO CORRECT A SCRIVENOR'S ERROR AND PROPERLY REFLECT THE NAME OF THE GRANTEE WHICH FURNISHED THE CONSIDERATION TO ACQUIRE THE PROPERTY AS SET FORTH IN THE DEED RECORDED IN O.R. BOOK 5105, PAGE 1065 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 1 To Have and to Hold the same together with all and singular the appurtenances thereunto belonging or in anywise appertaining, and all the estate, right, title, interest, lien, equity and claim whatsoever of grantor, either in law or equity, for the use, benefit and profit of the said grantee forever. Luer Generated by ODisplay Systeme, Inc., 2015 (363) 763-5555 Form FLQCD-2 9.A.3.i Packet Pg. 812 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) *** OR 5136 PG 243 *** Quitclaim Deed -Page 2 Parcel ID Number: 22910000181 In Witness Whereof, the grantor has hereunto set its hand and seal the day and year first above written. Signed, sealed and delivered in our presence: (t_ ID - C V -4: - Printed Name: By ichelic 1-1Qp? Witness Th jac)-1, Printed Name: Micbel le HQ PP Witness STATE OF cs.• COUNTY OF \\ The foregoing instrument was knowledie,efore me -= 6 day of Chris Raftis and Denise/Raftis, disband d wife who are personally known to me or who have produced identification. Chris Raftis • P.O: Address: 1500 Fox • By - Denise Raftis .0. Address: 1500 Fox Chase ane, Pittsburgh, PA 15241-3148 ase Lane, Pittsburgh, PA 15241-3148 (Seal) (Seal) , 2015 by Printed Name cAN.t.-NN Notary Public My Commission COMMONWEALTH OF PENNSYLVANIA Notarial Seal Sharon B. Cumpston, Notary Public Munhall Boro, APeghany County My Commission Expires April 16, 2017 MEMBER, PENNSYLVANIA ASSOCIATION OF 2.4-889 Laser Generated by 0 Display Systems, Inc., 2015 (S63) 763-5555 Form FLQCD-2 9.A.3.i Packet Pg. 813 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) INSTR 5398589 OR 5388 PG 2677 RECORDED 5/1/2017 12:49 PM PAGES 3 DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA DOC@.70 $25,900.00 REC $27.00 CONS $3,700,000.00 Purchase Price/Transfer Dollar Amount: $3,700,000.00 Documentary Stamp Tax Amount: $25,900.00 Property Identification Number: 22910000204 Prepared without opinion of title by: Paul K. Heuerman, Esquire Roetzel & Andress, L.P.A. 850 Park Shore Drive, Third Floor Naples, FL 34103 Phone No. (239) 649-6200 Fax No. (239) 261-3659 File Number: 101811.0007 [Sp ata /'(WARRANTY DEED This Warranty Deed is made this 27th day of April, 2017, by Jeffrey P. Lopez and Kelly Marie Lopez, husband and wife, whose address/ is 1304 Bath Ave., Ashland, KY 41101-2628 (singularly or collectively "Grantor"), to Sun of Zeus LLC, a Florida limited liability company whose address is 5 Twin Springs Lane, Saint Louis, MO 63124-1139 (singularly or collectively "Grantee" 1*-1 (Whenever used herein the terms "Grantor" and "Grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees.) Witnesseth, that Grantor, for antrin consideration of the suni6fren and no/100 dollars ($10.00) and other good and valuable considerations, receipt of which is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and confirms unto Grantee, a.1.___I.!1. 13 certain land situate, lying and being in Collier County, Florida to-wit: Lot 5, BAREFOOT ESTATES, according to the plat thereof recorded in Plat Book 25, Pages 1 and 2, of the Public Records of Collier County, Florida. Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To have and to hold, the same in fee simple forever. And Grantor hereby covenants with said Grantee that Grantor is lawfully seized of said land in fee simple; that Grantor has good right and lawful authority to sell and convey said land; that Grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except real estate taxes for the current and subsequent years, zoning, building code and other use restrictions imposed by governmental authority, restrictions, reservations and easements common to the subdivision, and outstanding oil, gas and mineral interests of record, if any. DoubleTime® 9.A.3.i Packet Pg. 814 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) OR 5388 PG 2678 In witness whereof, Grantor has hereunto set Grantor's hand and seal the day and year first above written. Signed, sealed and delivered in our presence: Witness Name:____Gatherine adeau )130/01_ Witness Name: State of Florida County of Collier borahS.Davis-Gonna z The foregoing instrument was acknowledged before me s 20th day of April , 2017, by Jeffrey P. Lopez and Kelly Marie Lopez, husband and wife, who [j are personally known to me, or L] have produced as identification. [Notary Seal] 6)/L_ a(h--/iirttz€ Notary Public - Signature Deborah S. Davis-Gonzalez Printed Name: My Commission Expires: •••,•04•;.,,, DEBORAH S. DAVIS-GONZALEZ fk Commission # FF 049964 a Expires October 16, 2017 .„,ca.:;os Bonded Thru Troy Fain Insurance 600-385.7019 Warranty Deed - Page 2 DoubleTimeo 9.A.3.i Packet Pg. 815 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) *** OR 5388 PG 2679 *** CERTIFICATE OF APPROVAL OF BAREFOOT BEACH PROPERTY OWNERS ASSOCIATION, INC. This is to certify that Duane Hercules & Joy Hercules and/or Assigns have been approved as the purchasers of the following property: 101 FelipeLane, Bonita Springs, Florida of BAREFOOT BEACH PROPERTY OWNERS' ASSOCIATION, INC., a Florida non-profit corporation, according to the Amended and Reinstated Declaration of Covenants, Conditions and Restrictions, recorded in the Public Records of Collier County, Florida. Such approval has been granted by the Board of Directors of BAREFOOT BEACH PROPERTY OWNERS' ASSOCIATION, INC. for the transfer of ownership rights, pursuant to the provisions of its Amended and Reinstated Declaration of Covenants, Conditions and Restrictions and based upon the representations in the Application for approval, and the Association "has or does hereby v aive any right which it may have to purchase said property. Agent or Officer for the Association ‘VC.7 STATE OF FLORIDA COLLIER COUNTY The foregoing instrument was acknowledge before me this 30 day of gee*" , 2017, by ,-///9")./ 20,ASC, , as for Barefoot Beach Property Owners Association, Inc. a Florida non-profit corporation, on behalf of said corporation. who is personally known to me. My Commission expires: October 18, 2017 1411,ffistl e,clailaCV *,;1 ..... ..... MARIA LUISA DE ARMAS MY COMMISSION # FF 036571 EXPIRES: October 18, 2017 ,,, Bonded Thru Notary Public Underwriters e• Notary Public Mary De Armas Printed Name of Notary Public Commission Number: FF036571 9.A.3.i Packet Pg. 816 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) INSTR 5461575 OR 5442 PG 830 RECORDED 10/23/2017 10:12 AM PAGES 2 DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA DOC@.70 $0.70 REC $18.50 This Instrument Prepared Without Opinion of Title by: Mark V. Silverio, Esq. Silverio & Hall, P.A. 255 8th Street South Naples, Florida 34102 Parcel Identification No. 22910000220 [Space Above This Line For Recording Data] UIT CLAIM DEE This Quit Claim Deed is made this( day of .2g2, 2017 by DENNIS G. SHERMAN, a married man and JENNA E. SHERMAN, a married-woman, whose address eay Cr-eee_be: I ii-(-a5P6 r Grantor, to DENNIS G. SHERMAN, a married man whose addresS\ is 105 Felipe Lane, Bonita 3e4t34-1 Springs, FL 34134, Grantee. r-k That said Grantor, for and in consideration of the sum of TEN AND NO/100 DOLLARS ($10.00), paid by the Grantee, the receipt whereof is hereby acknowledged, has granted, bargained and sold to the Grantee, his heirs and assigns forever, all of the Grantor's right, title and interest in and to the following described land in Collier County, Florida, to- .t: Lot 6, BAREFOOT ESTATES, according to the Plat thereof recorded in Plat Book 25, Pages 1 and 2, of the Public records of Collier County, Florida. Folio or Parcel No. 22910000220. Street Address: 105 Felipe Lane, Bonita Springs, Florida 34134. Subject to easements, restrictions, reservations of record and taxes. TOGETHER with all tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. TO HAVE AND TO HOLD, the same in fee simple forever. This is a conveyance pursuant to a property settlement agreement in the divorce case of Sherman v. Sherman, Case No. 13-DR-3078, Collier County Circuit Court, Naples, Florida. 9.A.3.i Packet Pg. 817 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) *** OR 5442 PG 831 *** * "Grantor" and "Grantee" are used for singular or plural, as context requires. In Witness Whereof, grantor has hereunto set his and her hand and seal the day and year fi rst above written. Signed, sealed and delivered in our presence: Witness Name •Pri AVitness Name rr—S-001 (SEAL) Witness Name SOD-(11-irta AN L EAL) DENNIS G. SHERMAN Witness N‘e )112( otj STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument wa knowledged before me th G. SHERMAN, who [ is personally known or identification. [Notary Seal] ICRISTIGUDDEN MY COMMISSION t FF 984462 SORES: June 13, 2020 $.4. Bonded Thru Notary Public Undenwriters STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument w E. SHERMAN, who [ identification. [Notary Seal] .......... ... ANDREA L. ROARK Commission # FF 936181 Expires March 9, 2020 41;0. B0000d Tiro Troy F hump, 8004867019 ILS"day of , tA 017 by DENNIS as produced a driver's license as Notary Public Printed Name: My Commission Expires: 04 t icnowledged before me this _day of , 2017 by JENNA is personally known or [ ] has produced a driver's license as Notary public Printed Name: My Commission Expires: 9.A.3.i Packet Pg. 818 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 2161577 OR: 2297 PG: 1737 (Without Opinion of Title) Prepared by: Daniel D. Peck, Esquire Peck & Faga 5801 Pelican Bay Blvd., Ste. 103 Naples, Florida 34108 11111111111 Parcel I.D. (Folio) N • 246 Social Security No.: (GLW) 47 RW) MINI II WNW Mali *I CON DI can, N 113/24M1 MINI I. MCI, CNN Cor 1NNN.N W IN 11.51 NC-.11 TIN. N lits: non PIIII n IL I*INOUNII1211 WIN ft MIN WARRANTY DEED THIS WARRANTY DEED is made the 19 day of March, 1997 by DANIEL L. GEORGE and SUZANNE G. GEORGE, Husband and Wife, Individually and as Trustees of the Daniel L. George and Suzanne G. George Trust Agreement dated July 24, 1995, with power and authority either to protect, conserve and to sell or to lease, or to encumber or otherwise to manage and dispose of the real property described in this Deed, whose post office address is 28071 Winthrop Circle, Bonita Springs, Florida 34134, hereinafter called the Grantors, to GENE L. WINDFELDT and SHEELAH R. WINDFELDT, Husband and Wife, as tenants by the entirety, whose post office address is 23404 Wingedfoot Drive, Westlake, OH 44145, hereinafter called the Grantees: WITNESSETH: That 'the Grantors, for and in consideration of the sum of $10 and other valuable consideration, receipt of which is hereby acknowledged, hereby grant,, bargain, sell, alien, remise, release, convey and confirm unto th Grantees, all that certain land situated la Collier County, Florida, and described as: / I I Lot 7, BAREFOOT ESTATES, according o the plat thereof recorded in Plat Book 25, Pages 1 and 2, of the Public Records of Collier County, Florida. if4 TOGETHER with all tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. TO HAVE AND TO HOLD1-._the same-1n fee simple forever. AND the Grantors hereby covenant with said Grantees that the Grantors are lawfully seized of said land in fee simple; that the Grantors have good right and lawful authority to sell and convey said land; that the Grantors hereby fully warrant the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to December 31, 1996; subject to easements, restrictions and reservations of record. IN WITNESS WHEREOF, the said Grantors have signed and sealed these presents the day and year first above written. Signed, sealed and delivered in our presence: esal (Printed Name of Witness) ~Sv.4e 1:- Moti h (Printed Name of Witness) DANIEL L. GEORGE, l ndividually and as Trustee NE G. GEORG as Trustee 14/42 •4 J. Z L.S. vidually 9.A.3.i Packet Pg. 819 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) • *** OR: 2297 PG: 1738 t" STATE OF FLORIDA COUNTY OF COLLIER I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the State aforesaid and in the County aforesaid to take acknowledgments, appeared DANIEL L. GEORGE and SUZANNE G. GEORGE, personally known to me to be the persons described in and who executed the foregoing instrument and they acknowledged before me that they executed the same and did take an oath. WITNESS my hand and official seal in the County and State last aforesaid this If day of March, 1997. EMI D. PECK MY COMMONS OC OBITS EINISt Ilash II. MP lailM Nary Vilimais george ? c....L1) p) AWL-- Notary Public V.." ti ,) ?ecil (Printed Name of Notary) My Commission Expires: 9.A.3.i Packet Pg. 820 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 821 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 822 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 823 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 824 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 825 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 826 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 827 Attachment: Attachment H-Application (10600 : 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: 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 898 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 899 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 900 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 901 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 902 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 903 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 904 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 905 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 906 Attachment: 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Packet Pg. 915 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 916 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 917 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 918Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 919Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 920Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 921Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.iPacket Pg. 922Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 923 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 924 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 925 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 926 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 2320 First Street, Suite 1000 Fort Myers, FL 33901 239.338.4213 Direct PHONE 239.337.3850 FAX 239.337.0970 E-Mail: sspector@ralaw.com WWW.RALAW.COM September 23, 2019 «Name2» «Name1» «Address1» «Address2» «Address3» «Address4» «Name6» Dear Property Owner: Please be advised that a formal application has been submitted to Collier County seeking approval of an amendment to the Lely Barefoot Beach Planned Unit Development for the following described property: Lely Barefoot Beach Unit One, according to the Plat thereof as recorded in Plat Book 12, Pages 34 through 37, inclusive, of the Public Records of Collier County, Florida and Lely Barefoot Beach Unit Two, according to the Plat thereof as recorded in Plat Book 15, Pages 71 and 72, inclusive, of the Public Records of Collier County, Florida and Barefoot Estates, according to the Plat thereof as recorded in Plat Book 25, Pages 1 and 2, inclusive, of the Public Records of Collier County, Florida The subject property known as Lely Barefoot Beach Unit One, Lely Barefoot Beach Unit Two, and Barefoot Estates is located south of Bonita Beach Road in Section 6, Township 48 South, Range 25 East in Collier County, Florida. [PL20190001138] 9.A.3.i Packet Pg. 927 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) September 23, 2019 Page 2 The petitioner is asking the County to approve an Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 85-83, an ordinance amending No. 85-21, which amended No. 77-48, the Lely Barefoot Beach Planned Unit Development (PUD) by amending Section Title, Subsection 3.1, Purpose, Subsection 3.2, Maximum Dwelling Units, and Subsection 3.4.8, Structural Requirements for Residences, of Section III, Platted Lely Barefoot Beach Unit #1 Blocks A Through K, Low Density Single Family Residential Development, by amending Section 9.4.7., Maximum Height, of Section IX, Tract D, Low Density Single Family Residential Development; and by providing an effective date. The resulting change will clarify that the replat of Block E of the Lely Barefoot Beach Unit One subdivision plat, also known as Barefoot Estates, is included in Section III of the Lely Barefoot Beach PUD and allow for three habitable floors in Lely Barefoot Beach Unit Two rather than the two stories currently allowed. In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held to provide you an opportunity to become fully aware of the proposed changes to the PUD and to give you an opportunity to influence the amendment. The Neighborhood Information Meeting will be held on Thursday September 5, 2019 at 5:30 p.m. at the Barefoot Beach POA Clubhouse (212 Barefoot Beach Boulevard, Bonita Springs, Florida 34134). At this meeting the petitioner will make every effort to illustrate how the amendment will affect the property and to answer any questions. Should you have questions prior to the meeting, please contact me using my contact information in the letterhead. Sincerely, Sarah E. Spector Agent for Applicant 9.A.3.i Packet Pg. 928 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) NAME1 NAME2 ADDRESS1 ADDRESS2 NAME6 FOLIO 1293356 ONTARIO LTD 63 ST CLAIR AVE W #1904 TORONTO M4V 2Y9 CANADA 22900000926 179 TOPANGA LLC 4261 BRYNWOOD DRIVE NAPLES, FL 34119---8415 74435007507 1999 CARLTON Q/P/R TRUST 266 BAREFOOT BEACH BLVD # 401 BONITA SPRINGS, FL 34134---2534 22900007660 205 BAREFOOT BEACH BLVD LLC 1103 W RANDOLPH STREET MC LEANSBORO, IL 62859---2027 54751080008 260304 BAREFOOT BEACH BLVD REAL ESTATE TRUST 43 KING STREET UXBRIDGE, MA 01569---2121 22900002209 262 BAREFOOT LLC 6450 N NAVAJO COURT BLOOMFIELD HILLS, MI 48301---0 22900003949 263 BAREFOOT BEACH LLC 8751 W 50TH ST MC COOK, IL 60525---3132 22900003444 2781191 CANADA INC 594 LAKESHORE RD BEACONSFIELD H9W 4K4 CANADA 22900003062 89 OVERLOOK DRIVE REALTY TRUST 89 OVERLOOK DRIVE CARLISLE, MA 01741---0 22900001365 A DOUGLAS BRODMAN AND TERESA A BRODMAN REV TRUST 232 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SPRINGS, FL 34134---8504 22900007806 BARBARA J KINDT GST REV TRUST 18300 9C ROAD PLYMOUTH, IN 46563---9468 22900002827 BARBARA JEAN HUGHES LIV TRUST 201 SAN MATEO DR BONITA SPRINGS, FL 34134---8538 74435003705 BARBAROSSA ROBERT R SUZANNE BARBAROSSA 222 BAREFOOT BEACH BLVD BONITA SPRINGS, FL 34134---8505 23095000209 BARDFELD DR LLOYD A SUSAN BARDFELD 226 BAREFOOT BEACH BLVD BONITA SPRINGS, FL 34134---0 23095000403 BAREFOOT BAY INVESTMENTS LLC 300 SPRUCE ST STE 110 COLUMBUS, OH 43215---0 22899000121 BAREFOOT BAY PROPERTY OWNERS ASSOCIATION INC % EAGLE PROPERTY MGMT PO BOX 112260 NAPLES, FL 34108---138 22899000082 9.A.3.i Packet Pg. 929 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) BAREFOOT BAY PROPERTY OWNERS ASSOCIATION INC PO BOX 112260 NAPLES, FL 34108---138 22899000024 BAREFOOT BAY PROPERTY OWNERS ASSOCIATION INC PO BOX 112260 NAPLES, FL 34108---138 22899000066 BAREFOOT BAY PROPERTY OWNERS ASSOCIATION INC PO BOX 112260 NAPLES, FL 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NW CANTON, OH 44718---3703 22900004045 SMITH LISA A 103 SAINT LUCIA LN BONITA SPRINGS, FL 34134---2537 54775000404 SNYDER TODD C & LINDA G 253 BAREFOOT BCH BLVD #I-202 MARCO ISLAND, FL 34145---0 22900000049 SNYDER-FALKINHAM GEORGIA ANN MICHAEL E SNYDER STACY A SNYDER 2220 WOODLAND HILLS DR BLACKSBURG, VA 24060---9268 54753680008 SOFIA H BOWERS LIVING TRUST 6025 UPPER STRAITS BLVD WEST BLOOMFIELD, MI 48324---0 22900002445 SONYA J KOCOUR LIV TRUST 263 BAREFOOT BEACH BLVD # 303 BONITA SPRINGS, FL 34134---8581 22900003347 SOOD FAMILY LLC 2565 WESTCHESTER RD OTTAWA HILLS, OH 43615---2239 54750960006 9.A.3.i Packet Pg. 944 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) SOUTHPORT 43 LP 7735 KENNEDY RD SOUTH BRAMPTON L6W 0B9 CANADA 74435010400 SOUTHPORT ON THE BAY PROPERTY OWNERS ASSN INC % SANDCASTLE COMM MGMT 9150 GALLERIA CT #201 NAPLES, FL 34109---0 74435010659 SOUTHPORT ON THE BAY PROPERTY OWNERS' ASSN INC % SANDCASTLE COMM MGMT 9150 GALLERIA CT 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24769900647 STRAFFORD DONALD G & DORMA D 4895 BONITA BEACH RD #606 BONITA SPRINGS, FL 34134---3984 49710000924 STRASSER PAUL J F REAGAN ROBERTS 208 CHARLESTON CT NAPLES, FL 34110---0 22905000921 STREBLOW CURTIS & IRENE 9363 N KELLY LAKE RD SURING, WI 54174---9112 22900005840 STRICKLAND SCOTT E & MARY T 266 BAREFOOT BEACH BLVD #204 BONITA SPRINGS, FL 34134---2533 22900007563 STUHLTRAGER GARY & CHARLENE 121 BAREFOOT CIR BONITA SPRINGS, FL 34134---0 00141601601 SU PARKER REVOCABLE LIV TRUST 143 BAREFOOT CIRCLE BONITA SPRINGS, FL 34134---0 00141600505 SULLIVAN RICHARD & TERRIE E 109 GUADELOUPE LN BONITA SPRINGS, FL 34134---8518 54753080006 SUN OF ZEUS LLC 5 TWIN SPRINGS LANE SAINT LOLUIS, MO 63124---0 22910000204 SUNNY HILL TRUST 4751 BONITA BAY BLVD PH #201 BONITA SPRINGS, FL 34134---0 74435004005 SUREINVEST CORP 222 MALIBU CV BONITA SPRINGS, FL 34134---8536 74435002502 9.A.3.i Packet Pg. 945 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) SUSAN D MCCLANAHAN REV TRUST 265 BAREFOOT BEACH BLVD #401 BONITA BEACH, FL 34134---0 22900005264 SUSAN FRANCES SABONGI TRUST 5797 WOODLANE BAY WOODBURY, MN 55129---0 74435005305 SUSAN H PELKE 1996 TRUST 261 BAREFOOT BCH BLVD #404 BONITA SPRINGS, FL 34134---0 22900002924 SUZANNE K HICKS TRUST 28886 WINTHROP CIRCLE BONITA SPRINGS, FL 34134---0 22905001904 SUZANNE M WHALEN TRUST 3015 TWIN OAKS DR JOLIET, IL 60435---4742 22900005507 SUZANNE WAKEFIELD REV LV TRUST 1131 DELONG LANE LEXINGTON, KY 40515---9558 22900002241 SWANSON DOUGLAS D & MICHELLE 8692 WYNSTONE PASS EDEN PRAIRIE, MN 55347---0 22900007084 SWF L P 302 WASHINGTON AVENUE EXT ALBANY, NY 12203---7306 22900005044 SWINT ROBERT E & KATHERINE K 267 BAREFOOT BEACH BLVD #405 BONITA SPRINGS, FL 34134---0 22900006027 T & E THORPE TRUST % HCT PACKAGING INC 2800 28TH ST #240 SANTA MONICA, CA 90405---0 74435003404 T & V BAYFRONT INVESTMENTS LLC 2614 TAMIAMI TRL N #510 NAPLES, FL 34103---0 23095002401 TALARICO THOMAS S & KATHY L 1731 PRESTWICK 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MARY S 310 S BOBBY LN MOUNT PROSPECT, IL 60056---2925 22900006409 WINKLER TERRENCE J & MARY S 310 S BOBBY LN MOUNT PROSPECT, IL 60056---2925 27905000081 WINTERGREEN ENERGY CORP ROCKWALL EXECUTIVE CENTER 500 TURTLE COVE BLVD STE 120 ROCKWALL, TX 75087---5300 00141600408 WINTERGREEN ENERGY CORPORATION ROCKWALL EXECUTIVE CENTER 500 TURTLE COVE BLVD STE 120 ROCKWALL, TX 75087---5300 00141604608 WITWER KYLE A & KIMBERLY S 3636 ADAMS CENTER ROAD FORT WAYNE, IN 46806---1579 74435001105 WM W RAUSCHELBACH REV TRUST % GERALD LEE RAUSCHELBAUCH GDN 145 SHELL DR BONITA SPRINGS, FL 34134---8584 27905000049 WOLF TR WILLIAM P 9102 MARMORA AVE MORTON GROVE, IL 60053---2451 22900001420 WYNN R JURAN REVOCABLE TRUST 166 BAREFOOT CIR BONITA SPRINGS, FL 34134---8571 00141603502 YARD ALBERT C & VALERIE 257 BAREFOOT BEACH BLVD #303 BONITA SPRINGS, FL 34134---8566 22900001307 9.A.3.i Packet Pg. 947 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) YVETTE MULRYAN TRUST 260 BAREFOOT BEACH BLVD PH 2 BONITA SPRINGS, FL 34134---8591 22900002649 ZALAC JOEL P PATRICIA HEDGES ZALAC 262 BAREFOOT BEACH BLVD #PH03 BONITA SPRINGS, FL 34134---8598 22900004508 ZALAC PATRICIA HEDGES 262 BAREFOOT BEACH BLVD PH 3 BONITA SPRINGS, FL 34134---2523 22905001263 ZEIT DOUGLAS E & VICTORIA A 1751 ASPEN LAKE FOREST, IL 60045---4617 22900000586 ZONA RICHARD A 325 SHELL DR BONITA SPRINGS, FL 34134---2525 27905000227 ZVESPER JOSEPH P 345 SHELL DRIVE #12 BONITA SPRINGS, FL 34134---2525 27905000243 ZWICKER WILLIAM J & ROSANNE M 209 SAN MATEO DR BONITA SPRINGS, FL 34134---8538 74435004102 9.A.3.i Packet Pg. 948 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 949 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 950 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 951 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 952 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 953 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Lely Barefoot Beach PUD Amendment (PL20190001138) Neighborhood Information Meeting Barefoot Beach Clubhouse, 212 Barefoot Beach Boulevard, Bonita Springs, FL 34134 9.5.2019 9.A.3.i Packet Pg. 954 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ralaw.com 2 APPLICATION INFORMATION APPLICANT Barefoot Beach Property Owners Association, Inc. AGENT Sarah E. Spector Roetzel & Andress 850 Park Shore Drive, 3rd Floor Naples, FL 34103 239.337.3850 sspector@ralaw.com PLANNER Nancy Gundlach, AICP, PLA Principal Planner Collier County Zoning Services 239.252.2484 Nancy.Gundlach@colliercountyfl.gov 9.A.3.i Packet Pg. 955 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) SUBJECT PROPERTY: Lely Barefoot Beach Unit One 3 9.A.3.i Packet Pg. 956 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) LELY BAREFOOT BEACH UNIT ONE PLAT BOOK 12, PAGES 34 THROUGH 37 OF THE COLLIER COUNTY PUBLIC RECORDS 4 9.A.3.i Packet Pg. 957 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) SUBJECT PROPERTY: Barefoot Estates 9.A.3.i Packet Pg. 958 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) BAREFOOT ESTATES PLAT BOOK 25, PAGES 1 AND 2 OF THE COLLIER COUNTY PUBLIC RECORDS 6 9.A.3.i Packet Pg. 959 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) BAREFOOT ESTATES PLAT BOOK 25, PAGES 1 AND 2 OF THE COLLIER COUNTY PUBLIC RECORDS 7 **Please see full size plat sheet on following page for more legible copy of what was included in the PowerPoint Presentation**9.A.3.i Packet Pg. 960 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 961 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) SUBJECT PROPERTY: Lely Barefoot Beach Unit Two 8 9.A.3.i Packet Pg. 962 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) LELY BAREFOOT BEACH UNIT TWO PLAT BOOK 15, PAGES 71 AND 72 OF THE COLLIER COUNTY PUBLIC RECORDS 9 9.A.3.i Packet Pg. 963 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) LELY BAREFOOT BEACH UNIT TWO PLAT BOOK 15, PAGES 71 AND 72 OF THE COLLIER COUNTY PUBLIC RECORDS 10 **Please see full size plat sheet on following page for more legible copy of what was included in the PowerPoint Presentation**9.A.3.i Packet Pg. 964 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 965 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) LELY BAREFOOT BEACH PUD MASTER PLAN PLAT DESIGNATIONS 11 9.A.3.i Packet Pg. 966 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) LELY BAREFOOT BEACH PUD MASTER PLAN PUD DESIGNATIONS 12 9.A.3.i Packet Pg. 967 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) HISTORY OF LELY BAREFOOT BEACH PUD The Lely Barefoot Beach Planned Unit Development ordinance (Collier County Ordinance 77- 48) was adopted on September 27, 1977. Thereafter, the following amendments were adopted: 13 Ordinance Date Adopted Subject 85-21 June 4, 1985 Wholesale amendment of original ordinance 85-83 December 17, 1985 Rename and redefine certain development tracts and address fractionalization and site plan approval 87-53 July 21, 1987 Increase maximum project density 88-63 August 2, 1988 Reduce setback from Anguilla Lane 94-28 May 24, 1994 Limit side setbacks for lots within Bayfront Gardens subdivision to 7.5’ (eliminating option of ½ the building height) 01-35 June 26, 2001 Increase maximum height from 2 to 3 stories for lots located in Blocks A through K of Lely Barefoot Beach Unit #1 (Low-Density Single Family) 06-22 May 23, 2006 Change the permitted land uses on Tract J from utility facilities to single- family residential and add development regulations 11-04 February 22, 2011 Increase maximum dwelling units for lots located in Blocks A through K of Lely Barefoot Beach Unit #1; decrease maximum dwelling units for DC-1 18-41 September 11, 2018 Increase maximum building height from 2 to 3 habitable floors for lots located in Tract I (Single or Multi-Family) 9.A.3.i Packet Pg. 968 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ralaw.com 14 ORDINANCE 01-35 CCPC MINUTES: BCC STAFF REPORT: 9.A.3.i Packet Pg. 969 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ralaw.com 15 ORDINANCE 01-35 9.A.3.i Packet Pg. 970 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ralaw.com 16 ORDINANCE 01-35 9.A.3.i Packet Pg. 971 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ralaw.com 17 ORDINANCE 85-83 9.A.3.i Packet Pg. 972 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) REQUEST – Amendment One AMENDMENT TO TITLE, PURPOSE, MAXIMUM DWELLING UNITS, AND STRUCTURAL REQUIREMENTS FOR RESIDENCES SUBSECTIONS OF PLATTED LELY BAREFOOT BEACH UNIT #1 BLOCKS A THROUGH K, LOW DENSITY SINGLE FAMILY RESIDENTIAL DEVELOPMENT SECTION OF LELY BAREFOOT BEACH PUD REFERENCE NOW: Platted Lely Barefoot Beach Unit #1, Blocks A through K REFERENCE WITH AMENDMENT: Platted Lely Barefoot Beach Unit #1, Blocks A through K, including Barefoot Estates NO CHANGE IN USES, DENSITY, MASTER CONCEPT PLAN OR DEVELOPMENT REGULATIONS OTHER THAN REFERENCE TO PREVIOUSLY RECORDED PLAT 18 9.A.3.i Packet Pg. 973 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) REQUEST – Amendment Two AMENDMENT TO MAXIMUM HEIGHT SUBSECTION OF TRACT D, LOW DENSITY SINGLE FAMILY RESIDENTIAL DEVELOPMENT SECTION OF LELY BAREFOOT BEACH PUD 9.4.7 MAXIMUM HEIGHT Two stories above the minimum base flood elevation required by the flood elevation ordinance. When the first habitable floor is raised a sufficient height above ground level to permit the underbuilding area to be used for automobile parking and other utilitarian purposes, that underbuilding area shall not be deemed to be a story. Three habitable floors, with the option of having one floor of parking and associated non- habitable utilitarian space beneath the first habitable floor. The maximum actual height is limited to 70 feet, including decorative elements, but excluding chimneys. NO CHANGE IN USES, DENSITY, MASTER CONCEPT PLAN OR DEVELOPMENT REGULATIONS OTHER THAN MAXIMUM BUILDING HEIGHT 19 9.A.3.i Packet Pg. 974 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) PERMITTED USES: Lely Barefoot Beach Unit One 20 9.A.3.i Packet Pg. 975 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) PERMITTED USES: Tract D 21 9.A.3.i Packet Pg. 976 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Lely Barefoot Beach Unit One 22 9.A.3.i Packet Pg. 977 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Lely Barefoot Beach Unit One (cont’d) 23 9.A.3.i Packet Pg. 978 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Lely Barefoot Beach Unit One (cont’d) 24 9.A.3.i Packet Pg. 979 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Tract D 25 9.A.3.i Packet Pg. 980 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Tract D (cont’d) 26 9.A.3.i Packet Pg. 981 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Tract D (cont’d) 27 9.A.3.i Packet Pg. 982 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Height 28 Lely Barefoot Beach Unit One: Tract D: 9.A.3.i Packet Pg. 983 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COMPARISON OF PUD MAXIMUM HEIGHT PROPERTY PUD USE HABITABLE FLOORS Blocks A-K, Lely Barefoot Beach Unit One (PB 12, Pages 34-37) and Barefoot Estates (PB 25, Pages 1-2) Low-Density Single Family 3 Tract D (Lely Barefoot Beach Unit Two (PB 15, 71-72)) Low-Density Single Family 2 Tract H Single or Multi-Family 4 Tract I Single or Multi-Family 3 Tract J Single Family 3 Lely Beach North (Portion of Lely Barefoot Beach Unit Three (PB 16, Pages 55-58)) Single or Multi-Family 6 Lely Beach South DC-1 and DC-2 (Portion of Lely Barefoot Beach Unit Four (PB 17, Pages 5-6)) Low to Mid-Rise, Single or Multi- Family 6 Lely Beach South DC-3 and DC-4 Low to Mid-Rise, Single or Multi- Family 5 29 9.A.3.i Packet Pg. 984 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COMPARISON OF PUD MAXIMUM HEIGHT: Current 30 9.A.3.i Packet Pg. 985 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COMPARISON OF PUD MAXIMUM HEIGHT: As Amended 31 9.A.3.i Packet Pg. 986 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Growth Management Plan – Future Land Use Element 32 9.A.3.i Packet Pg. 987 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Summary of Urban Future Land Use Map Designation 33 9.A.3.i Packet Pg. 988 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.i Packet Pg. 989 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 2320 First Street Suite 1000 Fort Myers, FL 33901 DIRECT DIAL 239.338.4213 PHONE 239.337.3850 FAX 239.337.0970 sspector@ralaw.com WWW.RALAW.COM September 9, 2019 VIA CITYVIEW PORTAL ONLY Collier County Planning Services Growth Management Department Re: Lely Barefoot Beach PUD Amendment Request (PL20190001138)/Neighborhood Information Meeting Summary Dear Ladies and Gentleman: Please accept this letter, together with its enclosures, as a summary of the Neighborhood Information Meeting relative to the Lely Barefoot Beach PUD Amendment Request (PL20190001138) (the “Request”), the details of which are as follows: Date: September 5, 2019 Time: 5:30 P.M. Location: Barefoot Beach Clubhouse 212 Barefoot Beach Boulevard Bonita Springs, FL 34134 Handouts: See PowerPoint presentation attached hereto as Exhibit “A” Attendees: See sign-in sheet attached hereto as Exhibit “B” The following is a synopsis of questions asked and answered at the Neighborhood Information Meeting. An audio recording of the meeting will be submitted electronically and can be referenced for a full discussion. 1. Q: Is there a house being constructed that is affected by the PUD Ordinance as currently written? A: An existing home is being renovated and the County will not issue a Certificate of Occupancy/Completion for the work until the PUD is amended to allow for three habitable floors. 9.A.3.i Packet Pg. 990 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Collier County Planning Services Growth Management Department Page 2 2. Q: E Garden was not included in the 2001 PUD Amendment? A: Technically, no. E Garden had been replatted as Barefoot Gardens at the time that the 2001 PUD Amendment was approved, but the PUD Amendment only references the Lely Barefoot Beach Unit One subdivision plat. 3. Q: Homes in Southport are allowed to be built with four habitable stories? A: Yes. In light of the support received from those in attendance, no commitments relative to the Request were made to Nancy Gundlach, the assigned planner, at the Neighborhood Information Meeting. Very truly yours, ROETZEL & ANDRESS, LPA Sarah E. Spector Enclosures (as stated) cc:Client (via e-mail only w/ enc.) 14193537 _1 9.A.3.i Packet Pg. 991 Attachment: Attachment H-Application (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.j Packet Pg. 992 Attachment: Attachment I-Settlement Agreement-Conservancy v Lely Estates.pdf 12-19-85 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach 9.A.3.j Packet Pg. 993 Attachment: Attachment I-Settlement Agreement-Conservancy v Lely Estates.pdf 12-19-85 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach 9.A.3.j Packet Pg. 994 Attachment: Attachment I-Settlement Agreement-Conservancy v Lely Estates.pdf 12-19-85 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach 9.A.3.j Packet Pg. 995 Attachment: Attachment I-Settlement Agreement-Conservancy v Lely Estates.pdf 12-19-85 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach 9.A.3.j Packet Pg. 996 Attachment: Attachment I-Settlement Agreement-Conservancy v Lely Estates.pdf 12-19-85 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach 9.A.3.j Packet Pg. 997 Attachment: Attachment I-Settlement Agreement-Conservancy v Lely Estates.pdf 12-19-85 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach 9.A.3.j Packet Pg. 998 Attachment: Attachment I-Settlement Agreement-Conservancy v Lely Estates.pdf 12-19-85 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach 9.A.3.j Packet Pg. 999 Attachment: Attachment I-Settlement Agreement-Conservancy v Lely Estates.pdf 12-19-85 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach 9.A.3.jPacket Pg. 1000Attachment: Attachment I-Settlement Agreement-Conservancy v Lely Estates.pdf 12-19-85 (10600 : 9A.3- 9.A.3.j Packet Pg. 1001 Attachment: Attachment I-Settlement Agreement-Conservancy v Lely Estates.pdf 12-19-85 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach 9.A.3.j Packet Pg. 1002 Attachment: Attachment I-Settlement Agreement-Conservancy v Lely Estates.pdf 12-19-85 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach 9.A.3.j Packet Pg. 1003 Attachment: Attachment I-Settlement Agreement-Conservancy v Lely Estates.pdf 12-19-85 (10600 : 9A.3-PL20190001138 Lely Barefoot Beach 9.A.3.k Packet Pg. 1004 Attachment: Attachment F-Lely Barefoot Beach Unit Two Plat(13816268_1) - Prepared (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.k Packet Pg. 1005 Attachment: Attachment F-Lely Barefoot Beach Unit Two Plat(13816268_1) - Prepared (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 2320 First Street Suite 1000 Fort Myers, FL 33901 DIRECT DIAL 239.338.4213 PHONE 239.337.3850 FAX 239.337.0970 sspector@ralaw.com WWW.RALAW.COM September 9, 2019 VIA CITYVIEW PORTAL ONLY Collier County Planning Services Growth Management Department Re:Lely Barefoot Beach PUD Amendment Request (PL20190001138)/Neighborhood Information Meeting Summary Dear Ladies and Gentleman: Please accept this letter, together with its enclosures, as a summary of the Neighborhood Information Meeting relative to the Lely Barefoot Beach PUD Amendment Request (PL20190001138) (the “Request”), the details of which are as follows: Date:September 5, 2019 Time:5:30 P.M. Location:Barefoot Beach Clubhouse 212 Barefoot Beach Boulevard Bonita Springs, FL 34134 Handouts:See PowerPoint presentation attached hereto as Exhibit “A” Attendees:See sign-in sheet attached hereto as Exhibit “B” The following is a synopsis of questions asked and answered at the Neighborhood Information Meeting. An audio recording of the meeting will be submitted electronically and can be referenced for a full discussion. 1.Q: Is there a house being constructed that is affected by the PUD Ordinance as currently written? A: An existing home is being renovated and the County will not issue a Certificate of Occupancy/Completion for the work until the PUD is amended to allow for three habitable floors. 9.A.3.l Packet Pg. 1006 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Collier County Planning Services Growth Management Department Page 2 2.Q: E Garden was not included in the 2001 PUD Amendment? A: Technically, no. E Garden had been replatted as Barefoot Gardens at the time that the 2001 PUD Amendment was approved, but the PUD Amendment only references the Lely Barefoot Beach Unit One subdivision plat. 3.Q: Homes in Southport are allowed to be built with four habitable stories? A: Yes. In light of the support received from those in attendance, no commitments relative to the Request were made to Nancy Gundlach, the assigned planner, at the Neighborhood Information Meeting. Very truly yours, ROETZEL & ANDRESS, LPA Sarah E. Spector Enclosures (as stated) cc:Client (via e-mail only w/ enc.) 14193537 _1 9.A.3.l Packet Pg. 1007 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Lely Barefoot Beach PUD Amendment (PL20190001138) Neighborhood Information Meeting Barefoot Beach Clubhouse, 212 Barefoot Beach Boulevard, Bonita Springs, FL 34134 9.5.2019 Exhibit "A" Page 1 of 33 9.A.3.l Packet Pg. 1008 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ralaw.com 2 APPLICATION INFORMATION APPLICANT Barefoot Beach Property Owners Association, Inc. AGENT Sarah E. Spector Roetzel & Andress 850 Park Shore Drive, 3rd Floor Naples, FL 34103 239.337.3850 sspector@ralaw.com PLANNER Nancy Gundlach, AICP, PLA Principal Planner Collier County Zoning Services 239.252.2484 Nancy.Gundlach@colliercountyfl.gov Exhibit "A" Page 2 of 33 9.A.3.l Packet Pg. 1009 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) SUBJECT PROPERTY: Lely Barefoot Beach Unit One 3 Exhibit "A" Page 3 of 33 9.A.3.l Packet Pg. 1010 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) LELY BAREFOOT BEACH UNIT ONE PLAT BOOK 12, PAGES 34 THROUGH 37 OF THE COLLIER COUNTY PUBLIC RECORDS 4 Exhibit "A" Page 4 of 33 9.A.3.l Packet Pg. 1011 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) SUBJECT PROPERTY: Barefoot Estates Exhibit "A" Page 5 of 33 9.A.3.l Packet Pg. 1012 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) BAREFOOT ESTATES PLAT BOOK 25, PAGES 1 AND 2 OF THE COLLIER COUNTY PUBLIC RECORDS 6 Exhibit "A" Page 6 of 33 9.A.3.l Packet Pg. 1013 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) BAREFOOT ESTATES PLAT BOOK 25, PAGES 1 AND 2 OF THE COLLIER COUNTY PUBLIC RECORDS 7 Exhibit "A" Page 7 of 33 9.A.3.l Packet Pg. 1014 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) SUBJECT PROPERTY: Lely Barefoot Beach Unit Two 8 Exhibit "A" Page 8 of 33 9.A.3.l Packet Pg. 1015 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) LELY BAREFOOT BEACH UNIT TWO PLAT BOOK 15, PAGES 71 AND 72 OF THE COLLIER COUNTY PUBLIC RECORDS 9 Exhibit "A" Page 9 of 33 9.A.3.l Packet Pg. 1016 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) LELY BAREFOOT BEACH UNIT TWO PLAT BOOK 15, PAGES 71 AND 72 OF THE COLLIER COUNTY PUBLIC RECORDS 10 Exhibit "A" Page 10 of 33 9.A.3.l Packet Pg. 1017 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) LELY BAREFOOT BEACH PUD MASTER PLAN PLAT DESIGNATIONS 11 Exhibit "A" Page 11 of 33 9.A.3.l Packet Pg. 1018 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) LELY BAREFOOT BEACH PUD MASTER PLAN PUD DESIGNATIONS 12 Exhibit "A" Page 12 of 33 9.A.3.l Packet Pg. 1019 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) HISTORY OF LELY BAREFOOT BEACH PUD The Lely Barefoot Beach Planned Unit Development ordinance (Collier County Ordinance 77- 48) was adopted on September 27, 1977. Thereafter, the following amendments were adopted: 13 Ordinance Date Adopted Subject 85-21 June 4, 1985 Wholesale amendment of original ordinance 85-83 December 17, 1985 Rename and redefine certain development tracts and address fractionalization and site plan approval 87-53 July 21, 1987 Increase maximum project density 88-63 August 2, 1988 Reduce setback from Anguilla Lane 94-28 May 24, 1994 Limit side setbacks for lots within Bayfront Gardens subdivision to 7.5’ (eliminating option of ½ the building height) 01-35 June 26, 2001 Increase maximum height from 2 to 3 stories for lots located in Blocks A through K of Lely Barefoot Beach Unit #1 (Low-Density Single Family) 06-22 May 23, 2006 Change the permitted land uses on Tract J from utility facilities to single- family residential and add development regulations 11-04 February 22, 2011 Increase maximum dwelling units for lots located in Blocks A through K of Lely Barefoot Beach Unit #1; decrease maximum dwelling units for DC-1 18-41 September 11, 2018 Increase maximum building height from 2 to 3 habitable floors for lots located in Tract I (Single or Multi-Family) Exhibit "A" Page 13 of 33 9.A.3.l Packet Pg. 1020 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ralaw.com 14 ORDINANCE 01-35 CCPC MINUTES: BCC STAFF REPORT: Exhibit "A" Page 14 of 33 9.A.3.l Packet Pg. 1021 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ralaw.com 15 ORDINANCE 01-35 Exhibit "A" Page 15 of 33 9.A.3.l Packet Pg. 1022 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ralaw.com 16 ORDINANCE 01-35 Exhibit "A" Page 16 of 33 9.A.3.l Packet Pg. 1023 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) ralaw.com 17 ORDINANCE 85-83 Exhibit "A" Page 17 of 33 9.A.3.l Packet Pg. 1024 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) REQUEST – Amendment One AMENDMENT TO TITLE, PURPOSE, MAXIMUM DWELLING UNITS, AND STRUCTURAL REQUIREMENTS FOR RESIDENCES SUBSECTIONS OF PLATTED LELY BAREFOOT BEACH UNIT #1 BLOCKS A THROUGH K, LOW DENSITY SINGLE FAMILY RESIDENTIAL DEVELOPMENT SECTION OF LELY BAREFOOT BEACH PUD REFERENCE NOW: Platted Lely Barefoot Beach Unit #1, Blocks A through K REFERENCE WITH AMENDMENT: Platted Lely Barefoot Beach Unit #1, Blocks A through K, including Barefoot Estates NO CHANGE IN USES, DENSITY, MASTER CONCEPT PLAN OR DEVELOPMENT REGULATIONS OTHER THAN REFERENCE TO PREVIOUSLY RECORDED PLAT 18 Exhibit "A" Page 18 of 33 9.A.3.l Packet Pg. 1025 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) REQUEST – Amendment Two AMENDMENT TO MAXIMUM HEIGHT SUBSECTION OF TRACT D, LOW DENSITY SINGLE FAMILY RESIDENTIAL DEVELOPMENT SECTION OF LELY BAREFOOT BEACH PUD 9.4.7 MAXIMUM HEIGHT Two stories above the minimum base flood elevation required by the flood elevation ordinance. When the first habitable floor is raised a sufficient height above ground level to permit the underbuilding area to be used for automobile parking and other utilitarian purposes, that underbuilding area shall not be deemed to be a story. Three habitable floors, with the option of having one floor of parking and associated non- habitable utilitarian space beneath the first habitable floor. The maximum actual height is limited to 70 feet, including decorative elements, but excluding chimneys. NO CHANGE IN USES, DENSITY, MASTER CONCEPT PLAN OR DEVELOPMENT REGULATIONS OTHER THAN MAXIMUM BUILDING HEIGHT 19 Exhibit "A" Page 19 of 33 9.A.3.l Packet Pg. 1026 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) PERMITTED USES: Lely Barefoot Beach Unit One 20 Exhibit "A" Page 20 of 33 9.A.3.l Packet Pg. 1027 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) PERMITTED USES: Tract D 21 Exhibit "A" Page 21 of 33 9.A.3.l Packet Pg. 1028 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Lely Barefoot Beach Unit One 22 Exhibit "A" Page 22 of 33 9.A.3.l Packet Pg. 1029 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Lely Barefoot Beach Unit One (cont’d) 23 Exhibit "A" Page 23 of 33 9.A.3.l Packet Pg. 1030 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Lely Barefoot Beach Unit One (cont’d) 24 Exhibit "A" Page 24 of 33 9.A.3.l Packet Pg. 1031 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Tract D 25 Exhibit "A" Page 25 of 33 9.A.3.l Packet Pg. 1032 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Tract D (cont’d) 26 Exhibit "A" Page 26 of 33 9.A.3.l Packet Pg. 1033 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Tract D (cont’d) 27 Exhibit "A" Page 27 of 33 9.A.3.l Packet Pg. 1034 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) DEVELOPMENT REGULATIONS: Height 28 Lely Barefoot Beach Unit One: Tract D: Exhibit "A" Page 28 of 33 9.A.3.l Packet Pg. 1035 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COMPARISON OF PUD MAXIMUM HEIGHT PROPERTY PUD USE HABITABLE FLOORS Blocks A-K, Lely Barefoot Beach Unit One (PB 12, Pages 34-37) and Barefoot Estates (PB 25, Pages 1-2) Low-Density Single Family 3 Tract D (Lely Barefoot Beach Unit Two (PB 15, 71-72)) Low-Density Single Family 2 Tract H Single or Multi-Family 4 Tract I Single or Multi-Family 3 Tract J Single Family 3 Lely Beach North (Portion of Lely Barefoot Beach Unit Three (PB 16, Pages 55-58)) Single or Multi-Family 6 Lely Beach South DC-1 and DC-2 (Portion of Lely Barefoot Beach Unit Four (PB 17, Pages 5-6)) Low to Mid-Rise, Single or Multi- Family 6 Lely Beach South DC-3 and DC-4 Low to Mid-Rise, Single or Multi- Family 5 29 Exhibit "A" Page 29 of 33 9.A.3.l Packet Pg. 1036 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COMPARISON OF PUD MAXIMUM HEIGHT: Current 30 Exhibit "A" Page 30 of 33 9.A.3.l Packet Pg. 1037 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) COMPARISON OF PUD MAXIMUM HEIGHT: As Amended 31 Exhibit "A" Page 31 of 33 9.A.3.l Packet Pg. 1038 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Growth Management Plan – Future Land Use Element 32 Exhibit "A" Page 32 of 33 9.A.3.l Packet Pg. 1039 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Summary of Urban Future Land Use Map Designation 33 Exhibit "A" Page 33 of 33 9.A.3.l Packet Pg. 1040 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) Exhibit "B" Page 1 of 1 9.A.3.l Packet Pg. 1041 Attachment: Attachment G-NIM Summary (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.m Packet Pg. 1042 Attachment: Attachment D-Lely Barefoot Beach Unit One Plat(13816265_1) - Prepared (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.m Packet Pg. 1043 Attachment: Attachment D-Lely Barefoot Beach Unit One Plat(13816265_1) - Prepared (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.m Packet Pg. 1044 Attachment: Attachment D-Lely Barefoot Beach Unit One Plat(13816265_1) - Prepared (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 9.A.3.m Packet Pg. 1045 Attachment: Attachment D-Lely Barefoot Beach Unit One Plat(13816265_1) - Prepared (10600 : 9A.3-PL20190001138 Lely Barefoot Beach PUDA) 10/31/2019 COLLIER COUNTY Collier County Planning Commission Item Number: 9.A.4 Item Summary: ***This item has been continued from the October 17, 2019, CCPC meeting*** PL20190000479: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2006-61, as amended, which rezoned the subject property to a Residential Multi-Family-6 (RMF-6) Zoning District with conditions, in order to remove a condition of approval relating to affordable housing contributions and amend a condition of approval relating to restrictions on the issuance of Certificates of Occupancy until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational, for property located approximately 3,500 feet south of Pine Ridge Road, in Section 18, Township 49 South, Range 26 East, Collier County, Florida, consisting of 10+/- acres; and by providing an effective date. [Coordinator: James Sabo, AICP, Principal Planner] Meeting Date: 10/31/2019 Prepared by: Title: – Zoning Name: James Sabo 10/23/2019 11:45 AM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 10/23/2019 11:45 AM Approved By: Review: Growth Management Operations & Regulatory Management Judy Puig Review item Completed 10/23/2019 11:51 AM Planning Commission Mark Strain Meeting Pending 10/31/2019 9:00 AM 9.A.4 Packet Pg. 1046 AGENDA ITEM 9.A.4 This item has been continued from the October 17, 2019 CCPC meeting. You have received the packet at the October 17th meeting. PL20190000479: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2006-61, as amended, which rezoned the subject property to a Residential Multi-Family-6 (RMF-6) Zoning District with conditions, in order to remove a condition of approval relating to affordable housing contributions and amend a condition of approval relating to restrictions on the issuance of Certificates of Occupancy until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational, for property located approximately 3,500 feet south of Pine Ridge Road, in Section 18, Township 49 South, Range 26 East, Collier County, Florida, consisting of 10+/- acres; and by providing an effective date. [Coordinator: James Sabo, AICP, Principal Planner] 9.A.4.a Packet Pg. 1047 Attachment: 9.A.4-PL20190000479-Cayo-Whippoorwill Lane-cover page 10-31-2019 meeting (10655 : 9A.4-RZ PL20190000479 Cayo RZ-PL20190000479; Cayo Whippoorwill Rezone Page 1 of 10 Revised: October 8, 2019 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: OCTOBER 17, 2019 SUBJECT: RZ-PL20190000479 CAYO WHIPPOORWILL REZONE CONDITIONS ______________________________________________________________________________ PROPERTY OWNERS/APPLICANT/AGENT: Owner: Agent/Applicant: 333 Investments Land Trust 1100 Kane Concourse Bay Harbor Island, FL 33154 Patrick Vanasse, AICP RWA, Inc. 6610 Willow Park Drive Naples, FL 34109 REQUESTED ACTION: The applicant is requesting that the Collier County Planning Commission (CCPC) consider an application to amend Ordinance 2006-61, which rezoned the subject property located at 1450 Whippoorwill Lane from Agriculture to RMF-6 residential multiple-family with condtions. The request is to remove conditions of approval relating to affordable housing contributions and amend restrictions on the issuance of Certificates of Occupancy until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational. A aerial map showing the proposed future roadway extension is included as Attachment A. GEOGRAPHIC LOCATION: The subject property consists of ±10 acres and is located approximately 3,500 feet south of Pine Ridge Road near Stratford Lane, in Section 18, Township 49 South, Range 26 East, Collier County, Florida. (see location map, page 2). AGENDA ITEM 9.A.5 9.A.4.b Packet Pg. 1048 Attachment: Staff Rept Cayo Whipp 9.26.19 w-signature page (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) RZ-PL20190000479; Cayo Whippoorwill Rezone Page 2 of 10 Revised: October 8, 2019 9.A.4.bPacket Pg. 1049Attachment: Staff Rept Cayo Whipp 9.26.19 w-signature page (10655 : 9A.4-RZ PL20190000479 Cayo RZ-PL20190000479; Cayo Whippoorwill Rezone Page 3 of 10 Revised: October 8, 2019 PURPOSE/DESCRIPTION OF PROJECT: The subject property was rezoned from Agriculture to RMF-6 with certain conditions as part of Ordinance 2006-61. There were 4 conditions created in 2006 as part of the ordinance are listed here: Condition 1 requires an affordable housing contribution to the Collier County Affordable Housing Trust Fund for every unit built. The Board of County Commissioners no longer requires or supports such contributions and has agreed to remove them upon request from the landowner/applicant. The petition is requesting removal of this condition. Condition 2 requires an environmental survey at SDP and requires a small onsite preserve. No change proposed for this condition. Condition 3 states that Certificates of Occupancy shall not be issued until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational. The petitioner is requesting removal of this condition. They have coordinated with the Transportation Engineering and Construction Management Division (TECM) regarding the anticipated construction date for the Whippoorwill extension. Transportation has proposed amendment of Condition 3 to state the following: “Certificates of Occupancy shall not be issued until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational, or until September 1, 2021, whichever is sooner.” The Transportation Division has stated that they wish to provide certainty that someone could proceed in the event of unforeseen delays to the County roadway project, such as a hurricane event. Condition 4 assigns this project a proportionate share responsibility associated with the Whippoorwill Lane to Livingston Road extension and Whippoorwill Lane signalization improvements. No change proposed for this condition. The Whippoorwill roadway extension and related improvements were identified prior to the 2006 zoning approval. Following the approval of Ordinance 2006-61, however, the Whippoorwill Lane roadway extension project was moved lower on the priority list. The applicant believes it was never anticipated that the roadway project would be postponed for an extended period. The applicant also believes it was not the County’s intent to negatively impact or hold up potential development on the subject property. 9.A.4.b Packet Pg. 1050 Attachment: Staff Rept Cayo Whipp 9.26.19 w-signature page (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) RZ-PL20190000479; Cayo Whippoorwill Rezone Page 4 of 10 Revised: October 8, 2019 SURROUNDING LAND USE AND ZONING: North: Residential multiple-family, zoned Whippoorwill Pines PUD South: Residential multiple-family, zoned Whippoorwill Woods PUD East: Residential multiple-family, zoned Whippoorwill Woods PUD West: Residential single-family, zoned Arlington Lakes PUD Aerial Map (County GIS) GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: The subject property, consisting of ±10 acres, is located on the east side of Whippoorwill Lane, approximately two-thirds of a mile south of Pine Ridge Rd. (CR 896), in Section 18, Township 49 South, Range 26 East. The property is currently designated Urban (Urban – Mixed Use District, Urban Residential Subdistrict and within Residential Density Band, as identified on the Future Land Use Map (FLUM) of the Growth Management Plan (GMP). The 10-acre project is already 9.A.4.b Packet Pg. 1051 Attachment: Staff Rept Cayo Whipp 9.26.19 w-signature page (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) RZ-PL20190000479; Cayo Whippoorwill Rezone Page 5 of 10 Revised: October 8, 2019 approved for a multi-family residential development. The original (non-PUD) rezone for this site imposed/added conditions as noted earlier. GMP C ONCLUSION: Based upon the above analysis, this proposed rezone may be deemed consistent with the FLUE. Transportation Element: As noted above, the proposed rezone on the subject property is to remove or modify conditions placed on the original rezone, Ordinance 06-61. One of the proposed modifications is to condition three (3), which if approved, would include the anticipated completion date of the Whippoorwill Lane Extension (extension), which extends Whippoorwill Lane south and west to Livingston Road. This condition limits the issuance of certificates of occupancy (CO) for this development, linking them to the completion of the extension. The modification provides a date certain allowance that corresponds to the anticipated date of completion of the extension. The applicant also provided a letter of no impact regarding this development, which as indicated remains the same as originally approved in ordinance 06-61. Staff notes that at time of the first development order (SDP or Plat) a new Transportation Impact Statement will be required to demonstrate the development continues to meet operational and current capacity standards. For these reasons staff finds the proposed development in compliance with the GMP and recommends approval. Conservation and Coastal Management Element (CCME): Environmental staff has evaluated the petition. No revisions to the environmental portions of the rezoning petition are being made. The proposal is consistent with the CCME. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition, including 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. Drainage: The proposed rezone request is not anticipated to create drainage problems in the area. Stormwater best management practices, treatment, and storage will be addressed through the environmental resource permitting process with the South Florida Water Management District. County staff will also evaluate the project’s stormwater management system, calculations, and design criteria at the time of site development plan (SDP) and/or platting (PPL). Environmental Review: Environmental Planning staff has reviewed this petition. The Conservation Easement will not be impacted by the proposed petition. 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. Transportation Review: Transportation staff finds this petition consistent with the GMP, and further recommends that the Collier County Planning Commission (CCPC) forwards Petition PL20190000479 Cayo Whippoorwill to the Board of County Commissioners (BCC) with a 9.A.4.b Packet Pg. 1052 Attachment: Staff Rept Cayo Whipp 9.26.19 w-signature page (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) RZ-PL20190000479; Cayo Whippoorwill Rezone Page 6 of 10 Revised: October 8, 2019 recommendation of approval subject to the changes for Condition number 3 to add the September 2021 date. Landscape Review: A landscape review is not applicable. The applicant is not proposing any changes or deviations pertaining to landscape buffers. School District: A school district review is not applicable. The only changes proposed are removal of certain conditions from Ordinance 2006-61. Utilities Review: A utilities review is not applicable. There is no development proposed. The only changes proposed are removal of ordinance conditions. Zoning Services Review: Zoning Division staff has evaluated the proposed request to rezone the subject property and remove certain conditions related to contributions for affordable housing and restrictions on the issuance of certificates of occupancy until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational. With respect to elimination of Condition 1 and the removal of contributions to the Affordable Housing Trust Fund, the Zoning Division finds the removal of the conditional acceptable. There is now a BCC directed administrative process, PUD Minor Change, that allows petitioners to remove the affordable housing trust fund contribution requirements. The Zoning Division recommends approval for the removal of Condition number 1. Regarding Condition 3 and the removal of the restrictions on the issuance of certificates of occupancy until the roadway connection is completed, the Zoning Division agrees with the Transportation Division recommendation to revise the language in Condition 3 to set a specific end date for the elimination of the restriction on the issuance of certificates of occupancy. As stated, the Transportation Division met with the applicant separately to discuss options related to the elimination of Condition 3 language. The recommendation from Transportation is to amend the language in condition 3 to eliminate the restriction on the issuance of C/O’s until the roadway connection is completed or, September 1, 2021, whichever is sooner. According to the Transportation Division, planning is currently underway for the roadway connection from Whippoorwill Lane to Livingston Road. Therefore, the restriction in Condition 3 may be more appropriate with a sunset provision to allow future development of the RMF-6 parcel. With respect to the remainder of the conditions in Ordinance 2006-61, they are appropriate and should remain in effect. 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 the proposed change in relation to the following when applicable.” Additionally, Section 10.02.13 of the Collier County LDC requires the Planning Commission to make findings as to the PUD Master Plans' compliance with 9.A.4.b Packet Pg. 1053 Attachment: Staff Rept Cayo Whipp 9.26.19 w-signature page (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) RZ-PL20190000479; Cayo Whippoorwill Rezone Page 7 of 10 Revised: October 8, 2019 the additional criteria as also noted below: (Zoning Division staff responses in non-bold): 1.Whether the proposed change will be consistent with the goals, objectives, and policies of the Future Land Use Map (FLUM) and the elements of the GMP. Comprehensive Planning staff has determined the 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 related to surrounding properties is described in the Surrounding Land Use and Zoning section of this report. The proposed uses will not change the existing land use patterns in the area. 3.The possible creation of an isolated district unrelated to adjacent and nearby districts. The property is zoned RMF-6 multiple-family residential. The application is to rezone to remove certain conditions in the straight zoning district created under Ordinance 2006-61, which would not create an isolated district. 4.Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The existing district boundaries are logically drawn. There are no boundary changes proposed. 5.Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed change is not necessary. It is a request to rezone to remove conditions by the property owner. 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. 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 Transportation Division states there are no changes proposed with this petition that revise the original impacts on the roadway system. The 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. Operational impacts will be addressed at time of first development order (SDP or Plat). 8.Whether the proposed change will create a drainage problem. 9.A.4.b Packet Pg. 1054 Attachment: Staff Rept Cayo Whipp 9.26.19 w-signature page (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) RZ-PL20190000479; Cayo Whippoorwill Rezone Page 8 of 10 Revised: October 8, 2019 It is not anticipated that the rezone request to PUDR will create drainage problems in the area. Stormwater best management practices, treatment, and storage for this project will be addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). County environmental staff will evaluate the stormwater management system and design criteria at the time of SDP or PPL. 9.Whether the proposed change will seriously reduce light and air to adjacent areas. The proposed rezone is to change conditions in the straight zoning, Ordinance 2006-61, and would not reduce light or air to adjacent areas. 10.Whether the proposed change will adversely affect property values in the adjacent areas. Property value is affected by many factors. It is driven by market conditions and is generally a subjective determination. Zoning alone is not likely to adversely affect the property values. Generally, market conditions prevail. 11.Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Most of the adjacent property is already developed as residential use. The approval of the rezone request to change conditions in Ordinance 2006-61 is not likely to deter development activity of surrounding property. 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 rezone to remove conditions complies with the GMP and is found consistent, then it is consistent with public policy and the change does not result in the granting of a special privilege. Consistency with the FLUE is determined to be consistent with public welfare. 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. 14.Whether the change suggested is out of scale with the needs of the neighborhood or the County. The Zoning Division staff determination is that the proposed changes to the conditions in Ordinance 2006-61 are not out of scale with the needs of the community. 15.Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. 9.A.4.b Packet Pg. 1055 Attachment: Staff Rept Cayo Whipp 9.26.19 w-signature page (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) RZ-PL20190000479; Cayo Whippoorwill Rezone Page 9 of 10 Revised: October 8, 2019 The application was reviewed and found compliant with the GMP as proposed. The Zoning Division staff does not review other sites related to 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 proposed rezone request to change conditions would require significant site alteration. The site is currently vacant, and construction would be required. The development standards would be applied during the SDP and plat process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The project must comply with the criteria set forth in LDC Section 6.02.00 regarding Adequate Public Facilities (APF) and must be consistent with applicable goals and objectives of the GMP related to adequate public facilities. The concurrency review for APF is determined at the time of SDP review. The activity proposed by this amendment will have no adverse impact on public utilities facility adequacy. This petition has been reviewed by Comprehensive Planning staff for consistency with the GMP and they find it to be consistent. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. DEVIATION DISCUSSION: The petitioner is not seeking deviations from the requirements of the LDC. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on August 29, 2019, 5:30 PM, at the Naples Church of Christ at 12760 Livingston Road Naples, FL. For further information, please see the NIM Summary information in the back-up material. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: 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. 9.A.4.b Packet Pg. 1056 Attachment: Staff Rept Cayo Whipp 9.26.19 w-signature page (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) RZ-PL20190000479; Cayo Whippoorwill Rezone Page 10 of 10 Revised: October 8, 2019 COUNTY ATTORNEY OFFICE REVIEW: The County Attorney’s Office reviewed this staff report for content and legal sufficiency on October 8, 2019. RECOMMENDATION: Zoning Division staff recommends the CCPC forward petition RZ PL20190000479 Cayo Whippoorwill to the Board of County Commissioners with a recommendation of approval, subject to the TECM recommended change to Condition number 3 for Ordinance 2006-61 as follows: Condition 3.,“Certificates of Occupancy shall not be issued until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational, or until September 1, 2021, whichever is sooner.” And; removal of Condition 1 for the Affordable Housing Trust Fund contribution. Attachments: A)Proposed Ordinance 091019 B)Proposed Road Extension Whippoorwill to Livingston C)FLUE Consistency Review Cayo Whippoorwill D)Back up materials 9.A.4.b Packet Pg. 1057 Attachment: Staff Rept Cayo Whipp 9.26.19 w-signature page (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) /1 t1 C SABO. AICP, PRINCIPAL PLANNER DIVISION ZONING SERVICES SECTION REVIEWED BY: RAYM V. BELLOWS. ZONING MANAGER ZONING DIVISION ZONING SERVICES SECTION APPROVE,D BY: S I.'RENCH, DEPUTY DEPARTMENT I{EAD GROWTH MANAGEMENT DEPARI'MENT RZ-PL20190000479; Cayo WhippooMilt Rezone Octobe|l7,2019- CCPC I)ATE /o- s- t1 DATE /2- /-/7 DATE 9.A.4.b Packet Pg. 1058 Attachment: Staff Rept Cayo Whipp 9.26.19 w-signature page (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.c Packet Pg. 1059 Attachment: Attachment A Ordinance - 091019 (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.c Packet Pg. 1060 Attachment: Attachment A Ordinance - 091019 (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.c Packet Pg. 1061 Attachment: Attachment A Ordinance - 091019 (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Dover CT Monte re y P T PositanoCIR And a lu c iaWAY WhippoorwillLNStrat fordLN HermosaWAYStratford CT Maripo s a CIR R a f f i n aCT Alb ertonCT And a lu c i aWAY Bisca yneC T Nightha wk DR Hen l e y STViolino LNLagunaCIR N ig h t h a w kDR Mo nt er ey P T Eatonw ood LN Marbella LN Carpa ziCTSt rat f ordCTStradaMilanLN Ti ffa ny LN Marbella DRBellflowerLN Jaybird WAYKe nsington High S T SedgePLLivingston RDDel Ma r TE R Bry n wo od WAY Oxford LN Marbella Lake s DRDoverCT P o si t a n o C I R Avia n o DR Serrano CIR M a r i p o sa C I R Carrington CIR Propo sed Future Road 9.A.4.d Packet Pg. 1062 Attachment: Attachment B Road Extension Whippoorwill (10655 : 9A.4-RZ PL20190000479 Cayo Growth Management Department Zoning Division C O N S I S T E N C Y R E V I E W M E M O R A N D U M To: James Sabo, Principal Planner, Zoning Services Section From: Corby Schmidt, AICP, Principal Planner, Comprehensive Planning Section Date: June 27, 2019 Subject: Future Land Use Element Consistency Review of Proposed Rezone PETITION NUMBER: RZ-PL201900000479 [REV: 1] PETITION NAME: Cayo Whippoorwill Rezone REQUEST: This petition requests to amend rezone Ordinance No. 06-61 to remove certain conditions of approval. LOCATION: The subject property, consisting of ±10 acres, is located on the east side of Whippoorwill Lane, approximately two-thirds of a mile south of Pine Ridge Rd. (CR 896), in Section 18, Township 49 South, Range 26 East. COMPREHENSIVE PLANNING COMMENTS: The subject property is currently designated Urban (Urban – Mixed Use District, Urban Residential Subdistrict and within Residential Density Band, as identified on the Future Land Use Map (FLUM) of the Growth Management Plan (GMP). The 10- acre project is already approved for a multi-family residential development. The original (non- PUD) rezone for this site imposed/added conditions. The present rezone request will remove Conditions no. 1 and no. 3 specifically, as follows: • The Board of County Commissioners has generally agreed to remove requirements for contributions to the Affordable Housing Trust Fund when requested. • The roadway connection project is now underway and for a number of other reasons provided in the application, this condition is no longer needed. 9.A.4.e Packet Pg. 1063 Attachment: Attachment C FLUE Consistency Review Cayo Whippoorwill (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Condition nos. 2 and 4 are retained, and the zoning is not changed in any other manner. Future Land Use Element (FLUE) Policy 5.6 ensures new developments are reviewed for compatibility with, and complementary to, the surrounding land uses, as set forth in the Land Development Code. The changes proposed by this “rezone” do not result with a “new development” and that a (re)evaluation of this Policy is not necessary. The County recognizes Smart Growth policies and practices in its consideration of future land use arrangements and choice-making options. FLUE Objective 7 and Policies 7.1 through 7.4 promote Smart Growth policies for new development and redevelopment projects pertaining to access, interconnections, open space, and walkable communities. Given the nature of this petition and the minor changes proposed (no changes in permitted uses, densities, or intensities), staff is of the opinion that a (re)evaluation of FLUE policies under Objective 7 is not necessary. These policies were evaluated during staff’s consistency review of the Cayo Whippoorwill rezone petition, approved December 12, 2006. CONCLUSION: Based upon the above analysis, this proposed rezone may be deemed consistent with the FLUE. PETITION ON CITYVIEW cc: Ray Bellows, Zoning Manager, Zoning Services Section David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section Michael Bosi, AICP, Director, Zoning Division G: Comp\Consistency Reviews\2019 \\bcc.colliergov.net\data\GMD-LDS\CDES Planning Services\Consistency Reviews\2019\RZ\RZ-PL20190000479 Cayo Whip_R1 drft.docx 9.A.4.e Packet Pg. 1064 Attachment: Attachment C FLUE Consistency Review Cayo Whippoorwill (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 09/28/2017 Page 1 of 8 STANDARD REZONE APPLICATION LDC Section 10.02.08 Chapter 3 H. of the Administrative Code PROJECT NO PROJECT NAME DATE PROCESSED APPLICANT CONTACT INFORMATION Name of Property Owner(s): __________________________________________________________ Name of Applicant if different than owner: ______________________________________________ Address: ____________________________City: ________________ State: ______ ZIP: __________ Telephone: ____________________ Cell: _____________________ Fax: ______________________ E-Mail Address: ____________________________________________________________________ Name of Agent: ____________________________________________________________________ Firm: _____________________________________________________________________________ Address: ______________________________City: ________________ State: _______ ZIP: _______ Telephone: _____________________ Cell: _____________________ Fax: _____________________ E-Mail Address: ____________________________________________________________________ PROPERTY INFORMATION Provide a detailed legal description of the property covered by the application , if space is inadequate, attach on separate page: •If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; •The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre-application meeting; and •The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ To be completed by staff 9.A.4.f Packet Pg. 1065 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 09/28/217 Page 2 of 8 Size of Property: ________ft. x ________ ft. = _________ Total Sq. Ft. Acres: ________ Address/ General Location of Subject Property: __________________________________________ __________________________________________________________________________________ ADJACENT ZONING AND LAND USE Zoning Land Use N S E W If the owner of the subject property owns contiguous property please provide a detailed legal description of the entire contiguous property: (If space is inadequate, attach on separate page) Section/Township/Range: / / Plat Book: Page #: Property I.D. Number: ____________________________________ Lot: Block: Subdivision: ___________________________________________________ Metes & Bounds Description: ________________________________________________________ REZONE REQUEST This application is requesting a rezone from: ______________________ Zoning district(s) to the _____________________ zoning district(s). Present Use of the Property: _________________________________________________________ Proposed Use (or range of uses) of the subject property: __________________________________ Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these regulations. N/A 9.A.4.f Packet Pg. 1066 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 09/28/217 Page 3 of 8 ASSOCIATIONS Requirement: List all registered Home Owner Association(s) that could be affected by this petition. Provide additional sheets if necessary. Information can be found on the Board of County Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774. Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ EVALUATION CRITERIA Pursuant to LDC section 10.02.08, staff’s recommendation to the Planning Commission and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, please provide a narrative statement describing the rezone request with specific reference to the criteria noted below. Include any backup materials and documentation in support of the request. 1.Whether the proposed change will be consistent with the goals, objectives, policies, future land use map and elements of the Growth Management Plan. 2.The existing land use pattern. 3.The possible creation of an isolated district unrelated to adjacent and nearby districts. 4.Whether existing district boundaries are illogically drawn in relation to existing conditions on the property for the proposed change. 5.Whether changed or changing conditions make the passage of the proposed amendment (rezone) when necessary. 6.Whether the proposed change will 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. 8.Whether the proposed change will create a drainage problem. See Narrative 9.A.4.f Packet Pg. 1067 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 09/28/217 Page 4 of 8 9.Whether the proposed change will seriously reduce light and air to adjacent areas. 10.Whether the proposed change will seriously affect property values in the adjacent area. 11.Whether the proposed change will 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. 13.Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. 14.Whether the change suggested is 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. 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. 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]. 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. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by existing deed restrictions. Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? __________________________________________________________________________________ __________________________________________________________________________________ Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation or zoning verification rendered on this property within the last year? Yes No if so please provide copies. 9.A.4.f Packet Pg. 1068 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 09/28/217 Page 5 of 8 STATEMENT OF UTILITY PROVISIONS FOR STANDARD REZONE REQUEST APPLICANT INFORMATION Name of Applicant(s): _______________________________________________________________ Address: _________________________________ City: ___________ State: ________ ZIP: _______ Telephone: ____________________ Cell: _____________________ Fax: ______________________ E-Mail Address: ____________________________________________________________________ Address of Subject Property (If available): ______________________________________________ City: _______________ State: _________ ZIP: __________ LEGAL DESCRIPTION Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Metes & Bounds Description: _________________________________________________________ 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 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: ____________ 9.A.4.f Packet Pg. 1069 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 09/28/217 Page 6 of 8 If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: ____________________________________________________ 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. PUBLIC NOTICE REQUIREMENTS This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 H. of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 of the Administrative Code for the NIM procedural requirements. Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the Board's final action on this item, please remove all public hearing advertising sign(s) immediately. N/A 9.A.4.f Packet Pg. 1070 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 09/28/217 Page 7 of 8 Pre-Application Meeting and Final Submittal Requirement Checklist for: Standard Rezone Chapter 3 H. of the Administrative Code The following Submittal Requirement Checklist is to be utilized during the Pre-Application Meeting and at time of application submittal. At time of submittal, the checklist is to be completed and submitted with the application packet. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. REQUIREMENTS FOR REVIEW # OF COPIES REQUIRED NOT REQUIRED Completed Application (download current form from County website) 1 Pre-Application meeting notes 1 Project Narrative 1 Affidavit of Authorization, signed and notarized 1 Completed Addressing Checklist 1 Property Ownership Disclosure Form 1 Utility Provisions Statement with sketches 1 Signed and Sealed Survey 1 Conceptual Site Plan 1 Architectural Rendering List identifying Owner & all parties of corporation 1 Warranty Deeds 1 Environmental Data Requirements, pursuant to LDC section 3.08.00 1 Listed Species Survey; less than 12 months old. Include copies of previous surveys 1 Current aerial photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. Historical Survey or waiver request 1 Traffic Impact Statement, with applicable fees 1 School Impact Analysis Application – residential projects only 1 Electronic copy of all documents and plans 1 *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239- 690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.” 9.A.4.f Packet Pg. 1071 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 09/28/217 Page 8 of 8 Planners: Indicate if the petition needs to be routed to the following additional reviewers: Bayshore/Gateway Triangle Redevelopment: Executive Director Historical Review City of Naples: Robin Singer, Planning Director Immokalee Water/Sewer District: Conservancy of SWFL: Nichole Johnson Parks and Recreation: Barry Williams and David Berra Emergency Management: Dan Summers; and/or EMS: Artie Bay School District (Residential Components): Amy Lockheart Other: Other: FEE REQUIREMENTS  Pre-Application Meeting: $500.00 (Applications submitted 9 months or more after the date of the last pre-application meeting shall not be credited towards application fees and a new pre-application meeting will be required)  Rezone Petition (regular): $6,000.00 plus $25.00 an acre (or fraction thereof) o Additional Fee for 5th and subsequent reviews: 20% of original fee  Comprehensive Planning Consistency Review: $750.00  Listed/Protected Species Survey: $1,000.00  Estimated Legal Advertising: o CCPC- $1,125.00 o BCC- $500.00  Transportation Fee: o Methodology Review: $500.00 (Additional fees to be determined at Methodology meeting)  School Concurrency Review: If required, to be determined by the School District in coordination with the County Fire Code Plans Review Fees are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. All checks payable to: Board of County Commissioners. The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Department Planning and Regulation ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 ____________________________________________ ____________ Agent/Owner Signature Date ____________________________________________ Applicant/Owner Name (please print) 9.A.4.f Packet Pg. 1072 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0002 Rezone Amendment Application Preparation\PUD Rezone - Submittal 1 Working Docs\Narrative.docx Page 1 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578 www.consult-rwa.com PROJECT NARRATIVE Summary of Request: The subject property consists of ±10 acres located at 1450 Whippoorwill Lane. The subject property was rezoned from Agricultural (A) to Residential Multi-family 6 (RMF-6) in 2006. This “straight rezone” is somewhat unique in that the zoning ordinance contained Conditions of Approval typically reserved for PUDs. 9.A.4.f Packet Pg. 1073 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Cayo Whippoorwill (PL#: 20190000479) Rezone Application K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0002 Rezone Amendment Application Preparation\PUD Rezone - Submittal 1 Working Docs\Narrative.docx Page 2 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578 www.consult-rwa.com The zoning ordinance includes the following four conditions: Condition #1 requires an affordable housing contribution to the Collier County Affordable Housing Trust Fund for every unit built. The Board of County Commissioners no longer requires or supports such contributions and has agreed to remove them upon request from the land owner/applicant. The petition is requesting removal of this condition. Condition #2 requires an environmental survey at SDP and requires a small onsite preserve. This condition will remain. Condition #3 states that Certificates of Occupancy shall not be issued until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational. The petition is requesting removal of this condition. The need for the Whippoorwill roadway extension and improvements was identified prior to the 2006 zoning approval, at a time when the roadway improvement seemed imminent. Unfortunately, this roadway project was lowered in priority due to alternative political initiatives. It was never anticipated that the roadway project would be put on hold for this long; nor was it the County’s intent to negatively impact or hold up potential development on th e subject property. It should be noted that this condition was imposed at a time when the concurrency management regulations were very different. At that time, a project could be held up due to concurrency management deficiencies. Since then, state statutes have been revised to create a “pay and go” regime where projects can move forward if they agree to pay their fair share of needed improvements, which correlates with Condition 4 of the zoning ordinance. Lastly, the Whippoorwill roadway extension and improvements to the Pine Ridge intersection were recently discussed and approved by the Board of County Commissioners. The design of the project is funded and should commence in the upcoming year. As such, improvements to address the roadway level of service are underway and should remove any concerns associated with development along this corridor. Condition #4 assigns this project a proportionate share responsibility associated with the Whippoorwill Lane to Livingston Road extension and Whippoorwill Lane signalization improvements. This condition will remain. Other than the deletion of Conditions #1 and #3, no other changes are requested. The property will retain the RMF-6 zoning district designation and will be subject to all relevant LDC and Growth Management Plan regulations. 9.A.4.f Packet Pg. 1074 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Cayo Whippoorwill (PL#: 20190000479) Rezone Application K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0002 Rezone Amendment Application Preparation\PUD Rezone - Submittal 1 Working Docs\Narrative.docx Page 3 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578 www.consult-rwa.com Given the unique nature of this “straight zoning”, conditions cannot be removed administratively, nor through a streamlined process such as a PDI. As discussed with staff, a rezone from RMF-6 to RMF-6 must be conducted. Acknowledging these particular circumstances, many application requirements have been waived and the following narrative addressing Rezone Considerations/Evaluation Criteria is relatively brief and relies on the fact that the property has already been reviewed, evaluated and approved for RMF-6 zoning. Therefore, this property has already been found consistent with the Land Development Code, and Growth Management Plan and demonstrated compatibility with the surrounding community. Rezone Considerations Per LDC Section 10.02.08: 1. Whether the proposed change will be consistent with the goals, objectives, policies, future land use map and elements of the Growth Management Plan. The proposed rezone simply removes two conditions of approval but retains the RMF-6 zoning district that currently exists. This zoning designation has been found consistent with the goals, objectives, policies, and future land use map of the Growth Management Plan. The subject property is designated Urban (Urban Mixed-Use District, Urban Residential Subdistrict), as identified on the Future Land Use Map (FLUM) of the County's GMP. This Subdistrict permits residential development including a variety of zoning designations including RMF-6. 2. The existing land use pattern. The subject property is surrounded by existing development. To the north, the property abuts Whippoorwill Pines, a multi-family PUD which allows 6 du/ac. To the east and south it abuts Whippoorwill Woods PUD which allows 7 du/ac. To the west, the property abuts Whippoorwill Lane and beyond that is the Arlington Lakes PUD, which allows 6 du/ac. The proposed zoning designation allows for the same general uses (variety of residential uses) and allows for a density which is the same or less than abutting PUDs. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The rezone from RMF-6 to RMF-6 will not create an isolated district unrelated to adjacent and nearby residential PUDs. The RMF-6 zoning district is residential in nature, and the property is an infill parcel consistent and compatible with adjacent properties. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property for the proposed change. 9.A.4.f Packet Pg. 1075 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Cayo Whippoorwill (PL#: 20190000479) Rezone Application K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0002 Rezone Amendment Application Preparation\PUD Rezone - Submittal 1 Working Docs\Narrative.docx Page 4 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578 www.consult-rwa.com The property boundary is already defined and does not consist of a land assemblage. The existing boundaries are logical, and the property represents an already defined infill parcel. 5. Whether changed or changing conditions make the p assage of the proposed amendment (rezone) necessary. Yes, change in the Board’s policy regarding affordable housing contributions, changes to the concurrency management regulations and the planned Whippoorwill Lane extension improvements make the rezone necessary in order to remove onerous and/or non-applicable conditions. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change consists of removing the two conditions identified above. The zoning designation will remain the same. The change will not adversely influence living conditions. Roadway improvements are planned and will easily accommodate eventual development of this property. 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 proposed change does not affect allowed density. It does however affect the timing of potential development. As discussed above, the roadway improvements can easily accommodate this eventual project and the eventual residential project is anticipated to have no negative affect on public safety. 8. Whether the proposed change will create a drainage problem. This project will not create a drainage problem. Eventual development of this property will need to comply with county and state regulations associated with drainage and water management best practices. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The property will be subject to RMF-6 setbacks and development standards as well as buffering requirements, which provide safeguards to ensure appropriate light and air to adjacent areas. 9.A.4.f Packet Pg. 1076 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Cayo Whippoorwill (PL#: 20190000479) Rezone Application K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0002 Rezone Amendment Application Preparation\PUD Rezone - Submittal 1 Working Docs\Narrative.docx Page 5 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578 www.consult-rwa.com 10. Whether the proposed change will seriously affect property values in the adjacent area. The current zoning will remain the same, albeit for the elimination of 2 conditions. The allowed uses and density are consistent with adjoining properties and will not unduly affect property values in the adjacent areas. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. No, it will not be a deterrent since those properties are already developed. 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 change the existing zoning district and does not represent a grant of special privilege. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. Yes, the existing conditions prevent development of the property per RMF -6 regulations. Condition 1 places an undue financial burden on the owner , which is the basis for the Board of County Commissioners being agreeable to remove conditions that no longer require or support contributions to affordable housing. Condition 3 prevents immediate development of the property by linking it to planned roadway improvements. Approval of this rezone removes these conditions and allows use of the property as allowed by the RMF -6 zoning district. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The RMF-6 contains uses, allowed density and development standards consistent with adjacent PUDs. This will ensure a development project that is in scale with neighboring properties. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. N/A – The zoning district is currently RMF-6 and will remain RMF-6. 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. N/A – The zoning district is currently RMF-6 and will remain RMF-6. 9.A.4.f Packet Pg. 1077 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Cayo Whippoorwill (PL#: 20190000479) Rezone Application K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0002 Rezone Amendment Application Preparation\PUD Rezone - Submittal 1 Working Docs\Narrative.docx Page 6 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578 www.consult-rwa.com 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]. This is an infill parcel, utilities already service surrounding properties and will be available for this site. 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. N/A 9.A.4.f Packet Pg. 1078 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 1 Jane Eichhorn Subject:FW: Cayo Whippoorwill From: Patrick Vanasse <pvanasse@consult‐rwa.com>   Sent: Tuesday, September 24, 2019 11:19 AM  To: Jane Eichhorn <JEichhorn@consult‐rwa.com>; SaboJames <James.Sabo@colliercountyfl.gov>  Subject: FW: Cayo Whippoorwill    James,    As you requested, here’s the email in which Trinity provided the Sept 2021 date for Whippoorwill.       Patrick Vanasse, AICP  Director of Community Development  OFFICE | 239.597.0575 DIRECT LINE | 239.438.4355  CELL | 239.398.2016  EMAIL | PVanasse@consult-rwa.com        From: ScottTrinity <Trinity.Scott@colliercountyfl.gov>   Sent: Tuesday, July 23, 2019 8:11 AM  To: Patrick Vanasse <pvanasse@consult‐rwa.com>  Cc: BeardLaurie <Laurie.Beard@colliercountyfl.gov>; SawyerMichael <Michael.Sawyer@colliercountyfl.gov>; Jane  Eichhorn <JEichhorn@consult‐rwa.com>  Subject: RE: Cayo Whippoorwill    According to TECM, they indicated September 2021. Respectfully, Trinity Scott Transportation Planning Manager Capital Project Planning, Impact Fees & Program Management Division NOTE: Email Address Has Changed 2685 South Horseshoe Drive, Suite 103 Naples, Florida 34104 Phone: 239.252.5832 Trinity.Scott@colliercountyfl.gov 9.A.4.f Packet Pg. 1079 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 2 From: Patrick Vanasse <pvanasse@consult‐rwa.com>   Sent: Monday, July 22, 2019 11:00 AM  To: ScottTrinity <Trinity.Scott@colliercountyfl.gov>  Cc: BeardLaurie <Laurie.Beard@colliercountyfl.gov>; SawyerMichael <Michael.Sawyer@colliercountyfl.gov>; Jane  Eichhorn <JEichhorn@consult‐rwa.com>  Subject: RE: Cayo Whippoorwill    Thank you Trinity.    I want to wrap up my response letter and be found complete ASAP.  As such, can we respond that  we will accept your proposed condition with a “to be determined date” or should we identify that date prior to  resubmittal?  Would 1.5‐2yr timeframe work?          PATRICK VANASSE, AICP DIRECTOR OF COMMUNITY DEVELOPMENT  OFFICE | 239.597.0575  CELL | 239.398-2016  EMAIL | pvanasse@consult-rwa.com     NOTICE: Upon receipt of any electronic file/data from RWA, Inc., you are agreeing to the following:   This file/data is for informational purposes only. It is the responsibility of the recipient to reconcile   this electronic file/data with the actual project site conditions. Recipient agrees to indemnify and   hold harmless RWA, Inc. for any defects or errors in this file/data.       From: ScottTrinity <Trinity.Scott@colliercountyfl.gov>   Sent: Friday, July 19, 2019 3:41 PM  To: Patrick Vanasse <pvanasse@consult‐rwa.com>  Cc: BeardLaurie <Laurie.Beard@colliercountyfl.gov>; SawyerMichael <Michael.Sawyer@colliercountyfl.gov>;  MoscaMichele <Michele.Mosca@colliercountyfl.gov>  Subject: RE: Cayo Whippoorwill    I would propose that the following language: “Certificates of occupancy shall not be issued until the roadway connection between Whippoorwill Lane and Marbella Lakes Drive is fully operational or TO BE DETERMINED DATE, whichever is sooner.” My thoughts behind the date are as follows…I wanted to provide certainty that someone could move forward provided unforeseen delays occurred in the County project (i.e. hurricane, etc.). I would feel more comfortable with removing the commitment if Pine Ridge Road was not operating at a LOS F, we do have a fix, but it will be implemented after the Whippoorwill connection is anticipated to be completed. I have a request into our TECM Division to get some insight on a date, I do not believe it will be within 12 months though. Remember this is tied to CO’s, not completion, so if you have 9 to 12 months for SDP approval, how long for infrastructure before you start with CO’s? Respectfully, Trinity Scott Transportation Planning Manager 9.A.4.f Packet Pg. 1080 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 3 Capital Project Planning, Impact Fees & Program Management Division NOTE: Email Address Has Changed 2685 South Horseshoe Drive, Suite 103 Naples, Florida 34104 Phone: 239.252.5832 Trinity.Scott@colliercountyfl.gov From: Patrick Vanasse <pvanasse@consult‐rwa.com>   Sent: Thursday, July 18, 2019 4:12 PM  To: ScottTrinity <Trinity.Scott@colliercountyfl.gov>  Cc: BeardLaurie <Laurie.Beard@colliercountyfl.gov>; SawyerMichael <Michael.Sawyer@colliercountyfl.gov>  Subject: Cayo Whippoorwill    Hi Trinity,    I just talked to Laurie about the transportation condition we’re trying to eliminate for Cayo Whippoorwill.  I wasn’t clear  on the rejection comment we received from Mike Sawyer.  The way Laurie explained it, you still want to retain that  condition but stipulate the construction can occur once the Whippoorwill extension is built or a time certain date that  we could identify in the condition.  My client that you are familiar with, would like to begin the SDP application as soon  as the zoning action is complete.  I’m assuming that the SDP would take 4‐6 months and then they would like to begin  construction immediately.  As such, the first CO could be within 9‐12 months.    Can we stipulate a date that would work with that schedule – I doubt the roadway extension will be built within that  time frame?    Also, my understanding of the state statutes is that we have a “pay and go” system in that if a developer is willing to pay  its fair share, local government cannot hold back development.    Please help as best you can.  My client has a very tight schedule and would like to resolve this issue and schedule  hearings ASAP.    Thank you for your assistance.          PATRICK VANASSE, AICP DIRECTOR OF COMMUNITY DEVELOPMENT  OFFICE | 239.597.0575  CELL | 239.398-2016  EMAIL | pvanasse@consult-rwa.com     NOTICE: Upon receipt of any electronic file/data from RWA, Inc., you are agreeing to the following:   This file/data is for informational purposes only. It is the responsibility of the recipient to reconcile   this electronic file/data with the actual project site conditions. Recipient agrees to indemnify and   hold harmless RWA, Inc. for any defects or errors in this file/data.  9.A.4.f Packet Pg. 1081 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 4      Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 9.A.4.f Packet Pg. 1082 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DIVISION www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 ADDRESSING CHECKLIST Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Department at 239-252-5724 or submit in person to the Addressing Department at the above address. Form must be signed by Addressing personnel prior to pre-application meeting, please allow 3 days for processing. Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE PROVIDED. F orms older than 6 months will require additional review and approval by the Addressing Department. PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type) BL (Blasting Permit) BD (Boat Dock Extension) Carnival/Circus Permit CU (Conditional Use) EXP (Excavation Permit) FP (Final Plat LLA (Lot Line Adjustment) PNC (Project Name Change) PPL (Plans & Plat Review) PSP (Preliminary Subdivision Plat) PUD Rezone RZ (Standard Rezone) SDP (Site Development Plan) SDPA (SDP Amendment) SDPI (Insubstantial Change to SDP) SIP (Site Im provement Plan) SIPI (Insubstantial Change to SIP) SNR (Street Name Change) SNC (Street Name Change – Unplatted) T DR (Transfer of Development Rights) VA (Variance) VRP (Vegetation Removal Permit) VRSFP (Vegetation Removal & Site Fill Permit) OTHER LEGAL DESCRIPTION of subject property or properties (copy of lengthy description may be attached) FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) STREET ADDRESS or ADDRESSES (as applicable, if already assigned) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) 1 SURVEY (copy - needed only for unplatted properties) LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way PROPOSED PROJECT NAME (if applicable) SDP - or AR or PL # (Retired address point.) S18 T49 R26 9.A.4.f Packet Pg. 1083 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DIVISION www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Please Return Approved Checklist By: Email Personally picked up Applicant Name: Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Department. FOR STAFF USE ONLY Folio Number Folio Number Folio Number Folio Number Folio Number Folio Number Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED 2 Fax Email/Fax:Phone: Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) 00288040002 05/28/2019 9.A.4.f Packet Pg. 1084 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 4/23/2019 Details www.collierappraiser.com/main_search/recorddetail.html?sid=938572783&Map=No&FolioNum=00288040002 1/1 $ 162,500 $ 100 $ 3,982,500 $ 875,000 $ 260,000 $ 240,000 $ 130,000 $ 30,000 $ 0 $ 1,000,000 $ 0 $ 1,000,000 $ 121,540 $ 878,460 $ 1,000,000 $ 878,460 Collier County Property Appraiser Property Summary Parcel No 00288040002 SiteAddress 1450WHIPPOORWILLLN Site City NAPLES Site Zone*Note 34105 Name / Address 333 INVESTMENTS LAND TRUST % BAY HARBOR RUG GALLERY 1100 CONCOURSE City BAY HARBOR ISLAN State FL Zip 33154 Map No.Strap No.Section Township Range Acres  *Estimated 4B18 000100 046 4B18 18 49 26 10 Legal 18 49 26 S1/2 OF S1/2 OF NW1/4 OF SE1/4, 10 AC Millage Area 70 Millage Rates   *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Use Code 99 - ACREAGE NOT ZONED AGRICULTURAL 5.049 5.8222 10.8712 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 10/17/12 4850-1402 01/07/11 4641-564 03/23/07 4201-2137 02/28/05 3741-4114 04/11/00 2662-603 10/23/90 1564-2102 08/01/87 1287-897 02/01/84 1068-141 07/01/78 760-1371  2018 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (-) 10% Cap (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after theFinal Tax Roll   9.A.4.f Packet Pg. 1085 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 4/23/2019 Print Map maps.collierappraiser.com/mapprint.aspx?pagetitle=&orient=LANDSCAPE&paper=LETTER&minX=412218.076030015&minY=678871.077368743&maxX=413925.308321686&maxY=680236.8632020…1/2 Folio Number: 00288040002 Name: 333 INVESTMENTS LAND TRUST Street# & Name: 1450 WHIPPOORWILL LN Build# / Unit#: 046 / Legal Description: 18 49 26 S1/2 OF S1/2 OF NW1/4 OF SE1/4, 10 AC 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. 9.A.4.f Packet Pg. 1086 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) ARLINGTONLAKESWHIPPOORWILLPINESWHIPPOORWILL LANE WHIPPOORWILLWOODS CAYOWHIPPOORWILLFeet0100200TITLE:CLIENT:PROJECT:PROJECT NO.:6610 Willow Park Drive, Suite 200Naples, Florida 34109(239) 597-0575 FAX: (239) 597-0578www.consult-rwa.comFlorida Certificates of AuthorizationEB 7663 LB 6952FILE NAME:May 22, 2019 3:28 PM K:\2018\180116.00.P0 Whippoorwill Due Diligence\CAD\WHIPPOORWILL AERIAL.dwgCAYOWHIPPOORWILL333 INVESTMENTLAND TRUST180116.00.P0WHIPPOORWILL AERIALAERIAL9.A.4.fPacket Pg. 1087Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 Created 9/28/2017 Page 1of 3 Name and Address %of Ownership Name and Address % of Ownership Name and Address % of Ownership 333 Investments Land Trust Alireza Amini Moghaddam 100% 333 Las Olas Way, Unit 1110 Fort Lauderdale, FL 33301 (See attached 333 Investments Land Trust Agreement) www .colliergov. net (239} 252-2400 FAX: (239} 252-6358 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: b. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: 9.A.4.f Packet Pg. 1088 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1089 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1090 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Cayo Whippoorwill (PL#: 20190000479) -Revised 9/10/19 ****************************************************************************** CAYO WHIPPOORWILL REZONE RZ-2005-AR-8039 CONDITIONS OF APPROVAL 1. Prior to allowing clearing in pine flatwoods (411), the developer must provide a survey performed by a qualified biologist to Environmental Services staff identifying any listed air plants. Any air plants so identified must be relocated to the preserve area prior to the pre - construction meeting. The survey and subsequent relocation shall be subject to revie w and approval by Collier County Environmental Services staff. Proof of competed relocation shall be provided to Environmental Services staff at the pre-construction meeting. 2. Certificates of Occupancy shall not be issued until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational or September 1, 2021, whichever is sooner. 3. The developer, or its successors and assigns, shall pay to Collier County the proportionate fair share of the Whippoorwill Lane to Livingston Road extension and the Pine Ridge Road and Whippoorwill Lane signalization costs as those amounts are determined by Collier County Transportation staff. Payments shall be rendered in accordance with the regulations in effect at the time or as determined by Collier County Transportation staff. ****************************************************************************** 9.A.4.f Packet Pg. 1091 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Cayo Whippoorwill (PL#: 20190000479) -Revised 9/10/19 ****************************************************************************** CAYO WHIPPOORWILL REZONE RZ-2005-AR-8039 CONDITIONS OF APPROVAL 1. Prior to the issuance of a Certificate of Occupancy for all units, the developer, or its successors and assigns, shall pay to the Collier County Affordable Housing Trust Fund the sum of $1,000 for that unit. The payment of this sum set forth shall reflect a credit to the project’s obligations to pay fees that may be adopted in the future by the County relati ng to the provision of affordable or workforce housing. 2.1. Prior to allowing clearing in pine flatwoods (411), the developer must provide a survey performed by a qualified biologist to Environmental Services staff identifying any listed air plants. Any air plants so identified must be relocated to the preserve area prior to the pre - construction meeting. The survey and subsequent relocation shall be subject to review and approval by Collier County Environmental Services staff. Proof of competed relocation shall be provided to Environmental Services staff at the pre-construction meeting. 3.2 Certificates of Occupancy shall not be issued until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational or September 1, 2021, whichever is sooner. 4. 3. The developer, or its successors and assigns, shall pay to Collier County the proportionate fair share of the Whippoorwill Lane to Livingston Road extension and the Pine Ridge Road and Whippoorwill Lane signalization costs as those amounts are determined by Collier County Transportation staff. Payments shall be rendered in accordance with the regulations in effect at the time or as determined by Collier County Transportation staff. ****************************************************************************** 9.A.4.f Packet Pg. 1092 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1093 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1094 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1095 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1096 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1097Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1098Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1099Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1100Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1101Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1102Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1103Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1104Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1105Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1106Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1107 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0004 Neighborhood Information Meeting (if required)\NIM Mailer.docx Page 1 of 2 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578 www.consult-rwa.com August 9, 2019 Subject: Neighborhood Information Meeting Cayo Whippoorwill Rezone Application – PL20190000479 Dear Property Owner: Please be advised that a formal application has been submitted to Collier County seeking approval of a Standard Rezone for the following described property: The subject property is located on a 10 +/- acre parcel (Property ID No.: 00288040002) north of the intersection of Whippoorwill Lane and Stratford Lane. The address of the property is 1450 Whippoorwill Ln, Naples, Florida. The project location is north of the Stratford Place development and south of the Mariposa development. The petitioner is asking the County to approve this application to remove or modify two (2) of the four (4) conditions of the existing rezoning approval from 2006 (Ordinance 06-61) that changed the zoning from Agricultural (A) to Residential Multi-family 6 (RMF-6). The conditions proposed to be removed are specific to the following: Condition #1 requires an affordable housing contribution to the Collier County Affordable Housing Trust Fund for every unit built. The Board of County Commissioners no longer requires or supports such contributions and has agreed to remove them upon request from the land owner/applicant. Condition #3 states that Certificates of Occupancy shall not be issued until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational. Pursuant to recent County decisions, the Whippoorwill Lane extension has been approved and funded for construction. As such, the condition is being revised as follows: “Certificates of Occupancy shall not be issued until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational or September 1, 2021, whichever is sooner”. In order to remove the conditions, it is necessary to seek approval of a rezone application. No other conditions or aspects of the prior rezoning approval from 2006 will be changed. The zoning district will remain RMF-6. 9.A.4.f Packet Pg. 1108 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Page 2 of 2 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578 www.consult-rwa.com In compliance with the Administrative Code for Land Development requirements, a Neighborhood Information Meeting will be held to provide you an opportunity to become fully aware of the intended rezoning to remove or modify the conditions and to give you an opportunity to ask questions and provide input. The Neighborhood Information Meeting will be held on Thursday, August 29, 2019 at 5:30 pm at the Naples Church of Christ, 12760 Livingston Rd., Naples, FL 34105. At this meeting the petitioner will make every effort to illustrate how the property will be developed and to answer any questions. Should you have questions prior to the meeting, please contact me. Sincerely, RWA, Inc. Patrick Vanasse, AICP Director of Community Development KSG/ 9.A.4.f Packet Pg. 1109 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 1NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 FOLIO1390 TIFFANY LANE TRUST C/O M L SHAPIRO 720 GOODLETTE RD N STE 304 NAPLES, FL 34102---5656 292710018481395 MARIPOSA 102 LAND TRUST 2670 AIRPORT ROAD SOUTHNAPLES, FL 34112---0 596900113241460 MARIPOSA CIRCLE LLC PO BOX 10287NAPLES, FL 34101---0 596900136232 JERSEY GIRLS, LLC 1566 JAMAICA CTMARCO ISLAND, FL 34145---4043 59690010325333 INVESTMENTS LAND TRUST % BAY HARBOR RUG GALLERY 1100 CONCOURSEBAY HARBOR ISLAN, FL 33154---0 00288040002ACCARDI, ALISA M 1340 MARIPOSA CIRCLE UNIT101NAPLES, FL 34105---0 59690012789ADRIANZEN, ERNESTO & FABIOLA 14224 SW 91ST STMIAMI, FL 33186---7802 59690012585AFFORDABLE LIFESTYLE HOMES LTD 1005 KENILWORTH AVECLEVELAND, OH 44113---0 59690010642ALLIA, PAULA J ANNETTE SURIDIS 1405 TIFFANY LN APT 1408 NAPLES, FL 34105---4872 29271001589AMMIRATI, PATRICIA 1325 MARIPOSA CIR #3-101NAPLES, FL 34105---0 59690010341ANCANAN, NOEL L & JOCELYN C 760 HAMPTON CIRCLENAPLES, FL 34105---0 75020004642ANDALUCIA HOMEOWNERS ASSOC INC % SANDCASTLE COMM MGMT 9150 GALLERIA CT #201NAPLES, FL 34109---0 22150000064ANDALUCIA HOMEOWNERS ASSOC INC % SANDCASTLE COMM MGMT 9150 GALLERIA CT #201NAPLES, FL 34109---0 22150000129ANDALUCIA HOMEOWNERS ASSOC INC % SANDCASTLE COMM MGMT 9150 GALLERIA CT #201NAPLES, FL 34109---0 22150000226ANDALUCIA HOMEOWNERS ASSOC INC %SANDCASTLE COMM MGMT 9150 GALLERIA CT #201NAPLES, FL 34109---0 22150000200ANDALUCIA HOMEOWNERS ASSOC INC %SANDCASTLE COMMM GMT 9150 GALLERIA CT #201NAPLES, FL 34109---0 22150000145ANDREOULAKIS, ANNE 1455 MARIPOSA CIR APT 101NAPLES, FL 34105---7254 59690012226ANDRZEJAK, DENISE MARIE 1400 TIFFANY LANE #2403NAPLES, FL 34105---0 29271001961ARIAS-FANDINO, NOHORA SILVIA OANA MARCELA GOMEZ ARIAS 1405 TIFFANY LANE #1402 NAPLES, FL 34105---0 29271001466ARIZA, ANTONIA ANDIS 1420 TIFFANY LANE #2606NAPLES, FL 34105---0 29271000687ARNOLD, BARBARA 12870 CARRINGTON CIR UNIT 202NAPLES, FL 34105---5000 59690010422ARTHUR VICTOR II TRUST 285 MADISON STREETDENVER, CO 80206---0 59690011007ASTER REALTY INC 13625 KICKAPOO TRAILHOMER GLEN, IL 60491---0 75020000989ASTER REALTY INC 13625 KICKAPOO TRAILHOMER GLEN, IL 60491---0 75020004985AYALA, DIEGO F & JODI L 1340 MARIPOSA CIRCLE #103NAPLES, FL 34105---0 59690012828BABB, BENJAMIN & JESSICA 1385 MARIPOSA CIRCLE #101NAPLES, FL 34105---0 59690011227BADRA, GAMIL ANTOUN 1637 SERRANO CIRNAPLES, FL 34105---0 22150001924BALA, ARDJAN & MIRJETA 1036 HAMPTON CIRCLE UNIT 61NAPLES, FL 34105---0 75020002068BALA, OSMAN & LUIZA ARDIT BALA 15167 SUMMIT PLACE CIR NAPLES, FL 34119---0 75020001645BALABON, PETER S 1375 HENLEY STNAPLES, FL 34105---4866 29271001246BALANCA, ETEM & LULVERE 783 HAMPTON CIRNAPLES, FL 34105---4826 75020003546BALL, PRYSTAL SOUT, PETER 1289 OXFORD LNNAPLES, FL 34105---0 75020005405BANASIK, ANITA EMIL KORZYSTKA 1345 MARIPOSA CIRCLE #5 203 NAPLES, FL 34105---0 59690010781BARON JR, JOHN A 1083 ALBANY CTNAPLES, FL 34105---4814 75020005324BARZANA, CESAR & RITA 1405 MARIPOSA CIR # 202NAPLES, FL 34105---7269 59690011528BAYER, CARLOS A & TEREZINHA B 13751 PLATI CTESTERO, FL 33928---0 59690011104BE NICE LLC 990 BISCAYNE BLVD OFFICE 701MIAMI, FL 33132---0 59690013047BELININ, IEVGEN OLESYA SHCHERDAN 19 G PRIRECHNAYA #206 KIEV 01001 UKRAINE 59690011764BELL, JOSHUA & LINDA 128 MISSISSIPPI ROADCARLETON PLACE K7C 4H8 CANADA 29271000328BELLI, ARTHUR & BEVERLY 1405 TIFFANY LN $1407NAPLES, FL 34105---4872 29271001563BELTRAN, ANGELA 1048 HAMPTON CIR # 58NAPLES, FL 34105---0 75020002000BEQIRI, KONTILA & ADI 784 HAMPTON CIRNAPLES, FL 34105---0 75020004529BERGER, CRAIG & SUSAN S 345 BRUNSWICK PLRIVA, MD 21140---1415 29271002041BEST, HOWARD J & DEBBIE M 1355 MARIPOSA CIR #6202NAPLES, FL 34105---0 59690010927BIBO SOUTH LLC 138 TREETOP LANEEGG HARBOR TWP, NJ 08234---0 59690011049BIBO SOUTH LLC 138 TREETOP LANEEGG HARBOR TWP, NJ 08234---0 59690012349BIBO SOUTH LLC 138 TREETOP LANEEGG HARBOR TWP, NJ 08234---0 59690012860BIBO SOUTH LLC 138 TREETOP LNEGG HARBOR TOWNS, NJ 08234---4871 59690010202BIBO SOUTH LLC 138 TREETOP LNEGG HARBOR TOWNS, NJ 08234---4871 59690011845BLASKIS, ANTHONY 1128 OXFORD LNNAPLES, FL 34105---4817 75020001603BLAZINA, GABRIELLE A 1430 TIFFANY LN APT 2704NAPLES, FL 34105---4878 29271000807BRAMANTE, MARIA 1355 MARIPOSA CIRCLE #204NAPLES, FL 34104---0 59690010969Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. 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2306NAPLES, FL 34105---0 29271001864WYLAND, FRANCIS & LOIS 1649 SERRANO CIRNAPLES, FL 34105---0 22150001982XHOXHI, DRITAN 1415 TIFFANY LN APT 1308NAPLES, FL 34105---4876 29271000564XU INVESTMENTS LP 11811 N TATUM BLVD STE P199PHOENIX, AZ 85028---1698 75020004927YUSTY, ALVARO J LINA T BONILLA 1124 OXFORD LANENAPLES, FL 34105---0 75020001629ZABALA, JAIME & SUSANA 1415 TIFFANY LN APT 1303NAPLES, FL 34105---4876 29271000467ZACCHEO, MARIA A 1052 HAMPTON CIRNAPLES, FL 34105---4821 75020001988ZAMAN, LEETU & NASHID 8985 CYPRESS PRESERVE PLFORT MYERS, FL 33912---831 75020001069ZHANG, NAN 2180 IMMOKALEE RD STE 313NAPLES, FL 34110---1407 59690011146ZHANG, NAN 2180 IMMOKALEE RD STE 313NAPLES, FL 34110---1407 59690013021ZHANG, WEI PO BOX 111300NAPLES, FL 34108---122 59690010260ZHAO, CHUNGUI PO BOX 111300NAPLES, FL 34108---122 59690013089ZHENG, KEVIN 13513 MANDARIN CIRNAPLES, FL 34109---0 29271001987ZHU, XIAOXIONG 29 YINJU HUAYUAN XIAO LAN ZHONGSHAN GUANGDONG 528415 CHINA 59690012763POList_500_PL201900004799.A.4.fPacket Pg. 1118Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Text of Ad: 08/07/2019 9.A.4.f Packet Pg. 1119 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1120 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com Page 1 of 5 K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0004 Neighborhood Information Meeting (if required)\Cayo Whippoorwill - NIM Summary.docx DATE: September 6, 2019 TO: James Sabo, AICP, Principal Planner Collier County – Growth Management Department: Zoning Division FROM: Patrick Vanasse, AICP Director of Community Development RWA PROJECT NAME: Cayo Whippoorwill – Rezoning (PL20190000479) SUBJECT: Neighborhood Information Meeting – Summary A Neighborhood Information Meeting (NIM) was held on August 29, 2019, at 5:30pm at Naples Church of Christ, 12760 Livingston Rd., Naples, FL 34105. Attendees are as follows: • Patrick Vanasse – RWA • Jane Eichhorn, Permitting Manager – RWA Engineering • James Sabo, Principal Planner – Collier County • Augusto Vincello - Public • Tom Wehr - Public • Peter Balabon - Public • David Stivers - Public • Angelo Menna - Public Summary (Started at 5:30 p.m.): Mr. Vanasse introduced the Project Team and County Staff. He explained why this Neighborhood Information Meeting (NIM) was being held and encouraged people to follow up with county staff or RWA following the meeting if they had further questions. MEMORANDUM 9.A.4.f Packet Pg. 1121 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com Page 2 of 5 K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0004 Neighborhood Information Meeting (if required)\Cayo Whippoorwill - NIM Summary.docx Mr. Vanasse explained that the subject petition is very simple. He explained that the applicant is asking to rezone the subject property from RMF6 to RMF6, and that the rezoning process is the only process available to remove or modify two of the four conditions attached to the existing zoning. Mr. Vanasse described the property, its location, provided some background and explained the request: • 10 acres in size • Located and between Whippoorwill Pines and Whippoorwill Woods off of Whippoorwill Lane • Current Zoning was approved in 2006. It was rezoned from Agriculture to RMF6 to allow a maximum of 6 units per acres, so the maximum number of units you could put on the property is 60 unit • The applicant is a Land Trust, 333 Land Trust • Applicant is looking to sell the property to a developer/builder, but the existing conditions impose restrictions that are a hindrance to a sale Mr. Vanasse identified the four conditions presented on the presentation board and explained that the petition was requesting to remove condition #1 and modify #3 as follows. Condition #1 requires an affordable housing contribution to the Collier County Affordable Housing Trust Fund for every unit built. The Board of County Commissioners no longer requires or supports such contributions and has agreed to remove them upon request from the landowner/applicant. Condition #3 states that Certificates of Occupancy shall not be issued until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational. Pursuant to recent County decisions, the Whippoorwill Lane extension has been approved and f unded for construction. As such, the condition is being revised as follows: “Certificates of Occupancy shall not be issued until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational or September 1, 2021, whichever is sooner”. Mr. Vanasse explained some of the history behind the two conditions and that conditions in the county had changed since 2006. He explained that the county no longer has an Affordable Housing Trust Fund and they are not in the business of building Affordable Housing. As such they are no longer asking for affordable housing contributions and decided that any landowner with such a condition in their zoning could ask to get it removed. Mr. Vanasse also provided some context associated proposed roadway improvements to connect Whippoorwill to Livingston Road and explained that the concurrency management system in affect at that time allowed the county to restrict the ability to obtain COs on the subject property. Mr. Vanasse explained that the proposed improvement became controversial and was therefore removed from the county’s priority list. He went on to explain that the Board of County Commissioners (BCC) had recently re-evaluated the roadway improvement and had decided to move forward with it. Mr. Vanasse explained that the applicant wanted some assurance that he could move forward with eventual development and ask to modify that condition accordingly. In collaboration with Transportation Planning staff, the condition has been modified to put a time limit of September 1, 2021 to the current restriction. 9.A.4.f Packet Pg. 1122 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com Page 3 of 5 K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0004 Neighborhood Information Meeting (if required)\Cayo Whippoorwill - NIM Summary.docx Mr. Vanasse concluded his presentation by emphasizing that these are the only two changes being requested and that the existing RM6 zoning designation will stay the same and that the property will remain subject to all Land Development code standards and regulations. Mr. Vanasse then opened the question and answer period. Questions/Comments asked or offered at the meeting: James Sabo asked individuals to state their name for the record. Q/C: Tom Wheir asked about the timeframe for the county roadway project? A: Mr. Sabo clarified that the applicant was asking about the roadway not the proposed rezone. He also explained that he did not have the details of the roadway improvements but would be happy to coordinate with the Transportation Planning Department. He handed out business cards. Mr. Vanasse explained that the transportation staff was invited but that no one could attend. He reiterated that they are the best people to talk to in order to get details about the improvements. Mr. Sabo clarified that the roadway project and the rezone request were two separate issues and that this NIM was for the rezone request. He explained that he understood their concerns regarding the roadway and that he could relay their concerns or put them in touch with the right people. Q/C: Peter B asked if Applicant wanted to build by 2021. A: Mr. Vanasse informed them that the owner wants to be able to move forward with his property and that he is currently trying to sell it. He explained that the two conditions subject to this petition are impediments to a sale and that the 2021 provides assurance that development could move forward at a specified date. Q/C Peter B comment that he does not have a problem with the owner using their land but is concerned about the timing of the road and eventual development. A: Mr. Vanasse asked that the public verify with transportation staff, but his understanding is that the improvements are funded, and that work could begin in the upcoming year. He explained that should the project get stalled for 5 years; the applicant did not want to get held up. Q/C Individual from Stratford Place stated that he believes someone from Transportation Planning should have attended the meeting to provide answers. A: Mr. Sabo explained that the county is aware of the traffic issues in the area and that they are working on finding solutions to improve conditions. He clarified that the request is not directly related to the roadway and that modifying the transportation condition provides assurance that will help the owner sell his property. Q/C: Several attendees commented that they understood that but the primary reason for attending the meeting was the roadway. 9.A.4.f Packet Pg. 1123 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com Page 4 of 5 K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0004 Neighborhood Information Meeting (if required)\Cayo Whippoorwill - NIM Summary.docx Q/C: David S explained that he has been following the roadway issue for years and attended recent meeting on this issue. He explained some of the options that have been evaluated by staff. He commented about the timing of the roadway construction and the potential development of the subject property. He is concerned that there will be a lot of truck traffic and that 120 extra cars (2 per the potential 60 units) could exacerbate the problem. A: Mr. Vanasse mentioned that he wanted to clarify if his concern is related to the roadway or the project. David S responded that he has no problem with any eventual development but really the time of the development in relation to roadway improvements. A: Mr. Vanasse explained that the Applicant was asking for a fair playing field and wanted to be treated like other projects/properties in the county. He discussed the concurrency management system that existed in 2006 versus the one that is in place today. He explained that per state statutes we have a “pay and go” system that allows projects to move forward if they are willing to pay their fair share of needed improvements. He explained that stipulating a 2021 date was an effort with to collaborate with the county to wait for improvements to be in place but also provide assurance for the landowner. Q/C: David S asked questions about the timing of proposed development of the property and reiterated that while he does not have any qualms with the development of the property but that the timing of the construction is an issue. He stated that he believes that the condition should not be modified, and that Cos should not be provided until the roadway extension is constructed. Q/C: several attendees asked to about Co’s. A: Mr. Sabo explained that with the current condition, the owner of the property could begin development/construction on the property but that certificates of occupancy could not be issued until the roadway was built. Q/C: Several individuals commented that they would really like to know when the construction of the roadway improvements would begin. A: Mr. Vanasse mentioned that he believes the county has plan in place, that the improvements are funded and that constructions could begin shortly. He asked the public to verify this with staff and that Transportation Planning can provide specifics. Mr. Vanasse asked if there were any other questions related to the proposed rezone. He explained that roadway questions should be directed to the right people at the county. He mentioned that additional discussion about the roadway would be speculation and that he did not want to speak on the county’s behalf. Q/C David S.: Asked if preliminary plans for the property were for 60 units A: Mr. Vanasse explained that the zoning allowed 6 units per acre or up to 60 units. Q/C Strafford resident asked with the developer would have to put up a barrier. 9.A.4.f Packet Pg. 1124 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com Page 5 of 5 K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0004 Neighborhood Information Meeting (if required)\Cayo Whippoorwill - NIM Summary.docx A: Mr. Vanasse explained that the eventual project would be subject to buffer requirements and would have to go through the water management permitting in which they would manage their water and have some berming on the perimeter. Q/C some one from the public asked if a ball would be provided. A: Mr. Vanasse answered that the code did not mandate a wall between residential projects and that developers may do so at their discretion. Q/C David S asked where the units would be in relation to the FPL easement. A: Mr. Vanasse explained that the easement encumbered the southern portion of the property, that units could not be built in the easement and that units would be located in the northern portion of the property. No commitments were made during the meeting. The meeting adjourned around 6:10 p.m. 9.A.4.f Packet Pg. 1125 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Tropical Environmental Consultants, LLC. www.TropicalEnvironmentalConsultants.com Naples, Florida 239-455-6232 -INFORMAL WETLAND DELINEATION- FIELD INSPECTION AND DATA REPORT The below wetland survey was conducted per Florida Department of Environmental Protection (Ch. 62-340 of the F.A.C.), and United States Army Corps of Engineers (1987 Wetland Delineation Manual-GACPRS) criteria. All findings and conclusions are informal and non-binding until formally verified by all applicable agencies. County/ Legal / Address (if assigned): Collier Lee Other 18 49 26 S1/2 of S1/2 of NW1/4 of SE1/4, 10 AC / 0 Whipporwill Ln Parcel Tax ID: 00288040002 Acres: 9.79 Inspection Date: 2018 May 23 Client: NSMKM LLC Authorized By: Nader Amini Inspected for Wetlands by FDEP: Yes No Unknown Wetland: 0 Acres 0 Percent Upland: 9.79 Acres 100 Percent Wetland Quality: High Average Low N/A (upland) Environmental Resource Permit (ERP) / Dredge and Fill/ Nationwide Permit required: State-FDEP/SFWMD Federal-USACOE No wetland permit required- sufficient uplands in which to build No wetland permit required Wetland jurisdiction undetermined General Permit less then 4000 sq. ft. fill/ isolated no compensatory mitigation required 30 days to issuance must meet criteria of F.A.C chapter 62 (not specifically verified for this project) Nationwide 14 (Road crossing) road less than 200' linear feet compensatory mitigation typically not required 6-12 months to issue (on average) must meet current Nationwide criteria in F.R. (not specifically verified for this project) Individual Permit compensatory mitigation required 60 days to issuance Nationwide 29 or 39 Under 0.5 ac. impact compensatory mitigation typically required for greater than 0.10 acres of wetland impact 6-12 months to issue (on average) Field Conditions – Wetland (State Criteria) AGENCY LISTING FDEP 239-344-5600 USACE 239-334-1975 SFWMD 239-338-2929 REPORT MODEL 03-17 Page 1 of 6 9.A.4.f Packet Pg. 1126 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Tropical Environmental Consultants, LLC. www.TropicalEnvironmentalConsultants.com Naples, Florida 239-455-6232 Not applicable; site is uplands. Field Conditions – Wetland (Federal USACE Criteria) Not applicable; site is uplands. Field Conditions – Upland (State Criteria) Dominant vegetation with estimated percent coverage: Canopy Sub-canopy Ground Pinus elliottii 20% 8% 2% Sabal palmetto 5% Serenoa repens 1% *Acacia auriculiformis 30% 35% Vitus spp.10% Axonopus spp.30% Spermococe prostrata 25% Eupatorium capillifolium 3% Andropogon virginicus 2% Panicum repens 2% Taxodium spp.2% 3% Quercus laurifolia 1% 1% 1% Pluchea odorata 2% Eustachys petraea 2% Spartina bakeri 2% Hypericum brachyphyllum 1% Cyperus ligularis 2% Andropogon glomeratus 1% Eragrostis spp.2% Bidens alba 6% Solidago stricta 1% Ambrosia artemisifolia 2% Coreopsis floridana 1% Baccharis halimifolia 1% AGENCY LISTING FDEP 239-344-5600 USACE 239-334-1975 SFWMD 239-338-2929 REPORT MODEL 03-17 Page 2 of 6 9.A.4.f Packet Pg. 1127 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Tropical Environmental Consultants, LLC. www.TropicalEnvironmentalConsultants.com Naples, Florida 239-455-6232 Digitaria spp.5% Sesbania spp.1% Leucaena leucocephala 1% Casuarina spp.1% 1% Ficus benjamina 1% *Schinus terebenthifolius 3% 5% *Melaleuca quinquenervia 5% 1% Exotic-nuisance vegetation (*) Canopy Sub-canopy Ground stratum is the appropriate stratum. USDA/NRCS Soils According to the USDA/NRCS 1990 soil map (1984-Lee), hydric non-hydric soils are present. See property data sheet and delineation map for a list of soils present on-site. Hydric Soil Indicators: No Indicators Present No Soil Sample Taken Histosol (A1) Histic Epipedon (A2) Black Histic (A3) Hydrogen Sulfide (A4) Stratified Layers (A5) Organic Bodies (A6) 5 cm Mucky Mineral (A7) Muck Presence (A8) Depleted Below Dark Surface (A11) Thick Dark Surface (A12) Sandy Mucky Mineral (S1) Sandy Gleyed Matrix (S4) Sandy Redox (S5) Stripped Matrix (S6) Dark Surface (S7) Polyvalue Below Surface (S8) Thin Dark Surface (S9) Loamy Gleyed Matrix (F2) Depleted Matrix (F3) Depleted Below Dark Surface (F4) Thick Dark Surface (F5) Redox Dark Surface (F6) Depleted Dark Surface (F7) Redox depressions (F8) Marl (F10) Umbric Surface (F13) Combo Soil Other (Explain) Hydrology: Evidence of hydrology is absent OR Evidence of hydrology includes Algal Mats Aquatic Mosses or Liverworts Aquatic Plants Aufwuchs Drift Lines and Rafted Debris Elevated Lichen Lines Evidence of Aquatic Animals or Fauna Hydrologic Data/Soils A1-A5, A7-A8, S4, F2 Morphological Plant Adaptations ( Living Active Cypress Pneumatophores Expanded Lenticels Buttressed Bases Adventitious rooting) Secondary Flow Channels Sediment Deposition Vegetated Tussocks Water Marks Field Conditions – Upland (Federal USACE Criteria) Vegetati on: see State description above. USDA/NRCS Soils: see State description above. AGENCY LISTING FDEP 239-344-5600 USACE 239-334-1975 SFWMD 239-338-2929 REPORT MODEL 03-17 Page 3 of 6 Option Button 933 9.A.4.f Packet Pg. 1128 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Tropical Environmental Consultants, LLC. www.TropicalEnvironmentalConsultants.com Naples, Florida 239-455-6232 Hydric Soil Indicators: see State description above. Hydrology: No evidence See State description above Historic (Explain) PRIMARY INDICATORS Surface Water (A1) High Water Table (A2) Saturation (A3) Water Marks(B1) Drift Deposits (B3) Algal Mat or Crust (B4) Iron Deposits (B5) Inundation Visible on Aerial Imagery (B7) Water- Stained Leaves (B9) Aquatic Fauna (B13) Marl Deposits (B15 LRRU) Hydrogen Sulfide Odor (C1) Oxidized Rhizospheres along Living Roots (C3) Presence of Reduced Iron (c4) Recent Iron Reduction in Tilled Soils (C6) Thin Muck Surface (C7) Other (Explain) SECONDARY (minimum of two required) Surface Soil Cracks (B6) Sparsely Vegetated Concave Surface (B8) Drainage Patters (B10) Moss Trim Lines (B16) Dry-Season Water Table (C2) Crayfish Burrows (C8) Saturation Visible on Aerial Imagery (C9) Geomorphic Position (D2) Shallow Aquitard (D3) FAC-Neutral Test (D5) Sphagnum spp. Moss (D8- LRRT,U). AGENCY LISTING FDEP 239-344-5600 USACE 239-334-1975 SFWMD 239-338-2929 REPORT MODEL 03-17 Page 4 of 6 9.A.4.f Packet Pg. 1129 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Tropical Environmental Consultants, LLC. www.TropicalEnvironmentalConsultants.com Naples, Florida 239-455-6232 Additional Information After conducting an informal wetland determination on the subject property, TEC concludes sufficient uplands ARE ARE NOT present (see map) in which to site all impacts and therefore wetland-related permits WILL WILL NOT be required by the Florida Department of Environmental Protection (FDEP) and/or the United States Army Corps of Engineers. A site plan which depicts all proposed impacts (fill pad, septic, well, driveway, etc.) within the upland area MAY MAY NOT be required by local county or city government. This site MAY MAY NOT qualify for a reduction of the assessed value, and therefore the taxable value, by local county property appraiser due to the presence of wetlands on-site. NOTE: Environmental resource permits (ERP) or approved variances ARE ALWAYS required when impacting any portion of site wetlands. TEC’s findings and conclusions are informal and non-binding until formally verified by State and Federal agencies. For State verification please contact TEC, or the FDEP at 239-344-5600, or SFWMD at 239-338-2929. State (Florida Department of Environmental Protection or South Florida Water Management District) and Federal (United States Army Corps of Engineers or United States Department of Environmental Protection). TEC did not find evidence of State or Federal listed plant or animal species during completion of the site visit. This does mean, however, that listed species do not utilize the site and does not necessarily preclude the applicant from the possible need for further species surveys following review of habitat data, federal permitting procedures, or following a known or likely occurrence. The project is located within the designated “Consultation Area” for several listed species including the Florida bonneted bat (Eumops floridanus- Federal Endangered). Local, State and Federal wildlife agencies prohibit unauthorized “adverse impacts” to listed animal species. If a Federal agency permit is required due to wetland impact, the potential for “adverse impacts” will be considered by the U.S. Fish and Wildlife Service, and additional environmental surveys may be required prior to issuance. The subject property is located within the Greater Big Cypress Swamp Watershed. A large percentage of this watershed was historically wetland, providing a diverse number of functions including, but not limited to; aquifer recharge, water purification and supply, flood control, carbon sinks, wildlife habitat, recreation, and fire protection. Although wetlands still exist, man-made drainage efforts stemming from the development of the region post 1900's have AGENCY LISTING FDEP 239-344-5600 USACE 239-334-1975 SFWMD 239-338-2929 REPORT MODEL 03-17 Page 5 of 6 9.A.4.f Packet Pg. 1130 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Tropical Environmental Consultants, LLC. www.TropicalEnvironmentalConsultants.com Naples, Florida 239-455-6232 severely reduced wetland extent and the associated beneficial functions of the wetland habitat. Special notes: This subject property is composed of poor quality uplands. The most prominent non-native flora is the earleaf acacia. This is considered a Class I Exotic by the Florida Exotic Pest Plant Council. There is no surface evidence of the deposition of potentially toxic nor hazardous substances. There was a structure at the terminus of the existing driveway within the northwest quadrant that was removed between 1996 and 2002. It appears the parcel area outside of the easement was mostly cleared between 2015-2016. The majority of the vegetation onsite currently is ground cover earleaf acacia. There are isolated cypress wetlands on the adjacent parcel to the north. The drop in elevation is evident as a demarcation line. There is a slightlv elevated road running through the utility easement west to east within the southern portion of the parcel. The parcel is adjacent low-rise multifamily residential developments to the north and south. Environmental survey and report completed by: Tim Steeves Biologist/ Consultant Tropical Environmental Consultants, LLC 3899 Mannix Drive Suite 409 Naples Fl 34114 239-455-6232 "Finding balance between human use and the environment" since 1983 Jurisdictional Wetland Evaluations*Environmental Resource Permitting*Listed Species Surveys Collier*Lee*Hendry*Charlotte www.TropicalEnvironmentalConsultants.com AGENCY LISTING FDEP 239-344-5600 USACE 239-334-1975 SFWMD 239-338-2929 REPORT MODEL 03-17 Page 6 of 6 9.A.4.f Packet Pg. 1131 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Informal Wetland Determination ID: 00288040002 Labels Drawing Points Drawing Lines Drawing Polygons Drawing Selected Custom Parcels Streets MapWise County Boundaries Zoning Labels Parcel Outlines Copyright 2017 MapWise, Inc. All rights reserved. www.mapwise.com. This map is informational only. No representation is made or warranty given as to its content. User assumes all risk of use. MapWise and its suppliers assume no responsibility for any losses resulting from such use. Subject Study Area Tropical Environmental Consultants, LLC. (239) 455-6232 Naples, Florida Wetland Per State and/or Federal wetland criteria NOTE: The wetland area delineated on the map provided herein is approximate and subject to verification by the appropriate local, state, and/or Federal agencies. Drainage ditches, if present, are shown as linear features and are typically exempted from permitting requirements. 'www.TropicalEnvironmentalConsultants.com 9.A.4.f Packet Pg. 1132 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Copyright 2017 MapWise, Inc. All rights reserved. www.mapwise.com. This map is informational only. No representation is made or warranty given as to its content. User assumes all risk of use. MapWise and its suppliers assume no responsibility for any losses resulting from such use. Flood Labels Drawing Points Drawing Lines Drawing Polygons Drawing Selected Custom Parcels Streets MapWise County Boundaries Zoning Labels Parcel Outlines V - 100-year, wave action, BFE no VE - 100-year, wave action, BFE yes A - 100-year, BFE no AE - 100-year, BFE yes AH - 100-year, ponding, BFE yes AO - 100-year, sheet flow, BFE yes X500 - 500-year D - Undetermined, possible hazard ANI - Area Not Included X - Outside any floodplains Soils Boundaries 9.A.4.f Packet Pg. 1133 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 5/24/2018 Property Description https://maps.mapwise.com/fmo2/property_info_main.php?pinid=00288040002&county=COLLIER&aggType=noagg&print=true&1/2 Owner and Property Description Owner Name: 333 INVESTMENTS LAND TRUST % BAY HARBOR RUG GALLERY 1100 CONCOURSE Mailing Address: 1100 CONCOURSE BAY HARBOR ISLAN FL 33154 Site Address: FL Subdivision: County:COLLIER Land Use Code:99 Land Use Desc:Acreage not zoned agricultural Land Use FDOR Code:99 Land Use FDOR Desc:Acreage not zoned agricultural Zoning: Acres:9.79 PIN:00288040002 PIN2:00288040002 ALTKEY:000100 046 4B18 Last Data Update:05/04/2018 Parcel Map Building Summary Actual Year Built: Effect. Year Built: Living SqFt: Total SqFt: Adjusted SqFt: Beds: Baths: Stories: Num. of Buildings: 2017 Certified Values Land:$1,000,000 Land Agricultural:$0 Building:$0 Misc:$0 Just Value:$1,000,000 Assessed Value:$0 Legal Description (not official) 18 49 26 S1/2 OF S1/2 OF NW1/4 OF SE1/4, 10 AC Recent Sales Sale Date Book/Page Docnum Price Instrument Qualified Vac. or Impr.Grantor 2012-10-17 4850 / 1402 $162,500 2011-01-07 4641 / 0564 $100 2007-03-23 4201 / 2137 $3,982,500 2005-02-27 3741 / 4114 $875,000 Sunbiz Corporate Data Title Name Address1 City State Zip Code 9.A.4.f Packet Pg. 1134 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 5/24/2018 Property Description https://maps.mapwise.com/fmo2/property_info_main.php?pinid=00288040002&county=COLLIER&aggType=noagg&print=true&2/2 Map Layer Stats Soils MUID Map Unit Name Component Name Component Pct Hydric Hydric Grp Percent of Total Acres 2 HOLOPAW FINE SAND, LIMESTONE SUBSTRATUM HOLOPAW 90 YES A/D 15.7 1.54 3 MALABAR FINE SAND MALABAR 90 YES A/D 84.2 8.25 TOTAL ACRES 9.79 Land Cover 2014 (includes wetlands) LUCODE Description WMD YEAR Percent of Total Acres 1330 High Density, Multiple Dwelling Units, Low Rise SFWMD 2008- 2009 6 0.62 4110 Pine Flatwoods SFWMD 2008- 2009 52 5.11 6250 Hydric Pine Flatwoods SFWMD 2008- 2009 0 0 6410 Freshwater Marshes SFWMD 2008- 2009 41 4.06 TOTAL ACRES 9.79 Future Land Use FLU Code Description Jurisdiction County Percent of Total Acres Residential Density Bands UNINCORPORATED COLLIER 100.1 9.8 Urban Residential Subdistrict UNINCORPORATED COLLIER 100.1 9.8 TOTAL ACRES 9.79 City Limits City name County Percent of Total Acres TOTAL ACRES 9.79 Census Demographics Census Tract 12021010405 9.A.4.f Packet Pg. 1135 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1136 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1137 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1138 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1139 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1140 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1141 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1142 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1143Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1144Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1145Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1146 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1147Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1148Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1149 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1150Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0002 Rezone Amendment Application Preparation\PUD Rezone - Submittal 1 Working Docs\Letter of No impact in lieu of TIS.docx Page 1 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578 www.consult-rwa.com LETTER OF NO IMPACT IN LIEU OF TIS As discussed in the pre-application meeting dated 3/4/2019, this Letter of No Impact is provided in lieu of a TIS. This petition is to rezone the Cayo Whippoorwill property from RMF-6 with conditions to RMF-6 with revised conditions. The subject property consists of ±10 acres located at 1450 Whippoorwill Lane. The subject property was rezoned from Agricultural (A) to Residential Multi -family 6 (RMF-6) in 2006 and transportation impacts were evaluated at that time. This rezone is only requesting to remove two of the four conditions contained in the approved Cayo Whippoorwill Ordinance No 06-61 - the zoning district and allowed residential density will remain unchanged. Potential trips and traffic impacts will also remain unchanged. A TIS is therefore not needed as part of this petition. It is understood that a TIS will be needed at time of PPL or SDP. 9.A.4.f Packet Pg. 1151 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1152 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1153 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1154 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Pre-App PL20190000479 - Cayo Whippoorwill (RZ) – xxxxx, agent; James Sabo, planner. (Sue also attended and noted for) CORBY Monday, March 04, 2019 9:00 AM-10:00 AM. Conf. Rm. C. Requested by: Patrick Vanesse from RWA. Phone: xxxxx; Email: xxx Representing: XXXXX [per PAO GIS, owner: 333 Investments Land Trust] Folio #: 00288040002; Zoning: RMF-6 with conditions Location: E. side of Whippoorwill Lane, 2/3 mile S. of Pine Ridge Rd. (CR 896), in 18-49-26 Project Description: Amend the “straight” zoning rezone ordinance #06-61 to remove or modify conditions of approval (ord. has 4 conditions - 2 transportation, 1 environmental, 1 affordable housing trust fund contribution). [per PAO GIS, 10 acs.] Existing Application Name: xxx (site is undeveloped) POST PRE-APP COMMENTS: The FLUM designation is Urban Residential Subdistrict and within Residential Density Band. The 10-acre project is already approved for a multi-family (only) housing development. The original straight rezone for this site actually imposed/added conditions. The applicant wants to amend the rezone ordinance to remove Conditions #1 and #3 above. Ray Bellows explained that: • a PMC (minor change) could be done for #3, re: Certificates of Occupancy. • #1, re: affordable housing would still need to be amended with a rezone. 9.A.4.f Packet Pg. 1155 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) The applicant will keep Conditions #2 and #4. They intend to be submitting in about a month. No apparent Comp Planning issues. Agent reminded to address: • Compliance with the FLUE/FLUM (Urban Residential Subdistrict and within Residential Density Band); • Compliance with FLUE Objective 5 and its applicable policies, esp. s/s 5.3, 5.6 (GMP consistency clause; LDC compatibility & complementary clause); and, • Compliance with FLUE Objective 7 and its applicable policies 7.1 through 7.4 (Toward Better Places – Community Character Plan). G:\CDES Planning Services\Comprehensive\PRE-APP. meeting notes\pre-app docs&notes 2019\Pre-App PL20190000479 Cayo Whippoorwill mtg notes_drft.docx 9.A.4.f Packet Pg. 1156 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1157 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1158 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1159 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1160 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1161 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1162 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1163 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1164 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1165 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 4/23/2019 Detail by Entity Name search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BAYHARBORRU…1/2 Department of State / Division of Corporations / Search Records / Detail By Document Number / Document Number FEI/EIN Number Date Filed Effective Date State Status Last Event Event Date Filed Event Effective Date Detail by Entity Name Florida Limited Liability Company BAY HARBOR RUG GALLERY LLC Filing Information L12000038182 45-4880770 03/19/2012 03/19/2012 FL ACTIVE LC AMENDMENT AND NAME CHANGE 10/05/2012 NONE Principal Address 1100 KANE CONCOURSE BAY HARBOR ISLANDS, FL 33154 Mailing Address 1100 KANE CONCOURSE BAY HARBOR ISLANDS, FL 33154 Registered Agent Name & Address AMINI, ALIREZA 1100 KANE CONCOURSE BAY BAY HARBOR ISLANDS, FL 33154 Name Changed: 10/05/2012 Authorized Person(s) Detail Name & Address Title MGR AMINI, ALIREZA 1100 KANE CONCOURSE BAY HARBOR ISLANDS, FL 33154 Title MGR AMINI, ALIREZA D I V I S I O N O F C O R P O R AT I O N SFlorida Department of State 9.A.4.f Packet Pg. 1166 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 4/23/2019 Detail by Entity Name search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BAYHARBORRU…2/2 1100 KANE CONCOURSE BAY HARBOR ISLANDS, FL 33154 Title Manager Amini Moghaddam, Mina 1100 KANE CONCOURSE BAY HARBOR ISLANDS, FL 33154 Annual Reports Report Year Filed Date 2017 01/24/2017 2018 04/05/2018 2019 04/10/2019 Document Images 04/10/2019 -- ANNUAL REPORT View image in PDF format 04/05/2018 -- ANNUAL REPORT View image in PDF format 01/24/2017 -- ANNUAL REPORT View image in PDF format 03/08/2016 -- ANNUAL REPORT View image in PDF format 04/27/2015 -- ANNUAL REPORT View image in PDF format 04/01/2014 -- ANNUAL REPORT View image in PDF format 04/24/2013 -- ANNUAL REPORT View image in PDF format 10/05/2012 -- LC Amendment and Name Change View image in PDF format 03/19/2012 -- Florida Limited Liability View image in PDF format Florida Department of State, Division of Corporations 9.A.4.f Packet Pg. 1167 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1168 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1169 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1170 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1171 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1172 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1173 Attachment: Back up materials 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Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1251 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1252 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Page 1 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578 www.consult-rwa.com K:\2018\180116.00.01 Whippoorwill Lane Property - Rezone Amendment\0003 Rezone Amendment Support\Working Docs - Submittal #2\Response to Comments Letter.docx July 23, 2019 Intake Department Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 Subject: Cayo Whippoorwill (PL#: 20190000479) - Submittal 2 Rezone Application RWA PN: 180116.00.01 Dear Intake Team: Please accept this letter in response to your insufficiency letter dated July 8, 2019 for the above subject project. This letter outlines responses to each comment including stipulations. Please find the following list of information and materials that are being submitted electronically: The following items are being submitted via City View for your review and approval: 00. Response to Comments Letter 01. Revised Affidavit of Authorization 02. Revised Application Form 03. Revised CU Conditions – Clean Version 04. Revised CU Conditions – Strike Trough and Underline Version 05. Revised Property Ownership Disclosure Form 06. Survey Exhibit Per James Sabo Rejected Review: Environmental Review - Reviewed By: Craig Brown Correction Comment 1: This is a note that an updated listed species survey will be required with the submittal of the first Development order; the updated survey should include Bonneted Bat and Black Bear evaluations for the proposed project. Response: Acknowledged 9.A.4.f Packet Pg. 1253 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Page 2 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578 www.consult-rwa.com Rejected Review: Transportation Planning Review - Reviewed By: Michael Sawyer Correction Comment 1: Developer commitments made as a condition of zoning are not adequately addressed Rev.1: Regarding the proposed removal of the current Developer Commitment 3. Staff understands the request; however, this is an original commitment agreed to at time of the CU approval and the adjacent roadway and network capacities (specifically Pine Ridge Road) have not changed. Transportation staff suggests that the condition be modified to reflect the current projected completion date for the Whippoorwill Lane to Livingston Road connection; or the completion of same if earlier, whichever occurs first. This modification needs to be reviewed by CAO and incorporated into the rezone request commitments. Response: Per email communication with Trinity Scott and other Transportation Planning staff, the Applicant is willing to accept a modification to Developer Commitment 3, rather than it’s deletion. As proposed by staff, the commitment would read as follows: “Certificates of occupancy shall not be issued until the roadway connection between Whippoorwill Lane and Marbella Lakes Drive is fully operational or September 1, 2021, whichever is sooner.” Rejected Review: Zoning Review - Reviewed By: C. James Sabo, AICP Correction Comment 1: The printed name on the Affidavit of Authorization is not legible. Please correct the Affidavit form to clearly detail the owner of the property and the authorization provided to RWA. Response: A legible copy is attached. Correction Comment 2: Page 2 of the application states that the proposed use of the property is "residential as permitted by RFM-6" It is likely a typo error, but it should be corrected to state RMF -6, which is Residential Multiple-Family uses. Response: Corrected accordingly. Correction Comment 3: For registered homeowner associations, the application form list includes Stratford Place. However, Arlington Lakes Association is registered and was not included on the homeowner association list. Please be sure to include all homeowner associations, including associations that represent Whippoorwill Pines, Balmoral, and Whippoorwill Lakes. These homeowner associations may not be registered with the County, but there are associations that represent those communities. Response: Per coordination with James Sabo on July 23, 2019, we confirmed that the Rezone Application requires a list of all the HOA’s that are registered and identified under the BOCC’s 9.A.4.f Packet Pg. 1254 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Page 3 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578 www.consult-rwa.com website link http://www.colliergov.net/index.aspx?page=744. The website identifies Stratford Place Property Owners Association as the only registered HOA surrounding the property. During the Public Hearing process, we will send notifications to the surrounding Property Owners, which will include any non-registered HOA’s. Correction Comment 4: The Statement of Utility Provisions was not completed. Please complete the application page. The application specifically requests elimination of conditions related to certificates of occupancy. Response: See revised application form. The Statement of Utility Provisions has been filled out. This property has a “straight zoning” designation of RMF-6 and the eventual unit count has not yet been determined but will be addressed at Plat or SDP phase, similar to other RMF-6 zoned projects. It should be noted that per coordination with Transportation Planning staff, Dev. Commitment #3 related to certificates of occupancy will remain but will be revised to include a time limit for which this condition will apply. Correction Comment 5: The Property Ownership Disclosure is not correct. The property is 333 Investments Land Trust. The Property Ownership Disclosure form lists "33" Investments Land Trust. Please correct the Property Ownership form. Response: Revised accordingly. Correction Comment 6: The survey document provided was not signed or sealed. Please provide a sealed and signed survey for the proposed rezone project. Response: Signed and sealed survey provided. Rejected Review: County Attorney Review - Reviewed By: Sally Ashkar Correction Comment 1: Miscellaneous Corrections: The property ownership disclosure form appears to have a typo. I believe it should say 333 Investments Land Trust, but please advise of corporate breakdown if not a typo. Response: Revised accordingly. GENERAL COMMENTS: C. James Sabo, AICP, Principal Planner 1. Additional comments or stipulations may be forthcoming once a sufficient application has been submitted for review. This correspondence should not be construed as a position of support or non-support for any issues within the petition. Staff will analyze the petition and 9.A.4.f Packet Pg. 1255 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Page 4 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578 www.consult-rwa.com the recommendation will be contained in the staff report prepared for the Collier County Planning Commission(CCPC) or Hearing Examiner(Hex). Response: Acknowledged. 2. Please be advised that pursuant to the LDC, an application can be considered closed if there has been no activity on the application for a period of six (6) months. That six months period will be calculated from the date of this letter. Response: Acknowledged. 3. Please ensure that all members of your review team that may testify before the Hex/CCPC and the Board of County Commissioners (BCC) are registered as lobbyists with the county pursuant to the regulations regarding that issue. Response: Acknowledged. 4. When addressing review comments, please provide a cover letter outlining your response to each comment. Include a response to all comments. Response: Acknowledged. 5. Please put revised dates on all exhibits and in the title block of the Site Plan. The PUD document should include a footer that reflects the project name, petition number, date and page X of Y for the entire document. Documents without this information will be rejected. Response: Acknowledged. 6. A partial resubmittal cannot be accepted; please do not resubmit until you can respond to ALL review comments. Response: Acknowledged. 7. Public hearings cannot be held until the Neighborhood Information criteria has been met. In some petition types a Neighborhood Information Meeting (NIM) must be held while other petition types only require the agent to send a letter. All letters and ads must be pre - approved by the county planner. For additional information about the process please contact me. Please note that the NIM must be held at least 15 days prior to the first hearing. As you prepare for that meeting, please be aware of the following items: 9.A.4.f Packet Pg. 1256 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) Page 5 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578 www.consult-rwa.com a. Please provide the required affidavit and its attachments prior to the meeting (in compliance with the LDC); and b. Please post signs to direct attendees to the exact meeting location; and c. Please ensure that there is sound amplification equipment available an d working for this meeting. If there is no permanent equipment, please bring a tested/working portable microphone; and d. You must provide a written synopsis of the meeting that includes a list of all questions and answers as well as providing the audio/video tape; and e. Please prepare documents for hand out to all NIM attendees and the public hearing file, that show the differences in the uses that would be allowed in the existing and proposed zoning districts. This request is based upon recent CCPC direction. Response: Acknowledged. 8. Note the adopted fee schedule requires payment of additional fees for petitions that require more than four resubmittals; please contact the appropriate staff and resolve issues to avoid this fee. Response: Acknowledged. We look forward to your review and are available to answer questions related to this application. Sincerely, RWA, Inc. Patrick Vanasse, AICP Director of Community Development cc: RWA File: 180116.00.01 9.A.4.f Packet Pg. 1257 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) _____________________________________________________________ I, _________________________________ (print name), as _______________________________ (title, if applicable) of ______________________________________________ (company, If applicable), swear or affirm under oath, that I am the (choose one) owner ____ applicant ___ contract purchaser ___ and that: 1. I have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. I have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5. We/I authorize___________________________________________ to act as our/my representative in any matters regarding this petition including 1 through 2 above. *Notes: x If the applicant is a corporation, then it is usually executed by the corp. pres. or v. pres. x If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (L.C.), then the documents should typically be signed by the Company’s “Managing Member.” x If the applicant is a partnership, then typically a partner can sign on behalf of the partnership. x If the applicant is a limited partnership, then the general partner must sign and be identified as the “general partner” of the named partnership. x If the applicant is a trust, then they must include the trustee’s name and the words “as trustee”. x In each instance, first determine the applicant’s status, e.g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. Under penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it are true. Signature Date STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was sworn to (or affirmed) and subscribed before me on (date) by (name of person providing oath or affirmation), as ____________________________ who is personally known to me or who has produced (type of identification) as identification. STAMP/SEAL Signature of Notary Public CP\08-COA-00115\155 REV 3/24/14 PL20190000479 333 Investments Land Trust RWA, Inc. ✔ Alireza Amini Owner 9.A.4.f Packet Pg. 1258 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1259Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1260Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1261Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1262Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1263Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1264Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1265Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1266Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1267Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1268Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.f Packet Pg. 1269 Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 9.A.4.fPacket Pg. 1270Attachment: Back up materials (10655 : 9A.4-RZ PL20190000479 Cayo Whippoorwill) 10/31/2019 COLLIER COUNTY Collier County Planning Commission Item Number: 9.A.5 Item Summary: ***This item has been continued from the 10/17/2019 CCPC Meeting.*** PL20170003337/CPSS-2017-2: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Orange Blossom Mixed Use Subdistrict to allow 30,000 square feet of uses ancillary to a church in addition to 15,000 square feet of retail and 10,000 square feet of office uses on the 4.52 acres north of Orange Blossom Drive and establish landscape buffer requirements. The subject property is located on the northeast corner of the intersecti on of Airport Pulling Road and Orange Blossom drive in Section 1, Township 49 South, Range 25 East, consisting of 4.52 acres; and furthermore, recommending transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. (Adoption Hearing) (This is a companion to PL20180002107) [Coordinator: Corby Schmidt, AICP, Principal Planner] Meeting Date: 10/31/2019 Prepared by: Title: Planner, Senior – Zoning Name: Marcia R Kendall 10/04/2019 9:06 AM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 10/04/2019 9:06 AM Approved By: Review: Growth Management Operations & Regulatory Management Judy Puig Review item Completed 10/15/2019 4:29 PM Growth Management Operations & Regulatory Management Donna Guitard Additional Reviewer Completed 10/18/2019 2:15 PM Growth Management Department David Weeks Additional Reviewer Completed 10/23/2019 1:24 PM Growth Management Department James C French Additional Reviewer Completed 10/23/2019 1:57 PM Zoning Ray Bellows Additional Reviewer Completed 10/23/2019 2:45 PM Planning Commission Mark Strain Meeting Pending 10/31/2019 9:00 AM 9.A.5 Packet Pg. 1271 AGENDA ITEM 9.A.5 This item has been continued from the October 17, 2019 CCPC meeting. You have received the packet at the October 17th meeting. PL20170003337/CPSS-2017-2: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Orange Blossom Mixed Use Subdistrict to allow 30,000 square feet of uses ancillary to a church in addition to 15,000 square feet of retail and 10,000 square feet of office uses on the 4.52 acres north of Orange Blossom Drive and establish landscape buffer requirements. The subject property is located on the northeast corner of the intersection of Airport Pulling Road and Orange Blossom Drive in Section 1, Township 49 South, Range 25 East, consisting of 4.52 acres; and furthermore, recommending transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. (This is a companion to PL20180002107) [Coordinator: Corby Schmidt, AICP, Principal] 9.A.5.a Packet Pg. 1272 Attachment: 9.A.5-PL20170003337-CPSS-2017-2-Orange Blossom Mixed Use Subdristric-cover page 10-31-2019 meeting (10412 : 9A.5-Orange COLLIER COUNTY GROWTH MANAGEMENT PLAN SMALL SCALE AMENDMENT PL20170003337/CPSS-2017-2 (ADOPTION HEARINGS) (Companion Rezone PUDZ-PL20180002107) CCPC: October 31, 2019 [Continued from 10/17/2019] BCC: November 12, 2019 9.A.5.b Packet Pg. 1273 Attachment: CCPC COVER2 (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) TABLE OF CONTENTS CCPC – Small Scale GMP Amendment Adoption CCPC: October 31, 2019 [Continued from 10/17/2019] PL20170003337/CPSS-2017-2 1) TAB: Adoption Staff Report DOCUMENTS: CCPC Staff Report: 2) TAB: Ordinance DOCUMENTS: Adoption Ordinance with Exhibit “A” text (and/or maps): 3) TAB: Project PL20170003337/ DOCUMENT: Petition/Application Petition CPSS-2017-2 4) TAB: Legal Advertisement DOCUMENT: CCPC Advertisement 9.A.5.c Packet Pg. 1274 Attachment: Table of Contents_CCPC2 (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Agenda Item 9. ‒ 1 ‒ PL20170003337 / CPSS-2017-2 Amending the Orange Blossom Mixed Use Subdistrict STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: October 17, 2019 SUBJECT: PETITION PL20170003337/ CPSS-2017-2, SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT [ADOPTION HEARING] (Companion to PL20170002107, Longview Center PUDR) ELEMENT: FUTURE LAND USE ELEMENT (FLUE) PETITIONER/OWNER/AGENTS Petitioner/Owner: St. Katherine’s Greek Orthodox Church, Inc. 7100 Airport Road North Naples, Florida 34109 Agents: Robert J. Mulhere, FAICP Richard D. Yovanovich, Esq. Hole Montes, Inc. Coleman Yovanovich & Koester, PA 950 Encore Way 4001 Tamiami Trail North, Suite 300 Naples, Florida 34110 Naples, Florida 34103 GEOGRAPHIC LOCATION The subject property comprises approximately 4.52 acres and is located at the northeast corner of Orange Blossom Drive and Airport-Pulling Road, in Section 1, Township 49 South, Range 25 East. REQUESTED ACTION This petitioner seeks to amend the Orange Blossom Mixed-Use Subdistrict in the Future Land Use Element (FLUE) and the Future Land Use Map (FLUM) Series of the Growth Management Plan (GMP), by amending: 1) FLUM inset map for Orange Blossom Mixed-Use Subdistrict, and 2) the Urban ‒ Mixed Use District to reflect amended Subdistrict provisions. The Subdistrict language and map change proposed by this amendment is found in Ordinance Exhibit “A.” PURPOSE AND DESCRIPTION OF PROJECT The purpose of this small-scale amendment is to allow new or additional institutional church-related uses in addition to the 10,000 square feet (sq. ft.) of retail uses and 15,000 sq. ft. of office uses on that 4.52-acre part of the Subdistrict lying north of Orange Blossom Drive. Up to a maximum of 9.A.5.d Packet Pg. 1275 Attachment: 01_Adoption Staff Report_CPSS-17-2_FNL_hfac (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Agenda Item 9. ‒ 2 ‒ PL20170003337 / CPSS-2017-2 Amending the Orange Blossom Mixed Use Subdistrict 30,000 sq. ft. of these church-related uses are allowed only if they are ancillary to the church located adjacently north, lying outside of the Subdistrict. A companion petition [PL20180002107] will rezone this property to the Longview Center Mixed-Use PUD to allow the previously-prohibited churches or other places of worship within the PUD and allow uses typically ancillary to a church, including educational classrooms and offices, a multi-purpose building for meeting rooms, recreation, and kitchen facilities, and community gardens ‒ all onto a “North Tract” [which is geographically positioned on the north side of Orange Blossom Drive, adjacently south of the existing (Petitioner’s) place of worship]. The companion petition also requests a rezone to the northernmost portion of their property (lying outside of the Subdistrict) presently zoned A, Rural Agricultural with a Conditional Use for the existing place of worship, to expand the size of the Longview Center Mixed-Use PUD to include the existing place of worship portion of subject property as the “Church Tract”. STAFF ANALYSIS FUTURE LAND USE DESIGNATIONS, ZONING, AND LAND USES: Existing Conditions: Subject Property: The subject property, which comprises approximately 4.52 acres, is currently designated Urban Mixed Use District, Orange Blossom Mixed-Use Subdistrict (via Ord 2005-25), allows limited small-scale retail, office, and residential uses in a true mixed-use development. This Subdistrict promotes small-scale mixed-use development with a pedestrian orientation to serve homes in the immediate area and is intended to be a prototype for future mixed-use nodes, providing residents with pedestrian-scale development while also reducing existing trip lengths for small-scale commercial services. It is zoned Longview Center Mixed-Use PUD and undeveloped. Surrounding Lands: North: The Future Land Use Map designates land located north of the subject property, Urban Mixed Use District, Urban Residential Subdistrict. This area is zoned A, Rural Agricultural with a Conditional Use for the St. Katherine’s Greek Orthodox Church, and the site is developed with this place of worship. East: The Future Land Use Map designates land immediately east of the subject property as Urban Mixed Use District, Urban Residential Subdistrict. It is zoned Orange Blossom Gardens PUD, and developing with independent living units, assisted living units, skilled nursing units, and memory care units. South: The Future Land Use Map designates land lying south, across Orange Blossom Drive, Urban Mixed Use District, Orange Blossom Mixed-Use Subdistrict. This area is zoned [that portion of] Longview Center Mixed-Use PUD [lying outside the area affected by this petition, but part of the companion petition] and is developed with a commercial nursery. West: The Future Land Use Map designates land west of the subject property, across Airport-Pulling Road, as Urban Mixed Use District, Urban Residential Subdistrict. This area is zoned A, Rural Agricultural, and is the site of North Collier Library, while land lying further west is the site of North Collier Regional Government Services Center. The Future Land Use Map designates land lying southwest Urban Mixed Use District, Orange Blossom/Airport Crossroads Commercial Subdistrict. The northerly portion of the Subdistrict is zoned PUD for and is the site of the Naples Italian-American Club – while the southerly portion is zoned A, Rural Agricultural, and is undeveloped. 9.A.5.d Packet Pg. 1276 Attachment: 01_Adoption Staff Report_CPSS-17-2_FNL_hfac (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Agenda Item 9. ‒ 3 ‒ PL20170003337 / CPSS-2017-2 Amending the Orange Blossom Mixed Use Subdistrict In summary, the existing and planned land uses, and current zoning, in the area immediately surrounding the subject property is primarily residences or residential lots, and governmental and institutional uses. Criteria for GMP Amendments in Florida Statutes The data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically as listed below. Identification and Analysis of the Pertinent Criteria in Florida Statutes, Chapter 163.3187, to Qualify as a Small-Scale Comprehensive Plan (GMP) Amendment: The process for adoption of small-scale comprehensive plan amendment requires (in part) the following statutory standards be met, [followed by staff analysis in bracketed text]. (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 10 acres or fewer. [The proposed amendment pertains to a ±4.52 -acre property.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan, but only proposes a land-use change to the future land use map for a site-specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small-scale future land use map amendment shall be permissible under this section. [This amendment is for a site-specific Future Land Use Map change and directly-related text changes.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is approved.] Section 163.3177(1)(f), Florida Statutes: The process for adoption of a comprehensive plan amendment requires (in part) that plan amendments shall be based upon relevant and appropriate data and an analysis by the local government, (f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent, necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of 9.A.5.d Packet Pg. 1277 Attachment: 01_Adoption Staff Report_CPSS-17-2_FNL_hfac (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Agenda Item 9. ‒ 4 ‒ PL20170003337 / CPSS-2017-2 Amending the Orange Blossom Mixed Use Subdistrict such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality, and the unincorporated area within a county must, at a minimum, be reflective of each area’s proportional share of the total county population and the total county population growth. Section 163.3177(6)(a)2. Florida Statutes: The process for adoption of a comprehensive plan amendment requires (in part) that plan amendments shall be based upon surveys, studies, and data regarding the area, 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j. The need to modify land uses and development patterns within antiquated subdivisions. 9.A.5.d Packet Pg. 1278 Attachment: 01_Adoption Staff Report_CPSS-17-2_FNL_hfac (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Agenda Item 9. ‒ 5 ‒ PL20170003337 / CPSS-2017-2 Amending the Orange Blossom Mixed Use Subdistrict Section 163.3177(6)(a)8., Florida Statutes: The process for adoption of a comprehensive plan map amendment [which this is] requires (in part) that plan amendments shall be based analyses of the availability of facilities and services, the suitability of the plan amendment for its proposed uses, and of the minimum amount of land needed to achieve the goals and requirements of the existing subdistricts, overlays and special designations, within which land use programs and activities are ultimately directed. (a) A future land use plan element designating proposed future general distribution, location, and extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education, public facilities, and other categories of the public and private uses of land. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category. The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address the statutory requirements for a Plan amendment, then present and defend, as necessary, that data and analysis. BACKGROUND, CONSIDERATIONS, AND ANALYSIS This property is affected by the separate planning and zoning histories that leaves a 14.74-acre mixed-use Subdistrict on both the north and south sides of Orange Blossom Drive, and a constrained conditional use site for the adjacent church. This small-scale plan amendment and its companion PUD rezone will bring the church’s ancillary uses under the same Subdistrict provisions, and ensure a mixed-use project on the south side of Orange Blossom Drive, as originally intended. Appropriateness of the Site and the Change: The Urban Mixed Use District allows community facilities, including churches. This one-lot site is appropriate for the change, as a number of church-related uses are already allowed on the adjacent church site, the amendment allows for church-related uses that will be integral to the existing church on the adjacent church site, the amendment still allows commercial uses without requiring them, and the Subdistrict does not lose its mixed-use characteristics. Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element Consistency Determination: Trebilcock Consulting Solutions, P.A. submitted a Traffic Impact Statement (Exhibit E-3), dated February 23. 2018. Collier County Transportation Planning staff reviewed the Statement and provide the following [bracketed] evaluation: [According to the TIS provided with the proposed rezoning, the applicant is requesting a maximum of 420 seat church, a 100-student daycare, a 23,400 square foot various church uses. 9.A.5.d Packet Pg. 1279 Attachment: 01_Adoption Staff Report_CPSS-17-2_FNL_hfac (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Agenda Item 9. ‒ 6 ‒ PL20170003337 / CPSS-2017-2 Amending the Orange Blossom Mixed Use Subdistrict The proposed development will generate a projected total of +/- 97 PM peak hour, 2-way trips for the proposed facility on the adjacent local roadways, Orange Blossom Drive and Airport-Pulling Road. This represents a net reduction of +/-2 PM peak hour, 2-way trips compared to the previously approved development-uses. Therefore, the subject petition can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan, the Traffic Impact Statement (TIS) indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period.] [Michael Sawyer, Project Manager Transportation Planning Section] Environmental Impacts: The subject property is ±4.52 acres and undeveloped. A majority of the property has been disturbed, and periodically mowed and used for parking during major church events. No environmental issues were reported by Environmental Services staff review. [No preserve is required.] [Development Review Division] Public Facilities Impacts: The petitioner submitted a Public Facilities Impact Report dated to April 4, 2018 (Exhibit E-1). Staff reviewed the Report and provide the following [bracketed] remarks: • Potable Water and Wastewater Treatment Systems: The average daily water demand and wastewater flow for the commercial project is estimated at 4,500 gallons per day (gpd), while 7.56 GPM is the estimated peak daily water demand and wastewater flow. [Per CIE Policy 1.5, the potable water and wastewater treatment system LOS standards are based on population. Church accessory uses would not directly facilitate population growth and would, therefore, have no impact on potable water facility or wastewater treatment system capacities. As such, the Public Utilities Department has no objection to this petition. The project lies within the regional potable water service area and the north wastewater service areas of the Collier County Water-Sewer District. Water and wastewater services are readily available via existing infrastructure at the intersection of Airport Road and Orange Blossom Drive and at the existing driveway connection to the Church Tract. System capacity must be confirmed at the time of development permit (SDP or PPL) review, and a commitment to provide service will be established upon permit approval] [Eric Fey, P.E., Senior Project Manager Public Utilities Department] • Solid Waste Collection & Disposal: The solid waste disposal service provider is Collier County Solid Waste Management. The 2017 AUIR notes that the County projects more than 50 years of remaining landfill capacity [as does the 2018 AUIR]. • Stormwater Management System: Development will comply with SFWMD requirements, and State and County standards for off-site discharges will be met. • Park and Recreational Facilities: Development of ancillary church uses will not affect park facilities. • Schools: Development of ancillary church uses will not affect school capacity. • Emergency Medical (EMS) and Fire Rescue Services: The subject property is located within the North Collier Fire & Rescue service area. [Fire Station 40 and Station 46 are collocated with EMS Medic 40 and Medic 46 services provided by Collier County ‒ both located approximately two miles from this site. No adverse impacts to these services result from the proposed development.] 9.A.5.d Packet Pg. 1280 Attachment: 01_Adoption Staff Report_CPSS-17-2_FNL_hfac (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Agenda Item 9. ‒ 7 ‒ PL20170003337 / CPSS-2017-2 Amending the Orange Blossom Mixed Use Subdistrict NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS The application team held a Neighborhood Information Meeting (NIM) in the Sugden Theater of the Collier County Public Library Headquarters, located at 2385 Orange Blossom Drive, Naples, on March 14, 2019, at 5:30 p.m. as required by the LDC. This NIM was advertised, noticed, and held jointly for this GMP amendment petition and companion PUD rezone petition. Approximately ten people other than the application team including Bob Mulhere (the agent representing the petitioner) and Rich Yovanovich (attorney representing the petitioner), and County staff attended ‒ and heard the following information: Bob Mulhere provided a description of the proposed changes to the group, including how the two companion requests (GMPA/PUDZ) cover the community facility uses, including church offices, daycare for 100 children, chapel, classroom, and café. The facilities would be limited to a 30,000 sq. ft. building. Mr. Mulhere distributed copies of overviews of the Longview Center PUD, showing locations of the “church tract” and “north tract” at the northeast corner of Airport -Pulling Road and Orange Blossom Drive – where the current project is proposed [also showing location of the “south tract” at the southeast corner of Airport-Pulling Road and Orange Blossom Drive – where the current project does not affect existing “Longview” property]. Also shown were road connections and adjoining property interconnections. The “church tract” and “north tract” were also shown in more detail, including the access points onto Airport-Pulling Road and Orange Blossom Drive. Mr. Mulhere explained how the proposed changes do not generate more traffic than the amount already generated by the uses currently allowed. Attendees asked about the proposed access onto Orange Blossom, impacts upon this intersection, and road projects in this area. The project engineer explained how County-scheduled Orange Blossom Drive expansion projects are not triggered by the proposed project. No improvements are expected before this project is completed. Concerns about parking and handling special events. While arrangements are still being worked out, the Sienna Lakes PUD (east of the subject site) allows overflow parking on their property during major events, i.e., Greek Festival. No one present expressed opposition, except those who found the absence of improvements to Orange Blossom Drive east of this location, and the Sienna Lakes’ projects. Mulhere pointed out how they, too, support advancing Orange Blossom improvements. The Information Meeting was ended at approximately 6:00 p.m. This synopsis provides the annotated NIM proceedings. An audio recording of the entire Neighborhood Information Meeting is available on the County’s “I” drive, at I:/GMD/Comprehensive Planning/NIM Recordings & PREAPP Notes. [Synopsis prepared by S. Faulkner and C. Schmidt, AICP, Principal Planners] FINDINGS AND CONCLUSIONS The following findings and conclusions result from the reviews and analyses of this request: • The property is presently zoned Longview Center PUD and undeveloped. • The subject property is undeveloped, and periodically mowed and used for parking during major church events. 9.A.5.d Packet Pg. 1281 Attachment: 01_Adoption Staff Report_CPSS-17-2_FNL_hfac (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Agenda Item 9. ‒ 8 ‒ PL20170003337 / CPSS-2017-2 Amending the Orange Blossom Mixed Use Subdistrict • Church accessory uses would not directly facilitate population growth and would, therefore, have no impact on potable water facility or wastewater treatment system capacities. • The proposed development is generally compatible with existing and allowed development on surrounding properties. • This one-lot site is appropriate for the change, as a number of church-related uses are already allowed on the adjacent church site, the amendment allows for church-related uses that will be integral to the existing church on the adjacent church site, the amendment still allows commercial uses without requiring them, and the Subdistrict does not lose its mixed-use characteristics. • A companion rezone petition has been submitted concurrent with this GMPA petition that will bring the church’s ancillary uses under the same Subdistrict provisions, and ensure a mixed- use project on the south side of Orange Blossom Drive, as originally intended. LEGAL CONSIDERATIONS The Office of the County Attorney reviewed this report on September 27, 2019. In addition to pertinent small-scale (GMP) amendment criteria in Florida Statutes, Section 163.3187 addressed above, the criteria for GMP amendments to the Future Land Use Element and map series are in Sections 163.3177(1)(f) and 163.3177(6)(a)2 and 163.3177(6)(a)8, Florida Statutes. [HFAC] STAFF RECOMMENDATION Staff recommends that the Collier County Planning Commission forward Petition PL20170003337/CPSS-2017-2 to the Board of County Commissioners with a recommendation to approve for adoption and transmittal to the Florida Department of Economic Opportunity. [Remainder of page intentionally left blank] 9.A.5.d Packet Pg. 1282 Attachment: 01_Adoption Staff Report_CPSS-17-2_FNL_hfac (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Agenda Item 9. ‒ 9 ‒ PL20170003337 / CPSS-2017-2 Amending the Orange Blossom Mixed Use Subdistrict 9.A.5.d Packet Pg. 1283 Attachment: 01_Adoption Staff Report_CPSS-17-2_FNL_hfac (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.e Packet Pg. 1284 Attachment: 02_Adoption Ordinance - 091219 (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.e Packet Pg. 1285 Attachment: 02_Adoption Ordinance - 091219 (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.e Packet Pg. 1286 Attachment: 02_Adoption Ordinance - 091219 (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Exhibit PL20170003337/CPSS-2017-2 1 Words underlined are added; words struck-through are deleted. EXHIBIT A FUTURE LAND USE ELEMENT FUTURE LAND USE DESIGNATION DESCRIPTION SECTION *** *** *** *** text break *** *** *** *** I. URBAN DESIGNATION *** *** *** *** text break *** *** *** *** A. Urban Mixed Use District *** *** *** *** text break *** *** *** *** [Page 35] 8. Orange Blossom Mixed Use Subdistrict: The Subdistrict contains a total of 14.74 acres. It is further divided into two parcels, one south of Orange Blossom Drive (totaling approximately 10.22 acres) and one north of Orange Blossom Drive (totaling approximately 4.52 acres). For purposes of distinction, the 4.52 acre parcel north of Orange Blossom Drive is designated as the North Tract and the 10.22 acres to the south is designated as the South Tract. The intent of this Subdistrict is to allow for limited small-scale retail, office, and residential uses while requiring that the project result in a true mixed use development, and, for the North Tract, to also allow for, as an alternative, institutional uses ancillary to the church located adjacent to the north. The Activity Centers to the north and south provide for large-scale commercial uses, while this Subdistrict will promote small-scale mixed use development with a pedestrian orientation to serve the homes, both existing and future, in the immediate area . This Subdistrict is intended to be a prototype for future mixed use nodes, providing residents with pedestrian scale development while also reducing existing trip lengths for small-scale commercial services. The Office and Infill Commercial Subdistrict is not applicable to any properties adjacent to this Subdistrict. Allowable Ccommercial uses, for the purpose of this section, are limited to those uses allowed in the C-1, C-2, and C-3 zoning districts in the Land Development Code in effect as of the date of adoption of this Subdistrict (May 9, 2000), except as noted below. Allowable institutional uses on the North Tract are limited to those that are ancillary to the church located adjacent to the north, such as: classrooms for religious instruction and continuing education; church offices; a multi-purpose building with kitchen, meeting rooms, and indoor recreation facilities for church members; and community gardens. The South Tract may be developed with a mixture of retail, office, and residential uses . The North Tract may be developed with institutional uses ancillary to the church located to the north, or a mixture of small-scale retail and office. a. The development of this Subdistrict will be governed by the following criteria: a.1. Rezoning is encouraged to be in the form of a PUD. b.2. A unified planned development with a common architectural theme, which has shared parking and cross access agreements, will be developed. c.3. Retail uses will be capped at a maximum of 5,000 sq. ft. per acre for the total project Subdistrict. Page 1 of 4 9.A.5.e Packet Pg. 1287 Attachment: 02_Adoption Ordinance - 091219 (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Exhibit PL20170003337/CPSS-2017-2 2 Words underlined are added; words struck-through are deleted. d.4. Office uses will be capped at a maximum of 7,000 sq. ft. per acre for the total project Subdistrict. e.5. Residential development will be subject to the density rating system. f.6. Maximum lot coverage for buildings is capped at 17.5% for the total project. g.7. No more than 25% of the total built square footage will be devoted to single story buildings. h.8. Primary entrances to all retail and commercial uses shall be designed for access from the interior of the site. Buildings fronting on Airport-Pulling Road and Orange Blossom Drive will provide secondary access facing those streets. i.9. All four sides of each building must be finished in a common architectural theme. j.10. A residential component equal to at least 25% of the allowable maximum base density under the density rating system must be constructed before the Subdistrict completes an aggregate total of 40,000 square feet of retail or office uses. k.11. Residential units may be located both on the north and south sides of Orange Blossom Drive. l.12. Integration of residential and office or retail uses in the same building is encouraged. m.13. Pedestrian connections are encouraged to all perimeter properties where feasible and desired by adjoining property owners. n.14. No building footprint will exceed 5,000 square feet. Common stairs, breezeways or elevators may join individual buildings. o.15. No building shall exceed three (3) stories in height; any under building parking provided shall count towards this height limit. p.16. Drive-through establishments, which must be architecturally integrated into the main building, will be limited to banks with no more than 3 lanes. q.17. No gasoline service stations will be permitted. r.18. All buildings will be connected with pedestrian features. s.19. Twenty-foot wide landscape Type D buffers along Orange Blossom Drive and Airport Pulling Road and twenty-foot wide Type C buffer along all other perimeter property lines will be required. t.20. Parking areas will be screened from Airport-Pulling Road and Orange Blossom Drive. 21. The North Tract is limited to the following maximums if it is developed with a mixture of small-scale retail and office: (a) Retail uses will not exceed 10,000 square feet. (b) Office uses will not exceed 15,000 square feet. u. The Office and Infill Commercial Subdistrict is not applicable to any properties adjacent to this Subdistrict. Page 2 of 4 9.A.5.e Packet Pg. 1288 Attachment: 02_Adoption Ordinance - 091219 (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Exhibit PL20170003337/CPSS-2017-2 3 Words underlined are added; words struck-through are deleted. b. Notwithstanding a., above, if the North Tract is developed with institutional uses ancillary to the church located adjacent to the north, the following criteria will apply: 1. Rezoning is encouraged to be in the form of a PUD. 2. All four sides of each building must be finished in a common architectural theme. 3. Pedestrian connections are encouraged to all perimeter properties. 4. No building shall exceed three (3) stories in height; any under building parking provided shall count towards this height limit. 5. All buildings will be connected with pedestrian features. 6. Parking areas will be screened from Airport-Pulling Road and Orange Blossom Drive. 7. A ten-foot wide Type D landscape buffer along Orange Blossom Drive and twenty-foot Type D landscape buffer along Airport Pulling Road shall be provided. 8. Institutional uses ancillary to the church shall be limited to a maximum of 30,000 square feet of gross floor area. 9. Institutional uses ancillary to the church may be developed in one, one-story building. 10. Buildings must comply with the applicable architectural standards of the land development code; however, institutional uses ancillary to the church shall have a common architectural theme with the church located adjacent to the north. 11. No residential units are required to be constructed prior to the construction of institutional uses ancillary to the church. G:\CDES Planning Services\Comprehensive\Comp Planning GMP DATA\Comp Plan Amendments\2017 Cycles & Smalls\2017 Small Scale pttns\CPSS-17-2 Orng Blssm\Exhbt As\17-2 Orng Blssm sbdstrct exhbt A txt_FNLb.docx Page 3 of 4 9.A.5.e Packet Pg. 1289 Attachment: 02_Adoption Ordinance - 091219 (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) Page 4 of 4 9.A.5.e Packet Pg. 1290 Attachment: 02_Adoption Ordinance - 091219 (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1291Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1292Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1293Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1294Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1295Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1296Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1297Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1298Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1299Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1300Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1301Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1302Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1303Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1304Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1305Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1306Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1307Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1308Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1309Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1310Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1311Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1312Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1313Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1314Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1315Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1316Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.fPacket Pg. 1317Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.f Packet Pg. 1318 Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom 9.A.5.f Packet Pg. 1319 Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom 9.A.5.f Packet Pg. 1320 Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom 9.A.5.f Packet Pg. 1321 Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom 9.A.5.fPacket Pg. 1322Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 9.A.5.f Packet Pg. 1323 Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom 9.A.5.f Packet Pg. 1324 Attachment: 03_Adopton Application-Petition Orange Blossom MU Subd (10412 : 9A.5-Orange Blossom B{nptnsButlu I{rnIE PARTOf IHE USA IODAY N€TWON( Published Oaily Naples, FL 34110 Colli6r County Clerk of Courts 3299 Tamleml Trl E ,700 NAPLES, FL 341I2 Affidavit of Publlcation STATE OF wlSCONSIN COUNTY OF BROWN Before lhe undersigned they serve as the authodty, personally appeared Joe Heynen who on oath says that he serves as legal cleri of the Naples Daily i.l6,vs, a daaly newsp€per published at Napbs, in Collier County, Floridai distributed in Collier and Lee counties of Flolila;that the attached c{py of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Oaily News is a newspaper published at llaples, in said Collie. County, Flo.ira, and that the said newspaper has heretotore been continuously published in said Collior County, Flodla: distributed in Collier and Lee counties ot Flolua, e8ch day and ha9 been entered as second clsss mEil matter at the post ofiice in llsples, in said Colli€r County, Florida . for a period ol one year next preceding the frrsl publication ofth6 attached copy of adve,tisen€nt and affant further says that he has neither paid nor promised any peason, or corporation any discount . rebat6, commbsion o, refu.rd ,or the purpose of securing this advertisement for publication in the saad newspaper. September 27th, 20'19 ----- Subscribed and sworn to befo,e on Sept 27rd,2019 -.. - .\ tl, r.r. hA z'vr.--Q1tx'!-) Notary, State ol wl, County of Brown IAT,IA MONDI oCH Notar y F'utllic State oI Wlscon s in My cofimissioh crpires Augusl S 202, Publicatron Cost $945 00 Ad No GC10273344 Customer No 531322 PO# 9.A.5.g Packet Pg. 1325 Attachment: 04_CCPC Affidavit & Advertisement (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) NOTICE OF PUBLIC HEARING Nolice ls hereby given that the Collier Counv Planning Commls3ion will hold a public meeting on October 17, 20'19 commencing at 9:00 A.M. rn lhe Boarcl of Counly Commissioners Chamber, Thlrd Floor, County Government Cente( 3299 Easl Tamiami Trail. Naples, FL. Tl]e purpose o[ lhs hearing rs lo consider: AN ORI)INANCE OF 1'}IO BOARD O}' COUNI'Y COMMISSIONf,RS OT COI,LIf,R COUNTY, FLORI DA AMENDING ORDINANCE NO.89.05, AS AMENDf,D, THE COLLIER COUNTY GROWTII MANACEMENT PLAN I'OR TIIE UNINCORPORA'I'ED AREA OF COI,LII]R COUNTY FLORIDA, SPECIT'ICAI,LY AMENDING THE ORANCE BI,OSSOM MIXED USE SUADISTRICT TO ALI,OW 30,000 SQUARE Fr,f,T OF USCS ANCILI,ARy TO A CHURCII lN ADDITION TO 15,000 SQUARE FEf,T OF RETAII- aND 10,000 SQUARE FF.ET oF OFFICE USF,S ON TIIE,l.52 ACRES NORTH OF ORANGE BLOSSOM DRIVE AND ESTABLISII LANDSCAPE BUFFER REQ{NREMENTS. TIIf, SUBJf,CT PROPERTY IS LOCATED ON THE NORTIIf,AST CORNER OF THE IMERSECTION o}.AIRPORT PULLING ROAD AND ORANGf, BLOSSOM DRIVE TN SEqI'ION I, TOWNSHIP 49 SOt,TH, RANGIi 2S IAS'1, CONSIS I ING Ot 4.52ACRES; AND Fl,XfllERMOR!; RLCOMMENDINC,I'RANSMI'IIAL O}''I'IIE ADOPI'ED AMLNDMENT 'I'O I'HU ILORIDA DEPARI'MEN]' OT UCONOMIC OPPOR'rUNI lYi PROVIDING FOR Sf,VERABILI'IY AND PROVIDING TOR AN liFt-Ec vE DATti. 1PL201700033371 & AN ORDINANCE OF THE BOARD OF COIIN'TY COMMTSSIONERS OF COLLIER COUNTY FLONIDA AMENDING ORDINANCE NUMSER 2003.1I, THI LONCVIEW CENTER PLANNED UNIT DEVELOPMENT (PUD), AS AMENDED, AND 8Y AMENDING ORDINANCf, NUMBER 2004. 4I, THE COLLIER COUNTY LAND DEVELOPMENT CODE BY AMENDING TIIE APPROPRIATE T,ONING ATLAS MAP OR MAPS BY CHANGING THf, ZONINC CLASSIFICATION O}- 5.I6 ACRF,S OF LAND PRIISEN'I]Y ZONf,D RURAL AGRICULTURAL TO INCORPORATf, TIIE PARCEL INTO THE LONGVIEW CINI IIR PIID roll A lOTAL PUD SIZE OF 19.9+ ACRES; TO ALLOW CHURCH AND lNSll l UIIONAL IJSIIS ON I llA 5.16 ACRI CHUIaCII 'tRACIi TO AI,LOW ON THf, 4.52 ACRD NORI'TI TRAC'I', JO.OOO SQUARf, I'EE'I'OF USr;S ANCII,LARY 1O A CHURCH, INCLUDIN(; BUT NOT I,IMITED -I'O CLASSR(X)MS FOR RELIGIOI.IS INS'I'RUCTION AND CONTINI)INC I]DUCATION, OFFICES, A MUL'T'I.PURPOSE BUILDING WITH KITCTIT,N, MEETTNG ROOIITS. INDOOR RECREATIoN FACII.ITIES FORCHURCH Mf,MBERS AND COMMUNITY GARDENSi OR TO ALLOW ON TII[ 4.52 ACRI NORI'H TRACT IO,OOOSQUARE I, EDT OF RETAIL UST:S AND I5,OOO SQUARE FEf 't Ol'OFi'lCE USES; TO ADD A NEW f,XHIBIT A-l MASTER PLAN DETAIL FOR THE NORTH TRACT AND CllURCll TIIACT; TO AMEND DDVELOPMEN'I STANDARDS APPLICABLE I'O THE NORTH TRACT AND ESIABT,ISH DEVELOPMENT STANDARDS APPLICABLf, TO'I-HE CIIURCII TRACTi AND. TO UPDATE CODE CITA'I'IONS AND NOMDNCLATURE. THE SUB.IEC'l' PROPERTY IS LOCATED ON THE NORTHEAST CONNER AND SOUTHEAST CORNER OT THf, INTERSECTION otr AIRPORT PUI,I,ING ROAD AND ORANCE BLOSSOM DRIVE IN SECTION I. TOWNSHIP 49 SOUTH, RANCE 25 EAST, COLLIER COUNTY, trLORIDA, CONSTSTING OF I9.9+/- A(rltES; AND BY PROVIDINC AN EfFECIIVR DATE. [PL20180002t071 All interested parlres are rnvited to appear and be heard. Copies ol lhe proposed ORDINANCE(S) will be made available for inspeclion al lhe GirD Zoning Divislon, Comprehensive Planning Section,2800 N. Horseshoe Dr, Naples. belween the horrs ot 8:00 A.M. and 5:00 PM-, lvonday through Friday. Furthermore, the materials wilt be made avarlable tor rnspecton at the Collier Counly Clerk's Oftice, lounh tlool Collier Counly Governmenl Center, 3299 East Tamiamr Trail, Suile 401 Naples, one we€k prior to the scheduled hearing. Any quesl,ons pertaining 1o the documents should be direcled to Ihe GMD Zonrng Divrsron, Comprohensive Planning Sectron. Wntten comments liled with the Clerk to lhe Board's Oflice prior to October 17, 2019, will be read and considered al the public hearing. Any person who decides io app€al any decisron ol lhe Collier County Plsnning Commissionor will need a rccord ot lhe proceedings Perlarnrng therelo and lherelore, may noed lo ensure lhat a verbalim record ol the proceedrngs s made. which record lncludes the lestimooy and evidence upon which the appeal is based. lI you are a person wrrh a disabilily who needs any accommodation rn order to participate in this proceeding, you are enlrlled, al no cost lo you, to tlle provrsion of cerlain assislance. please contact lhe Collier Counly Facitiiies Managemenr Drvisroo, rocated at 3335 Tanrami narr East, suire 101. Napres FL 34r 12-5356, (239) 25i,83g0, atleasl lwo days pnor lo lhe meetirrg. Assrsled fistening devtces for lhe hearing rmparred are avarlable rn the gOard ol Counly Comrnrss,one.s Oifrce Mark P Sk,,n Charrman Proiect Location ge DR z ovo uto7I1' Gri tr 9.A.5.g Packet Pg. 1326 Attachment: 04_CCPC Affidavit & Advertisement (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) NOTICE OF PUBLIC HEARING AN ORDINA]ICE OF THE BOARD OF COUN TY COMMITXTIOIiEf,S OT COLLIER COIATY' TLORIDA AMENDTNG ORI}INANCE NUMBER 200141,TTIE LONGVIEW CENTER PLANNED UNI'I' DEI'ELOP MENT OUD), AS AMENDED' AND BY AMENDI NC ORDINANCE NUMBER 2M4- .T. TIIE COLLIER COUN'I'Y LAND DEYELOPMENT CODE BY AMENDING THE AIPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGTNG THE zoNtxc cLessrtcettoN oF 5.15 ACRf,S OF I,AND PRf,SENTLY ZONED RURAL ACRICULIURAL TO TNCORPORATE TIIX PARCEL INTo TEE LONG}'IEW CENTER PUD fOR A TOTAL PUD SlzE OF 19.9+ ACRDSi TO ALLOW CHURCH AND TNSTITUTIONAL USES ON THE 5.I5 ACRE CHIjRCH TRACT: To ALLOW ON THE 4 52 .,\CRE NORTII TRACT' 3O'()OO SQUAR.E FEET OF USES ANCILLA-RY To A CHURCII, TNCLUDING BTIT NOT LIMITED TO CLASSROOMS fOR RELIGIOUS INSTRU CIION AND COMINUING EDUCATION,OTTICES, A MULTI.PI]R}OSE BUILDING WITH XTTCIIEN,MEETINC ROOMS. TNDOOR R,ECREATION trACILITIf,S FORCIIURCH MEMBERS AND COMITIUNTTY GARDENSTOR TO ALLO\ ON THE4.5]ACRE NORTH TRACT 'O'OOO SQUAIT FEET OT RETAIL USES AND 15,000 SQUAXf,FEETOTOTTICO USES;TO ADD A N'tW EXIIIBIT A-T MASTER PLAN DETAJL TORTHE NORTH 'TRACT AND CHURCH TRACT:TO AMEND DE\'ELOPMENT STANDARDS APPLICABLf, TO THE NORTH TRACT AND ESTABLISH DE}'ELOPMENT STANDARDS AIPLICABLE TO TIiE CHI,IRCH TRACIi AND, To U"DATE CODf,CITATIONS AND NOMXNCLATU RE, THE SUBJECT PROPf,Rry IS LOCATf,D ON TIIE NORTHEAST CORNER AND SOUTHEAST CORNER OF THE INTERSECTION OF AIR"O RT PULLING ROA-D AN D ORANGE BLOSSOM DRI vE lN socTloN L MWNSHIP 49 SOUTH. RANC E 25 f,AST, COLLIER COUNTY, FLORIDA" CONSISTING OF T9.h/- ACRDSi AND BY PROVIDING AN EfTECTTVE DATE' IPL'OTS()OO'107I All inrerested Panies are invited to appear and be heard CoPies ol the proposod oRDINANCE(S) will be made availabl€ lor inspectaon al the GMD Zoning Division, Comprehonsive Planning Seclion,2800 N. Horseshoe Dr. Naples,ol 8:0o A.M. and 5:OO P.lvl., Monday through Friday. Furthannorc,the matenals willbe I ai the Collier CoLrntY Cl6rk! Otfico. lourth floor. Collier County Government C€nt6r, 3299 East Tamiami Trail Suits 4O'l Napl6s, one week prior to the scheduled heanng. AnY quostions P€rtaining 10 lhe docum€nts should b€ diGct€d to the GMD Zoning Division, ComplBhensive Planning S€clion. Written I fl€d with the Clerk lo the Boad's Olfce prior to octob.r 17, m19, willbe read and considsred al the Collier County Planning Commission -a 26A ' FRIDAY, SEPTEMBER 27,2OI9 I Hjfi u#ei;fr #jl,$,""t :[ 3Hlus.?T,l:ffi:'I #i:x.u,:f",# il?li:x;i 3r'""H:k The purpose or lhe hearing is lo corEi'ler: AN ORDINANCE OF THE BOAND OF COT'NTY COMMISSIONERS OT CO.LLIER COUNTY' i'"oiii'i ^lliilonc ononrrxcr I'.o rqos' es ITuENDED' TllE coLLIER couNTY GRowrH MANAcErENT PLAN Fon rxr unn'corr6n-ltrD AREA oF coLLIf,R-cot'NTY FLoRTM' spEctFlcAlLY AMENDTxc rHE oR NGiBl'ssoM MIXED usE st'BDlsrRlcr m ALI'w :;fi;&*i il;tor usts encrlirv ro A cHURcH lN ADDlnoN ro-15'000 souARE Ff,ET oF RrrArL AND lo'ooo souru iiii or orrrcE usES oN rHE 'J2 AcnEs NoKrH or oRANGE BLossoM DRIVE AND rs'eiirsrl r'ennscuE BUFTDR Rf,QUInDMENTS TEf, ;ffi; ;.";;-n ts loclrto on ita t'toxrgEAsr coRNER oFJEE rl{'l ERsEcrIoN OF AIR}ORT PULLING ROIO AT"N ()IETTCE TOSSOM DRIVE IN SECTIO T' TOWNSTIIP 49 i,i ffi]ili'c:" lii-^sr, consrsnnc oi r'si rcrrsi AND FURTEERMoRE' REcoJrtMEt{D[rG iffii'iiir-in- ni rHr loorrto rmixortrrrr ro rHE FLoRTDA- D-a-PARTMENT oF ECONOMIC OPPOnTUmTYi mOvrunrC rOn SEI'ERABILITY AND PnOI'IDING FOR AN ETTECTI!',E DATE. lPL2or7o00l337l & I pouic h€ding. arw eason who rhcides to appeal eny d€clslon ol lho colller county Plmnlng commisdon* will need a record ii'ihfi#lfiieliil,ii,"iin -o ano tnererore' rnav neea to erlsulE that a v'rbatim €cord ol rhe prcce€dinss [ .ri"._*t r"n ,*io in"bi€s th€ ls$nnooy and ovd€nce upon which lhe app€al is bas€d' ll you ele a pe6on wilh a dlsabillty who n€eds anv accommodaton in ordel to panicipat€ n this poceeding' you ero 6rthl€d, at no cosl to you. to lhe plov'slon ;r;;n assistance' Please contacl lho-Collier Countv Facllili€s Manaoem€nl DMEion, locat€d ai 3335 Tamiam;T; east' Sutte t Ot ' Naptes' rL 34112-5356' (239) 252-8380 at i]X,ffi[l; ffi; il;ii.g. e""i"t* ris*i"sA;ices 'orrhs heanns impaired a? avairable inthe Board ol County Commissionors Office. Ma* P Strein, Chairman r Proiecl Location 6 ORq a0 L - NAPLES OAILY NEWS 9.A.5.g Packet Pg. 1327 Attachment: 04_CCPC Affidavit & Advertisement (10412 : 9A.5-Orange Blossom Mixed Use Subdistrict) 10/31/2019 COLLIER COUNTY Collier County Planning Commission Item Number: 9.A.6 Item Summary: ***Note: This item has been continued from the October 17, 2019, CCPC meeting*** PL20180002107: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2003-41, the Longview Center Planned Unit Development (PUD), as amended, and by amending Ordinance Number 2004-41, the Collier County Land Development Code by amending the appropriate zoning atlas map or maps by changing the zoning classification of 5.16 acres of land presently zoned Rural Agricultural to incorporate the parcel into the Longview Center PUD for a total PUD size of 19.9± acres; to allow church and institutional uses on the 5.16 acre Church Tract; to allow, on the 4.52 acre North Tract, 30,000 square feet of uses ancillary to a church, including but not limited to classrooms for religious instruction and continuing education, offices, a multi-purpose building with kitchen, meeting rooms, indoor recreation facilities for church members and community gardens; or to allow on the 4.52 acre North Tract 10,000 square feet of retail uses and 15,000 square feet of office uses; to add a new Exhibit A-1 Master Plan detail for the North Tract and Church Tract; to amend development standards applicable to the North Tract and establish development standards applicable to the Church Tract; and, to update code citations and nomenclature. The subject property is located on the northeast corner and southeast corner of the intersection of Airport Pulling Road and Orange Blossom Drive in Section 1, Township 49 South, Range 25 East, Collier County, Florida, consisting of 19.9+/- acres; and by providing an effective date. (This is a companion to PL20170003337/CPSS-2017-2) [Coordinator: Nancy Gundlach, AICP, Principal Planner] Meeting Date: 10/31/2019 Prepared by: Title: Planner, Principal – Zoning Name: Nancy Gundlach 10/18/2019 1:58 PM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 10/18/2019 1:58 PM Approved By: Review: Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed 10/18/2019 2:16 PM Zoning Camden Smith Review Item Completed 10/22/2019 11:18 AM Growth Management Operations & Regulatory Management Judy Puig Review item Completed 10/23/2019 10:03 AM Zoning Ray Bellows Review Item Completed 10/23/2019 12:14 PM Growth Management Department James C French Review Item Completed 10/23/2019 1:57 PM Zoning Ray Bellows Review Item Completed 10/23/2019 2:47 PM Planning Commission Mark Strain Meeting Pending 10/31/2019 9:00 AM 9.A.6 Packet Pg. 1328 AGENDA ITEM 9.A6 This item has been continued from the October 17, 2019 CCPC meeting. You have received the packet at the October 17th meeting. PL20180002107: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2003-41, the Longview Center Planned Unit Development (PUD), as amended, and by amending Ordinance Number 2004-41, the Collier County Land Development Code by amending the appropriate zoning atlas map or maps by changing the zoning classification of 5.16 acres of land presently zoned Rural Agricultural to incorporate the parcel into the Longview Center PUD for a total PUD size of 19.9± acres; to allow church and institutional uses on the 5.16 acre Church Tract; to allow, on the 4.52 acre North Tract, 30,000 square feet of uses ancillary to a church, including but not limited to classrooms for religious instruction and continuing education, offices, a multi-purpose building with kitchen, meeting rooms, indoor recreation facilities for church members and community gardens; or to allow on the 4.52 acre North Tract 10,000 square feet of retail uses and 15,000 square feet of office uses; to add a new Exhibit A-1 Master Plan detail for the North Tract and Church Tract; to amend development standards applicable to the North Tract and establish development standards applicable to the Church Tract; and, to update code citations and nomenclature. The subject property is located on the northeast corner and southeast corner of the intersection of Airport Pulling Road and Orange Blossom Drive in Section 1, Township 49 South, Range 25 East, Collier County, Florida, consisting of 19.9+/- acres; and by providing an effective date. (This is a companion to PL20170003337/CPSS- 2017-2) [Coordinator: Nancy Gundlach, AICP, Principal Planner] 9.A.6.a Packet Pg. 1329 Attachment: 9.A.6-PL20180002107-Longview Center PUD-cover page 10-31-2019 meeting (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 1 of 16 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT - PLANNING & REGULATION HEARING DATE: OCTOBER 17, 2019 SUBJECT: PUDR-PL20180002107, LONGVIEW CENTER PLANNED UNIT DEVELOPMENT (PUD) _______________________________________________________________________________ PROPERTY OWNER/APPLICANT AND AGENTS: Owners: St. Katherine’s Greek Orthodox Church, Inc. John A. Pulling Jr., Trust 7100 Airport Road North 5610 Yahl Street Naples, FL 34109 Naples, FL 34109 Applicant: St. Katherine’s Greek Orthodox Church, Inc. 7100 Airport Road North Naples, FL 34109 Agents: Robert J. Mulhere, FAICP, Vice President Richard D. Yovanovich, Esquire Hole Montes, Inc. Coleman, Yovanovich, and Koester, P.A. 950 Encore Way 4001 Tamiami Trail North, Suite 300 Naples, FL 34110 Naples, FL 34103 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider amending Ordinance Number 2003-41, the Longview Center Planned Unit Development (PUD), as amended, and by amending Ordinance Number 2004-41, the Collier County Land Development Code by amending the appropriate zoning atlas map or maps by changing the zoning classification of 5.16± acres of land presently zoned Rural Agricultural to incorporate the parcel into the Longview Center PUD for a total PUD size of 19.9± acres; to allow church and institutional uses on the 5.16± acre Church Tract; to allow, on the 4.52± acre North Tract, 30,000 square feet of uses ancillary to a church, including but not limited to classrooms for religious instruction and continuing education, 9.A.6.b Packet Pg. 1330 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 2 of 16 offices, a multi-purpose building with kitchen, meeting rooms, indoor recreation facilities for church members and community gardens; or to allow on the 4.52± acre North Tract 10,000 square feet of retail uses and 15,000 square feet of office uses; to add a new Exhibit A-1 Master Plan detail for the North Tract and Church Tract; to amend development standards applicable to the North Tract and establish development standards applicable to the Church Tract; and, to update code citations and nomenclature; and by providing an effective date. Also, Ordinance Number 92-27, which approved the conditional use for the existing church, will be repealed if the PUD is amended. 9.A.6.b Packet Pg. 1331 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 3 of 16 9.A.6.bPacket Pg. 1332Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 4 of 16 9.A.6.b Packet Pg. 1333 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 5 of 16 GEOGRAPHIC LOCATION: The subject PUD, consisting of 19.9 acres, is located on the northeast corner and southeast corner of the intersection of Airport-Pulling Road and Orange Blossom Drive in Section 1, Township 49 South, Range 25 East, Collier County, Florida. (See the Location Map on page 2 of this Staff Report.) PURPOSE/DESCRIPTION OF PROJECT: The 14.73 acre Longview Center PUD was originally approved by the Board in Ordinance Number 03-41 on September 9, 2003. (See Attachment B-Ordinance Number 03-41.) The PUD Boundary included a 10.21 acre parcel of land to the south (the South Tract) of Orange Blossom Drive and a 4.52 acre parcel of land to the north (the North Tract) of Orange Blossom Drive. A mixed-use development consisting of a maximum of 73,500 s.f of mixed retail and service uses, and a maximum of 70,000 square feet of medical and/or general office space along with a minimum of 15 residential dwelling units was approved. The proposed changes affect the property located north of Orange Blossom Drive only. There are no changes proposed to the property located south of Orange Blossom Drive. The petitioner proposes to add a 5.16 acre parcel of land where St. Katherine’s Greek Orthodox Church is located (the Church Tract) into the Longview Center PUD. The Church is located on A-Agriculture zoned land and was approved by Conditional Use Ordinance Number 92-27 on April 28, 1992. (See Attachment C-Ordinance number 92-27.) Ordinance Number 92-27 will be repealed if the subject PUD Rezone is approved. The current Longview Center PUD Ordinance specifically prohibits “churches and other places of worship.” The petitioner proposes to remove this prohibition to incorporate the existing St. Katherine’s Greek Orthodox Church into the PUD. This will allow for the expansion of uses accessory to the existing church, as well as allow for the retention of the mixed-use development option originally approved in the Longview Center PUD. Modifications to the PUD Document include: General : - Increasing the PUD acreage from 14.74± acres to 19.9± acres; - The creation of a North Tract and a Church Tract on the parcels located on the north side of Orange Blossom Drive; - The addition of the Church Tract into the PUD; and - The creation of “Exhibit A-1 Master Plan” depicting that portion of the site located on the north side of Orange Blossom Drive. North Tract: - A maximum of 10,000 s.f. of retail uses and 15,000 s.f. of office uses; or - The allowance of a maximum of 30,000 s.f. of institutional uses ancillary to the Church constructed on the Church Tract such as a stand-alone chapel, classrooms for religious instruction and continuing education, childcare centers limited to a maximum of 100 students, offices, a multi-purpose building with a kitchen, meeting rooms, indoor 9.A.6.b Packet Pg. 1334 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 6 of 16 recreation facilities for church members, a cafe’ up to 2,500 s.f. /40 seats, and community gardens; or Church Tract: - The allowance of a maximum 27,000 square-foot, 420-seat church and accessory uses such as a stand-alone chapel, classrooms for religious instruction and continuing education, offices, a multi-purpose building with a kitchen and meeting rooms. Development Standards related to the North and Church Tracts have been added to the PUD Document. The Master Plan has also been updated to reflect the proposed changes. See attached Exhibit A – Proposed PUD Ordinance. SURROUNDING LAND USE AND ZONING: North: Developed recreational and single-family residential uses (Lakeside of Naples) with a zoning designation of Citrus Gardens PUD East: Developed sales center, with a zoning designation of Siena Lakes CCRC PUD and developed single-family residential uses, with a zoning designation of Lone Oak PUD South: Developed single-family residential uses, with a zoning designation of Naples View PUD West: Airport-Pulling Road (CR 31), a 6-lane divided minor arterial road and then a developed continuing care facility (The Carlisle of Naples), and then a vacant lot with a zoning designation of Agriculture, and then a developed community facility with a zoning designation of the Italian American Club CPUD, and then a developed public library with a zoning designation of Agriculture, and then developed single-family residential uses with a zoning designation of Buckley MPUD 9.A.6.b Packet Pg. 1335 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 7 of 16 AERIAL PHOTO GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Comprehensive Planning staff has reviewed the proposed PUD Rezone and has found it consistent with the Future Land Use Element (FLUE) of the GMP. See Attachment D – FLUE Consistency Review. Transportation Element: In evaluating this project, Transportation Planning staff reviewed the applicant’s January 22, 2019, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the then applicable 2018 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states: “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed Rezones to the Future Land Use Element (FLUE) Subject Site 9.A.6.b Packet Pg. 1336 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 8 of 16 affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard (LOS) within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links, the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” Staff finding: According to the TIS provided with the proposed PUD Rezone, the applicant is requesting a maximum of a 420 seat church, a 100-student daycare, and 23,400 square feet of various church uses. The proposed development will generate a projected total of +/- 97 PM peak hour, 2- way trips for the proposed facility on the adjacent local roadways, Orange Blossom Drive and Airport-Pulling Road. This represents a net reduction of +/-2 PM peak hour, 2-way trips compared to the previously approved development uses. The Traffic Impact Statement (TIS) indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period. The subject PUD Rezone can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Conservation and Coastal Management Element (CCME): Environmental Planning staff have found this project to be consistent with the CCME. GMP Conclusion: The proposed PUD Rezone may be deemed consistent with the FLUE of the GMP. STAFF ANALYSIS: Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (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 Collier County Planning Commission’s (CCPC) recommendation. The CCPC uses these same criteria as the basis for their recommendation to the Board of Collier County Commissioners (BCC), who in turn use 9.A.6.b Packet Pg. 1337 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 9 of 16 the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below, under the heading “Zoning and Land Development Review.” In addition, staff offers the following analysis: Environmental Review: Environmental Planning staff has reviewed the petition to address environmental concerns. The proposed changes do not affect any of the environmental requirements of the GMP or LDC. The subject parcels were previously cleared and developed. Preservation of native vegetation is not required for the subject property. 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. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval of this project. Utilities Review: The project lies within the regional potable water service area and the north wastewater service areas of the Collier County Water-Sewer District. Water and wastewater services are readily available via existing infrastructure at the intersection of Airport Road and Orange Blossom Drive and at the existing driveway connection to the Church Tract. System capacity must be confirmed at the time of development permit ((Site Development Plan (SDP) or Plans and Plat (PPL)) review, and a commitment to provide service will be established upon permit approval. Zoning and Land Development Review: As previously stated, the purpose of the proposed Rezone is to add an existing 5.16 acre Church site into the Longview Center PUD. This will permit the expansion of the existing church. It will also allow for the retention of the mixed-use development option originally approved by the Longview Center PUD. The North Tract would allow for a maximum of 30,000 s.f. of institutional uses ancillary to the existing Church located on the adjacent Church Tract. These uses include a stand-alone chapel, classrooms for religious instruction and continuing education, childcare centers limited to a maximum of 100 students, offices, a multi-purpose building with a kitchen, meeting rooms, indoor recreation facilities for church members, a cafe’ up to 2,500 s.f. /40 seats, and community gardens. As an alternative to the above uses, a maximum of 10,000 s.f. of retail uses and 15,000 s.f. of office may be developed on the North Tract. The Church Tract allows for a maximum 27,000 square-foot of church, chapel and accessory uses such as classrooms for religious instruction and continuing education, offices, a multi-purpose building with a kitchen, and meeting rooms. The proposed Development Standards for the North and Church Tracts include a maximum building zoned height of 55 feet and actual height of 62 feet. Staff finds the proposed changes of adding an existing 5.16 acre Church site and expansion of the church uses in the Longview Center PUD to be compatible with the neighborhood. 9.A.6.b Packet Pg. 1338 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 10 of 16 REZONE FINDINGS: Staff offers the following analysis: 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the GMP. The Comprehensive Planning staff has indicated that the proposed PUD Rezone is consistent with all applicable elements of the FLUE of the GMP. See Attachment D – FLUE Consistency Review. 2. The existing land use pattern. As described in the “Surrounding Land Use and Zoning” portion of this report , the neighborhood’s existing land use pattern can be characterized as residential, adult living facilities, and institutional. At the time the subject property was rezoned to a PUD, it was deemed to be of sufficient size and did not result in an isolated district unrelated to adjacent and nearby districts. The proposed PUD Rezone does not change this finding. 3. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The district boundaries are logically drawn, as discussed in Item 2. 4. Whether changed or changing conditions make the passage of the proposed rezone necessary. The proposed change is not necessary, but it is being requested in compliance with the LDC provisions to seek such changes because the petitioner wishes to add property and an additional land use into the Longview Center PUD. 5. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed PUD Rezone is consistent with the County’s land-use policies upon adoption that are reflected by the Future Land Use Element (FLUE) of the GMP. Development in compliance with the proposed PUD rezone should not adversely impact living conditions in the area. 6. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure has adequate capacity to serve the proposed project at this time, i.e., the GMP is consistent at the time of rezoning as evaluated as part of the GMP Transportation Element consistency review. Operational impacts will be addressed at the time of first development order 9.A.6.b Packet Pg. 1339 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 11 of 16 (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought. 7. Whether the proposed change will create a drainage problem. The proposed PUD Rezone will not create a drainage problem. Furthermore, the project is subject to the requirements of Collier County and the South Florida Water Management District. 8. Whether the proposed change will seriously reduce light and air to adjacent areas. The proposed PUD Rezone will not reduce light and air to adjacent areas inside or outside the PUD. Furthermore, the PUD Document provides adequate property development regulations to ensure light and air should not be seriously reduced to adjacent areas. 9. Whether the proposed change would adversely affect property values in the adjacent area. Staff could find no evidence that the proposed PUD Rezone will adversely impact property values. 10. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Other than the vacant lot on the west side of Airport-Pulling Road, properties around the Longview PUD are developed. The basic premise underlying all of the development standards in the LDC is that their sound application, when combined with the SDP approval process and PPL process, gives reasonable assurance that a change in zoning will not result in deterrence to improvement or development of adjacent property. Therefore, the proposed zoning change should not be a deterrent to the improvement of adjacent properties. 11. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The development complies with the GMP, which is a public policy statement supporting zoning actions when they are consistent with the Comprehensive Plan. In light of this fact, the proposed Rezone 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. 12. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property could be developed within the parameters of the existing zoning designations. However, the petitioner is seeking this PUD Rezone to add property, and additional land uses into the PUD in compliance with LDC provisions. The proposed Rezone meets the intent of the PUD District. 9.A.6.b Packet Pg. 1340 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 12 of 16 13. Whether the change suggested is out of scale with the needs of the neighborhood or the county. Based on staff’s review of the proposed PUD Rezone, this petition has not been deemed as out of scale with the needs of the neighborhood or County. 14. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. There may be other sites in the County that could accommodate the uses proposed; however, this is not the determining factor when evaluating the appropriateness of a zoning decision. The petition was reviewed on its own merit for compliance with the GMP and the LDC, and staff does not review other sites in conjunction with a specific petition. 15. 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 some site alteration. Future development will undergo evaluation relative to all federal, state, and local development regulations during the SDP approval process and again later as part of the building permit process. 16. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County GMP and as defined and implemented through the Collier County adequate public facilities ordinance. The activity proposed by this amendment will have no adverse impact on public utility facility adequacy. 17. 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 during its advertised public hearing. 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:” 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The nearby area is developed or is approved for development of a similar nature. The petitioner will be required to comply with all County regulations regarding drainage, sewer, water, and other utilities. 9.A.6.b Packet Pg. 1341 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 13 of 16 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for Rezones 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 provided satisfactory evidence of unified control of the property. Additionally, the development will be required to gain SDP approval. These processes will ensure that appropriate stipulations for the provision of, continuing operation of, and maintenance of infrastructure will be provided by the developer. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the GMP. County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives, and policies of the GMP within the GMP discussion of this staff report. Based on that analysis, staff has found this petition consistent with the overall GMP. 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. The proposed landscaping and buffering standards are compatible with the adjacent uses. Staff has concluded that this PUD Rezone will not change the project’s compatibility, both internally and externally. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The amount of open space set aside for this project meets the minimum requirement of the LDC. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Collier County has sufficient treatment capacity for water and wastewater service to the project. The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation Element consistency review. Operational impacts will be addressed at time of first development order (SDP or Plat), at which time a new TIS will be required to further demonstrate turning movements for all site access points. Finally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought, including but not limited to any plats and or site development plans. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The area has adequate supporting infrastructure, including Collier County Water-Sewer District potable water and wastewater mains, to accommodate this project. 9.A.6.b Packet Pg. 1342 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 14 of 16 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. This criterion essentially requires an evaluation of the extent to which development standards and deviations proposed for this PUD depart from development standards that would be required for the most similar conventional zoning district. The petitioner is seeking one deviation related to a landscape buffer. Please, refer to the Deviation Discussion portion of the staff report below for a more extensive examination of the deviations. Deviation Discussion: The petitioner is seeking one deviation from the requirements of the LDC. The deviation is directly extracted from PUD Section 3.7. The petitioner’s rationale and staff analysis/recommendation are outlined below. Deviation #1 “Deviation #1 seeks relief from LDC Section 4.06.02 which requires a 20-foot wide Type D landscape buffer along Orange Blossom Drive, to allow for a 10-foot wide landscape buffer with an equivalent amount of buffer plantings.” Petitioner’s Justification: The petitioner states the following in support of the deviation: The owner of the North and Church Tracts, St. Katherine’s Greek Orthodox Church, Inc., has committed to providing a 0.38-acre dedication for additional right-of-way for the eventual expansion of Orange Blossom Drive. The area is labeled on the Master Plan, Exhibit A-1, as “ROW Reservation.” The width varies from 21 feet on the west to 36 feet on the east. This right-of-way dedication is in addition to two previous acquisitions made by Collier County through a Stipulated Order of Taking (OR Book 2510 Page 1526), totaling 0.651 acres. In total, the county will have acquired through taking and dedication a little over an acre of land (1.03 acres) from the North Tract. Based on previous and proposed right-of-way takings and dedication, the applicant requests a reduced landscape buffer width of ten feet. All required buffer plantings will be provided within the reduced width. Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends APPROVAL, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety, and welfare of the community," and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation is “justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.” 9.A.6.b Packet Pg. 1343 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) PUDR-PL20180002107, LONGVIEW CENTER PUD October 7, 2019 Page 15 of 16 NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on March 14, 2019, at the Collier County Public Library Headquarters, located at 2385 Orange Blossom Drive Naples, Florida. Approximately seven residents attended the meeting along with the Agent’s team and Applicant. The residents and the Agent/Applicant discussed the proposed church size and building height. For further information, see Attachment E–NIM Summary. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the Staff Report for this petition on October 4, 2019. RECOMMENDATION: Planning and Zoning Review staff recommends that the CCPC forward Petition PUDR- PL20180002107, Longview Center PUD to the BCC with a recommendation of approval. Attachments: Attachment A-Proposed PUD Ordinance Attachment B-Ordinance Number 03-41 Attachment C-Ordinance Number 92-27 Attachment D-FLUE Consistency Review Attachment E–NIM Summary Attachment F-Application 9.A.6.b Packet Pg. 1344 Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.bPacket Pg. 1345Attachment: Staff Report -Longview w signtr 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1346 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1347 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1348 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1349 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1350 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1351 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1352 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1353 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1354 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1355 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1356 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1357 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1358 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1359 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1360 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1361 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1362 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1363 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1364 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1365 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1366 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1367 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1368 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1369 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1370 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1371 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.c Packet Pg. 1372 Attachment: Attachment A-Proposed PUD Ordinance - 100719(1) (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1373 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1374 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1375 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1376 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1377 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1378 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1379 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1380 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1381 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1382 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1383 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1384 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1385 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1386 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1387 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1388 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1389 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1390 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1391 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.dPacket Pg. 1392Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.d Packet Pg. 1393 Attachment: Attachment B-Ordinance Number 03-41 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.e Packet Pg. 1394 Attachment: Attachment C-Ordinance Number 92-27 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.e Packet Pg. 1395 Attachment: Attachment C-Ordinance Number 92-27 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.e Packet Pg. 1396 Attachment: Attachment C-Ordinance Number 92-27 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.e Packet Pg. 1397 Attachment: Attachment C-Ordinance Number 92-27 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.e Packet Pg. 1398 Attachment: Attachment C-Ordinance Number 92-27 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.e Packet Pg. 1399 Attachment: Attachment C-Ordinance Number 92-27 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.e Packet Pg. 1400 Attachment: Attachment C-Ordinance Number 92-27 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.e Packet Pg. 1401 Attachment: Attachment C-Ordinance Number 92-27 (10602 : 9A.6-PL20180002107 Longview Center PUD) ‒ 1 ‒ Growth Management Department Zoning Division CO N S I S T E N C Y RE V I E W M E M O RA N D U M To: Nancy Gundlach, AICP, Principal Planner, Zoning Services Section From: Corby Schmidt, AICP, Principal Planner, Comprehensive Planning Section Date: July 16, 2019 Subject: Future Land Use Element Consistency Review of Proposed Planned Unit Development to Planned Unit Development Rezone PETITION NUMBER: PL20180002107 [REV: 3] PETITION NAME: Longview Center Mixed Use Planned Unit Development (PUD)-to-PUD Rezone (PUDR). REQUEST: This petition requests a rezone to 1) the Longview Center Mixed Use PUD to allow the previously-prohibited churches or other places of worship within the PUD and expansion of, or uses typically ancillary to a church, including educational classrooms and offices, a multi-purpose building for meeting rooms, recreation and kitchen facilities and, community gardens onto a “North Tract” [which is geographically positioned on the north side of Orange Blossom Drive, adjacently south of the existing (Petitioner’s) place of worship]. This petition also requests a rezone to 2) the northerly portion of subject property presently zoned A, Agriculture, with a Conditional Use for the existing church, to expand the size of the Longview Center Mixed Use PUD to include as the “Church Tract”. LOCATION: The Longview Center Mixed Use PUD subject property is located north and south of Orange Blossom Drive, on the east side of Airport-Pulling Road, in Section 1, Township 49 South, Range 25 East. COMPREHENSIVE PLANNING COMMENTS: The subject property is designated Urban Mixed Use District, Orange Blossom Mixed Use Subdistrict, as identified on the Future Land Use Map (FLUM) and map series within the Growth Management Plan (GMP). This petition relies, in large part, on a companion small-scale GMP amendment to FLUM Inset Map (Orange Blossom Mixed Use Subdistrict) to achieve density consistency. That amendment [ref. PL20170003337/CPSS-2017-2] depicts an area of ten (10) acres or less within Orange Blossom Mixed 9.A.6.f Packet Pg. 1402 Attachment: Attachment D-FLUE Consistency Review .docx 7-17-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) ‒ 2 ‒ Use Subdistrict to coincide with the components of Longview Center Mixed Use PUD lying north of Orange Blossom Drive Future Land Use Element (FLUE) Policy 5.6 requires new development to be compatible with, and complementary to, surrounding land uses, as set forth in the Land Development Code. Comprehensive Planning leaves this determination to the Zoning Services staff as part of their review of the petition in its entirety. However, the compatibility analysis is encouraged to be comprehensive and include a review of both the subject property and surrounding or nearby properties regarding allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location and orientation, architectural features, amount and type of open space and location, traffic generation/attraction, etc. The County recognizes Smart Growth policies and practices in its consideration of future land use arrangements and choice-making options. FLUE Objective 7 and Policies 7.1 through 7.4 promote Smart Growth policies for new development and redevelopment projects pertaining to access, interconnections, open space, and walkable communities. Each Policy is followed by staff analysis [in bold italicized text]. Objective 7: Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing development character of the Collier County, where applicable, and as follows: 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. [This site fronts, and has direct access to, Airport-Pulling Road, classified as an arterial road in the Transportation Element, and to Orange Blossom Drive, a collector roadway. New connection(s) to both fronting roadways will be made.] 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 site is proposed as a redevelopment project. The introduction of new or addition al church-related uses an internal loop road configuration to access connection points onto Airport-Pulling Road and Orange Blossom Drive.] Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. [The PUD Master Plan depicts only an emergency access to the adjoining residential PUD (to the east).] 9.A.6.f Packet Pg. 1403 Attachment: Attachment D-FLUE Consistency Review .docx 7-17-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) ‒ 3 ‒ 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. [The PUD Master Plan depicts a pedestrian interconnection and a second, gated pedestrian interconnection (sharing the emergency access location). No other deviations are requested pertaining to sidewalks; therefore, the project will be subject to LDC requirements for provision of sidewalks.] REVIEW OF PUD and PUD-RELATED DOCUMENTS: After revisions have been made to companion Subdistrict provisions in response to staff’s sufficiency review of the proposed small-scale GMP amendment petition, components of the PUD document may require related changes. Revise accordingly to ensure the specificity of the PUD document derives from /is supported by the new Subdistrict provisions. Bear in mind that all review remarks concerning subject PUDR application materials provided herein are subject to change based on resubmitted materials. CONCLUSION: Based upon the above analysis, this proposed PUDR may not be deemed consistent with the FLUE. However, the petition may be deemed consistent if the companion Small-Scale GMP amendment petition (PL20170003337/CPSS-2017-2) is adopted and goes into effect. The PUD Ordinance needs to provide for the effective date to be linked to the effective date of the companion Small-Scale GMP amendment petition. Stipulations: 1. This petition may only be deemed consistent with the FLUE if the companion Small-Scale GMP amendment petition (PL20170003337/CPSS-2017-2) is adopted and goes into effect. 2. The PUDR Ordinance needs to provide for the effective date to be linked to the effective date of the companion Small-Scale GMP amendment petition. cc: Ray Bellows, Zoning Manager, Zoning Services Section David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section Michael Bosi, AICP, Director, Zoning Division G: Comp\Consistency Reviews\2019 \\bcc.colliergov.net\data\GMD-LDS\CDES Planning Services\Consistency Reviews\2019\PUDR\PL2018-2107 St. Katherine's R3_FNL.docx 9.A.6.f Packet Pg. 1404 Attachment: Attachment D-FLUE Consistency Review .docx 7-17-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) Page 1 of 2 C:\Users\puig_j\AppData\Roaming\IQM2\MinuteTraq\colliercountyfl@colliercountyfl.IQM2.com\Work\Attachments\29443.docx NIM Summary Longview Center PUD (PUDR-PL-20180002107 and Orange Blossom Mixed Use Subdistrict SSGMPA (PL-20170003337) March 14, 2019, 5:30 p.m. Collier County Public Library Headquarters, Sugden Theater 2385 Orange Blossom Drive, Naples, Florida 34109 The NIM was held for the above referenced petitions. The petitions are described as follows: 1) An amendment to Ordinance No. 89-05, as amended, the Collier County Growth Management Plan, specifically amending the Orange Blossom Mixed Use Subdistrict to allow church uses, establish landscape buffer requirements, and revise other development criteria on the 4.52 acres located at the northeast corner of the intersection of Orange Blossom Drive and Airport Pulling Road. The subject property is located in Section 1, Township 49 South, Range 25 East, Collier County, Florida. [PL2017000337/CPSS-17-2] 2) An amendment to Ordinance 2003-41, The Longview Center Planned Unit Development (PUD), as amended, and Ordinance 2004-41, the Collier County Land Development Code, by amending the appropriate zoning atlas map or maps by changing the zoning classification of 5.16 acres of land presently zoned Rural Agricultural to incorporate the parcel in the Longview Center PUD for a total PUD size of 19.9± acres; to allow church and institutional uses on the 5.16 acre Church Tract; to allow, on the 4.52 acre North Tract, uses typically ancillary to a church, including but not limited to classrooms for religious instruction and continuing education, offices, a multi -purpose building with kitchen, meeting rooms, indoor recreation facilities for church members and community gardens; to amend development standards applicable to the North Tract and establish development standards applicable to the Church Tract; and, to update code cit ations and nomenclature. The subject property is located on the northeast corner of the intersection of Airport Pulling Road and Orange Blossom Drive in Section 1, Township 49 South, Range 25 East, Collier County, Florida. [PL20180002107] Note: This is a summary of the NIM. An audio/video recording is also provided. Attendees: On behalf of Applicants: Robert Mulhere, FAICP, VP Planning, Hole Montes, Inc. Paula McMichael, AICP, Director of Planning, Hole Montes, Inc. Barry Jones, PE, Hole Montes Richard Yovanovich, Esq., Coleman, Yovanovich, Koester County Staff: Nancy Gundlach, AICP, RLA, Principal Planner, Zoning Services Section Sue Faulkner, Principal Planner, Comprehensive Planning Section Approximately 15 members of the public attended. Mr. Mulhere started the presentation by introducing himself, the other consultants, and County Staff. He provided a brief history and overview of the project, and a summary of the request. 9.A.6.g Packet Pg. 1405 Attachment: Attachment E-NIM Summary (3-21-2019)_PM (10602 : 9A.6-PL20180002107 Longview Center PUD) Page 2 of 2 C:\Users\puig_j\AppData\Roaming\IQM2\MinuteTraq\colliercountyfl@colliercountyfl.IQM2.com\Work\Attachments\29443.docx Following Mr. Mulhere’s presentation, there was approximately sixteen minutes of questions from the public in attendance. The members of the public who identified themselves were residents of Lakeside, to the north. The following issues were raised: Road Improvements/Traffic Questions were raised regarding the timing of future roadway improvements to Orange Blossom Drive. The expansion is an existing Collier County project, and the applications do not create any significant or adverse impacts to the roadway network that would necessitate the improvements. The applicant has committed to conveying additional right-of-way to the County for widening of the roadway. Parking Questions were asked regarding the amount of parking proposed. The parking will be designed as part of the Site Development Plan. The applicant has set up a parking agreement with neighboring Siena Lakes CCRC to provide additional parking during festivals. Additional options are being explored. Mr. Mulhere summarized the review process and explained there would two public hearings once the application is found sufficient. The meeting concluded at approximately 6:00 PM. 9.A.6.g Packet Pg. 1406 Attachment: Attachment E-NIM Summary (3-21-2019)_PM (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.hPacket Pg. 1407Attachment: Attachment F-Application 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.hPacket Pg. 1408Attachment: Attachment F-Application 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.hPacket Pg. 1409Attachment: Attachment F-Application 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.hPacket Pg. 1410Attachment: Attachment F-Application 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.hPacket Pg. 1411Attachment: Attachment F-Application 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.hPacket Pg. 1412Attachment: Attachment F-Application 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.hPacket Pg. 1413Attachment: Attachment F-Application 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) 9.A.6.hPacket 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1576Attachment: Attachment F-Application 10-7-19 (10602 : 9A.6-PL20180002107 Longview Center PUD) 10/31/2019 COLLIER COUNTY Collier County Planning Commission Item Number: 9.A.7 Item Summary: ***This item has been continued from October 17, 2019 CCPC Meeting.** PL20180002258/CPSP-2018-5: An Ordinance amending Ordinance 89-05, as amended, the Collier County Growth Management Plan of the unincorporated area of Collier County, Florida, relating to the Immokalee Area Master Plan Restudy specifically amending the Immokalee Area Master Plan Element and Immokalee Future Land Use Map; directing transmittal of the adopted amendments to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. (Adoption Hearing) [Coordinator: Corby Schmidt, AICP, Principal Planer] Meeting Date: 10/31/2019 Prepared by: Title: Planner, Senior – Zoning Name: Marcia R Kendall 10/04/2019 9:07 AM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 10/04/2019 9:07 AM Approved By: Review: Growth Management Operations & Regulatory Management Judy Puig Review item Completed 10/14/2019 10:36 AM Growth Management Operations & Regulatory Management Donna Guitard Additional Reviewer Completed 10/18/2019 2:15 PM Growth Management Department David Weeks Additional Reviewer Completed 10/23/2019 1:24 PM Growth Management Department James C French Additional Reviewer Completed 10/23/2019 1:56 PM Zoning Ray Bellows Additional Reviewer Completed 10/23/2019 2:49 PM Planning Commission Mark Strain Meeting Pending 10/31/2019 9:00 AM 9.A.7 Packet Pg. 1577 AGENDA ITEM 9.A.7 This item has been continued from the October 17, 2019 CCPC meeting. You have received the packet at the October 17th meeting. PL20180002258/CPSP-2018-5: An Ordinance amending Ordinance 89-05, as amended, the Collier County Growth Management Plan of the unincorporated area of Collier County, Florida, relating to the Immokalee Area Master Plan Restudy specifically amending the Immokalee Area Master Plan Element and Immokalee Future Land Use Map; directing transmittal of the adopted amendments to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. [Coordinator: Corby Schmidt, AICP, Principal Planer] 9.A.7.a Packet Pg. 1578 Attachment: 9.A.7-PL20180002258-CPSP-2018-5-Immokalee Area Master Plan-cover page 10-31-2019 meeting (10411 : 9A.7-IAMP Restudy COLLIER COUNTY GROWTH MANAGEMENT PLAN RESTUDY AMENDMENTS IMMOKALEE AREA MASPTER PLAN (IAMP) PL20180002258/CPSP-2018-5 (ADOPTION HEARINGS) CCPC: October 31, 2019 [Continued from 10/17/2019] BCC: December 10, 2019 9.A.7.b Packet Pg. 1579 Attachment: CCPC COVER2 (10411 : 9A.7-IAMP Restudy Amendment Adoption) TABLE OF CONTENTS CCPC OCTOBER 31, 2019 [Continued from 10/17/2019] IMMOKALEE AREA MASTER PLAN RESTUDY AMENDMENTS ADOPTION HEARING PL20180002558/CPSP-2018-5 1) TAB: Adoption Staff Report DOCUMENTS: Staff Report: 2) TAB: Adoption Ordinance DOCUMENTS: Adoption Ordinance with Exhibit “A” text (and/or maps) 3) TAB: DEO Response Letter DOCUMENT: DEO Review Response & Comments 4) TAB: Transmittal Executive Summary DOCUMENTS: Executive Summary: 5) TAB: Transmittal Staff Report DOCUMENT: CCPC Staff Report 6) TAB: Trans. Staff Report Attachment DOCUMENT: Proposed Immokalee Area 7) TAB: Transmittal D&A DOCUMENT: IAMP White Paper 8) TAB: Transmittal IAMP Revision DOCUMENT: Revision to Adopted IAMP 9) TAB: Transmittal Resolution DOCUMENT: Resolution 2019-087 10) TAB: Legal Advertising DOCUMENT: CCPC Advertisement 9.A.7.c Packet Pg. 1580 Attachment: CCPC Table of Contents2 (10411 : 9A.7-IAMP Restudy Amendment Adoption) ‒ 1 ‒ CPSP-2018-5 / PL20180002258 Proposed Immokalee Area Master Plan Amendments for Adoption STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION, COMMUNITY PLANNING SECTION HEARING DATE: October 17, 2019 RE: PETITION PL20180002258/CPSP-2018-5, STAFF-PROPOSED AMENDMENTS TO THE IMMOKALEE AREA MASTER PLAN OF THE COLLIER COUNTY GROWTH MANAGEMENT PLAN [ADOPTION HEARING] INTRODUCTION The proposed Growth Management Plan (GMP) amendments to the Immokalee Area Master Plan (IAMP), found in the attached Ordinance (Exhibit A), were presented to and reviewed by the Collier County Planning Commission (CCPC) at their Transmittal hearings on January 31, February 21, and March 7, 2019. The CCPC recommended Transmittal Amendments were reviewed by the Board of County Commissioners (Board) on May 14, 2019. The Board voted (5-0) to Transmit the amendments, with no changes, to the Florida Department of Economic Opportunity (DEO) and other statutorily required agencies. In their response letter, DEO provided three suggestions which, in their opinion, can strengthen the IAMP (DEO’s letter is included in back-up materials); staff is not recommending any changes to the Transmitted amendments. No other review agency had any suggestions or comments. These IAMP amendments are presented to the CCPC for review and recommendation at its Adoption hearing, in its capacity as the Land Planning Agency under Florida Statutes and in its capacity as the Environmental Advisory Council. BACKGROUND On February 10, 2015, the Board directed staff to initiate GMP “restudies” of four GMP program areas in eastern Collier County: Rural Fringe Mixed Use District (RFMUD), Golden Gate Area Master Plan (GGAMP), Rural Lands Stewardship Area (RLSA), and Immokalee Area Master Plan (IAMP). The IAMP restudy was undertaken to begin in January of 2018. As with all restudies, through a public outreach effort, staff focused on complementary land uses, economic vitality, mobility, and environmental sustainability. The Board appointed an ad hoc advisory committee, the Growth Management Oversight Committee (GMOC), to oversee the public engagement process and review staff recommendations from a high level. At the conclusion of the public engagement process, staff prepared a White Paper summarizing public comments and listing recommended amendments to the IAMP. The GMOC found the White Paper recommendations consistent with public participation direction, supportive of sustainability and economic vitality, and, so far as known, consistent with other restudy planning efforts. The White Paper 9.A.7.d Packet Pg. 1581 Attachment: 01 Adoption Staff Report_dw-hac_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) ‒ 2 ‒ CPSP-2018-5 / PL20180002258 Proposed Immokalee Area Master Plan Amendments for Adoption was presented to the Board on June 26, 2018. At that time, the Board directed staff to initiate the GMP Amendment process for the proposed changes to the IAMP. The specific “Transmittal” amendments to the IAMP were presented to the CCPC on January 31, 2019, February 21, 2019, and March 7, 2019. The staff report describing these amendments is attached. That staff report summarizes the substantive amendments presented to the CCPC. By a vote of 5-1, the CCPC recommended approval for transmittal of the GMP amendments subject to certain changes. In all cases, staff had no objection to the recommended changes, which are incorporated into the documents at hand. At its meeting on May 14, 2019, the Board voted 5-0 to approve transmittal of the IAMP with changes as suggested by the CCPC. No further changes were directed by the Board. The IAMP was transmitted on May 24, 2019, to DEO. The DEO response letter had no objection, recommendation, or comment related to adverse impacts to important state resources and facilities within the Department’s authorized scope of review, nor did any other statutorily required review agency. However, DEO did offer suggestions that, in their opinion, can strengthen the IAMP. In summary, DEO suggests consideration of adding intensity of use standards related to allowed nonresidential uses in the Planned Unit Development, Commercial Mixed-Use Subdistrict, Recreational/Tourist Subdistrict, Industrial Mixed-Use Subdistrict, and Industrial Immokalee Regional Airport Subdistrict. In Collier County for county-wide GMP amendments, intensity of non-residential uses is established in the Land Development Code, or within Planned Unit Development Ordinances, through the defined requirements of setbacks, height, parking, landscaping and/or other development standards such as floor area ratios. LEGAL CONSIDERATIONS: This item was reviewed by the County Attorney’s office on September 23, 2019. [HFAC] STAFF RECOMMENDATION That the Collier County Planning Commission, acting as the Land Planning Agency and the Environmental Advisory Council, forward the proposed IAMP restudy-based amendments to the Board of County Commissioners with a recommendation of approval for adoption and transmittal to DEO. [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] 9.A.7.d Packet Pg. 1582 Attachment: 01 Adoption Staff Report_dw-hac_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) ‒ 3 ‒ CPSP-2018-5 / PL20180002258 Proposed Immokalee Area Master Plan Amendments for Adoption PETITION NO. PL20180002258/CPSP-2018-5 Staff Report for the October 17, 2019, CCPC Meeting. 9.A.7.d Packet Pg. 1583 Attachment: 01 Adoption Staff Report_dw-hac_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) 9.A.7.e Packet Pg. 1584 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) 9.A.7.e Packet Pg. 1585 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) 9.A.7.e Packet Pg. 1586 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. EXHIBIT “A” To update and reorganize the current Immokalee Are Master Plan, along with the title, heading and Future Land Use Map series. The full document is struck through, followed by the underlined reorganized plan. COLLIER COUNTY GROWTH MANAGEMENT PLAN IMMOKALEE AREA MASTER PLAN Prepared by Collier County Planning and Zoning Department Comprehensive Planning Section Prepared for COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS Adopted October 1997 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 1 of 53 9.A.7.e Packet Pg. 1587 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN IMMOKALEE AREA MASTER PLAN SYMBOL DATE AMENDED ORDINANCE NO. February 5, 1991 91-15 May 19, 1992 92-34 August 4, 1992 92-50 May 25, 1993 93-24 April 12, 1994 94-22 October 28, 1997 1997-65 ** (I) October 24, 2000 2000-66 (II) May 14, 2002 2002-25 (III) October 22, 2002 2002-54 (IV) September 10, 2003 2003-44 (V) December 16, 2003 2003-67 (VI) January 25, 2007 2007-20 *** (VII) October 14, 2008 2008-55 (VIII) March 10, 2015 2015-22 The parenthesized Roman numeral symbols enumerated above appear throughout this Element and provide informational citations to adopted documents recorded in the Official Records of Collier County, as required by Florida law. These symbols are for informational purposes only, meant to mark entries amended after the 1997 adoption of the full Element and typically found in the margins of this document, but are not themselves adopted. * Indicates adopted portions. ** This is the EAR-based amendment (1996 EAR). Due to the magnitude of the changes ‒ which included reformatting the entire Element, affecting every page of the Element ‒ a Roman numeral is not assigned. Similarly, amendments made by Ordinance Nos. 91- 15, 92-34, 92-50, 93-24 and 94-22 are no longer denoted on the pages of the Element with Roman numeral symbols. *** Based on 2004 Evaluation and Appraisal Report (EAR). Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 2 of 53 9.A.7.e Packet Pg. 1588 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. TABLE OF CONTENTS Page * III. IMPLEMENTATION STRATEGY * Goals, Objectives and Policies 1 * Land Use Designations; and 9 Future Land Use Map 17 SUPPORT DOCUMENT - STUDY AREA INVENTORY/ASSESSMENT A. Introduction B. History of Immokalee C. Demographics D. Land Use - Existing and Future E. Natural Resources F. Public Facilities LIST OF TABLES IN SUPPORT DOCUMENT 1 Estimate of Permanent Population 2 Age Distribution (1980 and 1990 Census) 3 Racial Comparison (1980and 1990 Census) 4 Estimated Population: Permanent, Seasonal & Peak Season Totals - Immokalee 1990, 1995 & 2000 5 Existing Land Use (1995) 6 Commercial Land Comparison 7 Future Land Use Designation Acreages 8 Residential Housing Potential 9 Park Acreage Demand 10 Suitability of Soil Associations for Septic Tank Installation1 11 Projected Sanitary Sewer Demand 12 Traffic Counts (1997-2002) 13 Road Improvements (FY97-02) 15 Immokalee Student Enrollment (1989 & 1996) Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 3 of 53 9.A.7.e Packet Pg. 1589 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. TABLE OF CONTENTS (continued) LIST OF FIGURES IN SUPPORT DOCUMENT 1 Immokalee Planning Community Map 2 Immokalee Existing Land Use Map 3 Immokalee Traffic Analysis Zone (TAZ) Map 4 Approximate Locations of Major Freshwater Wetlands 5 Groundwater Availability in Collier County 6 General Soil Associations of Collier County Development Potential 7 Commercial Mineral Extraction Sites in Collier County 8 Native Habitats in Collier County 9 Approximate Location of Major Remnant Xeric Oak and/or Sand Pine Communities in Collier County 10 Approximate Locations of Major Hammocks 11 Wellfield Protection Zones - Immokalee Water & Sewer District 12 Immokalee Water and Sewer District 13 Immokalee Water & Sewer District Potable Water Facilities 14 Immokalee Water & Sewer District Sanitary Sewer Facilities 15 Major Drainage Basins - Collier County 16 Immokalee Landfill 17 Existing Roadway Network, Immokalee 18 Immokalee Bicycle/Pedestrian Facilities APPENDICES APPENDIX I : Detailed Population Study for Immokalee APPENDIX I-A : Estimating Population in Immokalee APPENDIX II : Public Participation Meetings APPENDIX III : Building Immokalee Together Project APPENDIX IV : Immokalee Main Street APPENDIX V : Immokalee/Florida Enterprise Zone Program The IMMOKALEE HOUSING STUDY and the SOUTH IMMOKALEE REDEVELOPMENT AREA STUDY are available as separate documents. Contact the Collier County Comprehensive Planning Section for further information. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 4 of 53 9.A.7.e Packet Pg. 1590 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. III. IMPLEMENTATION STRATEGY (VI) This section places the plan into effect. Implementation strategies include the Goals, Objectives and Policies, and the Land Use Designation Description Section. (VI) GOALS, OBJECTIVES AND POLICIES (VI) GOAL 1: TO GUIDE LAND USE SO AS TO ENHANCE IMMOKALEE'S QUALITY OF LIFE, NATURAL BEAUTY, ENVIRONMENT, SMALL-TOWN CHARACTER, STABLE NEIGHBORHOODS, STATUS AS AN URBAN HUB FOR THE SURROUNDING AGRICULTURAL REGION, TOURISM INDUSTRY, AND THE IMMOKALEE AIRPORT’S DESIGNATION AS A PORT-OF- ENTRY. (VI) OBJECTIVE 1.1: Unless otherwise permitted in this Master Plan for Immokalee, new or revised uses of land shall be consistent with designations outlined on the Future Land Use Map. The Future Land Use Map and companion Future Land Use Designations, Districts and Subdistricts shall be binding on all Development Orders effective with the adoption of the Master Plan for Immokalee. Through the magnitude, location and configuration of its components, the Future Land Use Map is designed to coordinate land use with the natural environment including topography, soil and other resources; maintain and develop cohesive neighborhood units; promote a sound economy; and discourage undesirable growth and development patterns. Standards and permitted uses for each Immokalee Master Plan Future Land Use District and Subdistrict are identified in the Designation and Description Section. (VI) Policy 1.1.1: The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: (VI) A. URBAN – MIXED USE DISTRICT 1. Low Residential Subdistrict 2. Mixed Residential Subdistrict 3. High Residential Subdistrict 4. Neighborhood Center Subdistrict 5. Commerce Center – Mixed Use Subdistrict 6. Planned Unit Development Commercial Subdistrict (IV) 7. Recreational Tourist Subdistrict (VI) B. URBAN – COMMERCIAL DISTRICT 1. Commercial Subdistrict - S.R. 29 and Jefferson Ave. (VI) C. URBAN – INDUSTRIAL DISTRICT 1. Industrial Subdistrict 2. Commerce Center - Industrial Subdistrict 3. Business Park Subdistrict (VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 5 of 53 9.A.7.e Packet Pg. 1591 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. (VI) Policy 1.1.2: (I) Overlays and Special Features include: 1. Urban Infill and Redevelopment Area (VI) Policy 1.1.3: Collier County shall closely coordinate the location, timing, intensity and design of future development. This policy shall be implemented through the Adequate Public Facilities Ordinance in the Land Development Code, adopted by Ordinance No. 04-41, as amended, on June 22, 2004 and effective October 18, 2004, as amended. (VI) Policy 1.1.4: Land use transition between lower and higher intensity uses shall be achieved through the use of natural vegetative open space buffers, physical barriers such as berms, hedges or other landscape cover, setbacks and height limitations as described in the zoning and landscape sections of the Land Development Code. (VI) Policy 1.1.5: Land uses that meet the residential needs of the Immokalee community (e.g. day care, health care needs, schools, grocery shopping, recreation) shall be designated within a reasonable walking distance of those portions of the community which are or will likely become heavily pedestrian in nature. (VI) Policy 1.1.6 Existing agricultural activities may continue within the Urban Designated Area. New agricultural uses are permitted as long as they do not become either a nuisance or create noxious conditions. (V)(VI)(VII) Policy 1.1.7: The sites containing existing public educational plants and ancillary plants, and the undeveloped sites owned by the Collier County School Board for future public educational plants and ancillary plants, within the IAMP area, are depicted on the Future Land Use Map Series in the countywide FLUE and on the Public School Facilities Element Map Series, and referenced in FLUE, Policy 5.14 and Intergovernmental Coordination Element, Policy 1.2.6. All of these sites are subject to the general Interlocal Agreement, adopted on May 15, 2003 by the Collier County School Board and on May 27, 2003 by the Board of County Commissioners, and as subsequently amended and restated, with an effective date of December 2008, and subject to the implementing land development regulations to be adopted; and, shall be subject to the School Board Review (SBR) Interlocal Agreement, adopted on May 15, 2003 by the School Board and on May 27, 2003 by the Board of County Commissioners, and subject to the implementing land development regulations. All future educational plants and ancillary plants shall be allowed in zoning districts as set forth in FLUE, Policy 5.14. (VI) OBJECTIVE 1.2: Reinstate the former Main Street Program under a new name to provide a means for improving the physical appearance of the commercial building stock along the Main Street corridor, from First Street to Westclox Street. (VII) = Plan Amendment by Ordinance No. 2008-55 on October 14, 2008 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 6 of 53 9.A.7.e Packet Pg. 1592 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. (VI) Policy 1.2.1: The Immokalee Master Plan and Visioning Committee, in coordination with the Community Redevelopment Agency Advisory Committee, shall work with a consultant to develop a plan that focuses on the development and/or redevelopment of commercial structures and businesses along Main Street. (VI) Policy 1.2.2: Collier County staff, in cooperation with various Immokalee community groups, may seek partnership opportunities with the local Community Redevelopment Agency Advisory Committee, Front Porch, Weed and Seed and other alternative funding sources to promote and/or expedite the development or redevelopment of commercial businesses and structures within the Main Street Program area. (VI) OBJECTIVE 1.3: Encourage innovative approaches in urban and project design that enhance both the environment and the visual appeal of Immokalee. (VI) Policy 1.3.1: Collier County staff will continue to work with the Immokalee community to identify alternative funding sources to implement programming for, streetscape, linked open-space and pedestrian and bicycle amenities that are compatible with an overall redevelopment strategy. (VI) OBJECTIVE 1.4: Provide land use designations, criteria and zoning that recognizes the needs of pedestrians. (VI) Policy 1.4.1: Comprehensive Planning staff will continue to coordinate with the Transportation Division regarding its existing and future plans for sidewalks, pathways and other forms of alternative transportation for the Immokalee community. (VI) Policy 1.4.2: Collier County staff, in cooperation with the local Immokalee Community Redevelopment Agency Advisory Committee, shall consult with the Collier County Pathways Advisory Committee regarding enhancing and improving the existing pathway and sidewalk facilities. (VI) Policy 1.4.3: Collier County shall encourage pedestrian-friendly design for future projects located within the Immokalee Urban Area. (VI) OBJECTIVE 1.5: The Collier County Board of County Commissioners recognizes the need for farm labor to support the County’s agricultural industry and encourages the provision of decent, safe and affordable housing units for farm workers in Immokalee. The provision for farm labor housing, as identified in Section 5.05.03 of the Collier County Land Development Code, complies with Section 10D-25 of the Florida Administrative Code (F.A.C.). (VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 7 of 53 9.A.7.e Packet Pg. 1593 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. (VI) Policy 1.5.1: New housing for seasonal, temporary or migrant workers shall be permitted in any land use designation provided that such housing is permitted under Section 10D-25, F.A.C., and does not conflict with the existing zoning districts or the Immokalee Area Future Land Use Map. (VI) Policy 1.5.2: "Transient Housing” or “Migrant Labor Camps", as defined by Section 10D-25, F.A.C., may also be developed in areas designated for commercial land uses on the Immokalee Area Future Land Use Map. Such housing must meet the requirements of the General Commercial Zoning District (C-4) of the Collier County Land Development Code, as amended. GOAL 2: CREATE AN ENVIRONMENT WITHIN WHICH ALL WORKING, DISABLED AND RETIRED RESIDENTS, AND THEIR IMMEDIATE FAMILIES, WILL HAVE A REASONABLE OPPORTUNITY TO PROCURE SAFE, SANITARY, AND AFFORDABLE HOUSING CONSISTENT WITH THE DESIRED CHARACTER OF THE AREA AS IDENTIFIED IN THE IMMOKALEE AREA MASTER PLAN. (VI) OBJECTIVE 2.1: Collier County shall promote the conservation and rehabilitation of housing in Immokalee neighborhoods. (VI) Policy 2.1.1: Expansion of urban facilities and services shall enhance and maintain the viability of existing urban residential areas. Needed public infrastructure improvements in these areas shall receive priority in the Capital Improvement Element. (VI) Policy 2.1.2: Collier County shall assist in upgrading existing neighborhoods through active code enforcement, and providing capital improvements in such neighborhoods. (VI) Policy 2.1.3: Collier County shall ensure that government services and facilities needed to support housing are provided concurrent with development and meet the demands of the Immokalee Community. (VI) OBJECTIVE 2.2: Collier County has collected and will use the data resulting from the Immokalee Housing Initiative Program Survey to identify the current housing stock in order to address the affordable- workforce housing needs of the area. (VI) Policy 2.2.1: The County Operations Support and Housing Department will analyze the data collected from the Immokalee Housing Initiative Program Survey and establish a process for revitalizing Immokalee’s neighborhoods. (VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 8 of 53 9.A.7.e Packet Pg. 1594 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. (VI) Policy 2.2.2: The County shall continue to research initiatives such as land banking of foreclosed upon land due to County held liens, land grants from County and other public holdings, and tax incentives for private owners who commit to developing affordable-workforce housing. (VI) OBJECTIVE 2.3: The County will continue to explore and provide innovative programs and regulatory reforms that reduce the costs of development and maintenance of safe and sanitary affordable - workforce housing for Immokalee residents. (VI) Policy 2.3.1: On November 18, 2003, the Board of County Commissioners approved $1.85 million in economic and housing incentives. These incentives shall continue to provide for fee payment assistance, property tax stimulus, impact fee deferrals, and economic development. (VI) Policy 2.3.2: The County Operations Support and Housing Department will continue to promote public/private partnerships that address the availability of affordable-workforce housing by improving existing processes and implementing new processes of networking resources among private developers, contractors, County officials, and Immokalee residents seeking housing. (VI) Policy 2.3.3: The Code Enforcement Department will prioritize the enforcement of codes related to substandard housing that constitutes a serious threat to the public’s health, safety and welfare. Policies on demolition of such structures will be enforced and the Code Enforcement Board used to levy appropriate fines. (VI) Policy 2.3.4: The Community Development and Environmental Services Division will research and develop strategies to replace and/or provide affordable-workforce housing through non-profit providers throughout the Immokalee Community Redevelopment Area. (VI) OBJECTIVE 2.4: There shall be an annual effort to coordinate with federal, state, local and private agencies to seek funding to meet the housing needs as identified in the Housing Element of the Growth Management Plan and to assure consistency with federal, state and local regulations concerning migrant labor camps. (VI) Policy 2.4.1: The County Operations Support and Housing Department will meet with representatives of the Rural Economic Development Administration to improve the County's ability to attract government grants and loans to develop affordable-workforce housing. (VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 9 of 53 9.A.7.e Packet Pg. 1595 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. (VI) Policy 2.4.2: By September 2007, the Community Development and Environmental Services Division will review the State of Florida’s Environmental Health and Housing Code requirements for those units licensed as migrant labor camps. If warranted based upon that review, the Division will initiate appropriate modifications to the Collier County Housing Code. (VI) Policy 2.4.3: The County Manager, or his designee, in cooperation with the Florida Department of Health, shall be responsible for an annual report to the Board of County Commissioners on identified "living quarters for four or more seasonal, temporary or migrant farm workers" as defined in Chapter 10D-25, F.A.C. The report shall include recommendations on improvements to ensure County code and F.A.C. compliance and suggested amendments to County codes that may restrict needed rehabilitation and new development. (VI) Policy 2.4.4: Continue to collaborate with all private groups seeking to furnish shelters for the homeless, and/or abused women and children in Immokalee. (VI) GOAL 3: THE COUNTY SHALL CONTINUE TO PLAN FOR THE PROTECTION, CONSERVATION AND MANAGEMENT OF ITS NATURAL RESOURCES AS REQUIRED IN THE GROWTH MANAGEMENT PLAN. (VI) OBJECTIVE 3.1: The County shall continue to protect and preserve natural resources within the Immokalee Urban Designated Area and on adjacent lands within the Rural Lands Stewardship Area Overlay. (VI) Policy 3.1.1: The Immokalee Area Master Plan shall be updated as appropriate to reflect the recommendations resulting from the programmatic commitments of the Conservation and Coastal Management Element of the Growth Management Plan. (VI) Policy 3.1.2: Collier County shall ensure that government services and facilities related to the conservation and management of natural resources are made available to the Immokalee Community. (VI) GOAL 4: IN A COST EFFICIENT MANNER, PROVIDE AMPLE, HIGH QUALITY AND DIVERSE RECREATIONAL OPPORTUNITIES FOR THE IMMOKALEE COMMUNITY. (VI) OBJECTIVE 4.1: Collier County shall implement a parks and recreation program for Immokalee that is equivalent to Collier County standards, taking into consideration plans that reflect citizens’ recreational preferences and offer recreational opportunities for all age groups. (VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 10 of 53 9.A.7.e Packet Pg. 1596 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. (VI) Policy 4.1.1: In accordance with Objective 3.1, and subsequent policies, of the Recreation and Open Space Element, the County Parks and Recreation Department shall, by 2010, develop a Community and Regional Park Plan. The plan and budget will be based upon such things as a survey of the preferences and priorities of Immokalee’s seasonal and permanent population. The survey should include: a. Questions concerning community-wide and neighborhood park recreation issues. b. Differentiates by neighborhood the estimates of the population's priorities among alternative combinations of types of parks and recreation sites, facilities, equipment, and services. c. Be conducted during peak permanent and seasonal population periods. (VI) Policy 4.1.2: The County Public Services Division may locate future parks within designated Neighborhood Centers and within other areas that serve the needs of the community. This may be accomplished through funding methods including, but not limited to, the County’s purchase of land, private sector land donations or through an interlocal agreement between Collier County and the Collier County School Board. (VI) Policy 4.1.3: Collier County shall ensure that government services and facilities related to parks and recreation are provided concurrent with the impacts of development. (VI) GOAL V: FUTURE GROWTH AND DEVELOPMENT SHALL BE SUPPORTED BY A NETWORK OF ROADS, SIDEWALKS, AND BIKEPATHS THAT ARE EFFICIENT AND SAFE, AND ENHANCE AND PRESERVE IMMOKALEE’S SMALL TOWN CHARACTER. (VI) OBJECTIVE 5.1: The County shall provide for the safe and convenient movement of pedestrians, motorized and non-motorized vehicles. (VI) Policy 5.1.1: The Traffic Circulation Map in the Transportation Element will graphically depict Immokalee's future roadway network, and identify specific roadway improvements needed to implement the Immokalee Area Master Plan’s Future Land Use Map and will be updated as new information is available. These improvements will be prioritized and placed into the Capital Improvement Element after further transportation analysis is completed. (VI) Policy 5.1.2: The Collier County 5-Year Pathways Plan, prepared by the Metropolitan Planning Organization with the assistance of the Pathway Advisory Committee, shall give priority to linking existing and future residential neighborhoods to each other, designated neighborhood centers, commercial, employment and public service areas. This plan will reflect the unique needs of the Immokalee community and also take into consideration the need for pedestrian walkways in Immokalee. (VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 11 of 53 9.A.7.e Packet Pg. 1597 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. (VI) Policy 5.1.3: Existing and future bikepaths for the Immokalee community shall be graphically depicted within the Collier County 5-Year Pathways Plan. (VI) Policy 5.1.4: The County Transportation and the Community Development and Environmental Services Divisions shall ensure that sidewalks and bikepaths constructed by or for the County are provided concurrent with the impacts of development and meet the demands of the Immokalee Community. (VI) GOAL 6: ENHANCE AND DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE COMMUNITY AS DETAILED IN THE ECONOMIC ELEMENT OF THE GROWTH MANAGEMENT PLAN. (VI) OBJECTIVE 6.1: The County shall promote economic development opportunities throughout the Immokalee Urban Area. (VI) Policy 6.1.1: The County, in cooperation with the Immokalee Chamber of Commerce, the Collier County Airport Authority, and the Economic Development Council, shall continue to promote economic opportunities at the Immokalee Regional Airport and the surrounding commercial and industrial areas. (VI) Policy 6.1.2: The Community Development and Environmental Services Division will coordinate with the Collier County Sheriff’s Department on investigating and pursuing any funding opportunities available under the Safe Neighborhood Act to assist with enhancing the Immokalee community. Crime Prevention Through Environmental Design (CPTED) principles shall be encouraged in all development standards. (VI) Policy 6.1.3: Collier County staff in cooperation with the Economic Development Council and other Immokalee community agencies shall coordinate with the Collier County School Board to ensure that the employment skills and training needed are available for the types of industries located in the Immokalee Community. (VI) Policy 6.1.4: Ensure that economic policies, programs and incentives pursued by Collier County within the Immokalee Urban Area are managed so as to provide a benefit to the community. (VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 12 of 53 9.A.7.e Packet Pg. 1598 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. LAND USE DESIGNATION DESCRIPTION SECTION The following section describes land use designations shown on the Immokalee Master Plan Future Land Use Map. These designations generally indicate the types of land uses for which zoning may be requested. However, these land use designations do not guarantee that a zoning request will be approved. (VI) A. Urban – Mixed Use District The purpose of this District is to provide for residential and non-residential land uses, including mixed-use developments such as Planned Unit Developments. Certain recreation/tourist and commercial uses are also allowed subject to criteria. (VI) 1. Low Residential Subdistrict The purpose of this designation is to provide a Subdistrict for low density residential development. Residential dwellings shall be limited to single-family structures and Duplexes. Multi-Family dwellings shall be permitted to provide they are within a Planned Unit Development. Mobile Home development shall be permitted in the form of mobile home sub-divisions or parks and as a mobile home overlay as defined by the Land Development Code. A density less than or equal to four (4) dwelling units per gross acre is permitted. (VI) 2. Mixed Residential Subdistrict The purpose of this designation is to provide for a mixture of housing types within medium density residential areas. Residential dwellings shall include single-family structures, multi-family dwellings, individual mobile homes, and duplexes on a lot by lot basis. A density less than or equal to six (6) dwellings units per gross acre is permitted. (VI) 3. High Residential Subdistrict The purpose of this designation is to provide a Subdistrict for high density residential development. Residential dwellings shall be limited to multi-family structures and less intensive units such as single family and duplexes provided they are compatible with the district. Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land Development Code. A density less than or equal to eight (8) dwelling units per gross acre is permitted. (VI) 4. Neighborhood Center Subdistrict The purpose of this land use classification is to provide for centers of activity that serve the needs of the surrounding neighborhoods. The centers should contain a mix of neighborhood oriented uses such as day care center, parks, schools, and governmental activities. Other development criteria that shall apply to all neighborhood centers includes the following: a. To achieve a neighborhood character, these centers are encouraged to be anchored by elementary schools, neighborhood scale parks, and/or churches. b. A center should be limited to 80-120 acres in size, and will serve a population ranging between 5,000 to 7,500 people, or accommodate a service area of one (1) mile radius. c. The Neighborhood Centers should be no closer than one (1) mile. d. Non-residential uses shall be at least 20% of the size of the Neighborhood Center. (VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 13 of 53 9.A.7.e Packet Pg. 1599 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. e. Residential development within the designated Neighborhoods Centers shall permit a maximum density of twelve (12) units per gross acre. Residential dwelling units shall be limited to multi-family structures and less intensive units such as single-family and duplexes provided they are compatible with the district. Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land Development Code. f. Commercial development shall be permitted within a Neighborhood Center provided all of the following criteria are met; 1. Commercial uses shall be limited to barber and beauty shops; drug stores; deli; meat market; bicycle services; restaurant; dry cleaning; veterinary clinics; medical offices; laundry facilities; any other convenience commercial uses which is compatible in nature with the foregoing uses. The Collier County School Board will be notified of any proposed use to avoid conflict with the nearby schools; and 2. No commercial use shall be permitted within a ¼ mile of an existing school property line within a Neighborhood Center; and 3. Access to the commercial development must in no way conflict with the school traffic in the area; and 4. The design of any proposed commercial development must take into consideration the safety of the school children; and 5. The projects within the Neighborhood Centers shall encourage provisions for shared parking arrangements with adjoining developments; and 6. Driveways and curb cuts shall be consolidated with adjoining developments; and 7. Projects directly abutting residentially zoned property shall provide, at a minimum, a 50 foot setback and landscape buffer; and 8. Projects shall provide a 10 foot wide landscaped strip between the abutting right-of-way and the off-street parking area. From time to time new Neighborhood Centers may be proposed. No two centers may be closer than one mile from each other. New Neighborhood Centers would require market justification and must meet size, spacing and use criteria expressed earlier. 5. Commerce Center - Mixed Use Subdistrict The purpose of this designation is to create a major activity center that services the entire Immokalee Urban Designated Area and surrounding agricultural area. The Mixed-Use District shall function as an employment center and shall encourage commercial and institutional uses. Uses permitted within this Subdistrict shall include shopping center, governmental institutions, middle or high school, community park and other employment generating uses. Other permitted commercial uses shall include transient lodging facilities at 26 dwelling units per acre. The appropriate zoning districts include C-1 through C-4 as identified in the Land Development Code. In considering new commercial zoning, priority shall be given to protecting existing residential uses. Residential development is permitted within the mixed-use Subdistrict at a maximum density of twelve (12) units per gross acre. Residential dwellings shall be limited (VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 14 of 53 9.A.7.e Packet Pg. 1600 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. to multi-family structures and less intensive units such as single-family and duplexes provided they are compatible with the district. Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land Development Code. The mixed-use district will be controlled via a series of performance standards that address issues of buffering, noise, signage, lighting, architectural compatibility, lot size, parking and landscaping. 6. Planned Unit Development Commercial Subdistrict Commercial development shall be permitted within a Planned Unit Development provided the following size and development criteria are met. There are three (3) categories for PUD Commercial. The commercial component within a PUD will be allowed to develop up to the maximum acreage specified in the table below: CATEGORY I CATEGORY II CATEGORY III PUD Acres 80+ 160+ 300+ Maximum Commercial Acres 5 acres 10 acres 20 acres Permitted Zoning C-2 C-3 C-2, C-3 & C-4 In addition to the above criteria, the following standards must also be met: a. Commercial zoning shall be no closer than one (1) mile to the nearest commerce center and no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in size; b. The configuration of the commercial parcel shall be no more frontage than depth unless otherwise authorized by the Board of County Commissioners; c. Commercial zoning or development shall be no closer than a ¼ mile from the nearest existing elementary school boundary; and d. No construction in the commercial designated area shall be allowed until 30% of the project has commenced construction unless otherwise authorized by the Board of County Commissioners. (IV)(VI) 5. Recreational/Tourist Subdistrict The purpose of this Subdistrict is to provide centers for recreational and tourism activity that utilize the natural environment as the main attraction. The centers should contain low intensity uses that attract both tourists and residents while preserving the environmental features of the area. Uses allowed within this Subdistrict include: passive parks; natur e preserves; wildlife sanctuaries; open space; museums; cultural facilities; marinas; transient lodging facilities (including: hotel/motel, rental cabins, bed and breakfast establishments, and campsites); restaurants; recreational vehicle parks; sporting and recreational camps; low-intensity retail uses; single family homes; agriculture; and essential services as defined in the Land Development Code. Residential development is permitted at a density of four (4) residential units per gross acre, or less. Transient lodging is permitted at a maximum density of ten (10) units per acre. Rezones are encouraged to be in the form of a Planned Unit Development (PUD). The minimum acreage requirement for a PUD within this Subdistrict shall be two (2) contiguous acres. (VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 15 of 53 9.A.7.e Packet Pg. 1601 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. Non-residential Uses Non-residential uses permitted within the Residential designation are limited to those uses that are compatible and/or support the residential character of the area. The allowed uses include: parks, open space and recreational uses, churches, libraries, cemeteries, public and private schools, day-care centers and essential services as defined in the Land Development Code. (VI) Density Rating System The Density Rating System is only applicable to areas designated Urban, Mixed Use District, as identified on the Immokalee Future Land Use Map. The Density Rating System is applicable to the Low Residential Subdistrict to the extent that the residential density cap of 4 dwelling units per acre is not exceeded, except for the density bonus provisions for affordable-workforce housing. Except as provided below, the final determination of permitted density via implementation of this Density Rating System is made by the Board of County Commissioners through an advertised public hearing process (rezone). Density achieved by right shall not be combined with density achieved through the rezone public hearing process. (VI) 1. The Density Rating System is applied in the following manner: a. Within the applicable Urban designated areas, a base density of 4 residential dwelling units per gross acre is allowed, though not an entitlement. The base level of density may be adjusted depending upon the location and characteristics of the project. For purposes of calculating the eligible number of dwelling units for the project, the total number of dwelling units may be rounded up by one unit if the dwelling unit total yields a fraction of a unit .5 or greater. Acreage used for the calculation of density is exclusive of commercial portions of the project, except mixed residential and commercial uses as provided for in the C-1 through C-3 zoning district in the Collier County Land Development Code; and, portions of a project for land uses having an established equivalent residential density in the Collier County Land Development Code. b. This Density Rating System only applies to residential dwelling units. This Density Rating System is not applicable to accessory dwelling or accessory structures that are not intended and/or not designed for permanent occupancy, and is not applicable to accessory dwelling or accessory structures intended for rental or other commercial use; such accessory dwellings and structures include guest houses, guest suites, and the like. c. All new residential zoning located within the Mixed Use District shall be consistent with the Density Rating System, except as provided in Policy 5.1 of the Future Land Use Element. d. Within the applicable areas of the Mixed Use District, all properties zoned A, Rural Agricultural, and/or E, Estates, and/or RSF-1, 2, 3, Residential Single Family, for which an affordable workforce housing project is proposed and approved, in accordance with Section 2.06.00 of the Land Development Code (Ordinance 04-41, as amended, adopted June 22, 2004 and effective October 18, 2004), shall be permitted the base density of four (4) dwelling units per gross acre by right; that is, a rezone public hearing shall not be required. Such a project must comprise a minimum of ten acres. Density achieved by right shall not be combined with density achieved through the rezone public hearing process. (VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 16 of 53 9.A.7.e Packet Pg. 1602 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. (VI) 2. Density Bonuses a. Proximity to Neighborhood Center and Commerce Center - Mixed Use If 50% or more of a project is within a Neighborhood Center or the Commerce Center – Mixed Use District, then the maximum density allowed within the Neighborhood Center or Commerce Center – Mixed Use District of twelve (12) units per acre can be averaged in with the density of the portion of the project outside of the Neighborhood Center f or the entire project; however, appropriate buffering to adjacent lower intensity uses must be achieved. (VI) b. Affordable-workforce Housing Bonus, By Public Hearing To encourage the provision of affordable-workforce housing within certain Subdistricts in the Urban Designated Area, a maximum of up to eight (8) residential units per gross acre may be added to the base density if the project meets the definition and requirements of the Affordable-workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development Code, Ordinance 04.41, as amended, adopted June 22, 2004 and effective October 19, 2004). This bonus may be applied to an entire project or portions of a project provided that the project is located within the Neighborhood Center (NC) Subdistrict, Commerce Center-Mixed Use (CC-MU) Subdistrict or any residential subdistrict. (VI) c. Affordable-workforce Housing Bonus, By Right To encourage the provision of affordable-workforce housing within that portion of the Urban Mixed Use District, properties zoned A, Rural Agricultural, and/or E, Estates, and/or RSF-1, 2, 3, 4, 5, 6, Residential Single Family and/or RMF-6, Residential Multi- Family, for which an affordable-workforce housing project is proposed in accordance with the definitions and requirements of the Affordable-workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development Code, Ordinance 04-41, as amended, adopted June 22, 2004 and effective October 18, 2004), a maximum of four (4) residential units per gross acre shall be added to the base density of 4 dwelling units per acre. Therefore, the maximum density that may be achieved by right shall not exceed eight (8) dwelling units per acre. Such a project must comprise a minimum of ten acres. Density achieved by right shall not be combined with density achieved through the rezone public hearing process. (VI) d. Residential In-fill To encourage residential in-fill, three (3) residential dwelling units per gross acre may be added if the following criteria are met: the project is ten (10) acres or less in size; at the time of development, the project will be served by central public water and sewer; at least one abutting property is developed; the project is compatible with surrounding land uses; the property in question has no common site development plan with adjacent property; there is no common ownership with any adjacent parcels; and the parcel in question was not created to take advantage of the in-fill residential density bonus and was created prior to the adoption of this provision in the Growth Management Plan on January 10, 1989. (VI) e. Roadway Access If the project has direct access to two (2) or more arterial or collector roads or if there is project commitment for provision of interconnection of roads with existing or future adjacent projects, one (1) residential dwelling unit per gross acre may be added above the maximum density of the district. (VI) = Plan Amendment by Ordinance No. 2007-20 on January 25, 2007 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 17 of 53 9.A.7.e Packet Pg. 1603 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. (VI) 3. Maximum Density The maximum permitted density shall not exceed 16 residential dwelling units per gross acre within the Urban designated area, except when utilizing the Transfer of Development Rights (TDR) Chapter 2.03.07 of the Land Development Code, adopted by Ord. No. 91-102, as amended. (III) 4. Density and Intensity Blending This provision is intended to encourage unified plans of development and to preserve the high quality wetlands, wildlife habitat, and other natural features that exist within areas of the Immokalee Urban Area, which are proximate to Lake Trafford and Camp Keais Strand. In the case of properties which are contiguous to Lake Trafford or Camp Keais Strand, which straddle the Immokalee Urban Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted on the countywide Future Land Use Map, and which were in existence and under unified control as of October 22, 2002, the allowable gross density and/or intensity may be shifted from the Urban designated lands to lands within the RLSA which are contiguous and under unified control, and which are designated as a Stewardship Receiving Area (SRA) in the RLSA. The density and/or intensity may be shifted on an acre per acre basis. This Density and Intensity Blending provision is further subject to the following conditions and limitations: a. The project in aggregate must be a minimum of 200 acres in size and the Urban portion must be designated Recreational/Tourist District (RT) in the Immokalee Area Master Plan; b. It must be demonstrated the lands designated Urban have a high natural resource value as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a score of greater than 1.2 (both as identified on the Stewardship Credit Worksheet in the RLSA; c. Density and Intensity may only be shifted from lands within the Immokalee Urban Area containing this high natural resource value (as measured above) to the lands within a contiguous SRA, on an acre per acre basis, providing such lands were under unified control as of October 22, 2002; and d. Lands within the Urban area, from which the density and/or intensity has been shifted, shall be placed in a conservation easement in perpetuity. (VI) B. Urban – Commercial District The purpose of this District is to accommodate a variety of commercial land uses, including neighborhood oriented commercial uses, commerce center uses, general highway commercial uses and commercial development within Planned Unit Developments (PUDs). Migrant labor camps are also permitted within this designation. (VI) 1. Commercial Subdistrict – S.R. 29 and Jefferson Avenue The purpose of this Subdistrict is to provide for retail and office uses, transient lodging facilities and highway commercial uses that serve the needs of the traveling public. Commercial uses allowed within the Subdistrict are generally similar to the C-1 through C-4 Commercial Zoning Districts, as identified in the Collier County Land Development Code. These commercial uses must be located on a major arterial or collector roadway. (VI)(VIII) A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along SR-29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; 7905N; and, 6929. (VIII) = Plan Amendment by Ordinance No. 15-22 on March 10, 2015 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 18 of 53 9.A.7.e Packet Pg. 1604 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. (VI) B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along Jefferson Avenue as identified on Zoning Map 6933S. (VIII) C. That portion of the Subdistrict located at the northwest quadrant of the intersection of Westclox Street and S.R. 29 shall be rezoned in the form of a Planned Unit Development (PUD). The PUD shall include an appropriate list of commercial land uses designed to serve the needs of the Immokalee community. Development within this portion of the Subdistrict shall not be required to meet the specific architectural and site design standards for commercial development required for PUDs, identified in Section 5.05.08, and the signage requirements of Section 5.06 of the Collier County Land Development Code; however, the PUD shall include specific site design and building architectural and signage standards for the commercial development. Non-commercial Uses In addition to those mixed-uses permitted within the Commercial Designations, uses such as parks, open space and recreational uses, churches, libraries, cemeteries, public and private schools, day-care centers and those essential services as defined in the Land Development Code. (VI) C. Urban ‒ Industrial District (VI) 1. Industrial Subdistrict The purpose of this Subdistrict is to provide for industrial type uses, including: airports; uses related to light manufacturing, processing, storage and warehousing, wholesaling, distribution, packing houses, recycling, high technology, laboratories, assembly, storage, computer and data processing, business services; limited commercial uses, such as child care centers, restaurants and other basic commercial uses, except retail uses, as described in the Land Development Code for the Industrial and Business Park Zoning Districts; and, vehicle racing, subject to conditional use approval. Accessory uses and structures customarily associated with the uses allowed in this Subdistrict include, but are not limited to, offices and retail sales; campgrounds accessory to vehicle racing; and, campgrounds accessory to special events at the airport, such as air shows. (VI) 2. Commerce Center – Industrial Subdistrict The purpose of this Subdistrict is to create a major Activity Center that serves the entire Immokalee Urban Designated Area and surrounding agricultural areas. The Commerce Center-Industrial Subdistrict shall function as a major employment center for industrial and commercial uses as described in the Land Development Code for the Commercial (C-1 through C-5), Industrial and Business Park Zoning Districts. This Subdistrict includes the Immokalee Farmers Market and related facilities. The Subdistrict also permits higher intensity uses, including packing houses, industrial fabrication operations and warehouses. Accessory uses and structures customarily associated with the uses allowed in this Subdistrict include, but not limited to, offices and retail sales, are also allowed. (VIII) = Plan Amendment by Ordinance No. 15-22 on March 10, 2015 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 19 of 53 9.A.7.e Packet Pg. 1605 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted. (VI) 3. Business Park Subdistrict Business Parks are intended to include a mix of industrial uses and offices designed in an attractive park-like environment with low structural density where building coverage ranges between 25% to 45% and where large landscaped areas provide for buffering and enjoyment by the employees and patrons of the Park. Business Parks shall comply with the following: a. Business Parks shall be permitted to develop with a maximum of 40% commercial uses, of the type identified in “c” below, to reserve land within the industrially designated areas for the intended industrial uses and to ensure compatibility. b. Access to arterial road systems shall be in accordance with the Collier County Access Management Policy and consistent with Objective 7 and Policy 7.1 of the Traffic Circulation Element. c. Commercial uses shall include, and shall be limited to, uses such as offices, financial institutions, cultural facilities, and fitness centers/facilities, and shall only be permitted within those areas zoned Business Park or Planned Unit Development within the Industrial Designation. d. Business Parks must be a minimum of 35 acres in size. The Planned Unit Development and/or rezoning ordinance document for Business Park projects shall contain specific language regarding the permitted non-industrial uses and development characteristic guidelines consistent with those stated above. (I) Non-Industrial Uses Essential services as defined in the Land Development Code are allowed within the Industrial Designation. (I)(VI) D. Overlays and Special Features 1. Urban Infill and Redevelopment Area The Urban Infill and Redevelopment Area is consistent with criteria outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this delineation is to comprehensively address the urban problems within the area consistent with the goals of this plan. This designation is informational and has no regulatory effect. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 20 of 53 9.A.7.e Packet Pg. 1606 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed AmendmentsImmokalee Area Master Plan CCPC Adoption DraftPL20180002258/CPSP-2018-59/25/2019Page 21 of 539.A.7.e Packet Pg. 1607 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) PROPOSED IMMOKALEE AREA MASTER PLAN September 2019 Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 22 of 53 9.A.7.e Packet Pg. 1608 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted I. INTRODUCTION Immokalee has long been recognized as a distinct community within Collier County. Immokalee’s economy, geography, and demographic make-up are different than the rest of Collier County. Approximately one-half of the land within the Immokalee Urban Area is presently zoned and actively used for agriculture. The urban area is surrounded by productive crop lands and environmentally significant habitat. Most Immokalee residents work within the agricultural industry, and the majority of agricultural laborers originate from Mexico and Central America. Statistics from the 2010 Census (the most comprehensive data for Immokalee currently available), comparing Immokalee to the County as a whole, reflect some of the key socio- economic differences, including age distribution, race and ethnicity, income, education and housing. The Immokalee Area Planning Commission was formed in 1965, and Immokalee was governed under separate Zoning and Subdivision Regulations until 1982. While it is now included under the county-wide Land Development Code, in 1991 the County again acknowledged the need for Immokalee-specific land use regulation with the adoption of the first Immokalee Area Master Plan as an element in the County’s overall comprehensive plan. Collier County first established the Immokalee Area as a Planning Community in its 1983 Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now called the Growth Management Plan (GMP), which included a requirement to develop an area master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan (IAMP), as referenced in Policy 4.3 of the Future Land Use Element: A detailed Master Plan for the Immokalee Urban designated area has been developed and was incorporated into this Growth Management Plan in February 1991. Major revisions were adopted in 1997 following the 1996 Evaluation and Appraisal Report. The Immokalee Area Master Plan addresses conservation, future land use, population, recreation, transportation, housing, and the local economy. Major purposes of the Master Plan are coordination of land uses and transportation planning, redevelopment or renewal of blighted areas, and the promotion of economic development. The IAMP is in addition to and supplements the goals, object ives, and policies, of the Collier County Growth Management Plan. Due to the unique geographic, social, and economic characteristics of the Immokalee Urban Designated Area as compared with urban Naples, Coastal Collier County, and the State of Florida as a whole, the Board of County Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On May 27, 2003, the Board of County Commissioners adopted Resolution 2003 -192, which established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory committee to the board. The Committee was to serve for a period of one year. On September 28, 2004, the Board adopted Ordinance 2004-62, extending the timeframe for the advisory committee and renaming it the Immokalee Master Plan and Visioning Committee (IMPVC). On November 13, 2007, the Board adopted Ordinance 2007-69, which extended the timeframe again, providing for dissolution of the committee no later than December 31, 2009. The purpose Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 23 of 53 9.A.7.e Packet Pg. 1609 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted and duties of the Committee remain the same: A. Assist in the development of any necessary Requests for Proposals (RFPs) for consulting services. B. Assist County staff with the review of general planning matters related to the Immokalee Community. These could include housing, zoning, economic and/or other issues as may be brought before the Committee. C. Identify and provide the Board of County Commissioners the Committee recommendations relative to: 1. road improvements; 2. economic incentives; 3. increasing the quality and quantity of affordable housing; 4. land uses and improvements relative to the Immokalee Regional Airport; 5. density increases in mixed-use districts; 6. restructuring of future land use designations and designation boundaries within the Immokalee community; 7. the facilitation of construction of commercial development in commercial districts; 8. the preparation of revisions to current zoning districts and the development of associated LDC (Ordinance 04-41, as amended) standards; and 9. the review of the 5-year Schedule of Capital Improvements relative to the Immokalee community. D. Assist in the development of revised goals, objectives, and policies, and land use designation descriptions for the Immokalee Area Master Plan. E. Assist in the review and updating of the Immokalee Area Master Plan in order to establish consistency between the Master Plan and the County Rural Lands Stewardship Area Overlay provisions. The IMPVC worked steadily towards achieving these goals. However, by 2012 the adoption of the revised IAMP and revised Immokalee Master Plan Future Land Use Map remained out of reach and no amendments were made to the IAMP. In 2015, the Board of County Commissioners directed staff to update four area master plans including the Immokalee Area Master Plan. Staff then engaged the Immokalee community in a review of the significant work accomplished during the previous restudy. The amendments to the IAMP found herein are a result of the Immokalee residents and business owners continued focus and effort to improve the land use policies that will regulate growth in their community. An integral component of Immokalee’s future is the Collier County Community Redevelopment Agency (CRA). Established in 2000 by the Board of County Commissioners, the Agency’s Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 24 of 53 9.A.7.e Packet Pg. 1610 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted mission is to eliminate blighted conditions as identified under Chapter 163, Part 3 of the Florida Statutes. The Board of County Commissioners is the ex-officio board of the CRA. In 2000, the BCC adopted the Collier County Community Redevelopment Plan that included two redevelopment areas: Bayshore/Gateway Triangle and Immokalee. In 2000, the Immokalee CRA Local Redevelopment Advisory Board was created and members from the community were appointed to provide recommendations to the CRA to implement the redevelopment plan and the allocation of tax increment revenues generated by increase d property values. Over the years, the Immokalee CRA Local Advisory Board has ser ved as a vehicle to bring forward community needs and interests. For the purposes of this Plan, the Immokalee CRA is defined to reference the Immokalee component of the Collier County Community Redevelopment Agency. II. NEW DIRECTIONS Through the County’s public outreach during the Immokalee Area Master Plan restudy process, it is clear that the residents of Immokalee see new possibilities for their community with the development of this Master Plan. With the development of this new Master Plan, Immokalee has chosen to focus on opportunities rather than challenges. Immokalee is committed to redefining its future, revitalizing its community, and developing a new mission that focuses on strengthening and diversifying its economy, embracing cultural diversity, and welcoming visitors to “this place we call home.” During the 2018 public workshop process, residents and business owners established a guiding community vision. It is the intent to implement this vision through the Goals, Objectives and Policies of this Master Plan. The community defined their vision as: “Immokalee is a family-oriented community that supports a healthy lifestyle. It is attractive, environmentally sustainable and offers a full range of housing, recreation and education opportunities to meet all residents’ needs. Immokalee has a safe, well-connected network to walk and bicycle about town, as well as a roadway network needed to support the transport of goods and services. Business and job opportunities flourish in trade and distribution, agri-business, and ecotourism.” Economic opportunity lies in Immokalee’s diverse community. Many residents have roots in Mexico, Central America, Haiti, and various other Caribbean nations. This multicultural heritage should be embraced and used to develop a local marketing strategy. This diversity should guide the redevelopment and design of downtown in order to create a distinct area that will attract new business and visitors. Revitalization of the Main Street commercial corridor will be designed to embrace this cultural diversity; take advantage of the traffic generated by the Immokalee Seminole Casino Hotel and the growing Stewardship Receiving Areas, including the Town of Ave Maria; and create new public plazas and gathering spaces. These public plazas and Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 25 of 53 9.A.7.e Packet Pg. 1611 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted spaces will be designed within an appropriate streetscape to foster walkability and a mixture of uses, including entertainment and cultural events, and will position Immokalee to attract new residents and visitors to the downtown area. The diversity of Immokalee extends to its unique natural surroundings, which can also be a great benefit to the local economy. Lake Trafford, at Immokalee’s western boundary, as well as other adjacent vast natural areas, which include historic working ranches, provide an excellent opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to the Everglades, a world-renowned ecotourist destination. Ecotourists come to an area to experience the natural, rather than the built, environment. Lake Trafford and its environs offer opportunities for boating, fishing, camping, and hiking, and the chance to experience natural Florida and this freshwater frontier. Agriculture continues to be the major local industry and Immokalee residents recognize emerging opportunities for new agricultural-related businesses. Increasing fuel costs, apprehension related to food security, and environmental concerns have increased the demand for safe, sustainable, and domestically produced foods and en ergy sources. Immokalee has an opportunity to create a new farmers’ market or expand the existing state farmers’ market to serve the regional demand for fresh produce. Additionally, residents see opportunities emerging from the regional economy and the st rategic location of Immokalee in the region. Immokalee will not remain isolated in the future. One state arterial (SR 29) runs through the downtown, while another ends just three miles north of downtown (SR 82). A major county road (CR 846, Immokalee Road), connects Immokalee to I - 75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel, and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility to and from Immokalee, helping it to become a tourist destination and a distribution center for goods and services. Improvements to the roadway system, both regionally and within the Immokalee Urban Area, are just one part of how the overall transportation network will impact the future. Incentives to encourage economic development at the IMM include the Florida Tradeport which operates within a Foreign Trade Zone (#213), and the Historically Underutilized Business (HUB) Zone. IMM provides direct access to over 1,000 acres allowing a broad range of aeronautical and industrial uses, and two paved runways equipped for Global Position Satellite (GPS) and instrument approaches. The opportunities available through development of the Tradeport are particularly significant given that in 2012 the Collier County Office of Business and Economic Development (OBED) estimated the County will need an additional 3,685 acres of new business park lands by 2030. The OBED has been working to attract research clusters to Collier County to diversify the economy, which is currently highly dependent on only three industries: agriculture, construction, and tourism and services. The three targeted industry clusters are: health and life science; computer software and services; and distribution. Given its location, access to major roads, connectivity with other parts of the state, availability of developable land, and the airport, Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 26 of 53 9.A.7.e Packet Pg. 1612 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted Immokalee is a prime location for the new distribution industry that the OBED has identified as being vital to the growth and diversification of Collier County’s economy. Another potential for economic growth lies in anticipated development in areas surrounding Immokalee. As new towns in eastern Collier County develop, needed government services and departments could be centrally located in Immokalee to serve the eastern portion of the County. III. IMMOKALEE AREA MASTER PLAN PRIORITIES The Immokalee Area Master Plan has been developed to emphasize these identified opportunities and strengths. The first goal specifically makes economic development a priority, and the objectives and policies set forth specific ways to promote and diversify the local economy and create a positive business climate. The second goal focuses on quality neighborhoods. An Immokalee Neighborhood Map has been created by the community to begin the process of evaluating the needs of each neighborhood. Future neighborhood improvements such as housing conditions, water management, transportation, lighting and play areas, are encouraged to elevate the quality of life for Immokalee residents. The third addresses infrastructure and public services. Parks and recreational opportunities to serve the young families in Immokalee are the first public infrastructure item discussed. Transportation is a major component of any community’s public infrastructure needs, and while county-wide issues are still dealt with in the county Transportation Element, this portion addresses Immokalee’s local roads and needed public safety improvements to protect pedestrians and bicyclists. Other important public services include stormwater management and solid waste, which are addressed as well. The fourth goal addresses significant natural resources within the Immokalee Urban Area and ecotourism opportunities. Land use is an integral component of any master plan. The fifth goalDefines the land use designations applicable to Immokalee, and as illustrated on the Immokalee Future Land Use Map. Mixed-use, pedestrian-scaled development is important, as is allowing development in appropriate locations, at densities and intensities that will attract new development. Urban form and design are addressed in the sixth goal. These objectives and policies are generally concerned with how to create a theme or brand for Immokalee, provide safe multi- modal transportation, and develop site design and development standards appropriate for Immokalee, rather than continuing to apply standards developed for coastal Collier. The seventh and last goal, is concerned with interlocal and intergovernmental coordination, to address current service issues and to continue collaboration with appropriate organizations in the future. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 27 of 53 9.A.7.e Packet Pg. 1613 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted IV. IMPLEMENTATION STRATEGY This section places the plan into effect. Implementation strategies include the Goals, Objectives and Policies, and the Land Use Designation Description section. GOALS, OBJECTIVES AND POLICIES GOAL 1: ENHANCE AND DIVERSIFY IMMOKALEE’S LOCAL ECONOMY. OBJECTIVE 1.1: Actively pursue, attract, and retain business enterprises. Policy 1.1.1: Commercial and Trade Hub In recognition of Immokalee’s strategic location within Collier County and Southwest Florida, the County will continue to support and partner with other organizations to seek and maintain funding opportunities and designations that will: • Support the Immokalee CRA and other economic development entities in actively promoting and positioning Immokalee as a regional commercial and trade hub for businesses seeking to locate or expand into Southwest Florida; and • Encourage the Immokalee CRA and other economic development entities in the marketing of commercial and industrial opportunities in Immokalee. Policy 1.1.2: Immokalee Regional Airport/Florida Tradeport Collier County will encourage the promotion of economic development opportunities at the Immokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial areas. Policy 1.1.3: Mitigation Banking and/or Targeted Acquisition Lands By [2 years of the date of adoption of the ordinance], Collier County will explore the feasibility of utilizing privately owned undeveloped parcels with significant wetland, upland, or listed species habitat value, as a listed species habitat conservation bank or wetland mitigation bank to: 1) compensate for wetland or listed species impacts associated with development within the Immokalee Urban Area, 2) for mitigation required by state and federal agencies, or 3) for off-site preservation when allowed. The purpose of such a mitigation bank and/or identification of lands targeted for acquisition within the Immokalee Urban Area, in addition to the ecological benefits, is to facilitate and expedite permitting of development and redevelopment on other more appropriate lands within the Immokalee Urban Area. During this period, the County shall develop a map depicting the preferred lands to be targeted for mitigation or acquisition by public or private parties. Incentives and regulatory requirements shall be included in the LDC (Ordinance 04-41, as amended) to direct mitigation to, or acquisition of, these targeted lands and to direct development away from such lands. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 28 of 53 9.A.7.e Packet Pg. 1614 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted OBJECTIVE 1.2: Create a business climate that will enhance and diversify the Immokalee area’s economy and increase employment opportunities. Policy 1.2.1: Pre-Certified Commercial/Industrial Sites Collier County will encourage the development of targeted manufacturing, light industrial, and other similar uses by identifying appropriate locations for those uses, and by streamlining the permitting and approval process for commercial and industrial development within the Immokalee Urban Area. By [1 year of the date of adoption of the ordinance], Collier County will initiate the review of the existing Certified Site Program, presently administered by the Collier County Office of Business and Economic Development, and propose improvements to the program that will further assist economic development in the Immokalee area. Policy 1.2.2: Home Occupations By [2 years of the date of adoption of the ordinance], Collier County will initiate amendments to the LDC (Ordinance 04-41, as amended) to create more flexibility for home-based businesses in the Immokalee Urban Area, thereby allowing additional opportunities for home-based occupations. Policy 1.2.3: Financial Incentives By [2 years of the date of adoption of the ordinance] Collier County, in cooperation with the Immokalee CRA, will develop a comprehensive financial incentive strategy to promote economic development in the Immokalee area and identify funding sources to maintain adequate funding of such incentive programs. Policy 1.2.4: Agriculture-Related Business Uses In recognition of the economic importance of agriculture, by [2 years of the date of adoption of the ordinance] Collier County will initiate amendments to the LDC (Ordinance 04-41, as amended) to: • allow agriculture research and development facilities, agri-business offices and headquarters, and facilities, offices, headquarters and apparatuses associated with an alternative energy use. These uses will be allowed on properties zoned (A) Rural Agricultural, within the Low Residential Subdistrict land use designation; and • allow small agriculture-related business uses, such as fruit and vegetable stands, and farmers markets, within Residential zoning districts. Compatibility criteria and development standards shall be included in proposed LDC amendments. OBJECTIVE 1.3: Promote and expand tourism, eco-tourism, recreation, entertainment, and cultural opportunities in Immokalee in order to diversify the Immokalee economy, and improve quality of life. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 29 of 53 9.A.7.e Packet Pg. 1615 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted Policy 1.3.1: Tourism, Recreational, Entertainment and Cultural Opportunities Collier County will encourage the expansion of tourism, entertainment, cultural and recreational opportunities, such as restaurants, movie theaters, museums and public spaces. Collier County will work with the Immokalee CRA, Immokalee Chamber of Commerce, Office of Business and Economic Development, The Naples, Marco Island, and Everglades Convention and Visitors Bureau, and other public and private organizations to promote increasing tourism of Lake Trafford, Immokalee Regional Raceway, Pepper Ranch Preserve, Immokalee Pioneer Museum at Roberts Ranch and Anne Olesky Park, and future tourism, recreational, entertainment and cultural attractions. Policy 1.3.2: Eco-tourism Collier County will encourage the development of ecotourism in the Immokalee area, with a particular focus on Lake Trafford and surrounding RT designated lands. It is anticipated that the County will work with the Immokalee CRA, Immokalee Chamber of Commerce, The Greater Naples Chamber of Commerce, Office of Business and Economic Development, the Naples, Marco Island, and Everglades Convention and Visitors Bureau, and other public and private organizations to promote these opportunities. Policy 1.3.3: Seminole Casino Immokalee Collier County will continue efforts to work with the Seminole Tribe of Florida to: a) integrate future plans for the Seminole Casino Hotel and Reservation within an Immokalee-wide tourism development and marketing campaign; and b) address impacts of the expansion of the Seminole Casino Hotel, and other resort structures and uses on the community and surrounding area. Policy 1.3.4: Entertainment Area In recognition of the fact that the casino is a significant attraction, Collier County will encourage the development of an entertainment area near the casino that is complementary and connected to Immokalee’s existing downtown core. OBJECTIVE 1.4: Enhance and expand educational and cultural facilities and opportunities in Immokalee. Policy 1.4.1: Research and Development Collier County will seek to attract educational research facilities, similar to the Southwest Florida Research and Education Center, to Immokalee. It is anticipated that the County will work with the Immokalee CRA, public and private colleges and universities, and other public and private organizations to promote these opportunities. Policy 1.4.2: Education and Training Programs Collier County will seek to partner with other organizations including the Collier County School Board and CareerSource Southwest Florida to enhance the availability and variety of training programs in Immokalee. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 30 of 53 9.A.7.e Packet Pg. 1616 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted OBJECTIVE 1.5: Collier County will support the implementation of the Immokalee Redevelopment Area Plan (Resolution No. 2000-181 and 2004-384, as amended). Policy 1.5.1: Technical Assistance By [2 years of the date of adoption of the ordinance], Collier County will initiate the review of existing programs meant to provide technical assistance for the establishment and permitting of new or expanding businesses and make recommendations to better implement these programs specific to the needs of the Immokalee community. Policy 1.5.2: Infill and Downtown Redevelopment Collier County will promote infill development and redevelopment within the Commercial-Mixed Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04 -41, as amended) that facilitate mixed-use projects and provide for flexible performance-based incentives. Policy 1.5.3: Alternative Funding Collier County will continue to support efforts to seek additional state and federal funding to improve infrastructure and housing, and to promote or expedite the development and redevelopment of the community. GOAL 2: TO PROVIDE QUALITY NEIGHBORHOODS FOR ALL RESIDENTS OF THE IMMOKALEE URBAN AREA. OBJECTIVE 2.1 Collier County, in coordination with the Immokalee CRA and residents, will identify neighborhood improvements needed to elevate the neighborhood quality of life. Policy 2.1.1: Neighborhood Inventory By [2 years of the date of adoption of the ordinance], Collier County will initiate an inventory of existing neighborhoods. The purpose of the inventory is to identify opportunities to improve neighborhood recreation, sidewalks, lighting, transit stops, stormwater management, housing, and community facilities. Policy 2.1.2: Neighborhood Improvement Plans Incorporating the findings of the neighborhood inventories, Collier County will create Neighborhood Improvement Plans, with coordination of all applicable County departments, neighborhood residents, and the Immokalee CRA, to provide a multi-disciplinary approach to planning for identified neighborhood improvements. OBJECTIVE 2.2: Collier County shall promote the conservation and rehabilitation of housing in Immokalee neighborhoods. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 31 of 53 9.A.7.e Packet Pg. 1617 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted Policy 2.2.1: Funding Opportunities Collier County, in coordination with federal, state, and other local agencies and private organizations will seek funding for the housing needs identified in the Neighborhood Improvement Plans. Policy 2.2.2: Substandard Housing Collier County will periodically update programs for the repair, removal, or replacement of substandard housing units in Immokalee. Policy 2.2.3: Displaced Occupants Collier County will coordinate with local non-profit social service organizations to provide relocation assistance for occupants who are displaced from substandard dwelling units. Policy 2.2.4: Housing Code Enforcement Collier County shall make reasonable effort to require that substandard housing be brought into compliance or eliminated. Efforts will focus on properties that are abandoned, or not in compliance with the Collier County Land Development Code or Code of Laws and Ordinances. Policy 2.2.5: Farm Labor Housing Land Development Regulations Collier County, in cooperation with the Florida Department of Health, will review and revise, as necessary, the LDC provisions regulating farm labor housing within the Immokalee Urban Area to eliminate regulations that are duplicative to federal and state provisions. Policy 2.2.6: Interagency Coordination Collier County will coordinate with the Immokalee CRA and other housing providers and regulators to review and consider incentives to improve the housing quantity and quality in the Immokalee Urban Area. OBJECTIVE 2.3: The County will continue to explore and provide innovative programs and regulatory reforms to reduce development costs and promote quality neighborhoods and a full range of housing for all Immokalee residents. Policy 2.3.1: Housing Grant Opportunities Collier County, in coordination with the Immokalee CRA, will pursue government grants and loans for housing. Policy 2.3.2: Housing Incentives Housing affordability in Immokalee will be incentivized in part through the implementation of the approved strategies within the Collier County Community Housing Plan. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 32 of 53 9.A.7.e Packet Pg. 1618 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted GOAL 3: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND FACILITIES FOR THE IMMOKALEE URBAN AREA. OBJECTIVE 3.1: To annually identify the priorities of the Immokalee community and the Immokalee CRA related to capital improvements and other activities that will further the goals, objectives and polic ies of the IAMP. Policy 3.1.1: Capital Projects and Studies Collier County will coordinate with the Immokalee CRA on an annual basis to develop a prioritized list of Immokalee specific capital projects and studies that will further the Goals, Objectives, and Policies of the IAMP. The County and the Immokalee CRA shall identify potential funding sources for all or a portion of the projected cost associated with these projects and studies. This list shall be provided to the BCC prior to its annual budgeting process in order to allow the BCC to consider Immokalee’s priorities in relation to available funding and staffing resources. OBJECTIVE 3.2: To provide a comprehensive system of parks and recreational facilities that supports diverse active and passive recreational activities within the Immokalee area through the implementation of the Collier County Parks & Recreation Master Plan for the Immokalee Area. Policy 3.2.1: Priority Park Sites Collier County will prioritize the development of future Immokalee community parks within, or adjacent to, the most densely populated urban areas to ensure convenient access by the majority of residents, and in coordination with the Immokalee CRA, will identify locations for public plazas, greens, or urban parks. Policy 3.2.2: Community Input Collier County will solicit community input to ensure provision of appropriate public facilities to address the demographics of the Immokalee Urban Area. Policy 3.2.3: Expansion of Parks and Trails Collier County will expand the network of parks and connect recreational areas throughout the community where appropriate and feasible. Policy 3.2.4: Encourage Active Lifestyles Collier County will encourage outdoor activity and active lifestyles by creating new neighborhood recreational areas, such as ball fields, soccer fields, basketball courts, tot lots, and jungle gyms, as appropriate to Immokalee’s demographics and as feasible in each neighborhood. These opportunities shall be identified in the Neighborhood Improvement Plans. Policy 3.2.5: Use of Vacant Residential Parcels Subject to available funding, Collier County will consider acquiring vacant residential parcels in Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 33 of 53 9.A.7.e Packet Pg. 1619 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted order to develop new neighborhood recreation areas. These parcels may be small in size and should be evenly distributed throughout the community. These opportunities shall be identified in the Neighborhood Improvement Plans. OBJECTIVE 3.3: To provide a network of roads, sidewalks, and bike paths to support growth in a manner that allows for the safe and convenient movement of pedestrians, bicyclists and vehicles. Policy 3.3.1: Complete Streets Roadways within Immokalee shall be planned, designed and constructed in a context-sensitive, multi-modal approach, implementing access for transportation users of all ages and disabilities, in a manner that promotes safe, efficient movement of people and goods, whether by car, truck, public transit, assistive device, foot or bicycle. Policy 3.3.2: Bicycle and Pedestrian Pathways Plan In the Immokalee Urban Area, priority will be given to projects linking existing residential neighborhoods with commercial and employment areas, schools, libraries, community parks, recreation sites and other public service areas. Policy 3.3.3: Long Range Transportation Improvements Collier County will explore the possibility of accelerating the implementation of the Collier County Metropolitan Planning Organization’s Long Range Transportation Plan, subject to available funding, as a precursor to initiating new investments in the Immokalee area. In particular, the County will support and encourage: • the Florida Department of Transportation in the widening of SR 82 between I -75 and SR 29 as a first step in improving transportation access to Immokalee; • the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from the Immokalee Regional Airport and Florida Tradeport; • the Florida Department of Transportation to improve road conditions along State-owned roads; • the creation of new, or expansion of existing, transportation corridors that improve access between Immokalee, the City of Naples, and coastal Collier County; and Policy 3.3.4: Local Transportation Network Improvements Recognizing that a significant segment of the of the community’s population uses public transit, walks or bicycles to work and to school, by [3 years of the date of adoption of the ordinance] Collier County will initiate a transportation planning study with recommendations to identify potential routes to improve connectivity of the collector and local street grid to expand public transit service, and bicycle and pedestrian access. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 34 of 53 9.A.7.e Packet Pg. 1620 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted Policy 3.3.5: Private Roads Collier County will encourage, through incentives, that private roads be brought up to County standards and offered to the County for acceptance and maintenance, when deemed appropriate. Policy 3.3.6: Access from Immokalee Regional Airport to Future SR 29 Bypass Collier County will continue to coordinate with the Florida Department of Transportation (FDOT), and with landowners and other stakeholders, to identify a preferred route to connect the Airport and the future SR 29 Bypass. Policy 3.3.7: Safety Improvements As funding becomes available, Collier County will implement the 2011 Immokalee Walkable Community Study, prepared for the Collier Metropolitan Planning Organization, identifying locations for new sidewalks, traffic signals, signage, crosswalks, bike paths and street lighting for the purpose of improving pedestrian and bicycle circulation and safety. Policy 3.3.8: Public Transit Routes Collier County will consider expansion of public transit routes to comprehensively cover the downtown area, connect significant employment centers and public facilities, and interconnect to adjacent communities. Policy 3.3.9: Transportation Concurrency Alternatives (for SR 29) When warranted, Collier County shall identify alternative methods to allow non-residential development in the Immokalee Urban Area to proceed with limited exceptions and/or a mitigated waiver from existing concurrency requirements due to the economic and job creation benefits such development would provide. The following shall be considered as a part of the analysis: a. Establishing a Transportation Concurrency Exception Area (TCEA) or Transportation Concurrency Management Area (TCMA) or other alternative that would allow limited exceptions and/or mitigated waivers from concurrency for economic development, diversity, and job creation in the Immokalee Urban Area; and b. Potential limitations on such exceptions and/or waivers from concurre ncy including: 1. Limiting applicability to certain locations, such as the Airport/Tradeport, other lands around the Airport, and the Urban Infill and Redevelopment Area; 2. Requiring a case-by case approval of any such exception or waiver based upon certain targeted and measurable objectives, including Transit Oriented Design, job creation and other commitments by the developer that would be deemed to be beneficial to the community; and 3. Limiting the duration, or requiring mandatory periodic reviews, of the continued feasibility of any such exception or waiver process. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 35 of 53 9.A.7.e Packet Pg. 1621 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted OBJECTIVE 3.4: To improve stormwater management and surface drainage in Immokalee. Policy 3.4.1: Immokalee Stormwater Master Plan Collier County’s Stormwater Management staff, in coordination with other County departments, will continue to implement the recommendations contained within the Immokalee Stormwater Master Plan (as amended), as funding becomes available. GOAL 4: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE IMPLEMENTATION OF IMMOKALEE-SPECIFIC DEVELOPMENT STANDARDS AND POLICIES. OBJECTIVE 4.1: To address the protection of natural resources in Immokalee, including Lake Trafford and connected wetland systems, and listed species habitat including upland habitat used by listed species, through incentives and innovative techniques not otherwise addressed in the Conservation and Coastal Management Element (CCME). Policy 4.1.1: Incentives and Innovative Land Development Regulations Collier County will promote the preservation of native vegetation in the Immokalee Urban Area exceeding the minimum required amounts set forth in CCME Policy 6.1.1, and pursuant to IAMP Policy 1.1.3. This may be accomplished by utilizing incentives and inn ovative land development regulations, including but not limited to: cluster development, transferable development rights, density bonuses, and flexible development standards to incentivize infill development and redevelopment within targeted MR, HR, C-MU and I-MU designated lands. In order to qualify for any such incentives, the preserve acreage shall exceed the minimum applicable acreage set forth in CCME Policy 6.1.1. by at least 10 percent. Incentives may be provided based upon a sliding scale, providing greater levels of incentive for greater amounts of preservation above the applicable minimum amounts set forth in CCME Policy 6.1.1. By [2 years of the date of adoption of the ordinance], Collier County shall initiate amendments to the LDC (Ordinance 04-41, as amended), to provide for other incentives and innovative land development regulations, including but not limited to cluster development and flexible development standards, that do not require an amendment to the IAMP. Policy 4.1.2: Lake Trafford Water Quality Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural habitat, the ecosystem, economy and ecotourism activities in Immokalee, proposed development within the Lake Trafford watershed boundary will conform to best management practices (BMPs) regarding water quality in order to avoid or minimize adverse impacts to the lake and its surrounding wetlands and natural habitat. These BMPs will primarily include measures or design standards recognized by the Department of Environmental Protection (DEP) and the Environmental Protection Agency (EPA) that address increased or enhanced Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 36 of 53 9.A.7.e Packet Pg. 1622 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted onsite treatment of storm water runoff, and measures to address Total Maximum Daily Loads (TMDL) and nutrient loading. By [2 years of the date of adoption of the ordinance], Collier County, in conjunction with any applicable state or federal agencies, will initiate amendments to the LDC (Ordinance 04-41, as amended) to establish specific best management practices and will identify the specific locations where such best management practices shall be required. The Lake Trafford watershed boundary shall be illustrated by map in the LDC and will be the geographic area intended for implementation of these BMPs. Policy 4.1.3: Lake Trafford Remediation Collier County will continue to cooperate with state and federal agencies on remediation, restoration, and long-term management efforts at Lake Trafford (e.g., organic sediment and invasive plant removal) to improve the health and recreational potential of the lake. GOAL 5: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS APPROPRIATE FOR IMMOKALEE. OBJECTIVE 5.1: The Immokalee Area Master Plan and its Future Land Use Map will apply to all development orders within the Immokalee Urban Area. The Future Land Use Map is designed to coordinate land use with the natural environment; maintain and develop cohesive nei ghborhood units; promote a sound economy; and encourage desirable growth and energy efficient development patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land Use Designation Description Section. Policy 5.1.1: Future Land Use Designation The Immokalee Area Master Plan’s URBAN Future Land Use Designation includes the following Future Land Use Districts, Subdistricts, Overlays and Features: A. URBAN – MIXED USE DISTRICT 1. Low Residential Subdistrict 2. Medium Residential Subdistrict 3. High Residential Subdistrict 4. Commercial – Mixed Use Subdistrict 5. Recreational/Tourist Subdistrict B. URBAN – INDUSTRIAL DISTRICT 1. Industrial Subdistrict 2. Industrial – Mixed Use Subdistrict 3. Industrial – Immokalee Regional Airport Subdistrict C. OVERLAYS AND FEATURES 1. Lake Trafford /Camp Keais Strand System Overlay 2. Seminole Reservation 3. Urban Infill and Redevelopment Area 4. Industrial - Mixed Use Commercial Overlay Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 37 of 53 9.A.7.e Packet Pg. 1623 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted Policy 5.1.2: Compatibility between Land Uses Compatibility between lower and higher intensity uses will be achieved through land development regulations specifically applicable to the Immokalee Urban Area. Policy 5.1.3: Compact Mixed-Use Development Collier County will encourage compact mixed-use development in appropriate zoning districts and particularly within the HR and C-MU designations, as an innovative planning technique to create walkable communities, reduce vehicle miles traveled, and increase energy efficiency. Policy 5.1.4: Mobile Homes within the Immokalee Urban Area New mobile homes shall be allowed in the Immokalee Urban Area as a temporary residence as identified in LDC Section 5.04.02.C; or within an existing mobile home lot, mobile home park or subdivision as identified in LDC Section 2.03.07.G.6; or within the mobile home overlay (MHO); or as part of a new mobile home park or subdivision approved on lands with zoning that permits mobile homes; or on individual lots or parcels with zoning that permits mobile homes. Mobile homes shall also be permitted on properties located at 1101, 1121 and 1123 Alachua Street, Immokalee Florida, in accordance with the Mediated Settlement Agreement and Mutual Release relating to Case No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 (see OR Book 4895, Page 1963 et seq. of the Official Public Records of Collier County, Florida). The Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban- Industrial District of the IAMP in effect on February 26, 2013. Policy 5.1.5: Public Educational Plants Public educational plants and public ancillary plants shall be allowed as provided for in Policy 5.16 of the Future Land Use Element. Policy 5.1.6: Zonings and Rezonings A. All zoning as shown on the Official Zoning Atlas as of [effective date of IAMP adoption ordinance] shall be deemed consistent with the Growth Management Plan. B. All rezonings must be consistent with the Growth Management Plan. For properties that have zoning in place prior to a change in Land Use Designation , where the prior zoning allows for a higher density or intensity than the new Land Use Designation such properties may be rezoned as follows: 1. For such commercially-zoned properties, zoning changes will be allowed provided the new zoning district is the same or a lower intensity commercial zoning district a s the existing zoning district, and provided the overall intensity of commercial land use allowed by the existing zoning district is not exceeded in the new zoning district. A zoning change of such commercially-zoned properties to a residential zoning district is allowed as provided for in the Density Rating System of this Master Plan. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 38 of 53 9.A.7.e Packet Pg. 1624 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted 2. For such industrially-zoned properties, zoning changes will be allowed provided the new zoning district is the same or a lower intensity industrial or commercial zoning district as the existing zoning district, and provided the overall intensity of industrial land use allowed by the existing zoning district is not exceeded in the new zoning district. 3. For such residentially-zoned properties, zoning changes will be allowed provided the authorized number of dwelling units in the new zoning district does not exceed that authorized by the existing zoning district, and provided the overall intensity of development allowed by the new zoning district does not exceed that allowed by the existing zoning district. 4. Properties subject to the above limitations may be combined and developed with other property, whether such other property has had a change in Land Use Designa tion. For residential and mixed-use developments only, the accumulated density between these properties may be distributed throughout the project, as provided for in the Density Rating System or the underlying subdistrict, as applicable. 5. Overall intensity of development shall be determined based upon a comparison of public facility impacts as allowed by the existing zoning district and the proposed zoning district. 6. This Section does not apply to changes to the Land Use Designation initiated by the property owner. C. Any property owner who believes that they have been adversely affected by this IAMP may utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of the LDC. All applications must be submitted within one year from the effective date of the IAMP or applicable IAMP amendment. This procedure shall be considered supplemental to any other claim or remedy that the property owner may have. Notice of the Adoption of this Plan and the one-year time frame within which any property owner who believes that they have been adversely affected by this IAMP may utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of the LDC shall be provided with a minimum 1/8-page notice in one or more newspapers of general circulation in the Immokalee area within 15 days of Adoption of this plan by the BCC. GOAL 6: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE APPROPRIATE FOR IMMOKALEE. OBJECTIVE 6.1: Collier County shall develop Immokalee-specific land development regulations to the extent required by this Master Plan, and which reflect the unique character and cultural diversity of the residents, encourage pedestrian-friendly urban form, and promote energy efficiency. Policy 6.1.1: Development of Land Development Code Standards By [2 years of the date of adoption of the ordinance], Collier County, in coordination with the Immokalee CRA, will initiate the development of LDC standards specific to Immokalee to address the unique needs of the Immokalee Urban Area. These standards shall include those Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 39 of 53 9.A.7.e Packet Pg. 1625 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted related to permitted and conditional land uses; density and intensity; signage; landscaping and buffering; native preservation retention; off-street and on-street parking and loading; architectural design; development standards, including setbacks to Lake Trafford; floor area ratio for certain nonresidential uses; and site access. Policy 6.1.2: Location of Service Uses Collier County will encourage community parks and other community facilities to be placed within one-half mile of residential and mixed-use centers, in order to encourage walking, bicycling and non- vehicular access to and from these service uses. Collier County shall require interconnection of pedestrian facilities to the existing pedestrian network. Policy 6.1.3: Downtown Pedestrian Amenities By [2 years of the date of adoption of the ordinance], Collier County, in coordination with the Immokalee CRA, will evaluate the need for additional passive recreation and outdoor dining and entertainment opportunities along downtown streets, and, if warranted, adopt amendments to the Collier County LDC (Ordinance 04-41, as amended) to incentivize and encourage the development of these amenities, provided the free and safe movement of pedestrians is maintained. Policy 6.1.4: Central Business District By [2 years of the date of adoption of the ordinance], Collier County, in coordination with the Immokalee CRA, will initiate a review of the Public Realm Plan and the Central Business District Form-Based Guidelines. Based on the review, Collier County will initiate amendments to the LDC (Ordinance 04-41, as amended), as necessary. Policy 6.1.5: Safe Neighborhood Initiatives Collier County will coordinate with local and state law enforcement, developers, and citizens to seek funding opportunities available under the Safe Neighborhood Act (Chapter 163, Part IV, F.S.) or other programs to improve safety within the Immokalee community and to provide for safe streets. This may include implementation of CPTED (crime prevention through environmental design) strategies, where such strategies are compatible with the community design objectives set forth herein. GOAL 7: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF INFORMATION AND COST SHARING WITH THE SEMINOLE TRIBAL COUNCIL, COLLIER COUNTY SCHOOL BOARD, OTHER GOVERNMENTAL AGENCIES, UTILITY PROVIDERS, AND NON-PROFIT ORGANIZATIONS. OBJECTIVE 7.1: Pursue effective interlocal and inter-governmental coordination in order to provide a range of human services to Immokalee residents. Policy 7.1.1: Regional Economic Development Initiatives Collier County will collaborate in regional initiatives with local and regional economic Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 40 of 53 9.A.7.e Packet Pg. 1626 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted development organizations and the State of Florida to assist the Immokalee area in attracting businesses, marketing, and developing infrastructure. Policy 7.1.2: Redevelopment Implementation Partners Collier County will actively coordinate efforts with the Immokalee CRA and not-for-profit organizations to implement the Immokalee Area Master Plan and the Immokalee Community Redevelopment Area Plan. Policy 7.1.3: Immokalee Government Services Center Collier County will continue to support an Immokalee-based government center that will co- locate various county entities and departments to ensure effective collaboration and services to support community needs. This office may include, but is not limited to, the following services: a. Animal control b. Board of County Commissioners Office c. Branch Office of the Collier County Tax Collector d. Child support enforcement e. Code enforcement f. Court g. Domestic violence services h. Economic Development i. Emergency management services j. Emergency medical services k. Emergency Operations Center (EOC) l. Housing and Human Services m. Immokalee Community Redevelopment Agency n. Permitting o. Planning and Zoning p. Public health services q. Veterans Services Policy 7.1.4: Immokalee Civic Center By [1 year of the date of adoption of the ordinance] Collier County will coordinate with the Immokalee CRA to explore opportunities for an Immokalee civic center. Policy 7.1.5 Satellite/Mobile Coordination Center By [1 year of the date of adoption of the ordinance], Collier County Emergency Management (CCEM) will initiate the development of an Immokalee Emergency Management Time Delineating Schedule (TDS) Checklist for disasters or local emergencies and identify candidate coordination center location opportunities. This includes but is not limited to CCEM hosting this coordination center at Immokalee Technical College (iTECH), County buildings, the CCEM Mobile Command Center or the use of a Disaster Response Unit (DRU). At the discretion of Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 41 of 53 9.A.7.e Packet Pg. 1627 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted CCEM, this Center will be activated in Immokalee in the event of an emergency. The Planning process will be a whole community approach which includes working with the Immokalee Unmet Needs Coalition or other recovery groups participating in a CCEM Memorandum of Understanding (MOU). (The remaining of the page is intentionally left blank) Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 42 of 53 9.A.7.e Packet Pg. 1628 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted LAND USE DESIGNATION DESCRIPTION SECTION The Immokalee Area Master Plan Future Land Use Designations include the following Districts and Subdistricts. The following describes land use designations shown on the Immokalee Master Plan Future Land Use Map. These designations generally indicate the types of land uses for which zoning may be requested. However, these land use designations do not guarantee that a zoning district request will be approved. A. URBAN - MIXED USE DISTRICT The purpose of this District is to allow residential and nonresidential land uses, including mixed uses. Mixed uses can be located within individual buildings and/or projects in areas deemed appropriate and identified on the FLUM. Nonresidential uses allowed in the Residential subdistricts include, but are not limited to: agriculture, earth mining, oil extraction, and related processing, home-based businesses, parks, recreation and open space uses, churches, libraries, cemeteries, community centers, public and private schools, day-care centers, group housing uses, utility and communication facilities, and essential services, as defined in the Land Development Code, except as may be limited within a specific subdistrict or overlay. New commercial development may be allowed in the Low Residential, Medium Residential or High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the following limitations: Commercial development may be permitted within a PUD, provided the following s ize and development criteria are met. The commercial component within a PUD may be allowed to develop up to the maximum acreage specified in the table below: CATEGORY I CATEGORY II CATEGORY III PUD Acres >80 >160 >300 Min. Gross Density 2.5 du/gross acre 2.5 du/gross acre 3.0 du/gross acre Max. Commercial Acres 5 acres 10 acres 20 acres Permitted Zoning C-2 C-2, C-3 C-2 through C-4 In addition to the above criteria, the following standards must also be met: a. Commercial zoning shall be no closer than one (1) mile to any lands designated C- MU and no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in size, unless otherwise authorized by the Board of County Commissioners; b. The configuration of the commercial parcel shall be no more frontage than depth, unless otherwise authorized by the Board of County Commissioners; c. Commercial zoning or development shall be no closer than one-quarter (¼) mile from the nearest existing elementary school boundary, unless otherwise authorized by the Board of County Commissioners; Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 43 of 53 9.A.7.e Packet Pg. 1629 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted d. The commercial development shall be integrated with the residential portion of the project, including common elements such as signage, and providing vehicular and non-vehicular interconnection; and e. No construction in the commercial designated area shall be allowed until construction has commenced on at least 30% of the project’s residential units, unless otherwise authorized by the Board of County Commissioners. 1. Low Residential Subdistrict (LR) The purpose of this subdistrict is to provide for low density residential development and supporting uses. Mobile homes are allowed pursuant to the provisions of IAMP Policy 5.1.4. Residential densities are allowed as provided below, except for properties within the Lake Trafford/Camp Keais Strand System Overlay. • Base Density: Four (4) dwelling units per gross acre. • Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density bonuses. Densities above the base density can only be achieved through available density bonuses. As agriculture is a significant economic driver in Immokalee, the following uses will be allowed in accordance with IAMP Policy 1.2.4: • agricultural research and development facilities, • agri-business offices and headquarters, and • facilities, offices, headquarters and apparatuses associated with an alternative energy use. 2. Medium Residential Subdistrict (MR) The purpose of this subdistrict is to provide for a mixture of housing types and supporting uses. Mobile homes are allowed pursuant to the provisions of IAMP Policy 5.1.4. Residential densities are allowed as provided below, except for properties within the Lake Trafford/Camp Keais Strand System Overlay. • Base Density: Six (6) dwellings units per gross acre. • Maximum Density: Fourteen (14) dwelling units per gross acre, inclusive of all density bonuses. Densities above the base density can only be achieved through available density bonuses. 3. High Residential Subdistrict (HR) The purpose of this subdistrict is to provide for a mixture of housing type and supporting uses. Mobile homes are allowed pursuant to the provisions of IAMP Policy 5.1.4. Residential densities Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 44 of 53 9.A.7.e Packet Pg. 1630 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted are allowed as provided below, except for properties within the Lake Trafford/Camp Keais Strand System Overlay. • Base Density: Eight (8) dwelling units per gross acre. • Maximum Density: Sixteen (16) dwelling units per gross acre, inclusive of all density bonuses. Densities above the base density can only be achieved through available density bonuses. 4. Commercial - Mixed Use Subdistrict (C-MU) The purpose of this Subdistrict is to provide for pedestrian-scaled, higher density residential and mixed-use development, employment and recreational opportunities, cultural and civic activities, and public places to serve residents of, and visitors to, the Immokalee Urban Area. All types of residential uses are allowed within this Subdistrict, except that mobile homes are only allowed as provided by IAMP . Policy 5.1.4. Residential densities are allowed as provided below, except for properties within the Lake Trafford/Camp Keais Strand System Overlay. Nonresidential uses allowed within this Subdistrict include those uses allowed in the C -1 through C-4 zoning districts in the Collier County Land Development Code, Ord. No. 04-41, as amended. • Base Density: Sixteen (16) dwelling units per gross acre. • Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density bonuses. Densities above the base density can only be achieved through available density bonuses. • Transient lodging is allowed at a maximum density of thirty-two (32) units per gross acre. Mix of Uses: Projects equal to or greater than ten (10) acres will be encouraged to provide both residential and non-residential uses. 5. Recreational/Tourist Subdistrict (RT) The purpose of this Subdistrict is to provide for recreational and tourist activities related to the natural environment, and to allow for limited compact residential development. Uses allowed in this Subdistrict include, but are not limited to: passive parks; nature preserves; wildlife sanctuaries; open space; parks; museums; cultural facilities; marinas; transient lodging facilities (including hotel/motel, rental cabins, bed and breakfast establishments, campsites); restaurants; recreational vehicle parks; sporting and recreational camps; low-intensity retail directly associated with the purpose of this Subdistrict; agriculture; and essential services as defined in the Land Development Code. Mobile homes are allowed pursuant to the provisions of IAMP Policy 5.1.4. Single and multi-family dwelling units are allowed. • Base Density: Four (4) dwelling units per gross acre. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 45 of 53 9.A.7.e Packet Pg. 1631 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted • Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply in this subdistrict. • Transient lodging is permitted at a maximum density of twenty-six (26) units per gross acre. DENSITY RATING The Density Rating System is applicable to areas designated Urban - Mixed Use District, as identified on the Immokalee Future Land Use Map. Except as provided below, the final determination of permitted density via implementation of this Density Rating System is made by the Board of County Commissioners through an advertised public hearing process (rezone) in accordance with the LDC. Density achieved by right (as may be permitted for qualifying Affordable Housing projects) shall not be combined with density achieved through the rezone public hearing process. 1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER: a. Within the applicable Urban designated areas, the base density of the Subdistrict is allowed, though not an entitlement. Density may be increased using applicable density bonuses. For purposes of calculating the eligible number of dwelling units for the project, the total number of dwelling units may be rounded up by one unit if the dwelling unit total yields a fraction of a unit 0.5 or greater. Acreage used for the calculation of density is exclusive of commercial portions of the project, except within the C-1 through C-3 Commercial zoning districts, and except within the Commercial Mixed-Use Subdistrict, wherein residential project densities will be calculated on total gross acreage, and except portions of a project for land uses having an established equivalent residential density in the Collier County Land Development Code. b. This Density Rating System only applies to residential dwelling units. This Density Rating System is not applicable to accessory dwellings or accessory structures. Such accessory dwellings and structures include guest houses, mother-in-law’s quarters, cabanas, guest suites, and the like. c. All new residential zoning located within the Urban Mixed-Use District shall be consistent with the Density Rating System, except as provided for in Policy 5.1.6. d. Within the applicable areas of the Urban Mixed-Use District, all properties zoned A, Rural Agricultural, E, Estates, and/or RSF-1, 2, 3, Residential Single Family, for which an affordable housing project is proposed and approved, in accordance with Section 2.06.00 of the LDC (Ordinance 04-41, as amended), shall be permitted the base density of four (4) dwelling units per gross acre by right, except in the case of lands designated LR on the IAMP Future Land Use Map (FLUM), wherein the density shall not exceed 50% of the maximum permitted density of the zoning district for the subject property; that Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 46 of 53 9.A.7.e Packet Pg. 1632 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted is, a rezone public hearing shall not be required. Such a project must comprise a minimum of ten acres. 2. DENSITY BONUSES To encourage infill development, the creation of affordable housing, and preferred roadway access, certain density bonuses are available. If these bonuses are utilized, base densities may be exceeded. In the Low Residential Subdistrict, the base density of four units per acre may only be exceeded if utilizing an affordable housing bonus. In no case shall the resulting density exceed the maximum density specified in each Subdistrict. a. Proximity to Commercial-Mixed Use If 50% or more of a project is within the Commercial - Mixed Use Subdistrict, then the base density allowed within the Commercial - Mixed Use Subdistrict of sixteen (16) dwelling units per acre applies to the entire project, except that this bonus cannot be used to increase density on lands within the project designated Low Residential. Buffering to achieve compatibility with adjacent lower intensity uses shall be required. b. Affordable Housing Bonus, by Public Hearing To encourage the provision of affordable housing within certain Subdistricts in the Urban Designated Area, a maximum of twelve (12) dwelling units per gross acre may be added to the base density if the project meets the definition and requirements of the Affordable Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development Code, Ordinance 04-41, as amended). c. Affordable Housing Bonus, by Right To encourage the provision of affordable housing within that portion of the Urban Mixed Use District, properties zoned A, Rural Agricultural, E, Estates, RSF-1, 2, 3, 4, 5, 6, Residential Single Family, VR, Village Residential, and/or RMF-6, Residential Multi- Family-6, for which an affordable housing project is proposed in accordance with the definitions and requirements of the Affordable Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development Code, Ordinance 04-41, as amended), a maximum of four (4) residential units per gross acre shall be added to the base density of four (4) dwelling units per gross acre, except in the case of lands designated LR on the IAMP Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% of the maximum permitted density of the zoning district for the subject property. Therefore, the maximum density that may be achieved by right shall not exceed eight (8) dwelling units per gross acre. Such a project must comprise a minimum of ten acres. d. Residential Infill 1. To encourage residential infill, three (3) residential dwelling units per gross acre may be added if the following criteria are met: The project is twenty (20) acres or less in size; at the time of development, the project will be served by central public water and sewer; at least one abutting property is developed; the project is Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 47 of 53 9.A.7.e Packet Pg. 1633 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted compatible with surrounding land uses; the property in question has no common site development plan with adjacent property; there is no common ownership with any adjacent parcels; and the parcel in question was not created to take advantage of the residential infill density bonus and was created prior to January 10, 1989. This bonus cannot be used to exceed the base density in the Low Residential (LR) Subdistrict. 2. This Residential Infill bonus shall only be applicable on a one time basis and shall not be expanded or continued to other adjacent properties, except for additional properties not exceeding 20 acres in aggregate when added to the original application of this provision and meeting all the above criteria. e. Roadway Access If the project has direct access to two (2) or more arterial or collector roads or if there is a project commitment for provision of interconnection of roads accessible to the public with existing or future abutting projects, one (1) dwelling unit per gross acre may be added above the base density of the Subdistrict. This bonus cannot be used to exceed the base density in the Low Residential (LR) Subdistrict. 3. DENSITY AND INTENSITY BLENDING a. This provision is intended to encourage unified plans of development and to preserve the high-quality wetlands, wildlife habitat, and other natural features that exist within areas of the Immokalee Urban Area, which are proximate to Lake Trafford and Camp Keais Strand. In the case of properties which are contiguous to Lake Trafford or Camp Keais Strand, which straddle the Immokalee Urban Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted on the countywide Future Land Use Map, and which were in existence and under unified control as of October 22, 2002, the allowable gross density and/or intensity may be shifted from the Urban designated lands to lands within the RLSA which are contiguous and under unified control, and which are designated as a Stewardship Receiving Area (SRA) in the RLSA. The density and/or intensity may be shifted on an acre per acre basis. This Density and Intensity Blending provision is further subject to the following conditions and limitations: 1. The project in aggregate must be a minimum of 200 acres in size and the Urban portion must be designated Recreational/Tourist Subdistrict (RT) or Low Residential Subdistrict (LR) in the Immokalee Area Master Plan; 2. It must be demonstrated the lands designated Urban have a high natural resource value as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a Natural Resource Index score of greater than 1.2 (both as identified on the Stewardship Credit Worksheet in the RLSA); Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 48 of 53 9.A.7.e Packet Pg. 1634 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted 3. Density and intensity may only be shifted from lands within the Immokalee Urban Area containing this high natural resource value (as measured above) to the lands within a contiguous SRA, on an acre per acre basis, providing such lands were under unified control as of October 22, 2002; and 4. Lands within the Urban area, from which the density and/or intensity has been shifted, shall be placed in a conservation easement in perpetuity. b. For properties containing two or more Future Land Use Subdistricts, the overall density and/or intensity that could be achieved in aggregate may be distributed throughout the project, provided the total allowable density and/or intensity is not exceeded, and further subject to the following: 1. The project furthers the protection, enhancement or restoration of wetlands, listed species habitat, or other natural features; 2. The project is consistent with, and furthers the applicable objectives of, the Immokalee Area Master Plan and is compatible with surrounding properties and environment; 3. The project is approved as a Planned Unit Development; and 4. The project mitigates for any negative impacts on adjacent properties through appropriate measures, such as buffering, separation, or other land design techniques, adequate to lessen these effects. B. URBAN—INDUSTRIAL DISTRICT The purpose of this District is to function as a major employment center and is intended to accommodate industrial, distribution, trade, agriculture, and manufacturing uses ; essential services; and commercial uses as limited within each Subdistrict. 1. Industrial Subdistrict (IN) The purpose of this Subdistrict is to provide for industrial, distribution, trade and manufacturing uses. Allowed uses include a variety of industrial, limited commercial, and associated uses, including: manufacturing; processing; storage and warehousing; wholesaling; distribution; packing houses; recycling; high technology industries; laboratories; assembly; storage; computer and data processing; and commercial uses intended to serve the needs of employees and visitors, such as daycare centers, restaurants, and convenience stores. Accessory uses , and structures customarily associated with these principal uses include ancillary offices and retail sales. 2. Industrial – Mixed Use Subdistrict (I-MU) The purpose of this Subdistrict is to provide a transition area from the Industrial Subdistrict Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 49 of 53 9.A.7.e Packet Pg. 1635 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted to adjacent commercial and residential land uses. The Immokalee State Farmers Market and related facilities are located in this Subdistrict. This Subdistrict allows for: higher intensity commercial uses as described in the LDC (Ordinance 04-41, as amended) for Commercial (C-4 and C-5), Research and Technology Parks PUD, and Business Park Districts, subject to development standards set forth in the LDC. This Subdistrict also allows for light manufacturing, processing, and packaging in fully enclosed buildings; research, design and product development; printing, lithography and publishing; and similar industrial uses. This Subdistrict also allows for agriculture uses and agricultural- related uses, such as packing houses; warehousing; and targeted industries. Targeted industries include distribution; medical laboratories, research, and rehabilitative centers; high technology; computer software, services, and processing, and similar uses. Certain residential, mobile home and migrant transient housing uses are permitted on properties located at 1101, 1121, and 1123 Alachua Street, Immokalee, Florida, in accordance with the Mediated Settlement Agreement and Mutual Release relating to Case No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 (See OR Book 4895, Page 1963 et seq. of the Official Public Records of Collier County, Florida). The Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial District of the IAMP in effect on February 26, 2013. 3. Industrial – Immokalee Regional Airport Subdistrict The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA) and leaseholders to develop the Immokalee Regional Airport and surrounding lands for the economic health and development of the greater Immokalee area and Collier County as a whole. Because the CCAA needs to retain flexibility to provide various general aviation and revenue-generating opportunities via land leases as the Airport grows and changes over time, a broad range of uses shall be allowed in this Subdistrict. In addition to all uses permitted in the Industrial Subdistrict, allowable uses include: airport facility and related accessory uses; commercial, industrial, institutional and agricultural uses; freight and warehousing; trade; and ancillary recreational, vehicular racing, communications , essential service uses, and additional uses as permitted in the Airport Operations Planned Unit Development, Ordinance No. 10-07. C. OVERLAYS AND FEATURES 1. Lake Trafford/Camp Keais Strand System Overlay The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4), identifies possible high-quality wetland systems connected to the Lake Trafford/Camp Keais Strand system within the Immokalee Urban Area. These wetlands require greater protection measures than wetlands located in other portions of the Immokalee Urban Designated Area. These wetlands are identified on the Immokalee Future Land Use Map by the Lake Trafford/Camp Keais Strand System Overlay (LT/CKSSO). Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 50 of 53 9.A.7.e Packet Pg. 1636 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted The Density and Intensity Blending provisions of this Master Plan may be utilized for lands within this LT/CKSSO. The maximum allowable gross density for lands within the LT/CKSSO is the base density established for the applicable Subdistrict. Lands within the LT/CKSSO are not eligible for any density bonuses, including by right. Essential Services shall be limited to: those necessary to ensure public safety; and those necessary to serve permitted uses, such as private wells and septic tanks, utility lines, lift stations, and water pumping stations. The additional wetland protection measures do not apply to properties within the LT/CKSSO that have been legally cleared of native vegetation as of the adoption of this Master Plan, but do apply to all new development and redevelopment pursuant to the applicable nonconforming provisions set forth in the LDC (Ordinance 04-41, as amended). If development on the Seminole Reservation functionally severs the connectivity of the wetland system for properties within the LT/CKSSO, east of the Reservat ion, the additional wetland protection measures will not be applied to those severed eastern wetlands. The standard measures for wetlands in Urban designated lands shall be applied, as described in the CCME, to those severed eastern wetlands. 2. Seminole Reservation (SR) Feature The Seminole Reservation within Immokalee comprises approximately 600 acres of largely undeveloped land owned by the Seminole Tribal Council and located on the east side of First Street, South of (SR 29). The Seminole Reservation is n ot controlled or regulated by the Collier County Growth Management Plan or LDC (Ordinance 04 -41, as amended) and is identified on the Future Land Use Map for illustrative purposes only. 3. Urban Infill and Redevelopment Area Feature In order for local governments to designate a geographic area within its jurisdiction as an Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes, it must amend its comprehensive land use plan to delineate the boundaries within the Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with criteria outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this delineation is to comprehensively address the urban problems within the area consistent with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by Ordinance 2000-66 and the Urban Infill and Redevelopment Plan was adopted by Ordinance 2000-71. 4. Industrial – Mixed Use Commercial Overlay The Industrial - Mixed Use Commercial Overlay is depicted on the IAMP Future Lands Use Map and comprises approximately 363 acres. This Overlay allows the uses of the underlying Industrial - Mixed Use Subdistrict except that commercial uses - those Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 51 of 53 9.A.7.e Packet Pg. 1637 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Words underlined are added; words struck-through are deleted permitted in the C-4 and C-5 zoning districts in the Land Development Code, Ordinance No. 04-41, as amended - are limited to a maximum of thirty percent (30%) of the Overlay land area (approximately 109 acres). To implement this Overlay, Collier County shall initiate a Land Development Code amendment within two years of adoption. For lands in this Overlay that are adjacent to residentially or agriculturally-zoned properties, a minimum 75-foot building setback, which includes a minimum 20-foot wide vegetated landscape buffer, shall be provided. This vegetated buffer shall be located adjacent to the property line and shall contain, at a minimum, two staggered rows of trees that shall be spaced no more than 30 feet on center, and a double row hedge at least 24 inches in height at time of planting and attaining a minimum of three feet in height within one year. Existing native trees must be retained within this 20-foot wide buffer area to aid in achieving this buffer requirement; other existing native vegetation shall be retained, where possible, to aid in achieving this buffer requirement. Water retention/detention areas shall be allowed in this buffer area if left in natural state, and drainage conveyance through the buffer area shall be allowed if necessary to rea ch an external outfall. The required 75-foot setback may be reduced to 50 feet if a minimum 6- foot tall decorative wall or fence providing at least 80 percent opacity is installed within the reduced setback, and the required 20-foot wide landscape buffer is located between the wall or fence and the adjacent residentially and/or agriculturally zoned properties. Staff Proposed Amendments Immokalee Area Master Plan CCPC Adoption Draft PL20180002258/CPSP-2018-5 9/25/2019 Page 52 of 53 9.A.7.e Packet Pg. 1638 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) IMU LR LR LR APO CMU MR HR CMU IN HR CMU SR HR HR HRHR HR HR HR CMU CMU CMU LR MR MR MR CMU IMU LR LR IMU RT MR MR A-M HO-RLSAO 11 11 3635 14 12 29 28 1817 07 25 2120 23 35 31 26 24 19 30 04 23 15 26 24 05 3332 25 24 01 27 36 13 02 16 08 22 22 09 34 03 14 02 12 13 0601 19 23 10 21 30 20 18 31 19 07 06 23 24 19 34 27 22 03 10 15 22 14 13 18 17 18 20 15 171516 29 1314 32 05 08 17 20 3025 29 CR 846 SR 29SR 29 NS 1ST STN 15TH STLAKE TRAFFORD RD IMMOKALEE RDNEW MARKET RD W W MAIN ST E MAIN ST NEW MARKET RD E 0 0.5 1 1.50.25 Miles GIS MAPPING: BETH YANG, AICPGROWTH MANAGEMENT DEPARTMENTFILE: Pro posed Immokale e Future L and Use Map.mxd E IMMOKALEE FUTURE LAND USE MAPPROPOSED FLUM MAP LAKETRAFFORD LegendOVERLAYS AND SPEC IAL FEAT URES URBAN DESIGNATIO NIMMOKALEE F UTU RE L AND USE Immokalee Urban Area Boundary Collier County Arterial and Collector Roads Collier County Local Roads Wetlands Connected to Lake Trafford/Camp keais Strand Overlay SR - Seminole Reservation Urban Infill and Redevelopment Area IMU Commercial Overlay URBA N M IX ED USE DISTRICT URBA N IND USTRIAL D IST RIC T RT - Recreation Tourist Subdistrict LR - Low Residential Subdistrict MR - Medium Residential Subdistrict HR - High Residential Subdistrict CMU - Commercial Mixed Use subdistrict IMU - Industrial Mixed Use Subdistrict APO - Immokalee Regional Airport Subdistrict IN - Industrial Subdistrict CMU Staff Proposed AmendmentsImmokalee Area Master Plan CCPC Adoption DraftPL20180002258/CPSP-2018-59/25/2019Page 53 of 539.A.7.e Packet Pg. 1639 Attachment: 02_Adoption Ordinance 9.24.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Ron DeSantis GOVTRNOR Ken Larvson EXECUTIVE DIRECTORFLORIDA OEPAFITMENT / ECONOMIC OPPORTUNITY June 21, 2019 The Honorable William L. McDaniel, Jr Chairman, Collier County Board of County Commissioners 3299 TamiamiTrail East, Suite 303 Na ples, Florida 34112 Dear Chairman McDaniel: The Department of Economic Opportunity ("Department") has reviewed the Collier County proposed comprehensive plan amendment (Amendment No. 19-04ESR), received on May 24,2079, pursuant to the expedited state review process in Section 163.3184(2)(3), Florida Statutes (F.5,). We have identified no comment related to adverse impacts to important state resources and facilities within the Department's authorized scope of review. We are, however, providing a technical assistance comment consistent with Section 163.3168(3), F.S. The technical assistance commentwill notformthe basis ofa challenge. lt is offered eitheras a suggestion whichcan strengthen the County's comprehensive plan in ordertofostera vibrant, healthy community or is technical in nature and designed to ensure consistency with the Community Planning Act in Chapter 163, Part ll, F.5. The technical assistance comment is: The County should consider making the following revisions to the proposed "Land Use DesiBnation Description Section" in order facilitate land use compatibility and the planning of supporting infrastructure. First, the proposed "Land Use Designation Description Section" allows commercial use through a Planned Unit Development within the tow Residential Subdistrict, Medium Residential Subdistrict and High ResidentialSubdistrict land use categories and establishes acreage standards (the amount of acres) for the amount of commercial use that may be allowed within the Planned Unit Development. The County should consider revising the amendment to include additional intensity of use standards (e.9., floor area ratio) forthe commercial use. Second, forthe proposed "Commercial- Mixed Use Subdistrict" land use category, the County should consider revisinB the amendment to include the generalized type of nonresidential uses (e.g., commercial, office, industrial, etc.) and associated intensity of use standards that are intended to be allowed rather than referencing the Land Development Code. Third, for the proposed "Recreational/Tourist Subdistrict'' land use category, the County should consider revising the amendment to include intensity of use standards that are intended to be allowed for the nonresidential uses (particularly for museums, cultural facilities, restaurants, and low-intensity retail). Finally, for the proposed "lndustrial- Mixed Use Subdistrict" and Florida Department of Economic Opportunity I Caldwell Building | 107 E. Madison Street I Tallahassee, FL 32399 850.245.71 05 | www.FloridaJobs.oro com/FLDEO lwww.facsbook. com/FLDEO An equal opportunity employer/program. Auxiliary aids and service are available upon request to indivlduals with disabilitios. All voice telephone numbers on this document may be reached by persons using TTYffTD equipment via the Florida Relay Service at 711. 9.A.7.f Packet Pg. 1640 Attachment: 03_DEO Response Letter-6.21.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) "lndustrial - lmmokalee Regional Airport Subdistrict" land use categories, the County should consider revising the amendment to include the intensity of use standards that are intended to be allowed for the nonresidential uses. The County should act by choosing to adopt, adopt with changes, or not adopt the proposed amendment. For your assistance, we have enclosed the procedures for adoption and transm itta I of the comprehensive plan amendment. ln addition, the County is reminded that: Section 163.3184(3)(b), F.5., authorizes other revlewing agencies to provide comments directly to the County. lf the County receives reviewing agency comments and they are not resolved, these comments could form the basis for a challenge to the amendment after adoption. The second public hearing, which shall be a hearing on whether to adopt one or more comprehensive plan amendments, must be held within 180 days ofyour receipt of agency comments or the amendment shall be deemed withdrawn unless extended by agreement with notice to the Department and any affected party that provided comment on the amendment pursuant to section 163.3184(3)(c)1., F.S" The adopted amendment must be rendered to the Department, Undersection 163.3184(3)(c)2. and 4., F.S., the amendment effective date is 31 days after the Department notifies the County that the amendment package is complete or, if challenged, until it is found to be in compliance by the Department or the Administration Commission. lf you have any questions concerning this review, please contact Scott Rogers, Planning Analyst, by telephone at (850) 717-8510 or by email at scott.rogers@deo.myflorida.com. 5i rely, es D. Stansbury, chief reau of Community Planning and Growth JDs/ sr Enclosure(s): Procedures for Adoption cc: Thaddeus L. Cohen, Department Head, Collier County Growth Management Department Margaret Wuerstle, Executive Director, Southwest Florida Regional Planning Council The Honorable William L. McDaniel, Jr., Chairman June 21, 2019 Page 2 of 2 0 9.A.7.f Packet Pg. 1641 Attachment: 03_DEO Response Letter-6.21.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) SUBMITTAL OF ADOPTED COMPREHENSIVE PLAN AMENDMENTS FOR EXPEDITEO STATE REVIEW section 163.3184(3), Florida statutes NUMBER OF COPIES To BE SUBMIIfED: Please submit three com plete copies of all comprehensive plan materials, of which one complete paper copy and two complete electronic copies on CD ROM in Portable Document Format (PDF) to the State Land Planning Agency and one copy to each entity below that provided timely comments to the local government: the appropriate Regional Planning Council; Water Management District; Department of Transportation; Department of Environmental Protection; Department of State; the appropriate county (municipal amendments only); the Florida Fish and Wildlife Conservation Commission and the Department ofAgriculture and Consumer Services (county plan amendments only); and the Department of Education (amendments relating to public schools); and for certain local governments, the appropriate military installation and any other local government or governmental agency that has filed a written request. SUBMITTAI LETrER: Please include the following information in the cover letter transmitting the adopted amendment: _ State Land Planning Agency identification number for adopted amendment package; _ Summary description of the adoption package, including any amendments proposed but not adopted; _ ldentiflT if concurrency has been rescinded and indicate for which public facllities (Transportation, schools, recreation and open space). _ Ordinance number and adoption date; _ Certification that the adopted amendment(s) has been submitted to all parties that provided timely comments to the local government; _ Name, title, address, telephone, FAX number and e-mail address of local government contact; _ Letter signed by the chief elected official or the person desiEnated by the local government. Revised: June 2018 Page 1 9.A.7.f Packet Pg. 1642 Attachment: 03_DEO Response Letter-6.21.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) ADOPTION AMEND MENT PACKAGE:Please include the following information in the amendment package: _ ln the case oftext amendments, changes should be shown in strike-th ro ugh/underline format. _ ln the case of future land use map amendments, an adopted future land use map, in color format, clearly depicting the parcel, its future land use desi8natlon, and its adopted designation. _ A copy of any data and analyses the local government deems appropriate. Note: lf the local government is relying on previously submitted data and analysis, no additional data and analysis is required; _ Copy ofthe executed ordinance adopting the comprehensive plan amendment(s); Suggested effective date language for the adoption ordinance for expedited review: "The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agenc.y notifies the local government that the plan amendment package is complete. lf the amendment is timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance." _ List of additional changes made in the adopted amendment that the State Land Planning Agency did not previously review; _ List of findings of the local governing body, if any, that were not included in the ordinance and which provided the basis of the adoption or determination not to adopt the proposed amendment; _ Statement indicating the relationship of the additional changes not previously reviewed by the State Land Planning Agency in response to the comment letter from the State Land Planning A8ency. Revised:June 2018 PaEe 2 9.A.7.f Packet Pg. 1643 Attachment: 03_DEO Response Letter-6.21.19 (10411 : 9A.7-IAMP Restudy Amendment Adoption) 1 EXECUTIVE SUMMARY Recommendation to approve proposed amendments to the Immokalee Area Master Plan (IAMP) for transmittal to the Florida Department of Economic Opportunity (DEO) and other agencies for review and objections, recommendations and comments (ORC) response. [Transmittal Hearing] OBJECTIVE: For the Board of County Commissioners (Board) to review and approve the proposed amendments to the IAMP for transmittal to DEO and other applicable agencies for review. CONSIDERATIONS: On February 10, 2015, the Board directed staff to initiate GMP “restudies” of four GMP master plans in eastern Collier County: Rural Fringe Mixed Use District, Golden Gate Area Master Plan, Rural Lands Stewardship Area, and Immokalee Area Master Plan (IAMP). The IAMP restu dy formally began in January 2018. As with all restudies, through a public outreach effort, staff focused on complementary land uses, economic vitality, mobility and environmental sustainability. The Board appointed an ad hoc advisory committee, the Growth Management Oversight Committee (GMOC), which first convened in December 2015. The GMOC has directed the public engagement process of the restudies since inception. The GMOC reviews the restudy recommendations, emphasizing consistency among the restudies, sustainability and economic vitality. Unlike prior area restudies, however, the Board directed that staff, rather than appointed committees, provide recommendations to the Board covering each of the four areas. The White Paper, Attachment B, provides the summary of findings underlying the revisions to Goals, Objectives, Policies and Land Use Designation Descriptions within the IAMP. The White Paper (Attachment A) was presented to the Board on June 26, 2018. At that time, the Board directed staff to initiate the GMP Amendment process for the proposed changes to the IAMP. The Immokalee Urban area, surrounded by the rural agricultural area designated as the Rural Lands Stewardship Area, is a community of about 30 square miles containing ±17,116 acres of land. More than half of the land use within the Immokalee Urban area is presently agricultural (approximately 10,000 acres). The remainder is a mixture of residential, commercial, industrial, and airport uses. During 2003, the Board authorized Comprehensive Planning staff to prepare recommendations for revising the 1997 IAMP. Subsequently, the Board established the Immokalee Area Master Plan and Visioning Committee to work with staff in making proposed revisions to the IAMP. The Committee worked for over a four-year period conducting public meetings, collecting and analyzing data, and drafting revisions to the IAMP. Hearings on the proposed amendments commenced in January 2010 with transmittal to the Florida Department of Community Affairs (predecessor to DEO) occurring in September 2010. Adoption hearings followed, beginning in January 2011. Through the adoption phase, the Board directed the Collier County Supervisor of Elections to place a straw ballot referendum on the August 2012 ballot for the purpos e of measuring the Immokalee community support for the proposed amendments. The referendum resulted in the majority of voters (67%) in favor of the amendments. At the Board's final adoption hearing on the proposed amendments, one Commissioner abstained, and the final vote was 3-1 for approval (adoption). Because a minimum of four affirmative votes was required, the proposed IAMP amendments failed to be adopted. With the current IAMP restudy process, staff began with the review of the extensive community work and resulting proposed amendments from a previous restudy effort. That draft IAMP document was used as a starting point for further community consideration. The community’s recommendations and continued 9.A.7.g Packet Pg. 1644 Attachment: 04_Transmittal Ex. Summary BCC 5-14-19_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) 2 refinement of the IAMP is reflected in Attachment B, showing additions as underlines and deletions as strikethroughs. Also included in Attachment B is the Future Land Use Map (FLUM) that shows the changes between the adopted and proposed FLUM. Immokalee’s Vision: Through the IAMP restudy process, the residents of Immokalee saw new possibilities for their community. With this new Master Plan, Immokalee has chosen to focus on opportunities rather than challenges. Immokalee is committed to redefining its future, revitalizing its community, and developing a new vision and mission that focuses on strengthening and diversifying its economy, embracing cultural diversity, and welcoming visitors to “this place we call home.” During the 2018 public workshop process, residents and business owners created a guiding community vision. It is the intent to implement this vision through the Goals, Objectives and Policies of t he proposed IAMP. The community defined its vision as: “Immokalee is a family-oriented community that supports a healthy lifestyle. It is attractive, environmentally sustainable and offers a full range of housing, recreation and education opportunities to meet all residents’ needs. Immokalee has a safe, well-connected network to walk and bicycle about town, as well as a roadway network needed to support the transport of goods and services. Business and job opportunities flourish in trade and distribution, agri-business, and ecotourism.” The proposed Immokalee Area Master Plan (IAMP) policy amendments, and changes associated with land use designations, implement the community’s established vision and the smart growth principles to: • Provide Mixed Land Uses • Promote Compact Building Design • Create a Range of Housing Opportunities and Choices • Create Walkable Neighborhoods • Foster Distinctive, Attractive Communities with a Strong Sense of Place • Preserve Open Space, Farmland, Natural Beauty and Critical Environmental Areas • Strengthen and Direct Development Towards Existing Communities • Provide a Variety of Transportation Choices • Make Development Decisions Predictable, Fair and Cost Effective • Encourage Community and Stakeholder Collaboration in Development Decisions. Mixed land uses are a critical component of achieving more livable places and transportation choices. The proposed IAMP provides a mix of land uses arranged in a coherent order of an urban to rural transect. Modifications to residential land use designations encourage compact building design, directed towards the developed area, and provide land owners opportunities to create more housing choices, such as the multi- family units. Proposed IAMP policies are intended to strengthen the quality of existing neighborhoods and create a process for making improvements more cost effective. Transportation needs in Immokalee are strikingly different than coastal Collier County. Approximately 50% of Immokalee residents walk, bicycle and use transit. To support Immokalee residents’ housing and transportation needs, the IAMP must guide and support the smart growth principles of creating a range of housing opportunities in compact, walkable neighborhoods in close proximity to established commercial areas. 9.A.7.g Packet Pg. 1645 Attachment: 04_Transmittal Ex. Summary BCC 5-14-19_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) 3 In general, the amendments to the IAMP propose seven new goals, each with respective objectives and policies, followed by the revised Land Use Designation Description Section. The revised goals simplify but maintain the original intent of the existing adopted goals. During each public workshop, staff reviewed with the public the adopted and proposed goals to measure the continued support for the proposed goals and land use designations. There was overwhelming consensus and a preference to move forward with the proposed IAMP. Consistent with the Board’s direction to evaluate and consider land use, economic vitalit y, transportation and natural resources, following are some of the more substantial changes proposed: Land Use and Economic Vitality The land use designations and policy amendments are intended to support the community’s number one goal of economic development, and • The re-designation of the lands within the boundary of the Immokalee Regional Airport from Industrial (I) to Immokalee Regional Airport Subdistrict (IRA); • A re-designation of approximately 684 acres of residential lands proposed to support commercial or industrial development; o ±122 acres to allow commercial development. Intensity of development is proposed to remain as allowed in the existing IAMP: C-1 through C-4 uses, o ±362 acres to allow industrial mixed-use development, and o ±200 acres to allow Recreational Tourist development • A re-designation of some low density residential lands to medium density residential lands to support and encourage multi-family development in the right location; • No changes in base density except for an increase in the Commercial Mixed-Use District (12 to 16 units per acre), and affordable housing bonus previously approved by the BCC (bonus increased from 8 to 12 units per acre maximum); and • On outlying properties zoned (A) Rural Agricultural, within the Low Residential Subdistrict, diversify economic opportunities by including agriculture research and development facilities, agribusiness offices and headquarters, and facilities, offices, headquarters and apparatuses associated with renewable energy. These new uses will be subject to Land Development Code Amendments to establish compatibility criteria and development standards. Table 1 below illustrates the proposed changes to FLUM designations. 9.A.7.g Packet Pg. 1646 Attachment: 04_Transmittal Ex. Summary BCC 5-14-19_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) 4 Table 1: FLUM designation changes. Adopted Future Land Use Designations Proposed Future Land Use Designations URBAN-MIXED USE DISTRICT Acreage URBAN-MIXED USE DISTRICT Acreage LR Low Residential 10,405.6 LR Low Residential 9,161.9 MR Mixed Residential 463.9 MR Medium Residential 1,109.1 HR High Residential 1,603.1 HR High Residential 1,567.9 NC Neighborhood Center 466.8 CMU Commercial-Mixed Use (new) 1,104.5 CC-MU Commerce Center— Mixed-Use 395.0 RT Recreational/Tourist 451.6 PUD1 Planned Unit Development Commercial 0.0 RT Recreational Tourist 251.2 URBAN-COMMERCIAL DISTRICT C2 Commercial – SR 29 and Jefferson Ave. 162.6 URBAN -INDUSTRIAL DISTRICT URBAN-INDUSTRIAL DISTRICT ID3 Industrial 2,053.8 IN4 Industrial 739.2 CC-I Commerce Center— Industrial 589.7 IMU Industrial Mixed Use (new) 870.1 BP Business Park 0.0 IRA Immokalee Regional Airport (new) 1,393.4 OTHER OTHER RES Seminole Reservation 597.3 SR Seminole Reservation 591.4 TOTAL 16,989.0 TOTAL 16,989.1 1. Arrowhead and Heritage PUDs used this text-based provision but have yet to develop commercial uses. 2. For ease of comparison to the new CMU total acreage, the NC + CC-MU + C total acreage is 1,024. 3. The existing Industrial District (ID) includes the Immokalee Regional Airport (IRA). 4. For ease of comparison of the industrial designation acreage, the adopted IAMP total Industrial is 2,644 acres, and the proposed IAMP is 3,002 acres. The location of changes in land use designations are reflected in Attachment B, IAMP FLUM – Existing vs Proposed. In addition to the noted substantive land use changes, two specific opportunities were identified through this restudy effort as important to the community: 1) explore opportunities for an Immokalee civic center, and 2) coordinate with the community to further improve emergency preparedness. Transportation 9.A.7.g Packet Pg. 1647 Attachment: 04_Transmittal Ex. Summary BCC 5-14-19_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) 5 In large part, transportation choice is dependent on land use. If land use policy favors low density, auto- oriented development, all other modes of transportation suffer and are less desirable. In Immokalee, walking, cycling and using transit is a necessity for many. The IAMP must guide and support the smart growth principles of creating a range of housing opportunities in compact, walkable neighborhoods near established commercial areas. In addition to the land use policies supporting transportation needs, the IAMP include several policies to: • support the MPO’s Long Range Transportation improvements and the Walkability Plan; • continue coordination with FDOT projects; • identify incentives to bring private roads up to County standards; and • initiate a transportation planning study to identify potential new routes that will improve connectivity of the collector and local street grid, to expand public transit service, and improve bicycle and pedestrian access. Natural Resources The boundary of the Lake Trafford/Camp Keais Strand System Overlay (LT/CKSSO) was adopted as part of the 2007 GMP amendments. Subsequent analysis by staff during the previous restudy yielded a different, more accurate boundary of this wetland. The revised boundary is part of this IAMP amendment. Advisory Committee Review The proposed IAMP has been reviewed by the Growth Management Oversight Committee (GMOC), the Immokalee Community Redevelopment Advisory (CRA) Board and the Collier County Planning Commission. At its meeting on September 6, 2018, the GMOC found the IAMP recommendations consistent with public participation direction, supportive of sustainability and economic vitality and, so far as known, consistent with other restudy planning efforts. At its meeting on November 28, 2018, the Immokalee CRA Advisory Board agreed unanimously to recommend approval to transmit the proposed amendments, with two suggested changes. The suggested changes have been incorporated into the proposed IAMP. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC reviewed and discussed the proposed IAMP during three meetings, January 31, 2019, February 21, 2019, and March 7, 2019. By vote of 5-1, the CCPC recommended approval for transmittal of the GMP amendments subject to certain changes. In all cases, staff had no objection to the recommended changes, which are incorporated into the strikethrough/underline documents at hand. The specific CCPC recommended changes can be viewed in Attachment A, as revisions with double underline and double strikethrough. FISCAL IMPACT: The fiscal impact of the proposed GMPA process has been accounted for within the approved budget for the Zoning Division. The initiation of IAMP proposed studies or LDC amendments are anticipated to fall within current County staffing capacities and are expressed with flexibility to allow prioritization and coordination with other entities. GROWTH MANAGEMENT PLAN (GMP) IMPACT: Approval of the proposed amendment by the Board for transmittal and its submission to the Florida Department of Economic Opportunity and other statutorily required review agencies will commence the Department’s thirty (30) day review process and ultimately return the amendment to the CCPC and the Board for Adoption hearings tentatively to be held in Fall of 2019. 9.A.7.g Packet Pg. 1648 Attachment: 04_Transmittal Ex. Summary BCC 5-14-19_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) 6 LEGAL CONSIDERATIONS: This Growth Management Plan amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: “plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.” 163.3177(1)(f), FS. This item is approved as to form and legality. It requires a majority vote for approval because this is a transmittal hearing of the GMP amendment. [HFAC] RECOMMENDATION: To approve the proposed amendments to the IAMP for transmittal to DEO and other agencies for review. Prepared by: Anita Jenkins, AICP, Principle Planner 9.A.7.g Packet Pg. 1649 Attachment: 04_Transmittal Ex. Summary BCC 5-14-19_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) Agenda Item 9.A.1 ‒ 1 ‒ CPSP-2018-5 / PL20180002258 Staff Proposed Immokalee Area Master Plan Amendments STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION, COMMUNITY PLANNING SECTION HEARING DATE: January 31, 2019 RE: PETITION PL20180002258/CPSP-2018-5, STAFF-PROPOSED AMENDMENTS TO THE IMMOKALEE AREA MASTER PLAN OF THE COLLIER COUNTY GROWTH MANAGEMENT PLAN [TRANSMITTAL HEARING] INTRODUCTION The proposed Growth Management Plan (GMP) amendments found in Attachment A to this report (and Resolution, Exhibit A) are derived from years of public input and Plan refinements. These are presented to the Collier County Planning Commission (CCPC), in its capacity as the County’s Land Planning Agency under Florida Statutes and as the County’s Environmental Advisory Council (EAC), for consideration at Transmittal stage public hearings. Staff requests the CCPC and EAC forward these amendments to the Board of County Commissioners (Board) with a recommendation to transmit to the Florida Department of Economic Opportunity (DEO). BACKGROUND On February 10, 2015, the Board directed staff to initiate GMP “restudies” of four GMP master plans in eastern Collier County: Rural Fringe Mixed Use District (RFMUD), Golden Gate Area Master Plan (GGAMP), Rural Lands Stewardship Area (RLSA), and Immokalee Area Master Plan (IAMP). The IAMP restudy formally began in January 2018. As with all restudies, through a public outreach effort, staff focused on complementary land uses, economic vitality, mobility and environmental sustainability. The Board appointed an ad hoc advisory committee, the Growth Management Oversight Committee (GMOC), which first convened in December 2015. The GMOC has directed the public engagement process of the restudies since inception. The GMOC reviews the restudy recommendations from a high level, non-granular perspective, emphasizing consistency among the restudies, sustainability and economic vitality. Unlike prior area restudies, however, the Board directed that staff, rather than appointed committees, provide recommendations to the Board covering each of the four areas. The White Paper, Attachment B, provides the summary of findings underlying the revisions to Goals, Objectives, Policies and Land Use Designation Descriptions within the IAMP. The White Paper was presented to the Board on June 26, 2018. At that time, the Board directed staff to initiate the GMP Amendment process for the proposed changes to the IAMP. 9.A.7.h Packet Pg. 1650 Attachment: 05_Transmittal Staff Report_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) Agenda Item 9.A.1 ‒ 2 ‒ CPSP-2018-5 / PL20180002258 Staff Proposed Immokalee Area Master Plan Amendments The Immokalee Urban area, surrounded by the rural agricultural area designated as the Rural Lands Stewardship Area, is a region of about 30 square miles containing ±17,116 acres of land; it is located in northeast Collier County, approximately 30 miles from the coastal urban area. More than half of the land use type within the Immokalee Urban area is presently agricultural. The remainder is a mixture of residential, commercial and industrial uses. Immokalee is accessed from the south and east by its major roadway, Immokalee Road (CR 846). State Road 29 provides acces s into the community from the northern counties of Lee and Hendry and to the southeast areas of Collier County (see below aerial map depicting the Immokalee Urban boundary). A Brief History: The Collier County Board of County Commissioners (BCC) adopted the Immokalee Area Master Plan (IAMP) in 1991. The Master Plan, with the accompanying Immokalee Area Future Land Use Map, provides a framework for development of the Immokalee Community. The Board of County Commissioners adopted a revised IAMP in 1997, based upon the 1996 Evaluation and Appraisal Report (a State-mandated thorough review of the entire GMP). During 2003, the BCC authorized Comprehensive Planning staff to prepare recommendations for revising the 1997 IAMP. Subsequently, the Board authorized creation of an advisory committee, the Immokalee Area Master Plan Restudy Committee (Restudy Committee), to work with staff in making proposed revisions to the IAMP. 9.A.7.h Packet Pg. 1651 Attachment: 05_Transmittal Staff Report_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) Agenda Item 9.A.1 ‒ 3 ‒ CPSP-2018-5 / PL20180002258 Staff Proposed Immokalee Area Master Plan Amendments The Restudy Committee, assisted by Comprehensive Planning staff, submitted recommendatio ns to amend the IAMP in November 2003. However, during the performance of its tasks, the Committee determined that a longer, more intense restudy of the IAMP was necessary. Therefore, the IAMP Restudy Committee expressed a desire to extend the life of the Committee so that it could continue to assist the Board with the implementation the IAMP. The re-established Committee was renamed as the Immokalee Area Master Plan and Visioning Committee (IMPVC). The Committee worked for over a four-year period conducting public meetings, collecting and analyzing data, and drafting revisions to the IAMP. Hearings on the proposed amendments commenced in January 2010 with transmittal to the Florida Department of Community Affairs (predecessor to DEO) occurring in September 2010. Adoption hearings followed, beginning in January 2011. Through the adoption phase, the BCC directed the Collier County Supervisor of Elections to place a straw ballot referendum on the August 2012 ballot for the purpose of measuring the Immokalee community support for the proposed amendments. The referendum resulted in the majority of voters (67%) in favor of the amendments. At the BCC's final adoption hearing on the proposed amendments, one Commissioner abstained, and the final vote was 3-1 for approval (adoption). Because a minimum of four affirmative votes was required, the proposed IAMP amendments failed to be adopted. Through the current IAMP restudy process, staff and the Immokalee community honored the extensive work that had taken place in the previous amendment effort. The final IAMP document presented to the BCC was used as a starting point for further consideration. The community’s work and additional refinement of their plan is reflected in Attachment A (and Resolution Exhibit A). Immokalee’s Vision: Through the County’s public outreach during the Immokalee Area Master Plan restudy process, it is clear that the residents of Immokalee see new possibilities for their community with the development of this Master Plan. With this new Master Plan, Immokalee has chosen to focus on opportunities rather than challenges. Immokalee is committed to redefining its future, r evitalizing its community, and developing a new mission that focuses on strengthening and diversifying its economy, embracing cultural diversity, and welcoming visitors to “this place we call home.” During the 2018 public workshop process, residents and business owners established a guiding community vision. It is the intent to implement this vision through the Goals, Objectives and Policies of this Master Plan. The community defined their vision as: “Immokalee is a family-oriented community that supports a healthy lifestyle. It is attractive, environmentally sustainable and offers a full range of housing, recreation and education opportunities to meet all residents’ needs. Immokalee has a safe, well-connected network to walk and bicycle about town, as well as a roadway network needed to support the transport of goods and services. Business and job opportunities flourish in trade and distribution, agri- business, and ecotourism.” Major Changes: In general, the amendments to the IAMP propose seven new goals , each with respective objectives and policies; followed by the revised Land Use Designation Description Section. The revised goals simplify but maintain the original intent of the existing adopted goals. During each public workshop, staff reviewed with the public the adopted and proposed goals to measure the continued support for the proposed goals. There was overwhelming consensus and a preference to move forward with the proposed goals. The Immokalee Area Master Plan has been developed to emphasize identified opportunities and strengths. The first goal specifically makes economic development a priority, and the 9.A.7.h Packet Pg. 1652 Attachment: 05_Transmittal Staff Report_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) Agenda Item 9.A.1 ‒ 4 ‒ CPSP-2018-5 / PL20180002258 Staff Proposed Immokalee Area Master Plan Amendments objectives and policies set forth specific ways to promote the local economy and create a positive business climate. The second goal focuses on quality neighborhoods for Immokalee. The objectives and policies set forth a process for the community to evaluate the needs and opportunities of each neighborhood. Future neighborhood improvements such as housing conditions, water management, transportation, lighting and play areas, are possibilities to elevate the quality of life for Immokalee residents. The third goal addresses infrastructure and public services. Partnering with the Immokalee CRA, a list of capital improvement projects will be presented to the Board of County Commissioners at their annual CRA workshop. The fourth goal addresses the significant natural resources within the Immokalee Urban Area and the desire to support and promote ecotourism opportunities. Land use is an integral component of any master plan. The fifth goal defines the land use designations applicable to Immokalee, as illustrated on the Immokalee Future Land Use Map. Mixed-use, pedestrian- scaled development is important, as is allowing development in appropriate locations, at densities and intensities that will attract new development. Urban form and design are addressed in the sixth goal. The objectives and policies are generally concerned with how to create a theme or brand for Immokalee, provide safe multi-modal transportation, and develop site design and development standards appropriate for Immokalee, rather than continuing to apply standards developed for coastal Collier. The seventh and last goal, is concerned with interlocal and intergovernmental coordination, to address current service issues and to continue collaboration with appropriate organizations in the future. Consistent with the Board’s direction to evaluate and consider land use, economic vitality, transportation and natural resources, the following are some of the major changes proposed: Land Use and Economic Vitality • The re-designation of the lands within the boundary of the Immokalee Regional Airport from Industrial (ID) to Immokalee Regional Airport Subdistrict (APO). • A re-designation of approximately 684 acres of residential lands proposed to support commercial or industrial development: o ±122 acres to allow commercial development. Intensity of development is proposed to remain as allowed in the existing IAMP: C-1 through C-4 uses, o ±362 acres to allow industrial mixed-use development, and o ±200 acres to allow Recreational Tourist development. • No changes in base density except for an increase in the Commercial Mixed-Use District (12 to 16 units per acre), and affordable housing bonus previously approved by the BCC (bonus increased from 8 to 12 units per acre maximum). • Allow new uses on properties zoned (A) Rural Agricultural, within the Low Residential Subdistrict, including agriculture research and development facilities, agribusiness offices and headquarters, and facilities, offices, headquarters and apparatuses associated with alternative energy uses. These new uses will be subject to Land Development Code Amendments to define compatibility criteria and development standards. 9.A.7.h Packet Pg. 1653 Attachment: 05_Transmittal Staff Report_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) Agenda Item 9.A.1 ‒ 5 ‒ CPSP-2018-5 / PL20180002258 Staff Proposed Immokalee Area Master Plan Amendments Table 1 below illustrates the proposed changes to FLUM designations. Table 1: FLUM designation changes. Existing FLUM Designations Proposed FLUM Designations URBAN-MIXED USE DISTRICT URBAN-MIXED USE DISTRICT LR Low Residential LR Low Residential MR Mixed Residential MR Medium Residential HR High Residential HR High Residential NC Neighborhood Center Eliminated CC-MU Commerce Center-Mixed-Use Eliminated PUD Planned Unit Development Commercial Eliminated RT Recreational Tourist RT Recreational/Tourist CMU Commercial-Mixed Use (new) URBAN-COMMERCIAL DISTRICT Eliminated C Commercial – SR 29 and Jefferson Ave. Eliminated URBAN - INDUSTRIAL DISTRICT URBAN - INDUSTRIAL DISTRICT ID Industrial IN Industrial CC-I Commerce Center - Industrial I-MU Industrial-Mixed Use (new) BP Business Park Eliminated APO Immokalee Regional Airport (new) The changes in land use designations are reflected on the attached Map 1, IAMP FLUM – Existing vs Proposed. In addition to these substantive land use changes, two specific opportunities were identified as important to the community to explore: 1) an Immokalee civic center, and 2) a satellite Emergency Operations Center to activate in the event of an emergency. Transportation • Collier County will initiate a transportation planning study with recommendations to identify potential routes to improve connectivity of the collector and local street grid, to expand public transit service, and bicycle and pedestrian access. In addition to the IAMP supporting the MPO’s Long Range Transportation improvements for Immokalee, the IAMP also recognizes the need for local street improvements, and incentives to bring private roads up to County standards. Natural Resources • Re-configuration of the boundary of the Wetlands Connected To Lake Trafford/Camp Keais Strand System Overlay (see attached Map 1). The boundary of the Wetlands Connected To Lake Trafford/Camp Keais Strand System Overlay (LT/CKSSO) was adopted as part of the 2007 GMP amendments. As part of this change, policies were added to the Conservation and Coastal Management Element (CCME) to increase the native vegetation retention requirements. Subsequent analysis by staff yielded a different, more accurate boundary of this wetland. The revised boundary is part of this amendment petition. 9.A.7.h Packet Pg. 1654 Attachment: 05_Transmittal Staff Report_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) Agenda Item 9.A.1 ‒ 6 ‒ CPSP-2018-5 / PL20180002258 Staff Proposed Immokalee Area Master Plan Amendments GROWTH MANAGMENENT OVERSIGHT COMMITTEE (GMOC) RECOMMENDATION At its meeting on September 6, 2018, the GMOC found the IAMP recommendations consistent with public participation direction, supportive of sustainability and economic vitality and, so far as known, consistent with other restudy planning efforts. IMMOKALEE CRA ADVISORY BOARD RECOMMENDATION At its meeting on November 28, 2018, the Immokalee CRA Advisory Board agreed unanimously to recommend approval to transmit the proposed amendments, with two suggested changes as underlined below: 1) Policy 2.1.1 – Within two (2) years…to identify opportunities, including but not limited to, to improve neighborhood recreation… 2) Policy 3.3.4 – Recognizing that a significant segment…improve connectivity of collector and local street grid to public transit service, evacuation, and bicycle and pedestrian access. Staff agrees with the intent of the language additions; however, after discussing Policy 3.3.4 with Emergency Management staff, it was determined that the word “evacuation” has potential legal implications associated with hurricane evacuation that were not sp ecifically intended. CRA Advisory Board members’ discussion of the policy was more focused on the need for alternative routes in case of a car crash, fire, or other emergency in an area with limited access. Staff recommends replacing the word “evacuation” with “public safety.” LEGAL CONSIDERATIONS: The Board should consider the following criteria in making its decision: “plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.” 163.3177(1)(f), FS The County Attorney’s office reviewed the staff report on . [SAS] STAFF RECOMMENDATION That the Collier County Planning Commission, acting as the Land Planning Agency and the Environmental Advisory Council, forward the proposed IAMP amendments to the Board of County Commissioners with a recommendation to Transmit to the Florida Department of Economic Opportunity, subject to revising Policy 3.3.4 to replace the word “evacuation” with “public safety.” [see above comment] Attachments: • Attachment A: Substantive text changes to the previously proposed (2011) amendments • Map 1: IAMP FLUM – Existing vs. Proposed • Attachment B: IAMP Restudy White Paper • Resolution with Exhibit A: Text and map changes 9.A.7.h Packet Pg. 1655 Attachment: 05_Transmittal Staff Report_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) Agenda Item 9.A.1 ‒ 7 ‒ CPSP-2018-5 / PL20180002258 Staff Proposed Immokalee Area Master Plan Amendments 9.A.7.h Packet Pg. 1656 Attachment: 05_Transmittal Staff Report_FNL (10411 : 9A.7-IAMP Restudy Amendment Adoption) 1 2 3 PROPOSED IMMOKALEE AREA MASTER PLAN CCPC Draft December 2018 Attachment 'A"9.A.7.i Packet Pg. 1657 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 1 Words underlined are added; words struck-through are deleted I. INTRODUCTION 1 Immokalee has long been recognized as a distinct community within Collier County. 2 Immokalee’s economy, geography, and demographic make-up are different than the rest of 3 Collier County. Approximately one-half of the land within the Immokalee Urban Area is presently 4 zoned and actively used for agriculture. The urban area is surrounded by productive crop lands 5 and environmentally significant habitat. Most Immokalee residents work within the agricultural 6 industry, and the majority of agricultural laborers originate from Mexico and Central America. 7 Statistics from the 2010 Census (the most comprehensive data for Immokalee currently 8 available), comparing Immokalee to the County as a whole, reflect some of the key socio- 9 economic differences, including age distribution, race and ethnicity, income, education and 10 housing. 11 The Immokalee Area Planning Commission was formed in 1965, and Immokalee was governed 12 under separate Zoning and Subdivision Regulations until 1982. While it is now included under 13 the county-wide Land Development Code, in 1991 the County again acknowledged the need for 14 Immokalee-specific land use regulation with the adoption of the first Immokalee Area Master 15 Plan as an element in the County’s overall comprehensive plan. 16 Collier County first established the Immokalee Area as a Planning Community in its 1983 17 Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now 18 called the Growth Management Plan (GMP), which included a requirement to develop an area 19 master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan 20 (IAMP), as referenced in Policy 4.32 of the Future Land Use Element: 21 22 A detailed Master Plan for the Immokalee Urban designated area has been developed and was 23 incorporated into this Growth Management Plan in February 1991. Major revisions were 24 adopted in 1997 following the 1996 Evaluation and Appraisal Report. The Immokalee Area 25 Master Plan addresses conservation, future land use, population, recreation, transportation, 26 housing, and the local economy. Major purposes of the Master Plan are coordination of land 27 uses and transportation planning, redevelopment or renewal of blighted areas, and the 28 promotion of economic development. 29 30 The IAMP is in addition to and supplements the goals, objectives, and policies, of the Collier 31 County Growth Management Plan. Due to the unique geographic, social, and economic 32 characteristics of the Immokalee Urban Designated Area as compared with urban Naples, 33 Coastal Collier County, and the State of Florida as a whole, the Board of County 34 Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On 35 May 27, 2003, the Board of County Commissioners adopted Resolution 2003-192, which 36 established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory 37 committee to the board. The Committee was to serve for a period of one year. On September 38 28, 2004, the Board adopted Ordinance 2004-62, extending the timeframe for the advisory 39 committee and renaming it the Immokalee Master Plan and Visioning Committee (IMPVC). On 40 November 13, 2007, the Board adopted Ordinance 2007-69, which extended the timeframe 41 again, providing for dissolution of the committee no later than December 31, 2009. The purpose 42 Attachment 'A"9.A.7.i Packet Pg. 1658 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 2 Words underlined are added; words struck-through are deleted and duties of the Committee remain the same: 1 2 A. Assist in the development of any necessary Requests for Proposals (RFPs) for consulting 3 services. 4 B. Assist County staff with the review of general planning matters related to the Immokalee 5 Community. These could include housing, zoning, economic and/or other issues as may be 6 brought before the Committee. 7 C. Identify and provide the Board of County Commissioners the Committee recommendations 8 relative to: 9 1. road improvements; 10 2. economic incentives; 11 3. increasing the quality and quantity of affordable housing; 12 4. land uses and improvements relative to the Immokalee Regional Airport; 13 5. density increases in mixed-use districts; 14 6. restructuring of future land use designations and designation boundaries within the 15 Immokalee community; 16 7. the facilitation of construction of commercial development in commercial districts; 17 8. the preparation of revisions to current zoning districts and the development of associated 18 LDC (Ordinance 04-41, as amended) standards; and 19 9. the review of the 5-year Schedule of Capital Improvements relative to the Immokalee 20 community. 21 D. Assist in the development of revised goals, objectives, and policies, and land use 22 designation descriptions for the Immokalee Area Master Plan. 23 E. Assist in the review and updating of the Immokalee Area Master Plan in order to establish 24 consistency between the Master Plan and the County Rural Lands Stewardship Area 25 Overlay provisions. 26 27 The IMPVC worked steadily towards achieving these goals. However, by 2012 tThe adoption of 28 the revised IAMP and revised Immokalee Master Plan Future Land Use Map remained out of 29 reach and no amendments were made to the IAMP. represents the first step in completing the 30 objectives of the Committee. The Collier County LDC (Ordinance 04-41, as amended) will be 31 updated next to implement the Goal, Objectives, and Policies of the IAMP, followed closely by 32 an update to the Capital Improvements Plan, and the creation of a long-term transportation plan. 33 34 In 2015, the Board of County Commissioners directed staff to update four area master plans 35 including the Immokalee Area Master Plan. Staff then engaged the Immokalee community in a 36 review of the significant work accomplished during the previous restudy. The amendments to 37 the IAMP found herein are a result of the Immokalee residents and business owners continued 38 focus and effort to improve the land use policies that will regulate growth in their community. 39 Attachment 'A"9.A.7.i Packet Pg. 1659 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 3 Words underlined are added; words struck-through are deleted An integral component of Immokalee’s future is the Collier County Community Redevelopment 1 Agency (CRA). Established in 2000 by the Board of County Commissioners, the Agency’s 2 mission is to eliminate blighted conditions as identified under Chapter 163, Part 3 of the F lorida 3 Statutes. The Board of County Commissioners is the ex-officio board of the CRA. In 2000, the 4 BCC adopted the Collier County Community Redevelopment Plan that included two 5 redevelopment areas: Bayshore/Gateway Triangle and Immokalee. 6 7 In 2000, the Immokalee CRA Local Redevelopment Advisory Board was created and members 8 from the community were appointed to provide recommendations to the CRA to implement the 9 redevelopment plan and the allocation of tax increment revenues generated by increased 10 property values. Over the years, the Immokalee CRA Local Advisory Board has served as a 11 vehicle to bring forward community needs and interests. 12 13 For the purposes of this Plan, the Immokalee CRA is defined to reference the Immokalee 14 component of the Collier County Community Redevelopment Agency. 15 16 17 II. NEW DIRECTIONS 18 Through the County’s public outreach during the Immoalee Area Master Plan restudy process, it 19 is clear that Tthe residents of Immokalee see new possibilities for their community with the 20 development of this Master Plan. With the development of this new Master Plan, Immokalee has 21 chosen to focus on opportunities rather than challenges. Immokalee is committed to redefining 22 its future, revitalizing its community, and developing a new mission that focuses on 23 strengthening and diversifying its economy, embracing cultural diversity, and welcoming visitors 24 to “this place we call home.” 25 During the 2018 public workshop process, residents and business owners established a guiding 26 community vision. It is the intent to implement this vision through the Goals, Objectives and 27 Policies of this Master Plan. The community defined their vision as: 28 “Immokalee is a family-oriented community that supports a healthy lifestyle. It is 29 attractive, environmentally sustainable and offers a full range of housing, recreation and 30 education opportunities to meet all residents’ needs. Immokalee has a safe, well-31 connected network to walk and bicycle about town, as well as a roadway network 32 needed to support the transport of goods and services. Business and job opportunities 33 flourish in trade and distribution, agri-business, and ecotourism.” 34 Economic opportunity lies in Immokalee’s diverse community. Many residents have roots in 35 Mexico, Central America, Haiti, and various other Caribbean nations. This multicultural heritage 36 should be embraced and used to develop a local marketing strategy. This diversity should guide 37 the redevelopment and design of downtown in order to create a distinct area that will attract new 38 business and visitors. Revitalization of the Main Street commercial corridor will be designed to 39 embrace this cultural diversity; take advantage of the traffic generated by the Immokalee 40 Seminole Casino Hotel and the growing Stewardship Receiving Areas, including the Town of 41 Attachment 'A"9.A.7.i Packet Pg. 1660 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 4 Words underlined are added; words struck-through are deleted Ave Maria; and create new public plazas and gathering spaces. These public plazas and 1 spaces will be designed within an appropriate streetscape to foster walkability and a mixture of 2 uses, including entertainment and cultural events, and will position Immokalee to attract new 3 residents and visitors to the downtown area. 4 The diversity of Immokalee extends to its unique natural surroundings, which can also be a 5 great benefit to the local economy. Lake Trafford, at Immokalee’s western boundary, as well as 6 other adjacent vast natural areas, which include historic working ranches, provide an excellent 7 opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to 8 the Everglades, a world-renowned ecotourist destination. Ecotourists come to an area to 9 experience the natural, rather than the built, environment. Lake Trafford and its environs offer 10 opportunities for boating, fishing, camping, and hiking, and the chance to experience natural 11 Florida and this freshwater frontier. 12 Agriculture continues to be the major local industry and Immokalee residents recognize 13 emerging opportunities for new agricultural-related businesses. Increasing fuel costs, 14 apprehension related to food security, and environmental concerns have increased the demand 15 for safe, sustainable, and domestically produced foods and energy sources. Immokalee has an 16 opportunity to create a new farmers’ market or expand the existing state farmers’ market to 17 serve the regional demand for fresh produce. 18 Additionally, residents see opportunities emerging from the regional economy and the strategic 19 location of Immokalee in the region. Immokalee will not remain isolated in the future. One state 20 arterial (SR 29) runs through the downtown, while another ends just three miles north of 21 downtown (SR 82). A major county road (CR 846, Immokalee Road), connects Immokalee to I -22 75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel, 23 and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility 24 to and from Immokalee, helping it to become a tourist destination and a distribution center for 25 goods and services. 26 Improvements to the roadway system, both regionally and within the Immokalee Urban Area, 27 are just one part of how the overall transportation network will improve in impact the future. The 28 Immokalee Regional Airport (IMM) is designated as an official U.S. Port of Entry, with its own 29 full-service Customs Office, supporting both international and domestic trade opportunities, and 30 is a growing cargo service airport. Incentives to encourage economic development at the IMM 31 include Tthe Florida Tradeport which operates within a Foreign Trade Zone (#213), State 32 Enterprise Zone, Federal Enterprise Community, and the Historically Underutilized Business 33 (HUBub) Zone. ItIMM provides direct access to over 2,000 acres of industrial-zoned property 34 and two paved 5,000 x 150- foot runways equipped for Global Position Satellite (GPS) and 35 instrument approaches. 36 The opportunities available through development of the Tradeport are particularly significant 37 given that in 2012 the Collier County Office of Business and Economic Development (OBED) 38 Economic Development Council of Collier County (EDC) estimateds the County will need an 39 additional 3,685 acres of new business park lands by 2030. The OBEDEDC has been working 40 Attachment 'A"9.A.7.i Packet Pg. 1661 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 5 Words underlined are added; words struck-through are deleted to attract research clusters to Collier County to diversify the economy, which is currently highly 1 dependent on only three industries: agriculture, construction, and tourism and services. The 2 three targeted industry clusters are: health and life science; computer software and services; 3 and distribution. Given its location, access to major roads, connectivity wit h other parts of the 4 state, availability of developable land, and the airport, Immokalee is a prime location for the new 5 distribution industry that the OBEDEDC has identified as being vital to the growth and 6 diversification of Collier County’s economy. 7 Another potential for economic growth lies in anticipated development in areas surrounding 8 Immokalee. As new towns in eastern Collier County develop, needed government services and 9 departments could be centrally located in Immokalee to serve the eastern portion of the 10 County. 11 12 III. IMMOKALEE AREA MASTER PLAN PRIORITIES 13 The Immokalee Area Master Plan has been developed to emphasize these identified 14 opportunities and strengths. The first goal requires the development of an Immokalee specific 15 prioritized list of capital improvements and other activities desired to be funded each year. 16 Overall, each of the eight goals support economic development and diversity, but Goal Two, 17 specifically makes economic development a priority, and the objectives and policies set forth 18 specific ways to promote and diversify the local economy and create a positive business 19 climate. 20 The second third goal, and its objective and policies, deal with focuses on quality 21 neighborhoods. An Immokalee Neighborhood Map has been created by the community to begin 22 the process of evaluating the needs of each neighborhood. Future neighborhood improvements 23 such as housing conditions, water management, transportation, lighting and play areas, are 24 encourage to elevate the quality of life for Immokalee residents. housing. Mobile homes have 25 historically provided a significant percentage of the housing in Immokalee, and have provided 26 affordable homes. Adequate housing for farmworkers must continue to be addressed. Gap 27 housing and other “market-rate” housing, which provides housing for middle-class families, has 28 been historically underrepresented in the Immokalee market. Affordable-workforce housing will 29 continue to be needed in the community. Note that the terms Gap and Affordable Workforce 30 Housing are defined in the Collier County LDC (Ordinance 04-41, as amended). 31 The fourth third goal and set of objectives addresses infrastructure and public services. Parks 32 and recreational opportunities to serve the young families in Immokalee are the first public 33 infrastructure item discussed. Transportation is a major component of any community’s public 34 infrastructure needs, and while county-wide issues are still dealt with in the county 35 Transportation Element, this portion addresses Immokalee’s local roads and needed public 36 safety improvements to protect pedestrians and bicyclists. Other important public services 37 include stormwater management and solid waste, which are addressed as well. 38 The fifth fourth goal addresses and related objective deals with natural resource protection and 39 how to promote eco-tourism within Immokalee. While the Conservation and Coastal 40 Management Element still applies, significant natural resources within the Immokalee Urban 41 Attachment 'A"9.A.7.i Packet Pg. 1662 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 6 Words underlined are added; words struck-through are deleted Area and ecotourism opportunities are addressed here. 1 Land use is an integral component of any master plan., and the sixth The fifth goal and its 2 objective and policies deal with this issue. Defines the land use designations applicable to 3 Immokalee, and as illustrated on the Immokalee Future Land Use Map. Mixed-use, pedestrian-4 scaled development is important, as is allowing development in appropriate locations, at 5 densities and intensities that will attract new development. 6 Urban form and design are addressed in the seventh sixth goal. These objectives and policies 7 are generally concerned with how to create a theme or brand for Immokalee, pr ovide safe multi- 8 modal transportation, and develop site design and development standards appropriate for 9 Immokalee, rather than continuing to apply standards developed for coastal Collier. 10 The eighth seventh and last goal, is objective, and related policies are concerned with interlocal 11 and intergovernmental coordination, to address current service issues and to continue 12 collaboration with appropriate organizations in the future. 13 14 IV. IMPLEMENTATION STRATEGY 15 This section places the plan into effect. Implementation strategies include the Goals, 16 Objectives and Policies, and the Land Use Designation Description section. 17 18 GOALS, OBJECTIVES AND POLICIES 19 20 GOAL 12: ENHANCE AND DIVERSIFY IMMOKALEE’S LOCAL ECONOMY. 21 22 OBJECTIVE 21.1: 23 Actively pursue, attract, and retain business enterprises. 24 25 Policy 21.1.1: Commercial and Trade Hub 26 In recognition of Immokalee’s strategic location within Collier County and sSouthwest Florida, 27 and the Foreign Trade Zone, Community Redevelopment Area, Promise Zone, Federal 28 Enterprise Community, Historically Underdeveloped Building (HUB) Zone, and Rural Area of 29 Opportunity (RAO) designations, the County will continue to support and partner with other 30 organizations to seek and maintain and the economic or funding opportunities and resulting 31 from those designations that will: 32 33 • Support the Immokalee CRA and other economic development entities in actively 34 promoting and positioning Immokalee as a regional commercial and trade hub for 35 businesses seeking to locate or expand into Southwest Florida; and 36 • Encourage the Immokalee CRA and other economic development entities in the 37 marketing of commercial and industrial opportunities in Immokalee.; 38 • Support the CRA in pursuing grants and funding from government, non-39 governmental organizations, or private sector partnerships. 40 Attachment 'A"9.A.7.i Packet Pg. 1663 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 7 Words underlined are added; words struck-through are deleted Policy 21.1.2: Florida Tradeport/Immokalee Regional Airport/Florida Tradeport 1 Collier County will encourage the promotion of economic development opportunities at the 2 Immokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial 3 areas. 4 5 Policy 21.1.3: Mitigation Banking and/or Targeted Acquisition Lands 6 Within two (2) years of adoption, the effective date of this policy, Collier County will explore the 7 feasibility of utilizing privately owned undeveloped parcels with significant wetland, upland, or 8 listed species habitat value, as a listed species habitat conservation bank or wetland mitigation 9 bank to: 1) compensate for wetland or listed species impacts associated with development 10 within the Immokalee Urban Area, 2) for mitigation required by state and federal agencies, or 11 3) for off-site preservation when allowed. The purpose of such a mitigation bank and/or 12 identification of lands targeted for acquisition within the Immokalee Urban Area, in addition to 13 the ecological benefits, is to facilitate and expedite permitting of development and 14 redevelopment on other more appropriate lands within the Immokalee Urban Area. During this 15 period, the County shall develop a map depicting the preferred lands to be targeted for 16 mitigation or acquisition by public or private parties. Incentives and regulatory requirements 17 shall be included in the LDC (Ordinance 04-41, as amended) to direct mitigation to, or 18 acquisition of, these targeted lands and to direct development away from such lands. 19 20 OBJECTIVE 21.2: 21 Create a business climate that will enhance and diversify the Immokalee area’s economy and 22 increase employment opportunities. 23 24 Policy 2.2.1: Expedited Review 25 Within two (2) years of the effective date of this policy subject to Policy 1.1.1, Collier County will 26 review and amend or expand, as necessary, the fast track and expedited review program for 27 projects that provide a positive economic benefit to the Immokalee economy, specifically 28 including affordable, gap, and farmworker housing and targeted industries. During this period, 29 criteria will be developed to be used as a guide for determining what will qualify a project for this 30 expedited review program. (this has been accomplished through Resolution 2016-247) 31 32 Policy 21.2.12: Pre-Certified Commercial/Industrial Sites 33 Collier County will encourage the development of targeted manufacturing, light industrial, and 34 other similar uses by identifying appropriate locations for those uses, and by streamlining the 35 permitting and approval process for commercial and industrial development within the 36 Immokalee Urban Area. Within one (1) year of adoption, Collier County will initiate the review of 37 the existing Certified Sites Program, presently administered by the Collier County Office of 38 Business and Economic Development, and propose improvements to the program that will 39 further assist economic development in the Immokalee area. 40 41 Policy 21.2.23: Home Occupations 42 Within two (2) years of adoption, Collier County will initiate amendments to the LDC (Ordinance 43 Attachment 'A"9.A.7.i Packet Pg. 1664 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 8 Words underlined are added; words struck-through are deleted 04-41, as amended) to create more flexibility for home-based businesses in the Immokalee 1 Urban Area, thereby allowing additional opportunities for home-based occupations. 2 3 Policy 21.2.34: Financial Incentives 4 Within two (2) years of adoption, Collier County, in cooperation with the Immokalee CRA, will 5 develop a comprehensive financial incentive strategy to promote economic development in the 6 Immokalee area and identify funding sources to maintain adequate funding of such incentive 7 programs. 8 9 Policy 21.2.45: Agriculture-Related Business Uses 10 In recognition of the economic importance of agriculture, the within two (2) years of adoption, 11 Collier County will initiate amendments to the LDC (Ordinance 04-41, as amended) to: 12 • allow agriculture research and development facilities, agri-business offices and 13 headquarters, and facilities, offices, headquarters and apparatuses associated with an 14 alternative energy use. These uses will be allowed on properties zoned (A) Rural 15 Agricultural, within the Low Residential Subdistrict land use designation; and 16 • to allow small agriculture-related business uses, such as fruit and vegetable stands, and 17 farmers markets, within certain, to be determined, non-agricultural Residential zoning 18 districts., within two (2) years of the of the effective date of this Policy. 19 Compatibility criteria and development standards shall be included in proposed LDC 20 amendments. 21 22 OBJECTIVE 21.3: 23 Promote and expand tourism, eco-tourism, recreation, entertainment, and cultural opportunities 24 in Immokalee in order to diversify the Immokalee economy, and improve quality of life. 25 26 Policy 21.3.1: Tourism, Recreational, Entertainment and Cultural Opportunities 27 Collier County will encourage the expansion of tourism, entertainment, cultural and recreational 28 opportunities, such as restaurants, movie theaters, museums and public spaces within two (2) 29 years of the effective date of this Policy. It is anticipated that the Collier County will work with the 30 Immokalee CRA, Immokalee Chamber of Commerce, Office of Business and Economic 31 Development, tThe Naples, Marco Island, and Everglades Convention and Visitors Bureau, and 32 other public and private organizations to promote increasing tourism of Lake Trafford, Immokalee 33 Regional Raceway, Pepper Ranch Preserve, Immokalee Pioneer Museum at Roberts Ranch 34 and Anne Olesky Park, and future tourism, recreational, entertainment and cultural attractions. 35 36 Policy 21.3.2: Eco-tourism 37 Collier County will encourage the development of ecotourism in the Immokalee Aarea, with a 38 particular focus on Lake Trafford and surrounding RT designated lands. It is anticipated that the 39 County will work with the Immokalee CRA, Immokalee Chamber of Commerce, The Greater 40 Naples Chamber of Commerce, Office of Business and Economic Development, the Naples, 41 Marco Island, and Everglades Convention and Visitors Bureau, and other public and private 42 organizations to promote these opportunities. 43 Attachment 'A"9.A.7.i Packet Pg. 1665 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 9 Words underlined are added; words struck-through are deleted 1 Policy 21.3.3: Seminole Casino Immokalee 2 Collier County will continue efforts to work with the Seminole Tribe of Florida to: a) integrate 3 future plans for the Seminole Casino Hotel and Reservation within an Immokalee-wide tourism 4 development and marketing campaign; and b) address impacts of the expansion of the 5 Seminole Casino Hotel, and other resort structures and uses on the community and surrounding 6 area. 7 8 Policy 21.3.4: Entertainment Area 9 In recognition of the fact that the casino is a significant attraction, Collier County will encourage 10 the development of an entertainment area near the casino that is complementary and 11 connected to Immokalee’s existing downtown core. 12 13 OBJECTIVE 21.4: 14 Enhance and expand educational and cultural facilities and opportunities in Immokalee. 15 16 Policy 21.4.1: Research and Development 17 Collier County will seek to attract educational research facilities, similar to the Southwest Florida 18 Research and Education Center, to Immokalee. It is anticipated that the County will work with 19 the Immokalee CRA, public and private colleges and universities, and other public and private 20 organizations to promote these opportunities. 21 22 Policy 1.4.2: Education and Training Programs 23 Collier County will seek to partner with other organizations including the Collier County School 24 Board and CareerSource Southwest Florida to enhance the availability and variety of training 25 programs in Immokalee. (Reorganized) 26 27 OBJECTIVE 21.5: 28 Collier County will support the implementation of the Immokalee Redevelopment Area Plan 29 (Resolution No. 2000-181 and 2004-384, as amended).Promote and support development and 30 redevelopment initiatives in the Immokalee Area. 31 32 Policy 21.5.1: Technical Assistance 33 Within two (2) years of the of the effective adoption,date Collier County will initiate the review of 34 existing programs meant to provide technical assistance for the establishment and permitting of 35 new or expanding businesses and make recommendations to better implement these programs 36 specific to the needs of the Immokalee community. This technical assistance will be made 37 available through the CRA. It is anticipated that Collier County will work with the CRA, and 38 public and private organizations, to complete this review and make recommendations. 39 40 Policy 21.5.2: Infill and Downtown Redevelopment 41 Collier County will promote infill development and redevelopment within the Commercial-Mixed 42 Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04-41, 43 as amended) that facilitate mixed-use projects and provide for flexible performance-based 44 Attachment 'A"9.A.7.i Packet Pg. 1666 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 10 Words underlined are added; words struck-through are deleted incentives. 1 2 Policy 21.5.3: Alternative Funding 3 Collier County will continue to support efforts to seek additional state and federal funding to 4 improve infrastructure and housing, may seek to partner with Rural Neighborhoods, Front Porch 5 Florida and other similar entities and to promote or expedite the development and 6 redevelopment of the community.residential structures and properties within Immokalee by 7 pursuing alternative funding sources on an ongoing basis. 8 9 GOAL 32: TO PROVIDE A DIVERSITY OF SAFE AND SANITARY HOUSING QUALITY 10 NEIGHBORHOODS FOR ALL RESIDENTS OF THE IMMOKALEE URBAN AREA. 11 12 OBJECTIVE 2.1 13 Collier County, in coordination with the Immokalee CRA and residents, will identify 14 neighborhood improvements needed to elevate the neighborhood quality of life. 15 16 Policy 2.1.1: Neighborhood Inventory 17 Within two (2) years of adoption, Collier County will initiate an inventory of existing 18 neighborhoods. The purpose of the inventory is to identify opportunities to improve 19 neighborhood recreation, sidewalks, lighting, transit stops, stormwater management, housing, 20 and community facilities. 21 22 Policy 2.1.2: Neighborhood Improvement Plans 23 Incorporating the findings of the neighborhood inventories, Collier County will create 24 Neighborhood Improvement Plans, with coordination of all applicable County departments and 25 the Immokalee CRA, to provide a multi-disciplinary approach to planning for identified 26 neighborhood improvements. 27 28 OBJECTIVE 32.2: 29 Collier County shall promote the conservation and rehabilitation of housing in Immokalee 30 neighborhoods. 31 32 Policy 32.2.12: Funding Opportunities 33 Collier County, in coordination with federal, state, and other local agencies and private 34 organizations will seek funding for the housing needs identified in the Immokalee Housing 35 Condition Inventory.Neighborhood Improvement Plans. 36 37 Policy 32.2.23: Substandard Housing 38 Collier County will periodically update its programs for the repair, removal, or replacement of 39 substandard housing units in Immokalee., based on the most recent Immokalee Housing 40 Condition Inventory. 41 42 Policy 32.2.34: Displaced Occupants 43 Attachment 'A"9.A.7.i Packet Pg. 1667 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 11 Words underlined are added; words struck-through are deleted Collier County will coordinate with local non-profit social service organizations to provide 1 relocation assistance for occupants who are displaced from substandard dwelling units. 2 3 Policy 32.2.45: Housing Code Enforcement 4 Collier County shall make reasonable effort to require that substandard housing be brought into 5 compliance or eliminated. Enforcement eEfforts will focus on properties that are abandoned, 6 owned by an absentee landlord, or whose operation is not in compliance with the Collier County 7 Land Development Code or Code of Laws and Ordinances. 8 9 Policy 2.2.5: Farm Labor Housing Land Development Regulations 10 Collier County, in cooperation with the Florida Department of Health, will review and revise, as 11 necessary, the LDC provisions regulating farm labor housing within the Immokalee Urban Area 12 to eliminate regulations that are duplicative to federal and state provisions.(Reorganized) 13 14 Policy 2.2.6: Interagency Coordination 15 Collier County will coordinate with the Immokalee CRA and other housing providers and 16 regulators to review and consider incentives to improve the housing quantity and quality in the 17 Immokalee Urban Area. (Reorganized) 18 19 OBJECTIVE 32.3: 20 The County will continue to explore and provide innovative programs and regulatory reforms t o 21 reduce development costs and promote safe and sanitary affordable-workforce housing quality 22 neighborhoods and a full range of housing for all Immokalee residents. 23 24 Policy 32.3.1: Housing Grant Opportunities 25 Collier County, in coordination with the Immokalee CRA, will pursue government grants and 26 loans for affordable-workforce housing. 27 28 Policy 32.3.2: Affordable-Workforce and Gap Housing Incentives 29 Housing affordability in Immokalee will be incentivize in part through the implementation of the 30 approved strategies within the Collier County Community Housing Plan.Collier County will 31 review its affordable-workforce housing (including gap) incentives to determine the effectiveness 32 of existing provisions and whether additional incentives are necessary or desired. 33 34 GOAL 43: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND 35 FACILITIES FOR THE IMMOKALEE URBAN AREA. 36 37 OBJECTIVE 3.1: 38 To annually identify the priorities of the Immokalee community and the Immokalee CRA related 39 to capital improvements and other activities that will further the goals, objectives and polic ies of 40 the IAMP.(Reorganized) 41 42 43 Attachment 'A"9.A.7.i Packet Pg. 1668 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 12 Words underlined are added; words struck-through are deleted Policy 3.1.1: Capital Projects and Studies 1 Collier County will coordinate with the Immokalee CRA on an annual basis to develop a 2 prioritized list of Immokalee specific capital projects and studies that will further the Goals, 3 Objectives, and Policies of the IAMP. The County and the Immokalee CRA shall identify 4 potential funding sources for all or a portion of the projected cost associated with these projects 5 and studies. This list shall be provided to the BCC prior to its annual budgeting process in order 6 to allow the BCC to consider Immokalee’s priorities in relation to available funding and staffing 7 resources. (Reorganized) 8 9 OBJECTIVE 43.21: 10 To provide a comprehensive system of parks and recreational facilities that supports diverse 11 active and passive recreational activities within the Immokalee area through the implementation 12 of the Collier County Parks & Recreation Master Plan for the Immokalee Area. 13 14 Policy 43.21.1: Priority Park Sites 15 Collier County will prioritize the development of future Immokalee community parks within, or 16 adjacent to, the most densely populated urban areas to ensure convenient access by the 17 majority of residents, and in coordination with the Immokalee CRA, will identify locations for 18 public plazas, greens, or urban parks. 19 20 Policy 43.21.2: Community Input 21 Collier County will solicit community input to ensure provision of appropriate public facilities to 22 address the demographics of the Immokalee Urban Area. 23 24 Policy 43.21.3: Expansion of Parks and Trails 25 Collier County will expand the network of parks and connect recreational areas throughout the 26 community where appropriate and feasible. and as identified in the Parks Master Plan. 27 28 Policy 43.21.4: Encourage Active Lifestyles 29 Collier County will encourage outdoor activity and active lifestyles by creating new 30 neighborhood recreational areas facilities, such as ball fields, soccer fields, basketball courts, tot 31 lots, and jungle gyms, as appropriate to Immokalee’s demographics and as feasible in each 32 neighborhood. These opportunities shall be identified in the Neighborhood Improvement Plans. 33 34 Policy 43.21.5: Use of Vacant Residential Parcels 35 Subject to available funding, Collier County will consider acquiring vacant residential parcels in 36 order to develop new neighborhood recreation areas parks. These parcels may be small in size 37 and should be evenly distributed throughout the community. These opportunities shall be 38 identified in the Neighborhood Improvement Plans. 39 40 Policy 4.1.6: Park Amenities 41 Collier County will evaluate park amenities and identify deficiencies, such as drinking fountains, 42 shelters, lighting, sanitary facilities, and emergency phones for the convenience and security of 43 park users. The list of needed improvements will be updated in the most recent Community and 44 Attachment 'A"9.A.7.i Packet Pg. 1669 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 13 Words underlined are added; words struck-through are deleted Regional Park Master Plan. (This is accomplished through the current Parks and 1 Recreation Master Plan update) 2 3 4 OBJECTIVE 43.32: 5 To provide a network of roads, sidewalks, and bike paths to support growth, to provide for the in 6 a manner that allows for the safe and convenient movement of pedestrians, bicyclists 7 motorized, and non-motorized vehicles. 8 9 Policy 3.3.1: Complete Streets 10 Roadways within Immokalee shall be planned, designed and constructed in a context-sensitive, 11 multi-modal approach, implementing access for transportation users of all ages and disabilities, 12 in a manner that promotes safe, efficient movement of people and goods, whether by car, truck, 13 public transit, assistive device, foot or bicycle. 14 15 Policy 43.32.21: Bicycle and Pedestrian Pathways Plan 16 Related to pathways specifically iIn the Immokalee Urban Area, the Collier County 5-Year 17 Pathways Plan will give priority will be given to projects to linking existing and future residential 18 neighborhoods with commercial and employment areas, as well as schools, libraries, 19 community parks, recreation sites and other public service areas. Input will be sought from 20 landowners and residents to identify priority. The Collier County 5-Year Pathways Plan will 21 depict existing and planned future pathways for the Immokalee community. 22 23 Policy 43.3.32: Long Range Transportation Improvements 24 Collier County will explore the possibility of accelerating the implementation of the Collier 25 County Metropolitan Planning Organization’s Long Range Transportation Plan, subject to 26 available funding, as a precursor to initiating new investments in the Immokalee area. In 27 particular, the County will support and encourage: 28 29 • the Florida Department of Transportation in the widening of SR 82 between I-75 and SR 29 30 as a first step in improving transportation access to Immokalee; 31 • the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from the 32 Immokalee Regional Airport and Florida Tradeport; 33 • the Florida Department of Transportation to improve road conditions along State-owned 34 roads; 35 • the creation of new, or expansion of existing, transportation corridors that improve access 36 between Immokalee, the City of Naples, and coastal Collier County; and 37 Policy 3.3.4: Local Transportation Network Improvements 38 Recognizing that a significant segment of the of the community’s population uses public transit, 39 walks or bicycles to work and to school, within three (3) years of adoption, Collier County will 40 Attachment 'A"9.A.7.i Packet Pg. 1670 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 14 Words underlined are added; words struck-through are deleted initiate a transportation planning study with recommendations to identify potential routes to 1 improve connectivity of the collector and local street grid to expand public transit service, and 2 bicycle and pedestrian access. 3 4 Policy 3.3.5: Private Roads 5 Collier County will encourage, through incentives, that private roads be brought up to County 6 standards and offered to the County for acceptance and maintenance, when deemed 7 appropriate. 8 9 Policy 43.32.64: Access from Immokalee Regional Airport to Future SR 29 Bypass 10 Collier County will continue to coordinate with the Florida Department of Transportation (FDOT), 11 and with landowners and other stakeholders, to identify one or more a preferred routes to 12 connect the Airport and the future SR 29 Bypass. 13 14 Policy 43.32.75: Safety Improvements 15 As funding becomes available, Collier County will implement the 2011 Immokalee Walkableility 16 Community Study, funded by prepared for the Collier Metropolitan Planning Organization, 17 identifying locations for new sidewalks, traffic signals, signage, crosswalks, bike paths and 18 street lighting for the purpose of improving pedestrian and bicycle circulation and safety. within 19 prioritized areas within the Municipal Service Taxing Unit (MSTU). 20 21 Policy 43.32.86: Public Transit Routes 22 Collier County will consider expansion of public transit routes to comprehensively cover the 23 downtown area, connect significant employment centers and public facilities, and interconnect 24 to adjacent communities, where deemed appropriate. 25 26 Policy 4.2.6: Enhanced Transit Services 27 Collier County will encourage the provision of a wide array of transit services, such as bike-and-28 ride and medical transport. (Transit operations are defined and implemented by the Public 29 Transit and Neighborhood Enhancement Division and change with technology. This plan 30 appropriately focuses on improving corridors and transit routes.) 31 32 Policy 4.2.7 3.3.9: Transportation Concurrency Alternatives (for SR 29) 33 Within two (2) years of the effective date of this Policy When warranted, Collier County shall 34 identify alternatives methods to allow non-residential development in the Immokalee Urban Area 35 to proceed with limited exceptions and/or a mitigated waiver from existing concurrency 36 requirements due to the economic and job creation benefits such development would provide. 37 The following shall be considered as a part of the analysis: 38 39 a. Establishing a Transportation Concurrency Exception Area (TCEA) or Transportation 40 Concurrency Management Area (TCMA) or other alternative that would allow limited 41 exceptions and/or mitigated waivers from concurrency for economic development, diversity, 42 and job creation in the Immokalee Urban Area; and 43 Attachment 'A"9.A.7.i Packet Pg. 1671 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 15 Words underlined are added; words struck-through are deleted b. Potential limitations on such exceptions and/or waivers from concurrency including: 1 1. Limiting applicability to certain locations, in the Urban Area such as the Airport/ 2 Tradeport, other lands around the aAirport, and the Central Business District corridor 3 (Urban Infill and Redevelopment Areadesignated lands); 4 2. Requiring a case-by case approval of any such exception or waiver based upon certain 5 targeted and measurable objectives, including Transit Oriented Design, job creation and 6 other commitments by the developer that would be deemed to be beneficial to the 7 community; and 8 3. Limiting the duration, or requiring mandatory periodic reviews, of the continued feasibility 9 of any such exception or waiver process. 10 11 OBJECTIVE 43.43: 12 To improve stormwater management and surface drainage in Immokalee. 13 14 Policy 43.43.1: Immokalee Stormwater Master Plan 15 Within two (2) years of the effective date of this Policy, Collier County’s Stormwater Management 16 staff, in coordination with other County departments, will continue to implement the 17 recommendations contained within the Immokalee Stormwater Master Plan (as amended), as 18 funding becomes available. Collier County will implement, to the degree necessary on a phased 19 schedule, the Immokalee Stormwater Master Plan and its recommendations for the particular 20 locations (Lake Trafford, Fish Creek, Madison Creek Ditch, and Sanitation Road Slough Cross-21 Drain Additions) where significant drainage issues are known. 22 23 OBJECTIVE 4.4: 24 To provide an efficient and economical solid waste management system that ensures public 25 health and safety and protects the environmental resources of the area. 26 27 Policy 4.4.1: Clean Immokalee Plan 28 Collier County will develop a “Clean Immokalee” Plan to improve the physical appearance of the 29 streets and lots through education, enforcement, and cleanup activities. This program will solicit 30 input and participation from the CRA and MSTU and community organizations and 31 neighborhood associations. 32 (This objective and policy will move into the CRA Plan.) 33 34 GOAL 54: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE 35 IMPLEMENTATION OF IMMOKALEE-SPECIFIC DEVELOPMENT STANDARDS AND 36 POLICIES. 37 38 OBJECTIVE 54.1: 39 To address the protection of natural resources in Immokalee, including Lake Trafford and 40 connected wetland systems, and listed species habitat including upland habitat used by listed 41 species, through incentives and innovative techniques not otherwise addressed in the 42 Conservation and Coastal Management Element (CCME). 43 Attachment 'A"9.A.7.i Packet Pg. 1672 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 16 Words underlined are added; words struck-through are deleted 1 Policy 54.1.1: Incentives and Innovative Land Development Regulations 2 Collier County will promote the preservation of native vegetation in the Immokalee Urban Area 3 exceeding the minimum required amounts set forth in CCME Policy 6.1.1, and pursuant to IAMP 4 Policy 21.1.3. This may be accomplished by utilizing incentives and innovative land 5 development regulations, including but not limited to: cluster development, transferable 6 development rights, density bonuses, and flexible development standards to incentivize infill 7 development and redevelopment within targeted MR, HR, C-MU and I-MU designated lands. In 8 order to qualify for any such incentives, , on-site or off-site preservation, if allowed in specifically 9 targeted areas within the Immokalee Urban designated area, the preserve acreage shall exceed 10 the minimum applicable amounts acreage set forth in CCME Policy 6.1.1. by at least 10 percent. 11 Incentives may be provided based upon a sliding scale, providing greater levels of incentive for 12 greater amounts of preservation above the applicable minimum amounts set forth in CCME 13 Policy 6.1.1. 14 15 Within two (2) years of the effective date of this Policy, the County will explore the feasibility of 16 adopting a TDR program in the Immokalee Urban Area to further this Objective and Policy 2.1.3. 17 18 Within two years of the effective adoption, date of this Policy the Collier County shall 19 initiate amend ments to the LDC (Ordinance 04-41, as amended), shall be amended 20 to provide for other incentives and innovative land development regulations, including but not 21 limited to cluster development and flexible development standards, that do not require an 22 amendment to the IAMP. 23 24 Policy 54.1.2: Lake Trafford Development Water Quality 25 Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural 26 habitat, to the ecosystem, economy and ecotourism activities in Immokalee, proposed 27 development within the adjacent to Lake Trafford watershed boundary will conform to best 28 management practices (BMPs) regarding water quality in order to avoid or minimize adverse 29 impacts to the lake and its surrounding wetlands andor natural habitat. These BMPs will 30 primarily include measures or design standards recognized by the Department of 31 Environmental Protection (DEP) and the Environmental Protection Agency (EPA) that address 32 increased or enhanced onsite treatment of storm water runoff, and measures to address Total 33 Maximum Daily Loads (TMDL) and nutrient loading. Within two (2) years of the effective 34 adoption, date of this Policy the Collier County, in conjunction with any applicable state or 35 federal agencies, will initiate amendments to the LDC (Ordinance 04-41, as amended) to 36 establish specific best management practices and will identify the specific locations where 37 such best management practices shall be required. The Lake Trafford watershed boundary 38 Drainage Basin shall be illustrated by map in the LDC and will be the geographic area 39 intended for implementation of these BMPs. 40 41 Policy 54.1.3: Lake Trafford Remediation 42 Collier County will continue to cooperate with state and federal agencies on remediation, 43 Attachment 'A"9.A.7.i Packet Pg. 1673 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 17 Words underlined are added; words struck-through are deleted restoration, and long-term management efforts at Lake Trafford (e.g., organic sediment and 1 invasive plant removal) to improve the health and recreational potential of the Llake. 2 3 Policy 5.1.4 Conservation Designation 4 During the next Evaluation and Appraisal Report (EAR) cycle, and at least during each 5 subsequent EAR cycle, Collier County shall identify and map lands within the Immokalee Urban 6 Area owned by a public entity, where such lands were acquired for the purposes of 7 conservation, provided for in the Collier County Future Land Use Conservation Designation. The 8 County shall then consider whether such lands should be designated Conservation on the 9 FLUM. (Designating properties as conservation may bring about unintended 10 consequences to the detriment of eco-tourism by limiting the recreational access to the 11 properties.) 12 13 GOAL 56: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS 14 APPROPRIATE FOR IMMOKALEE. 15 16 OBJECTIVE 65.1: 17 The Immokalee Area Master Plan and its Future Land Use Map will apply to all Ddevelopment 18 Oorders within the Immokalee Urban Area. The Future Land Use Map is designed to coordinate 19 land use with the natural environment; maintain and develop cohesive neighborhood units; 20 promote a sound economy; and encourage desirable growth and energy efficient development 21 patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land 22 Use Designation Description Section. 23 24 Policy 65.1.1: Future Land Use Designation 25 The Immokalee Area Master Plan’s URBAN Future Land Use Designation includes the 26 following Future Land Use Districts, Subdistricts, Overlays and Features: 27 28 A. URBAN – MIXED USE DISTRICT 29 1. Low Residential Subdistrict 30 2. Medium Residential Subdistrict 31 3. High Residential Subdistrict 32 4. Commercial – Mixed Use Subdistrict 33 5. Recreational/Tourist Subdistrict 34 B. URBAN – INDUSTRIAL DISTRICT 35 1. Industrial Subdistrict 36 2. Industrial – Mixed Use Subdistrict 37 3. Industrial – Immokalee Regional Airport Subdistrict 38 39 C. OVERLAYS AND FEATURES 40 1. Lake Trafford /Camp Keais Strand System Overlay 41 2. Seminole Reservation 42 3. Urban Infill and Redevelopment Area 43 Attachment 'A"9.A.7.i Packet Pg. 1674 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 18 Words underlined are added; words struck-through are deleted 3.4. Industrial - Mixed Use Commercial Overlay 1 2 Policy 65.1.2: Compatibility between Land Uses 3 Compatibility between lower and higher intensity uses will be achieved through land 4 development regulations specifically applicable to the Immokalee Urban Area. 5 6 Policy 6.1.3: Right to Farm 7 Lawfully existing agricultural activities may continue within the Urban Designated Area as 8 provided by the State of Florida Right to Farm Act, 823.14, F.S. (Redundant to F.S) 9 10 Policy 6.1.4: Farmworker Housing 11 Collier County recognizes the need for farm labor to support the County’s agricultural industry. 12 Collier County will encourage the provision of housing for seasonal, temporary or migrant 13 farmworkers, provided that such housing is consistent with Migrant Labor Housing provisions 14 of Section 64E-14, Florida Administrative Code, and does not conflict with the existing zoning 15 districts or the Immokalee Area Future Land Use Map. (Farmworker Housing is addressed 16 in Policy 2.2.6) 17 18 Policy 65.1.35: Compact Mixed-Use Development 19 Collier County will encourage compact mixed-use development in appropriate zoning districts 20 and particularly within the HR and C-MU designations, as an innovative planning technique to 21 create walkable communities, reduce vehicle miles traveled, and increase energy efficiency. 22 23 Policy 65.1.46: Mobile Homes within the Immokalee Urban Area 24 New mobile homes shall be allowed in the Immokalee Urban Area as a temporary residence 25 as identified in LDC Section 5.04.02.C; or within an existing mobile home park or subdivision 26 as identified in LDC Section 2.03.07.G.6; or as part of a new mobile home park or subdivision 27 approved on lands with existing zoning that permits mobile homes; or on individual lots or 28 parcels with existing zoning that permits mobile homes.in the Low Residential (LR) or Medium 29 Residential (MR) Subdistricts. 30 31 Mobile homes shall also be permitted on properties located at 1101, 1121 and 1123 Alachua 32 Street, Immokalee Florida, in accordance with the Mediated Settlement Agreement and Mutual 33 Release relating to Case No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 34 (see OR Book 4895, Page 1963 et seq. of the Official Public Records of Collier County, Florida). 35 The Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban 36 Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial 37 District of the IAMP in effect on February 26, 2013. 38 39 Policy 65.1.57: Public Educational Plants 40 Public educational plants and public ancillary plants shall be allowed as provided for in Policy 41 5.1614 of the Future Land Use Element. 42 43 Attachment 'A"9.A.7.i Packet Pg. 1675 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 19 Words underlined are added; words struck-through are deleted Policy 65.1.68: Rezonings and Growth Management Plan Consistency by Policy 1 A. All rezonings must be consistent with the Growth Management Plan. For properties that 2 have zoning in place prior to a change in are zoned inconsistent with the Land Use 3 Designation Description Section, where the prior zoning allows for a higher density or 4 intensity than the new Land Use Designation are such properties may be deemed to be 5 consistent with the Growth Management Plan by policy, and such properties the property 6 may be rezoned as followsif the property’s zoning at the time of adoption allows for a higher 7 density or intensity than the new Land Use Designation. For such properties, the following 8 provisions apply: 9 1. For such commercially-zoned properties, zoning changes will be allowed provided the 10 new zoning district is the same or a lower intensity commercially zoning district as the 11 existing zoning district, and provided the overall intensity of commercial land use 12 allowed by the existing zoning district is not exceeded in the new zoning district . A 13 zoning change of such commercial-zoned properties to a residential zoning district is 14 allowed as provided for in the Density Rating System of this Master Plan. 15 2. For such industrially-zoned properties, zoning changes will be allowed provided the 16 new zoning district is the same or a lower intensity industrial or commercial zoning 17 district as the existing zoning district, and provided the overall intensity of industrial 18 land use allowed by the existing zoning district is not exceeded in the new zoning 19 district. 20 3. For such residentially-zoned properties, zoning changes will be allowed provided the 21 authorized number of dwelling units in the new zoning district does not exceed that 22 authorized by the existing zoning district, and provided the overall intensity of 23 development allowed by the new zoning district does not exceed that allowed by the 24 existing zoning district. 25 4. Properties subject to the above limitations deemed consistent by policy with the IAMP 26 may be combined and developed with other property, whether such other property 27 deemed consistent by policy or deemed consistent with the Land Use Designation 28 Section. has had a change in Land Use Designation. For residential and mixed-use 29 developments only, the accumulated density between these properties may be 30 distributed throughout the project, as provided for in the Density Rating System or the 31 underlying subdistrict, as applicable. 32 5. Overall intensity of development shall be determined based upon a comparison of 33 public facility impacts as allowed by the existing zoning district and the proposed 34 zoning district. 35 5.6. As consistent with the LDC Section 2.03.07, Overlay Zoning Districts. 36 6.7. This Section does not apply to properties where changes to the Land Use 37 Designation are initiated by the property owner via a Growth Management Plan 38 amendment application. 39 40 B. Any property owner who believes that they have been adversely affected by this IAMP 41 may utilize the procedures set forth in Chapter 9 (Vested Rights and Takings 42 Determinations) of the LDC. All applications must be submitted within one year from the 43 Attachment 'A"9.A.7.i Packet Pg. 1676 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 20 Words underlined are added; words struck-through are deleted adopted effective date of the IAMP or applicable IAMP amendment. This procedure shall 1 be considered supplemental to any other claim or remedy that the property owner may 2 have. Notice of the Adoption of this Plan and the one-year time frame within which any 3 property owner who believes that they have been adversely affected by this IAMP may 4 utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) 5 of the LDC shall be provided with a minimum 1/8-page notice in one or more newspapers 6 of general circulation in the Immokalee area within 15 days of Adoption of this plan by the 7 BCC. 8 9 Policy 6.1.10: Non-Residential Development 10 Non-residential development in the Immokalee Urban Area will be limited to no more than 8.45 11 million square feet through the 2040 Planning Horizon. Non-residential development includes 12 commercial, retail, office, industrial, institutional and governmental buildings, but excludes 13 hotels, motels, government subsidized, affordable or farmworker housing, and development 14 within the Seminole Reservation. Collier County staff shall maintain records on the amount of 15 non-residential development in Immokalee and shall review, and update as necessary, the non-16 residential development limit. (Specifying the non-residential acreage is no longer a DCA 17 requirement and staff should not have to track it.) 18 19 GOAL 67: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE 20 APPROPRIATE FOR IMMOKALEE. 21 22 OBJECTIVE 67.1: 23 Collier County shall develop Immokalee-specific land development regulations to the extent 24 required by this Master Plan, and which reflect the unique character and cultural diversity of the 25 residents, encourage pedestrian-friendly urban form, and promote energy efficiency. 26 27 Policy 67.1.1: Development of Land Development Code Standards 28 Within two (2) years of adoption ing this Policy, Collier County, in coordination with the 29 Immokalee Community Redevelopment AgencyCRA, will initiate the development of LDC 30 standards specific to Immokalee to address the unique needs of the Immokalee Urban Area. 31 These standards shall include those related to permitted and conditional land uses; density and 32 intensity; signage; landscaping and buffering; native preservation retention; off-street and on-33 street parking and loading; architectural design; development standards, including setbacks to 34 Lake Trafford; floor area ratio for certain nonresidential uses; and site access. 35 36 Policy 67.1.2: Location of Service Uses 37 Collier County will encourage community parks, and other community facilities to be placed 38 within one-half mile of residential and mixed-use centers, in order to encourage walking, 39 bicycling and non- vehicular access to and from these service uses. Collier County shall require 40 interconnection of pedestrian facilities to the existing pedestrian network. 41 42 Policy 7.1.3: Innovative Design 43 Attachment 'A"9.A.7.i Packet Pg. 1677 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 21 Words underlined are added; words struck-through are deleted Within two (2) years of the effective date of this policy Collier County and the Immokalee 1 Community Redevelopment Agency will develop incentives and/or regulations to promote: 2 enhanced pedestrian access; pedestrian- friendly design; compact mixed-use development and 3 redevelopment; shared infrastructure; enhanced public spaces and signage; and use of public 4 transit. (redundant to Policy 6.1.1) 5 6 Policy 67.1.34: Downtown Pedestrian Amenities 7 Within two (2) years of the effective date of this policy adoption, Collier County, in coordination 8 with the Immokalee CRA Community Redevelopment Agency, will evaluate the need for 9 additional passive recreation and outdoor dining and entertainment opportunities along 10 downtown streets, and, if warranted, adopt amendments and incentives to the Collier County 11 LDC (Ordinance 04-41, as amended) to incentivize and encourage the development of these 12 amenities, provided the free and safe movement of pedestrians is maintained. 13 14 Policy 76.1.45: Central Business District 15 Within two (2) years of adoption, the effective date of this policy Collier County, in coordination 16 with the Immokalee CRA, will initiate a review of the Public Realm Plan and the Central 17 Business District Form-Based Guidelines. Based on the review, Collier County will initiate 18 amendments to the LDC (Ordinance 04-41, as amended), as necessary. to include a Central 19 Business District in Immokalee to include the Public Realm Plan and the Central Business 20 District Form Based Guidelines. The District will be depicted in the LDC and will encourage 21 high-intensity, multi-story, and pedestrian-oriented commercial and mixed-use development. 22 23 Policy 76.1.56: Safe Neighborhood Initiatives 24 Collier County will coordinate with local and state law enforcement, developers, and citizens to 25 seek funding opportunities available under the Safe Neighborhood Act (SectionChapter 163, 26 Part IV.501, F.S.) or other programs to improve safety within the Immokalee community and to 27 provide for safe streets. This may include implementation of CPTED (crime prevention through 28 environmental design) strategies, where such strategies are compatible with the community 29 design objectives set forth herein. 30 31 GOAL 78: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF 32 INFORMATION WITH THE SEMINOLE TRIBAL COUNCIL, COLLIER COUNTY SCHOOL 33 BOARD, OTHER GOVERNMENTAL AGENCIES, UTILITY PROVIDERS, AND NON-34 PROFIT ORGANIZATIONS., THE SCHOOL BOARD, AND THE SEMINOLE TRIBAL 35 COUNCIL THAT MAY BE AFFECTED BY THE IMMOKALEE AREA MASTER PLAN. 36 37 OBJECTIVE 87.1: 38 Pursue effective interlocal and inter-governmental coordination in order to provide a range of 39 human services to Immokalee residents. 40 41 Policy 78.1.1: Regional Economic Development Initiatives 42 Collier County will collaborate in regional initiatives with local and regional economic 43 development organizations and the State of Florida to assist the Immokalee area in attracting 44 Attachment 'A"9.A.7.i Packet Pg. 1678 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 22 Words underlined are added; words struck-through are deleted businesses, marketing, and developing infrastructure. 1 2 Policy 78.1.2: Redevelopment Implementation Partners 3 Collier County, in coordination with the CRA and not-for-profit organizations, will actively 4 coordinate efforts with the Immokalee CRA and not-for-profit organizations to implement the 5 Immokalee Area Master Plan and the Immokalee Community Redevelopment Area Plan. 6 7 Policy 78.1.3: Immokalee Government Services Center 8 Collier County will continue to support an Immokalee- based government center that will co-9 locate various county entities and departments to ensure effective collaboration and services to 10 support community needs. This office may include, but is not limited to, the following services: 11 12 a. Animal control 13 b. Board of County Commissioners Office 14 c. Branch Office of the Collier County Tax Collector 15 d. Child support enforcement 16 e. Code enforcement 17 f. Court 18 g. Domestic violence services 19 h. Economic Development 20 i. Emergency management services 21 j. Emergency medical services 22 k. Emergency Operations Center (EOC) 23 l. Housing and Human Services 24 m. Immokalee Community Redevelopment Agency 25 n. Permitting 26 o. Planning and Zoning, and economic development needs 27 n.p. Public health services 28 o.q. Veterans Services 29 30 Policy 7.1.4: Immokalee Civic Center 31 Within one (1) year of adoption, Collier County will coordinate with the Immokalee CRA to 32 explore opportunities for an Immokalee civic center. 33 34 Policy 7.1.5: Satellite Emergency Operations Center 35 Within one (1) year of adoption, Collier County, in coordination with the Immokalee Unmet 36 Needs Coalition, will initiate the development of an Immokalee Emergency Management Plan 37 and identify opportunities to establish a satellite Emergency Operations Center to activate in the 38 event of an emergency. 39 40 41 (The remaining of the page is intentionally left blank) 42 Attachment 'A"9.A.7.i Packet Pg. 1679 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 23 Words underlined are added; words struck-through are deleted 1 LAND USE DESIGNATION DESCRIPTION SECTION 2 The Immokalee Area Master Plan Future Land Use Designations include the following Districts 3 and Subdistricts. The following describes land use designations shown on the Immokalee 4 Master Plan Future Land Use Map. These designations generally indicate the types of land 5 uses for which zoning may be requested. However, these land use designations do not 6 guarantee that a zoning district request will be approved. 7 8 A. URBAN - MIXED USE DISTRICT 9 The purpose of this District is to allow residential and nonresidential land uses, including mixed 10 uses. Nonresidential uses are subject to the intensity limitations in Policy 6.1.10. Mixed uses 11 can be located within individual buildings and/or projects in areas deemed appropriate and 12 identified on the FLUM. Nonresidential uses allowed in the Residential subdistricts include, but 13 are not limited to: agriculture, home-based businesses, recreation and open space uses, 14 churches, libraries, cemeteries, public and private schools, day-care centers, and essential 15 services, as defined in the Land Development Code, except as may be limited within a specific 16 subdistrict or overlay. 17 18 New commercial development may be allowed in the Low Residential, Medium Residential or 19 High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the 20 following limitations: 21 22 Commercial development may be permitted within a PUD, provided the following size and 23 development criteria are met. The commercial component within a PUD may be allowed to 24 develop up to the maximum acreage specified in the table below: 25 26 CATEGORY I CATEGORY II CATEGORY III PUD Acres >80 >160 >300 Min. Gross Density 2.5 du/gross acre 2.5 du/gross acre 3.0 du/gross acre Max. Commercial Acres 5 acres 10 acres 20 acres Permitted Zoning C-2 C-2, C-3 C-2 through C-4 In addition to the above criteria, the following standards must also be met: 27 28 a. Commercial zoning shall be no closer than one (1) mile to any lands designated C- MU and 29 no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in 30 size, unless otherwise authorized by the Board of County Commissioners; 31 32 b. The configuration of the commercial parcel shall be no more frontage than depth, unless 33 otherwise authorized by the Board of County Commissioners; 34 35 c. Commercial zoning or development shall be no closer than aone-quarter (¼) mile from the 36 nearest existing elementary school boundary, unless otherwise authorized by the Board of 37 County Commissioners; 38 Attachment 'A"9.A.7.i Packet Pg. 1680 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 24 Words underlined are added; words struck-through are deleted 1 d. The commercial development shall be integrated with the residential portion of the project, 2 including common elements such as signage, and providing vehicular and non-vehicular 3 interconnection; and 4 5 e. No construction in the commercial designated area shall be allowed until construction has 6 commenced on at least 30% of the project’s residential units, unless otherwise authorized 7 by the Board of County Commissioners. 8 9 1. Low Residential Subdistrict (LR) 10 The purpose of this subdistrict is to provide for low density residential development and 11 supporting ancillary uses. Mobile homes are allowed pursuant to the provisions of IAMP Policy 12 5.1.4. Residential densities are allowed as provided below, except for properties within the Lake 13 Trafford/Camp Keais Strand System Overlay. 14 15 • Base Density: Four (4) dwelling units per gross acre. 16 17 • Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density 18 bonuses. Densities above the base density can only be achieved through available 19 density bonuses. 20 21 As agriculture is a significant economic driver in Immokalee, the following uses will be allowed in 22 accordance with IAMP Policy 1.2.4: 23 24 • agricultural research and development technology facilities, 25 • agri-business offices and headquarters, and 26 • facilities, offices, headquarters and apparatuses associated with an alternative energy 27 use. 28 focusing on agri-business and reliant upon proximity to active agriculture; 29 are also allowed through a Conditional Use process. Such facilities must demonstrate 30 compatibility with adjacent properties 31 32 33 2. Medium Residential Subdistrict (MR) 34 The purpose of this subdistrict is to provide for a mixture of housing types and supporting 35 ancillary uses. Mobile homes are allowed pursuant to the provisions of IAMP Policiyes 5.1.4. 36 6.1.6. and 6.1.9. and 6.1.7. Residential densities are allowed as provided below, except for 37 properties within the Lake Trafford/Camp Keais Strand System Overlay. 38 39 • Base Density: Six (6) dwellings units per gross acre. 40 41 • Maximum Density: Fourteen (14) dwelling units per gross acre, inclusive of all density 42 bonuses. Densities above the base density can only be achieved through available 43 Attachment 'A"9.A.7.i Packet Pg. 1681 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 25 Words underlined are added; words struck-through are deleted density bonuses. 1 2 3. High Residential Subdistrict (HR): 3 The purpose of this subdistrict is to provide for a mixture of housing type and supporting 4 ancillary uses. Mobile homes are allowed pursuant to the provisions of IAMP Policiyes 5.1.4. 5 6.1.6. and 6.1.9 and 6.1.7. Residential densities are allowed as provided below, except for 6 properties within the Lake Trafford/Camp Keais Strand System Overlay. 7 8 • Base Density: Eight (8) dwelling units per gross acre. 9 10 • Maximum Density: Sixteen (16) dwelling units per gross acre, inclusive of all density 11 bonuses. Densities above the base density can only be achieved through available 12 density bonuses. 13 14 4. Commercial - Mixed Use Subdistrict (C-MU): 15 The purpose of this Subdistrict is to provide for pedestrian-scaled, higher density residential and 16 mixed-use development, employment and recreational opportunities, cultural and civic activities, 17 and public places to serve residents of, and visitors to, the Immokalee Urban Area. All types of 18 residential uses are allowed within this Subdistrict, except that mobile homes are only allowed 19 as provided by IAMP Policies 6.1.6. and 6.1.9. Policy 5.1.4. and 6.1.7. Residential densities are 20 allowed as provided below, except for properties within the Lake Trafford/Cam p Keais Strand 21 System Overlay. Nonresidential uses allowed within this Subdistrict include those uses allowed 22 in the C-1 through C-4 zoning districts in the Collier County Land Development Code, Ord. No. 23 04-41, as amended. 24 25 • Base Density: Sixteen (16) dwelling units per gross acre. 26 27 • Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density 28 bonuses. Densities above the base density can only be achieved through available 29 density bonuses. 30 31 • Transient lodging is allowed at a maximum density of thirty-two (32) units per gross acre. 32 33 • Mix of Uses: Projects equal to or greater than ten (10) acres will be encouraged to 34 provide both residential and non-residential uses. In no case shall more than 70% of the 35 C-MU Subdistrict, in aggregate, be developed as single-use, non-residential projects. 36 37 5. Recreational/Tourist Subdistrict (RT) 38 The purpose of this Subdistrict is to provide for recreational and tourist activities related to the 39 natural environment, and to allow for limited compact residential development. Uses allowed in 40 this Subdistrict include, but are not limited to: passive parks; nature preserves; wildlife 41 sanctuaries; open space; parks; museums; cultural facilities; marinas; transient lodging facilities 42 (including hotel/motel, rental cabins, bed and breakfast establishments, campsites); restaurants; 43 Attachment 'A"9.A.7.i Packet Pg. 1682 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 26 Words underlined are added; words struck-through are deleted recreational vehicle parks; sporting and recreational camps; low-intensity retail directly 1 associated with the purpose of this Subdistrict; agriculture; and essential services as defined in 2 the Land Development Code. Mobile homes are allowed pursuant to the provisions of IAMP 3 Policy 6.1.6. and 6.1.9. and 6.1.7 5.1.4. 4 5 Single and multi-family dwelling units are allowed. To minimize impacts on the natural 6 environment, residential development shall be clustered subject to the following: 7 Within any project the average single family home parcel shall not exceed 6,000 square 8 feet, and in no case, shall any individual single family lot or parcel exceed 12,000 square 9 feet; and 10 Multi-family development projects shall be submitted in the form of a Planned Unit 11 Development. (Reorganized below) 12 13 • Base Density: Four (4) dwelling units per gross acre. 14 15 • Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply 16 in this subdistrict. 17 18 • Transient lodging is permitted at a maximum density of twenty-six (26) units per gross 19 acre. 20 21 Single and multi-family dwelling units are allowed. To minimize impacts on the natural 22 environment, residential development shall be clustered subject to the following: 23 24 • Within any project, the average size of a single family lot shall not exceed 6,000 25 square feet, and in no case shall any individual single family lot exceed 12,000 26 square feet. 27 28 DENSITY RATING 29 The Density Rating System is applicable to areas designated Urban - Mixed Use District, as 30 identified on the Immokalee Future Land Use Map. Except as provided below, the final 31 determination of permitted density via implementation of this Density Rating System is made by 32 the Board of County Commissioners through an advertised public hearing process (rezone) in 33 accordance with the LDC. Density achieved by right (as may be permitted for qualifying 34 Affordable Workforce Housing projects) shall not be combined with density achieved through 35 the rezone public hearing process. 36 37 1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER: 38 a. Within the applicable Urban designated areas, the base density of the Subdistrict is 39 allowed, though not an entitlement. Density may be increased using applicable density 40 bonuses. For purposes of calculating the eligible number of dwelling units for the project, 41 the total number of dwelling units may be rounded up by one unit if the dwelling unit total 42 yields a fraction of a unit 0.5 or greater. Acreage used for the calculation of density is 43 Attachment 'A"9.A.7.i Packet Pg. 1683 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 27 Words underlined are added; words struck-through are deleted exclusive of commercial portions of the project, except within the C-1 through C-3 1 Commercial zoning districts, and except within the Commercial Mixed-Use Subdistrict, 2 wherein residential project densities will be calculated on total gross acreage, and 3 except portions of a project for land uses having an established equivalent residential 4 density in the Collier County Land Development Code. 5 6 b. This Density Rating System only applies to residential dwelling units. This Density 7 Rating System is not applicable to accessory dwelling or accessory structures that are 8 not intended and/or not designed for permanent occupancy, nor is it applicable to 9 caretaker residences. 10 11 c. All new residential zoning located within the Urban Mixed-Use District shall be consistent 12 with the Density Rating System, except as provided for in Policy 6.1.9 5.1.6. 13 14 d. Within the applicable areas of the Urban Mixed- Use District, all properties zoned A, 15 Rural Agricultural, and/or E, Estates, and/or RSF-1, 2, 3, Residential Single Family, for 16 which an affordable workforce housing project is proposed and approved, in accordance 17 with Section 2.06.00 of the LDC (Ordinance 04-41, as amended, adopted June 22, 2004 18 and effective October 18, 2004), shall be permitted the base density of four (4) dwelling 19 units per gross acre by right, except in the case of lands designated LR on the IAMP 20 Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% of the maximum 21 permitted density of the zoning district for the subject property; that is, a rezone public 22 hearing shall not be required. Such a project must comprise a minimum of ten acres. 23 Density achieved by right shall not be combined with density achieved through the 24 rezone public hearing process. The Table below illustrates the maximum “by right” 25 density based on the FLUM subdistrict and the zoning district. 26 27 Zoning District Zoned Maximum Density (per acre) Maximum Density (per acre) with “By Right” Density Bonus Outside of LR Designation Maximum Density (per acre) with “By Right” Density Within LR Designation A 0.2 4.0 0.3 E 0.46 44 4.0 0.69 66 6666666 666 RSF-1 1.0 4.0 1.5 RSF-2 2.0 4.0 3.0 RSF-3 3.0 4.0 4.0 28 29 2. DENSITY BONUSES 30 To encourage infill development, the creation of affordable-workforce housing, and 31 preferred roadway access, certain density bonuses are available. If these bonuses are utilized, 32 base densities may be exceeded. In the Low Residential Subdistrict, the base density of four 33 units per acre may only be exceeded if utilizing an affordable-workforce housing bonus. In no 34 case shall the resulting density exceed the maximum density specified in each Ssub district. 35 Attachment 'A"9.A.7.i Packet Pg. 1684 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 28 Words underlined are added; words struck-through are deleted 1 a. Proximity to Commercial-Mixed Use 2 If 50% or more of a project is within the Commercial - Mixed Use Subdistrict, then the 3 base density allowed within the Commercial - Mixed Use Subdistrict of sixteen (16) 4 dwelling units per acre applies to the entire project, except that this bonus cannot be used 5 to increase density on lands within the project designated Low Residential. Buffering to 6 achieve compatibility with adjacent lower intensity uses shall be required. 7 b. Affordable-Workforce Housing Bonus, by Public Hearing 8 To encourage the provision of affordable-workforce housing within certain Subdistricts in 9 the Urban Designated Area, a maximum of up to eight (8) twelve (12) dwelling units per 10 gross acre may be added to the base density if the project meets the definition and 11 requirements of the Affordable-Workforce Housing Density Bonus Ordinance (Section 12 2.06.00 of the Land Development Code, Ordinance 04-41, as amended, adopted June 13 22, 2004, and effective October 18, 2004). This bonus may be applied to an entire 14 project or portions of a project provided that the project is located within the Commercial 15 - Mixed Use (C-MU) Subdistrict or any residential Subdistrict 16 17 c. Affordable-Workforce Housing Bonus, by Right 18 To encourage the provision of affordable-workforce housing within that portion of the 19 Urban Mixed Use District, properties zoned A, Rural Agricultural, and/or E, Estates, 20 and/or RSF-1, 2, 3, 4, 5, 6, Residential Single Family, VR, Village Residential, and/or 21 RMF-6, Residential Multi-Family-6, for which an affordable-workforce housing project is 22 proposed in accordance with the definitions and requirements of the Affordable-23 workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development 24 Code, Ordinance 04-41, as amended), adopted June 22, 2004 and effective October 18, 25 2004), a maximum of four (4) residential units per gross acre shall be added to the base 26 density of four (4) dwelling units per gross acre, except in the case of lands designated 27 LR on the IAMP Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% 28 of the maximum permitted density of the zoning district for the subject property. 29 Therefore, the maximum density that may be achieved by right shall not exceed eight (8) 30 dwelling units per gross acre. Such a project must comprise a minimum of ten acres. 31 Density achieved by right shall not be combined with density achieved through the 32 rezone public hearing process. The Table below illustrates the maximum “by right” 33 density based on the FLUM subdistrict and the zoning district. 34 35 Zoning District Zoned Maximum Density (per acre) Maximum Density (per acre) with “By Right” Density Bonus Outside of LR Designation Maximum Density (per acre) with “By Right” Within LR Designation A 0.2 8.0 0.3 E 0.46 44 8.0 0.69 66 Attachment 'A"9.A.7.i Packet Pg. 1685 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 29 Words underlined are added; words struck-through are deleted RSF-1 1.0 8.0 1.5 RSF-2 2.0 8.0 3.0 RSF-3 3.0 8.0 4.5 RSF-4 4.0 8.0 6.0 RSF-5 5.0 8.0 7.5 RSF-6 6.0 8.0 8.0 RMF-6 6.0 8.0 8.0 VR 7.26 8.0 8.0 1 d. Residential Infill 2 1. To encourage residential infill, three (3) residential dwelling units per gross acre 3 may be added if the following criteria are met: The project is twenty (20) acres or 4 less in size; at the time of development, the project will be served by central public 5 water and sewer; at least one abutting property is developed; the project is 6 compatible with surrounding land uses; the property in question has no common 7 site development plan with adjacent property; there is no common ownership with 8 any adjacent parcels; and the parcel in question was not created to take advantage 9 of the residential infill density bonus and was created prior to the adoption of this 10 provision in the Growth Management Plan on January 10, 1989. This bonus cannot 11 be used to exceed the base density in the Low Residential (LR) Subdistrict. 12 13 2. This Residential Infill bonus shall only be applicable on a one time basis and shall 14 not be expanded or continued to other adjacent properties, except for additional 15 properties not exceeding 20 acres in aggregate when added to the original 16 application of this provision and meeting all the above criteria. 17 18 e. Roadway Access 19 If the project has direct access to two (2) or more arterial or collector roads or if there is 20 a project commitment for provision of interconnection of roads accessible to the public 21 with existing or future adjacent abutting projects, one (1) dwelling unit per gross acre 22 may be added above the base density of the Subdistrict. This bonus cannot be used to 23 exceed the base density in the Low Residential (LR) Subdistrict. 24 25 3. DENSITY AND INTENSITY BLENDING 26 a. This provision is intended to encourage unified plans of development and to preserve 27 the high-quality wetlands, wildlife habitat, and other natural features that exist within 28 areas of the Immokalee Urban Area, which are proximate to Lake Trafford and Camp 29 Keais Strand. In the case of properties which are contiguous to Lake Trafford or Camp 30 Keais Strand, which straddle the Immokalee Urban Area and the Rural Lands 31 Stewardship Area Overlay (RLSA) as depicted on the countywide Future Land Use Map, 32 and which were in existence and under unified control as of October 22, 2002, the 33 allowable gross density and/or intensity may be shifted from the Urban designated lands 34 Attachment 'A"9.A.7.i Packet Pg. 1686 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 30 Words underlined are added; words struck-through are deleted to lands within the RLSA which are contiguous and under unified control, and which are 1 designated as a Stewardship Receiving Area (SRA) in the RLSA. The density and/or 2 intensity may be shifted on an acre per acre basis. This Density and Intensity Blending 3 provision is further subject to the following conditions and limitations: 4 5 1. The project in aggregate must be a minimum of 200 acres in size and the Urban 6 portion must be designated Recreational/Tourist Subdistrict (RT) or Low Residential 7 sSubdistrict (LR) in the Immokalee Area Master Plan; 8 9 2. It must be demonstrated the lands designated Urban have a high natural resource 10 value as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a 11 score of greater than 1.2 (both as identified on the Stewardship Credit Worksheet in 12 the RLSA); 13 14 3. Density and intensity may only be shifted from lands within the Immokalee Urban 15 Area containing this high natural resource value (as measured above) to the lands 16 within a contiguous SRA, on an acre per acre basis, providing such lands were 17 under unified control as of October 22, 2002; and 18 19 4. Lands within the Urban area, from which the density and/or intensity has been 20 shifted, shall be placed in a conservation easement in perpetuity. 21 b. For properties containing two or more Future Land Use Subdistricts, the overall density 22 and/or intensity that could be achieved in aggregate, may be distributed throughout the 23 project, provided the total allowable density and/or intensity is not exceeded, and further 24 subject to the following: 25 26 1. The project furthers the protection, enhancement or restoration of wetlands, listed 27 species habitat, or other natural features;, 28 29 2. The project is consistent with, and furthers the applicable objectives of, the 30 Immokalee Area Master Plan and is compatible with surrounding properties and 31 environment;, 32 33 3. The project is approved as a Planned Unit Development; and 34 35 4. The project mitigates for any negative impacts on adjacent properties through 36 appropriate measures, such as buffering, separation, or other land design 37 techniques, adequate to lessen these effects. 38 39 B. URBAN—INDUSTRIAL DISTRICT 40 The purpose of this District is to function as a major employment center and is intended to 41 accommodate industrial, distribution, trade, agriculture, and manufacturing uses;, essential 42 Attachment 'A"9.A.7.i Packet Pg. 1687 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 31 Words underlined are added; words struck-through are deleted services;, as well as office and commercial uses as limited within each Subdistrict. 1 Nonresidential uses are subject to the intensity limitations in Policy 6.1.10 2 3 1. Industrial Subdistrict (IN) 4 The purpose of this Subdistrict is to provide for industrial, distribution, trade and 5 manufacturing uses. Allowed uses include a variety of industrial, limited commercial, and 6 associated uses, including: manufacturing; processing; storage and warehousing; 7 wholesaling; distribution; packing houses; recycling; high technology industries; 8 laboratories; assembly; storage; computer and data processing; and commercial uses 9 services intended to serve the needs of employees and visitors, such as daycare centers, 10 restaurants, and convenience stores. Accessory uses, and structures customarily 11 associated with these principal uses include ancillary offices and retail sales. 12 13 2. Industrial – Mixed Use Subdistrict (I-MU) 14 The purpose of this Subdistrict is to provide a transition area from the Industrial Subdistrict 15 to adjacent commercial and residential land uses. The Immokalee State Farmers Market 16 and related facilities are located in this Subdistrict. This Subdistrict allows for: higher 17 intensity commercial uses as described in the LDC (Ordinance 04-41, as amended) for 18 Commercial (C-4 and C-5), and Research and Technology Parks PUD, and Business Park 19 Districts, subject to development standards set forth in the LDC. This Subdistrict also 20 allows for light manufacturing, processing, and packaging in fully enclosed buildings; 21 research, design and product development; printing, lithography and publishing; and 22 similar industrial uses.; This Subdistrict also allows for agriculture uses and agricultural-23 related uses, such as packing houses; warehousing; and targeted industries. Targeted 24 industries include distribution; medical laboratories, research, and rehabilitative centers; 25 high technology; computer software, services, and processing, and similar uses. 26 27 Within certain IMU designated lands denoted on the IAMP Future Land Use Map, 28 commercial uses are permitted on up to 30% of the total IMU acreage. The percentage and 29 mix of each category of use shall be determined at the time of rezoning in accordance with 30 the criteria specified in the Land Development Code. The acreage and building square 31 footage figures and percentages shall be included in the PUD ordinance or rezone 32 ordinance so as to demonstrate compliance with this requirement. (Moved to Overlays 33 and Features I-MU Commercial Overlay) 34 35 To ensure compatibility and ameliorate impacts on adjacent residentially zoned properties 36 (including A-Rural Agricultural or E-Estates zoned properties), a minimum 75- foot building 37 setback within which a minimum 20-foot wide vegetated landscape buffer shall be provided. 38 This vegetated buffer shall be located adjacent to the property line and shall contain, at a 39 minimum, two staggered rows of trees that shall be spaced no more than 30 feet on center, 40 and a double row hedge at least 24 inches in height at time of planting and attaining a 41 minimum of three feet height within one year. Existing native trees must be retained within 42 Attachment 'A"9.A.7.i Packet Pg. 1688 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 32 Words underlined are added; words struck-through are deleted this 20-foot wide buffer area to aid in achieving this buffer requirement; other existing native 1 vegetation shall be retained, where possible, to aid in achieving this buffer requirement. 2 Water retention/detention areas shall be allowed in this buffer area if left in natural state, 3 and drainage conveyance through the buffer area shall be allowed if necessary to reach an 4 external outfall. For properties adjacent to residentially zoned property, including properties 5 zoned Agriculture (A) and Estates (E), the required 75-foot setback may be reduced to 50 6 feet if a minimum 6-foot tall decorative wall or fence providing at least 80 percent opacity is 7 installed within the reduced setback, and providing that the required 20-foot wide landscape 8 buffer and all required vegetation is located between the wall and residential zoned 9 properties. (Moved to Overlays and Features I-MU Commercial Overlay) 10 11 Certain residential, mobile home and migrant transient housing uses are permitted on 12 properties located at 1101, 1121, and 1123 Alachua Street, Immokalee, Florida, in 13 accordance with the Mediated Settlement Agreement and Mutual Release relating to Case 14 No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 (See OR Book 4895, 15 Page 1963 et seq. of the Official Public Records of Collier County, Florida). The Agreement 16 references both the Commerce Center-Mixed Use Subdistrict of the Urban Mixed-Use 17 District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial District of 18 the IAMP in effect on February 26, 2013. 19 20 3. Industrial – Immokalee Regional Airport Subdistrict 21 The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA) and 22 leaseholders to develop the Immokalee Regional Airport and surrounding lands for the 23 economic health and development of the greater Immokalee area and Collier County as a 24 whole. Because the CCAA needs to retain flexibility to provide various general aviation and 25 revenue-generating opportunities via land leases as the Airport grows and changes over 26 time, a broad range of uses shall be allowed in this Subdistrict. In addition to all uses 27 permitted in the Industrial Subdistrict, allowable uses include: airport facility and related 28 accessory uses; commercial, industrial, institutional and agricultural uses; freight and 29 warehousing; trade; and ancillary recreational, vehicular racing, communications and 30 essential service uses. 31 32 C. OVERLAYS AND FEATURES 33 1. Wetlands Connected to Lake Trafford/Camp Keais Strand System Overlay 34 The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4), 35 identifies possible high-quality wetland systems connected to the Lake Trafford/Camp 36 Keais Strand system within the Immokalee Urban Area. These wetlands require greater 37 protection measures than wetlands located in other portions of the Immokalee Urban 38 Designated Area., and therefore the wetland protection standards set forth in Policy 39 6.2.5 of the CCME will be revised as part of the next available Growth Management 40 Amendment cycle to provide appropriate native vegetation standards for the LT/CKSSO 41 based upon additional ecological data and analysis. These wetlands are identified on 42 Attachment 'A"9.A.7.i Packet Pg. 1689 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 33 Words underlined are added; words struck-through are deleted the Immokalee Future Land Use Map by the Lake Trafford/Camp Keais Strand System 1 Overlay (LT/CKSSO). 2 3 The Density and Intensity Blending provisions of this Master Plan may be utilized for 4 lands within this LT/CKSSO. The maximum allowable gross density for lands within the 5 LT/CKSSO is the base density established for the applicable Subdistrict. Lands within 6 the LT/CKSSO are not eligible for any density bonuses, including by right. Essential 7 Services shall be limited to: those necessary to ensure public safety; and, those 8 necessary to serve permitted uses, such as private wells and septic tanks, utility lines, lift 9 stations, and water pumping stations. 10 11 The additional wetland protection measures do not apply to properties within the 12 LT/CKSSO that have been legally cleared of native vegetation as of the adoption of this 13 Master Plan, but do apply to all new development and redevelopment pursuant to the 14 applicable nonconforming provisions set forth in the LDC (Ordinance 04-41, as 15 amended). 16 17 If development on the Seminole Reservation functionally severs the connectivity of the 18 wetland system for properties within the LT/CKSSO, east of the Reservation, the 19 additional wetland protection measures will not be applied to those severed eastern 20 wetlands. The standard measures for wetlands in Urban designated lands shall be 21 applied, as described in the CCME, to those severed eastern wetlands. 22 23 2. Seminole Reservation (SR) Feature 24 The Seminole Reservation within Immokalee comprises approximately 600 acres of 25 largely undeveloped land owned by the Seminole Tribal Council and located on the east 26 side of First Street, South of (SR 29). The Seminole Reservation is not controlled or 27 regulated by the Collier County Growth Management Plan or LDC (Ordinance 04-41, as 28 amended) and is identified on the Future Land Use Map for illustrative purposes only. 29 30 3. Urban Infill and Redevelopment Area Feature 31 In order for local governments to designate a geographic area within its jurisdiction as an 32 Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes, 33 it must amend its comprehensive land use plan to delineate the boundaries within the 34 Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with 35 criteria outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this 36 delineation is to comprehensively address the urban problems within the area consistent 37 with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by 38 Ordinance 2000-66 and the Urban Infill and Redevelopment Plan was adopted by 39 Ordinance 2000-71. 40 41 4. Industrial – Mixed Use Commercial Overlay 42 The Industrial - Mixed Use Commercial Overlay is depicted on the IAMP Future Lands 43 Attachment 'A"9.A.7.i Packet Pg. 1690 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) 34 Words underlined are added; words struck-through are deleted Use Map and comprises approximately 363 acres. This Overlay allows the uses of the 1 underlying Industrial - Mixed Use Subdistrict except that commercial uses - those 2 permitted in the C-4 and C-5 zoning districts in the Land Development Code, Ordinance 3 No. 04-41, as amended - are limited to a maximum of thirty percent (30%) of the Overlay 4 land area (approximately 109 acres). To implement this Overlay, Collier County shall 5 initiate a Land Development Code amendment within two years of adoption. 6 7 To ensure compatibility and ameliorate impacts on For lands in this Overlay that are 8 adjacent to residentially or agriculturally zoned properties (including A-Rural Agricultural 9 or E-Estates zoned properties), a minimum 75-foot building setback, which includes a 10 minimum 20-foot wide vegetated landscape buffer, shall be provided. This vegetated 11 buffer shall be located adjacent to the property line and shall contain, at a minimum, two 12 staggered rows of trees that shall be spaced no more than 30 feet on center, and a 13 double row hedge at least 24 inches in height at time of planting and attaining a 14 minimum of three feet in height within one year. Existing native trees must be retained 15 within this 20-foot wide buffer area to aid in achieving this buffer requirement; other 16 existing native vegetation shall be retained, where possible, to aid in achieving this 17 buffer requirement. Water retention/detention areas shall be allowed in this buffer area if 18 left in natural state, and drainage conveyance through the buffer area shall be allowed if 19 necessary to reach an external outfall. For properties adjacent to residentially zoned 20 property, including properties zoned Agriculture (A) and Estates (E), the The required 21 75-foot setback may be reduced to 50 feet if a minimum 6-foot tall decorative wall or 22 fence providing at least 80 percent opacity is installed within the reduced setback, and if 23 providing that the required 20-foot wide landscape buffer and all required vegetation is 24 located between the wall or fence and the adjacent residentially and/or agriculturally 25 zoned properties. 26 27 28 Attachment 'A"9.A.7.i Packet Pg. 1691 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) HR HR I-MU LR LR CMU LR LR APO I-MU C M U LR IN LR I-MU HRSR CMU MR HR RT MR HR MR HR HR HR CMU MR MR CMU MR CMU CMU CR 846 SR 29SR 29 NS 1ST STN 15TH STLAKE TRAFFORD RD IMMOKALEE RDNEW MARKET RD W W MAIN ST E MAIN ST NEW MARKET RD E 0 0.5 1 1.50.25 Miles GIS MAPPING: BETH YANG, AICPGROWTH MANAGEMENT DEPARTMENT E IMMOKALEE FUTURE LAND USE MAPPROPOSED FLUM MAP LAKETRAFFORD Legend OVERL AYS AND SPEC IAL FEAT URES URBAN DESIGNATIO NIMMOKALEE F UTU RE L AND USE Lake Trafford/Camp Keais Strand System Overlay SR - Seminole Reservation Urban Infill and Redevelopment Area I-MU Commercial Overlay URBA N M IX ED USE DISTRICT URBA N IND USTRIAL D IST RIC T RT - Recreation Tourist Subdistrict LR - Low Residential Subdistrict MR - Medium Residential Subdistrict HR - High Residential Subdistrict CMU - Commercial Mixed Use subdistrict I-MU - Industrial Mixed Use Subdistrict APO - Immokalee Regional Airport Subdistrict IN - Industrial Subdistrict Immokalee Urban Area Boundary Collier County Arterial and Collector Roads Collier County Local Roads Attachment 'A"9.A.7.i Packet Pg. 1692 Attachment: 06_Transmittal Stf. Rpt. Attachmnt (10411 : 9A.7-IAMP Restudy Amendment Adoption) Immokalee Area Master Plan Restudy White Paper Prepared by the Growth Management Department, Community Planning Section Staff May 2018 9.A.7.j Packet Pg. 1693 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 1 Immokalee Area Master Plan Restudy Table of Contents Page Section 1: Introduction…………………………………………………………………………………………2 Section 2: Background…………………………………………………………..……………………………..3 Section 3: Public Outreach, Data and Analysis……………………………………..……………….7 Section 4: List of Initial Recommendations……………………………………………….…………16 Appendix A: Public Outreach………………………………………………………………………..…….17 9.A.7.j Packet Pg. 1694 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 2 Section 1: Introduction This White Paper provides a conceptual framework to address elements of the Immokalee Area Master Plan (IAMP) restudy. The IAMP is a separate element within the County’s Comprehensive Plan. This framework serves as a vehicle to further vet and inform staff , community leaders and the public in advance of the specific language that will be incorporated into the transmittal documents for Growth Management Plan amendment, and the public hearing process. The IAMP is the third of four restudies focused on eastern Collier County, as directed by the Board of County Commissioners (Board) on February 10, 2015. Focus areas of all four restudies include complementary land uses and economic vitality, including housing affordability, transportation and mobility, and environmental stewardship. The Community Planning staff in the Zoning Division of the Growth Management Department provide this document to describe the history and status the IAMP (Section 2), the planning process, outreach, data and analysis (Section 3) and the list of Initial recommendations (Section 4). Appendix A includes the full documentation of the public outreach process and results. The basic structure of the current IAMP is divided into two main parts: The Goals, Objectives and Policies (GOPs) section and the Land Use Designation Description section. The former section sets forth vision, values, requirements and aspirations; the latter describes specific subdistricts and their land uses within the IAMP. Both sections guide the Code of Ordinances and Land Development Code in enactment and updated amendments. 9.A.7.j Packet Pg. 1695 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 3 Section 2: Background History of the Immokalee Area Master Plan When Collier County was formed in 1923, the only non-coastal settlement in Collier County was located in the Immokalee and Corkscrew areas. Today, Immokalee is the only community of considerable size in interior Collier County. Immokalee was first settled by the Seminole Indians, who used the land as a camping and resting place. Hunters, cattlemen, and India n traders were the next inhabitants of Immokalee. They found their way to Immokalee around the middle of the 19 th century. No permanent settlers appeared in Immokalee until 1872. Immokalee has been known by several different names, changing with its varied settlers. The Seminoles gave Immokalee the name ―Gopher Ridge because of the unusual number of land turtles and gophers in the area. Immokalee was also known at one time as ―Allen Place after William Allen, one of the first settlers. The Community received its current name, Immokalee, meaning my home, in October 1897 with the naming of the first post office. The name was suggested by Bishop William Crane Gray, who argued that the name should be a Seminole word with pleasant associations. The population in Immokalee continued to grow, and the first school and church opened not long after the establishment of the post office. Immokalee possessed all the elements of a flourishing community, but was relatively isolated until 1921, when the Atlantic Coast Line Railway Company (ACL) expanded its lines south from LaBelle and broke the isolation. Before the railroad was extended to Immokalee, trips were made by waterway or by sand trails, which were terrible for traveling during the wet season. When Collier County was created in 1923, the transportation situation for the 74 citizens of Immokalee did not immediately improve. In fact, in order to reach the County seat at Everglades (now known as Everglades City), the residents of Immokalee had to first g o to the County seat of Lee County, Fort Myers, and then by boat to Everglades City, or they could drive south along poor road conditions to Marco Island and continue from Caxambas by boat. Barron Collier and his associates were aware of the importance of opening a direct route from Immokalee to Everglades City. They made a strenuous effort to open a North -South road and to induce the ACL to extend its lines to Everglades City. Efforts continued for the building of a roadway into Immokalee, but the transportation problem was not resolved until Immokalee Road (CR -846) was rebuilt and resurfaced a second time in 1955-56. With such a major improvement in the transportation system, Immokalee became a thriving center for ranching, farming, and lumbering. 9.A.7.j Packet Pg. 1696 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 4 The Immokalee community, with the improvements in transportation and its increasing popularity as an agricultural community, began to witness an influx of residents to the area. With such growth came the need for regulations to manage the activities occurr ing in the area. The Board of County Commissioners established an Immokalee Area Planning Commission (IAMPC) in October of 1965. The Community had its own Zoning and Subdivision Regulations, separate from the coastal area of Collier County. The Immokalee Area was governed under its own Zoning Ordinance until January 1982, when a unified Zoning Ordinance was adopted for the entire unincorporated Collier County. The duties of the IAMPC continued until September 1985 when the Collier Planning Commission was established with representatives from all areas within Collier County. Today, there is one representatives from County Commission District 5, which includes Immokalee, however the District 5 representative is from Golden Gate Estates, so there is not a representative from Immokalee serving on the Collier County Planning Commission. History of Planning Efforts in Immokalee Immokalee has long been recognized as a distinct community within Collier County due to its unique geographic, social, and economic characteristics. This distinction led to the establishment of the Immokalee Area Planning Commission in 1965 and separate zoning and subdivision regulations, which were in effect through 1982. While Immokalee is now regulated through the county -wide Land Development Code, Collier County reaffirmed the distinctive nature of Immokalee by designating it as a distinct Planning Community in the 1983 Comprehensive Plan. In 1989, Collier County adopted revisions to the comprehensive plan, and recommended that an area master plan for Immokalee be developed. This was completed in 1991 with the establishment of the Immokalee Area Master Plan (IAMP) as a separate element of the GMP. The IAMP supplements the county-wide goals, objectives, and policies of the Collier County GMP by providing Immokalee-specific provisions. On March 14, 2000, the Collier County Commission made a finding of conditions of blight for Immokalee through Resolution 2000-82, allowing for the establishment of the Immokalee Community Redevelopment Agency (CRA). The purpose of the CRA is not to create policy, as found within the GMP and IAMP, but rather to encourage economic and social improvement in the urban areas of Immokalee. To accomplish this, the CRA prepared the 2000 Immokalee Community Redevelopment Plan, which addresses the unique needs and overall goals for redevelopment of Immokalee, and identifies the types of projects planned for the area. By statute, the Redevelopment Plan is required to conform to the GMP. The Board of County Commissioners found it necessary to restudy the Immokalee Urban Designated Area after designating the CRA. On May 27, 2003, the Board of County Commissioners adopted Resolution 2003-192, thereby establishing the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory committee to the Board. On September 28, 2004, the Board adopted Ordinance 2004-62, extending the timeframe for the advisory committee and renaming it the Immokalee 9.A.7.j Packet Pg. 1697 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 5 Master Plan and Visioning Committee (IMPVC). Over a six-year period, the IMPVC and consultant conducted extensive public outreach, collected and analyzed data, drafted recommended amendments to the IAMP, and proceeded through the Growth Management Plan amendment hearing process, with an additional step of a community referendum to measu re support. Despite this extensive effort, and a favorable referendum result, the proposed amendments did not achieve the necessary super majority vote by the Board of County Commissioners for adoption. The current IAMP restudy has refocused the Immokalee community on the extensive time and effort spent on the previous IMPVC work. Staff has engaged the Immokalee CRA advisory board, the MSTU advisory board, the Immokalee Chamber of Commerce, all Collier County Departments, and Immokalee residents and business owners, to review and update the proposed IAMP. Current Conditions The Immokalee urban boundary encompasses approximately 17,092 acres. As of 2017, most of this acreage, approximately 10,000 acres, remains vacant or in agriculture production , as shown on Figure 1. Figure 1. Immokalee Vacant and Developed Properties 9.A.7.j Packet Pg. 1698 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 6 The population projection for 2017 was approximately 25,000 persons and through 2030 the permanent population estimate is expected to grow to just over 26,000 persons. Immokalee has a unique demographic; different than what is typically found in Collier County. According to census data, the median age of its residents is 28, compared to 47 county-wide. The majority (75.6%) of the Immokalee population is Hispanic. In Immokalee, the median worker income is approximately $16,000, well below the County median of $66,000. Typical work commute times differ, 51% of work commutes are under 25 minutes, 18.2% commute 25 -45 minutes, and 30.8% have a commute greater than 45 minutes. 9.A.7.j Packet Pg. 1699 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 7 Section 3: Public Outreach, Data and Analysis The Immokalee restudy public participation process included extensive engagement through meetings at the Immokalee Community Redevelopment Agency Advisory Board, Immokalee MSTU Advisory Board, Immokalee Chamber of Commerce and six advertised public workshops. Public workshops were announced and advertised in English, Creole and Spanish. Appendix A includes the public workshop summaries. The public workshops kicked-off with a visioning process. The intent was to clarify the community values and to ensure the IAMP reflects and addresses these values. The community- defined vision statement should provide guidance for implementing planning goals, objectives and policies. The vision statement established by Immokalee residents and business owners is: “Immokalee is a family-oriented community that supports a healthy lifestyle. It is attractive, environmentally sustainable and offers a full range of housing, recreation and education opportunities to meet all residents’ needs. Immokalee has a safe, well-connected network to walk and bicycle about town, as well as a roadway network needed to support the transport of goods and services. Business and job opportunities flourish in trade and distribution, agri -business, and ecotourism.” This vision statement reflects the need for the County to adopt land use and transportation policies that supports a healthy, family environment, a multi-modal transportation network, and economic development and redevelopment. 9.A.7.j Packet Pg. 1700 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 8 Land Use and Economic Vitality Within currently adopted Immokalee Area Master Plan there are numerous future land use designations ranging from low density residential use to industrial use. The previous restudy effort simplified land use designations with focus on combining multiple commercial designations into one Commercial-Mixed Use designation. In addition, the Industrial land use designations were modified to more accurately delineate the locations of the airport, i ndustrial, and industrial mixed-use designation. The majority of the residential designations remain the same with the exception of the “mixed residential” changing to “medium residential.” Some boundaries of these designation were modified to better address compatibility between residential densities and abutting commercial designations. In support of the community’s desire to promote eco-tourism, the Recreational Tourist land use designation at the north end of Lake Trafford was expanded farther south, abutting the lake. The densities associated with each residential land use are adequate and no further changes to density are proposed. A comparison of the land use designation changes is found in Table 1. These changes are visually represented on the Immokalee Future Land Use Map (Figure 2) and the Proposed Immokalee Future Land Use Map (Figure 3). Table 1 – Immokalee Land Use Designation Comparison Existing FLUM Designations Proposed FLUM Designations URBAN-MIXED USE DISTRICT URBAN-MIXED USE DISTRICT LR Low Residential LR Low Residential MR Mixed Residential MR Medium Residential HR High Residential HR High Residential NC Neighborhood Center Eliminated CC-MU Commerce Center-Mixed-Use Eliminated PUD Planned Unit Development Commercial Eliminated RT Recreational Tourist RT Recreational/Tourist CMU Commercial-Mixed Use URBAN-COMMERCIAL DISTRICT Eliminated C Commercial – SR 29 and Jefferson Ave. Eliminated URBAN - INDUSTRIAL DISTRICT URBAN - INDUSTRIAL DISTRICT ID Industrial IN Industrial CC-I Commerce Center - Industrial IMU Industrial Mixed Use BP Business Park Eliminated APO Immokalee Regional Airport The proposed changes supporting commercial, industrial and tourism land uses, are consistent with the community’s vision to support economic growth. 9.A.7.j Packet Pg. 1701 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 9 Figure 2. Current Adopted Immokalee FLUM Figure 3. Proposed Immokalee FLUM 9.A.7.j Packet Pg. 1702 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 10 In further review of the previous restudy language it was found that many of the GOPs focus solely on housing. While housing is an important factor in any Master Plan, housing can be viewed as one component of the broader view of the neighborhood. During the beginning of the public outreach for this restudy, it became clear the Immokalee community has a desire to think beyond the conditions of Immokalee housing and to begin by identifying neighborhoods, and work towards planning for complete neighborhoods. To this end, the Immokalee community has drafted Figure 4 the Immokalee Neighborhood Map. Figure 4. Draft Immokalee Neighborhoods Map The intent of identifying neighborhoods and preparing p olicies for neighborhoods is in part to implement a portion of the Immokalee vision statement that focuses on Immokalee as “a healthy, family-oriented community.” With policies focusing on the neighborhood, an evaluation of each neighborhood can determine needs, such as places for families to play within their neighborhood, sidewalks, lighting, stormwater management and waste management. Once needs are determined, projects can be evaluated to determine if multiple neighborhood objectives, such as 9.A.7.j Packet Pg. 1703 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 11 co-locating a sidewalk with a stormwater management project, can be efficiently and effectively achieved. Land Use Policies Recommendations The land use goals, objectives and policies (GOPs) derived during the previous restudy were reviewed and compared to the currently adopted policies. Staff and the Immokalee community found the intent of the GOPs were very similar, but the previous restudy effort simplified and made the language more concise. This more concise language is preferred. • Re-designation of the lands within the boundary of the Immokalee Regional Airport from Industrial (ID) to Immokalee Regional Airport Subdistrict (APO). • Revisions to the land use designations in the IAMP FLUM include: o An increase of +200 acres of Recreational Tourist (RT) designated lands. o A five percent reduction of residential designated lands. This change of over +636 acres of residential designated lands are proposed to be re-designated to allow commercial and industrial development, as well as uses that are allowed under the RT designation. o An increase of +462 acres of industrial designated lands. This increase includes the re- designation from Industrial (I) to Immokalee Regional Airport Subdistrict (APO) of 1,381 acres of land that is part of the Immokalee Regional Airport within the Immokalee urban boundary. 9.A.7.j Packet Pg. 1704 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 12 Transportation and Mobility Immokalee is historically an agriculutre town with need to support freight traffic. Challenges have occurred where large trucks and pedestrian traffic is heavy, and using the same corridors, particularly along Main Street. Immokalee has a fairly, well-connected roadway network as can be seen on the Figure 5 aerial view. However, there are some local street interconnections needed to better enhance transit service and pedestrian and bicycle access. Figure 5. Immokalee’s Roadway Network Aerial View Figure 6, the 2040 Long Range Transportation Plan Needs Assessment identifies several needed roadway improvements along major corridors such as SR 29, SR 82 and the planned “by -pass corridor” which is intended to provide freight traffic an alternate route off Main Street. 9.A.7.j Packet Pg. 1705 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 13 Figure 6. 2040 Long Range Transportation Plan Needs Assessment 9.A.7.j Packet Pg. 1706 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 14 Figure 7. TIGER Grant Project Area Map Additionally, recognizing the transportation needs of pedestrians, the Collier MPO Walkable Community Study to assess and prioritize pedestrian facility needs This study helped to provide support for a TIGER grant application for infrastructure improvement around New Market Road. Collier County was successful in the grant application as was awarded $17 million for the improvements shown in Figure 7. Transportation Policies Recommendations • Support all transportation needs within Immokalee with an emphasis on freight movement and walkability. Walkability will be improved through the ongoing implementation of the recommendations of the MPO’s Walkability Study. • Plan for new collector roads and interconnecting local streets to enhance transit, walking and cycling. • Coordinate with FDOT on state roadway projects. 9.A.7.j Packet Pg. 1707 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 15 Environmental Stewardship Within the Immokalee there is a significant wetland system connected to Lake Trafford and Camp Keais Strand system. The primary concern for potential environmental degradation in Immokalee is associated with the water quality as discharged into this wetland system and ultimately Lake Trafford. The proposed Future Land Use Map updates the wetland delineation, referred to Lake Trafford/Camp Keais Strand System Overly (LT/CKSSO). The revised area encompasses approximately 1,492 acres. This wetland system can easily be identified running east of Lake Trafford, and south of the developed urban as shown in Figure 8. The proposed IAMP address the protection of natural resources through specific development standards and incentives. Figure 8. Immokalee Wetland System Environmental Policies Recommendations Recommended Policy • Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais Strand System Overlay. • Incentivize the movement of development rights from the wetland system. • Amend the Land Development Code to establish best management practices to minimize adverse impacts to Lake Trafford. 9.A.7.j Packet Pg. 1708 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 16 Section 4: List of Initial Recommendations Land Use Policies Recommendations • Re-designation of the lands within the boundary of the Immokalee Regional Airport from Industrial (ID) to Immokalee Regional Airport Subdistrict (APO). • Revisions to the land use designations in the IAMP FLUM include: o An increase of +200 acres of Recreational Tourist (RT) designated lands. o A five percent reduction of residential designated lands. This change of over +636 acres of residential designated lands are proposed to be re-designated to allow commercial and industrial development, as well as uses that are allowed under the RT designation. o An increase of +462 acres of industrial designated lands. This increase includes the re- designation from Industrial (I) to Immokalee Regional Airport Subdistrict (APO) of 1,381 acres of land that is part of the Immokalee Regional Airport within the Immokalee urban boundary. Transportation Policies Recommendations • Support all transportation needs within Immokalee with an emphasis on freight movement and walkability. Walkability will be improved through the ongoing implementation of the recommendations of the MPO’s Walkability Study. • Plan for new collector roads and interconnecting local streets to enhance transit, walking and cycling. • Coordinate with FDOT on state roadway projects. Environmental Policies Recommendations • Re-configuration of the wetland boundary that connects to Lake Trafford/Camp Keais Strand System Overlay. • Incentivize the movement of development rights from the wetland system. • Amend the Land Development Code to establish best management practices to minimize adverse impacts to Lake Trafford. 9.A.7.j Packet Pg. 1709 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 17 Appendix A Immokalee Area Master Plan Restudy Public Outreach 9.A.7.j Packet Pg. 1710 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 18 Introduction The Immokalee Area Master Plan (GGAMP) public outreach process included extensive public engagement. Residents and stakeholders were encouraged to provide input through multiple platforms including meetings with the Community Redevelopment Agency Advisory Board, MSTU advisory board, Chamber of Commerce and six public workshops. The public workshops began with the establishment of the community’s vision statement. Staff obtained an outdate draft vision statement and presented it to the community for their evaluation and suggested edits. Following several iterations, the community embraced the following vision. Immokalee Vision Statement “Immokalee is a family-oriented community that supports a healthy lifestyle. It is attractive, environmentally sustainable and offers a full range of housing, recreation and education opportunities to meet all residents’ needs. Immokalee has a safe, well-connected network to walk and bicycle about town, as well as a roadway network needed to support the transport of goods and services. Business and job opportunities flourish in trade and distribution, agri -business, and ecotourism.” 9.A.7.j Packet Pg. 1711 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 19 Immokalee Area Master Plan Restudy Public Workshop #1 Summary February 15th, 2018 – CareerSource 750 South 5th St. (8:30 a.m. –10:30 a.m.) The first public workshop for the Immokalee Area Master Plan Restudy was held on February 15th, 2018 at CareerSource. The meeting began approximately 8:45 a.m. The majority of the attendees were Collier County and Immokalee CRA officials and staff. Three members of the public attended. Anita Jenkins, Collier County Principal Planner gave a brief history of the development of Immokalee and described the previous attempts of collecting data and applying master plan changes from 2003 to 2012. She asked audience members about the previous planning process, and one audience member noted that the previous members of the County Commission were not on the same page as the residents. She discussed the existing and proposed master plan goals that will be the subject of a roundtable discussion. She then described the next steps of the Restudy process. Lastly, she explained the Rural Land Stewardship Area (RLSA) Restudy and Kris Van Lengen, Community Planning Manager at Collier County, invited anyone interested to be involved. An Immokalee resident raised a concern about this master plan process working simultaneously with ongoing transportation planning, airport master planning, and parks and recreation master plans. Another resident reiterated that there is a concern over a lack of coordination and communication between these different master plans. This concern led to a discussion of the new “loop road” which is outside of the scope of the future land use map beyond ensuring that the policies written do not forbid its creation, such as restricting four lane roads. Anita then focused on the vision statement, master plan goals, and various maps to discuss future land use and neighborhoods for roundtable discussion. The vision statement was derived from a previous CRA vision, and the audience agreed to include the term “family-oriented.” Residents also discussed the priority of making the community more walkable because it’s a necessity. This lead to a conversation of the general consensus on a need for a civic center or some type of public use facility. Anita then discussed proposed goals, referring to handouts. Residents commented on affordable housing. They said Habitat for Humanity homes are not options for workforce or moderate income level housing, therefore there needs to be more workforce housing and a variety of housing stock. There was discussion about the limited amount of land in Immokalee for development of housing, other than that land which is owned by a few large companies. Residents emphasized the need to have coordination with these companies, urging their presence at these workshops. Anita provided guidance about potential incentive-driven policies. Anita also asked that if anyone would require additional data and analysis for pursuing grants to please provide this feedback along with policy suggestions. 9.A.7.j Packet Pg. 1712 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 20 Despite sitting in a small group, subgroups broke out to discuss the maps depicting Future Land Use, aerial views and sidewalks. There was agreement to create a sidewalk master plan that includes sidewalks on all roads in Immokalee and a priority list for implementation. 9.A.7.j Packet Pg. 1713 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 21 Immokalee Area Master Plan Restudy Public Workshop #2 Summary February 15, 2018 – Revelation Church (5:30 p.m. - 7:30 p.m.) The second public input meeting for the Immokalee Area Master Plan Restudy was held on February 15, 2018 at Revelation Church. The meeting began at approximately 5:30 p.m. Ten people attended the meeting, four were County officials and staff and six were members of the public. See attached for sign in sheet. Anita Jenkins, Principal Planner with Collier County Growth Management Department, began the evening with a presentation summarizing the Immokalee Master Plan background and purpose. Anita summarized portions of existing uses and future land use and zoning. Anita emphasized the intent of the Master Plan is a top-level view of land use designations that directs goals and visions. Additionally, she emphasized that zoning controls development standards, setbacks, etc. She highlighted the meeting schedule for the next public meetings and outlined the next steps for having the Master Plan transmitted and adopted. Anita started discussion by asking the audience “What happened in the 2008-2012 Master Plan Update study that you wanted, but didn’t happen?” Feedback and several concerns were provided regarding infrastructure, housing, funding and natural resource protection as summarized below. Infrastructure • Need for improved roadways • Immokalee needs a hospital and/or urgent care Housing • Inability to easily move, upgrade or replace mobile homes due to current development standards in the Land Development Code (LDC) • Ability to support density blending Funding • Concern for losing funding in the future • Desire to capture funding for Immokalee specifically versus the majority of funding directed towards Ave Maria Natural Resources 9.A.7.j Packet Pg. 1714 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 22 • Allow density blending to encourage protection of natural resources, specifically the slough and other wetlands • TDR programs are too expensive to buy/manage credits Other Comments • Show surrounding land uses on the Master Plan Map, including RSLA lands • Restrictive and overly detailed language in the Growth Management Plan is more appropriate for the LDC The next portion of the meeting was focused on revising the Immokalee Draft Vision Statement. An audience member asked, “What does Immokalee stand for?” and the audience responded, “My Home.” It was suggested to somehow include “My Home” in the vision statement. Other comments related to vision statement revisions included shortening the vision statement, replacing agri- tourisim and ecotourism with just tourism, and a preference to keep ecotourism separate to reflect the amount of farms and ranches in Immokalee. The terms affordable and workforce housing project a negative connotation. The audience did acknowledge the need and current land use for affordable and workforce housing, but also desire moderate and luxury housing. The audience proposed several solutions including attention to affordable housing, diversified housing, or housing accessible to all. While discussing housing visions, it was mentioned that Hendry County has no impact fees. It was suggested to create policy and incentives for developers to bring specific (higher end) housing and businesses to Immokalee. Several audience members commented throughout the workshop about expanding the airport area to bring more business and inquired on how to collect funding opportunities from potential airport growth or expansion. The audience expressed concern that Immokalee wants to be a part of the County, but they are different. The difficulties stem from wanting a fair share of funding, being subject to County policies and standards, and wanting to maintain the current commu nity culture. The conversation then shifted to the community strengths which includes a vibrant main street with appealing restaurants. However, it was acknowledged owners of older properties are resistant to change, improvement or demolition of their structures. The conversation shifted towards the less favorable conditions of many homes and abandoned businesses. Community education to encourage home improvement was suggested. Anita refocused the group to discuss the currently adopted and proposed goals. The group agreed that the proposed goals were preferred to the adopted goals and chose to discuss only the proposed goals going forward. Adopted GOAL 1 (proposed GOAL 6) was moved to be and objective so was not discussed. 9.A.7.j Packet Pg. 1715 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 23 Adopted GOAL 2 (proposed GOAL 3) was discussed first. It was suggested that the term sanitary be removed. Everyone wants sanitary housing and using the term in a goal suggests that current standards are not sanitary which subsequently discourages businesses to locate to Immokalee. The Slough, Lake Trafford and other named natural resources should be specifically identified in proposed GOAL 5 (adopted GOAL 3) or in the associated policies. A heavy emphasis was then placed on the need for parks and public facilities. Some of the audience felt strongly about Immokalee’s park deficiency and lack of sidewalks, bike paths, wide roads, or transit for kids to access the limited park locations. Other audience members disagreed with the lack of public parks. Discussion continued on the parks topic including Immokalee’s award-winning soccer team, lack of public facilities at soccer fields, kids playing half field due to lack of parks, and the inability to host tournaments due to lack of public restrooms at the fields. Adopted GOAL 6 (proposed GOAL 2) focused on the economy. The group again expressed desire to improve the airport and collect funding from the airport. Proposed GOAL 1, GOAL 7 and GOAL 8 were widely accepted among the group. The group was in favor of continuing to implement the Immokalee Community Plan. One audience member suggested a policy for safer routes in and out of Immokalee. Another audience member suggested proposed GOAL 1 to “Annually Identify the priorities of the Immokalee Community and the Immokalee portion of the Collier County Community Redevelopment Agency.” The group revisited the Vision Statement. It was suggested and agreed to revise the “outstanding schools” portion. The group said this was not a realistic goal and suggested to revise to “promote outstanding education” which would broaden the goal to include information technology and other workforce training institutions. One final comment suggested addressing agri-research as a policy under the appropriate goal. Anita then directed the group to identify existing known neighborhoods on the aerial maps provided. Circles were provided as a quarter-mile reference. The team wanted to know why identifying neighborhoods was important. Anita and the group collectively answered this question by saying it was important to determine which areas needed parks and/or infrastructure and to spread the wealth when new projects or budgets arise. The team did not identify any new neighborhoods, but Anita did point out neighborhoods identified in the morning workshop an d the group did recognize those neighborhoods as distinct areas. The Sidewalks Map was then reviewed. The group unanimously agreed that Immokalee needs more sidewalks, specifically on paths near and to schools, generally everywhere for bicycles, and requested a sidewalk/bike connection to Ave Maria. The audience expressed concerns including narrow roads, poor or no lighting, and beaten dirt paths that indicate a need for sidewalks. 9.A.7.j Packet Pg. 1716 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 24 The audience suggested to include reference to State Road 29 enhancements for transporting people and goods in and out of town into the GMP, as well as referencing improvements to County Road 846 connecting to Naples. Final comments from the audience focused on enhancing airport improvements and focusing on manufacturing goods and shipping them out via truck or air. 9.A.7.j Packet Pg. 1717 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 25 Immokalee Area Master Plan Restudy Public Workshop #3 Summary February 20, 2018 – RCMA Rollason Office Classroom (9:00 a.m. – 11:00 a.m.) The third public input meeting for the Immokalee Area Master Plan Restudy was held on February 20th, 2018 at Revelation Church. The meeting began at approximately 9:15 a.m. and ended at approximately 11:20 a.m. Sixteen people attended the event, see attached for sign in sheet. Anita Jenkins, Principal Planner with Collier County Growth Management, began the session with a short introduction and participants introduced themselves as well. Anita summarized the future land use map, and she mentioned the other master plans that are underway, including the Parks Master Plan. She summarized the Immokalee Master Plan background and purpose, explaining the difference between goals and policies, and outlined the next steps for having the Master Plan transmitted and adopted before the end of the year. Anita identified the handouts on the table explaining the agenda for the meeting. Anita noted the sidewalks map will be updated. There were three tables, each including one facilitator. The following was discussed at the three tables: Vision • Agree with previous meetings on adding the term “family-oriented” • The vision statement seems out of reach and not the current state of things; once the idea of a vision statement was explained, it was agreed that this is a good direction to take • Highlight on the cultural strengths that exist in Immokalee Infrastructure • Need for improved roadways (a lot of unpaved roads) • Immokalee needs a hospital and/or urgent care o A lot of residents drive over an hour to go to their doctor; a health facility that accommodates the population is needed • Prioritize “attractive” appeal (as mentioned in the vision statement). Main roads that people use when coming in from Naples or from the north on State Road 29 should be more inviting. 9.A.7.j Packet Pg. 1718 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 26 o Landscaping along roads important for unity throughout Immokalee; focus on maintenance of this landscaping • Street lighting is a priority • Sidewalks on all streets, especially on main spine roads (Immokalee Road, State Road 29, Lake Trafford Road, New Market Road) • Traffic light needed at State Road 29 and Westclox Street; unsafe intersection • Greater traffic calming and re-evaluation of speed limits through residential communities and improved road connectivity • Prioritize safety for both vehicular and pedestrian movement • Language in infrastructure goal should include ‘safe’ and focus on pedestrian and public transit infrastructure: shelters, sidewalks, lighting • Crash data may reflect need for sidewalks instead of paved shoulders • Evacuation route needed west of State Road 29 • Storm water management improvements (specifically along New Market) • Emphasize need for an additional corridor (Loop road) Housing • The term “sanitary housing” is supported. Participants feel this is important for landlords to follow. • Workforce and/or affordable housing is necessary to support the existing community. • Do not want higher-end housing so land value does not increase; if land value increases this is problematic for residents • Do not want the negative impression of poverty in Immokalee; does not want to be only viewed as low-income • Incentives are supported to repurpose housing/existing structures Funding • Funding from County must go into road improvements before civic center • County must be more involved with developers and the public; redevelopment plans should be public so there is involvement Economy • Initiative to be health-conscience; a lot of residents go to the nearest Dollar General to buy processed foods • Create opportunity/incentive for big box stores • Big Box stores would be good if they complement local businesses rather than compete; most residents must drive for an hour to purchase anything besides basic groceries • Local businesses are not diverse because they are all run by a small handful of owners 9.A.7.j Packet Pg. 1719 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 27 • Create opportunity/incentive for specialty commercial/retail which fit the character of Immokalee (farmers’ markets, craft boutiques, cafes, small groceries, flea markets) • Traffic is horrible around Winn-Dixie since it’s the main place for groceries, thus more options are needed • The County should meet with landowners to find out what they consid er to be valid incentives • Existing business could provide positive reviews of area to promote new businesses to come in; this can counter the “crime-ridden” stereotype Other Comments • Break the cycle and provide places and activities for children to play indoors safe out of the rain and heat (i.e., gymnastics, arts) • Culturally driven design standards; increase of murals/public art helps reduce crime rates o RCMA design as a good precedent o Do not over-design landscape to allow for “eyes on the street” o Community/historically-based art • Landscaping standards are important as well – not just design standards • Incentivize redevelopment of existing vacant infrastructure • Need the County to improve existing conditions (roads, street lights, landscape and landscape maintenance, etc.) as a priority over building a civic center • Establishing a connection between the CRA and the Sheriff o This is to help prove this is a safe community, but it is wrongly portrayed • Public transportation needs to be more transparent; publicized, multiple languages and easily read maps • Often an issue with parking The table discussions also addressed future land uses, neighborhoods and sidewalks based on the maps provided. Two of the three tables worked out neighborhood boundaries on their aerial maps. These were collected for analysis by staff. Anita indicated staff may assist in creating graphics that reflect the strengths of Immokalee for local tourism and to make Immokalee more inviting. Near the end of this discussion Frank informed the group that the CRA would like to start a leadership initiative reflecting the Leadership Collier program and encouraged attendees to be a part of it and to let other residents know who may be interested. 9.A.7.j Packet Pg. 1720 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 28 Immokalee Area Master Plan Restudy Public Workshop #4 Summary February 15, 2018 – Immokalee Community Park (5:30 p.m. - 7:30 p.m.) The fourth public input meeting for the Immokalee Area Master Plan Restudy was held on February 20, 2018 at the Immokalee Community Park. The meeting began at approximately 5:50 p.m. Seven people attended the meeting, four were County officials and staff and three were members of the public. See attached for the sign in sheet. Anita Jenkins, Principal Planner with Collier County Growth Management, began the evening with a discussion summarizing the Immokalee Master Plan background and purpose. Anita summarized existing uses and future land use and zoning. She emphasized the intent of the Master Plan is a top-level view of land use designations that directs goals and visions. She pointed out that zoning controls development standards, setbacks, etc. She highlighted the meeting schedule for the next public meetings in March 2018 and outlined the next steps for having the Master Plan transmitted and adopted with an anticipated completion at the end of 2018. Anita started discussion by explaining the Proposed Immokalee Future Land Use Map (FLUM). She explained that the proposed changes would not render property incompatible or inconsistent. Anita then introduced the Vision Statement stating that it is currently drafted from the CRA Vision Statement which was created with public input. Participants in prior meetings suggested including a focus on families. The public asked “Does stable neighborhoods mean a focus away from migrant housing?” Anita said that the vision statement refers to stable neighborhoods with the intent to improve dilapidated homes and encourage appropriate uses, such as excluding industrial uses in residential areas. Anita assured that there were not a significant number of changes to the proposed Future Land Use Map. The most significant changes include a larger Immokalee Regional Airport Subdistrict boundary and an extension of the Recreation Tourist Subdistrict to wrap around Lake Trafford. Anita indicated that the color scheme is different between the adopted and propos ed Future Land Use Map; it is updated with colors that are more consistent with industry standards. For example, gray is commonly associated with Industrial uses and red is commonly associated with commercial uses. 9.A.7.j Packet Pg. 1721 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 29 Anita further explained that updating the Master Plan entices business owners and investors to build in Immokalee because appropriately designated land creates “build-ready” sites that are attractive to investors and builders. A participant suggested there was an issue of decreased property values associated with the proposed Master Plan Update in 2012. Anita said; the proposed changes do not affect zoning; they simply allow more opportunity without requiring a long Comprehensive Plan Amendment process. Questions were raised regarding the State Road 29 reconfiguration, specifically the potential for commercial growth, and staff identified that State Road 29 is intended for truck use and no changes are proposed for commercial use along State Road 29 at this time because it is intended to function as an alternate route or bypass. In response to inquiries about the updating of land uses every ten or five years, staff responded that land uses were previously updated in seven-year cycles but that is no longer required. Others commented in order to rezone property, the project must meet the three C’s: Consistency, Concurrency and Compatibility. Staff explained that the proposed goals are similar but more concise than the adopted goals. Generally, goals are broad while policies are more detailed and specific. Staff indicated that proposed GOAL 7 is specific to Immokalee and is intended to further define setbacks, landscape standards, etc. to make Immokalee unique. Staff further discussed the Future Land Use Map and explained that commercial areas are justified by population. Industrial areas are guided by opportunity, and not population driven. An aerial map was presented by staff with the intent to identify existing neighborhoods. Anita highlighted a few existing neighborhoods including the Golden Triangle and the Fruit Bowl. She posed questions such as, “Is this neighborhood complete?” Defining neighborhoods elevate the family focus that Immokalee desires and provides opportunity to coordinate needs. For example, does Southside need sidewalks? When asked about replacing mobile homes per the proposed Future Land Use policies, staff said the mobile home replacement issue was resolved in 2017 through the Land Development Code. The public asked if an owner or developer would still need to go through zoning to build an apartment complex. Staff responded that yes, zoning is still required for development, however, it is easiest to choose an existing area with higher residential density allowed per the Future Land Use 9.A.7.j Packet Pg. 1722 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 30 Map. However, an apartment complex could be sought nearly anywhere if and when a developer goes through a Comprehensive Plan Amendment, which takes a lot of time. Staff presented the Sidewalks Map and pointed out numerous transit stops, but a lack of sidewalk connection. Anita suggested that an updated plan for future sidewalks allows staff to write grants to meet the goals. Anita provided an email address for comments and documents to be published (IAMPrestudy@colliercountyfl.gov). There will be two more workshops in March. The meeting ended at approximately 6:45p.m. 9.A.7.j Packet Pg. 1723 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 31 Immokalee Area Master Plan Restudy Public Workshop #5 Summary April 25th, 2018 – CareerSource 750 South 5th St. (8:30 a.m. –10:30 a.m.) The Immokalee Master Plan morning session meeting began at approximately 8:38 a.m. and concluded at approximately 10:27 a.m. This was a joint CRA, MSTU and Immokalee Area Master Plan public meeting. The Pledge of Allegiance was conducted, followed by a moment of silence. The date was announced, along with roll call. Approximately five members of the CRA, five members of the MSTU, and eleven members of the public were in attendance. Attendees were each given a hard-copy of meeting material for review and discussion. The distributed Proposed Immokalee Area Mater Plan reflected the comments from previous public meetings and recommendations from Collier County staff in strike-through and underline format. A Future Land Use Map, Neighborhoods Map, and Sidewalk Map associated with the Master Plan were also distributed. Anita Jenkins opened the meeting and explained that any additional comments can be emailed to IAMPrestudy@CollierCountyFL.gov until May 25th. In June, staff will have the Master Plan material prepared and submitted to the Board of County Commissioners. Anita presented the proposed changes to the Master Plan in page-by-page format. She referenced the introduction on pages 2 and 3, which has been updated since the 2012 Restudy data. The Vis ion Statement is included with the introduction, and it has been updated to reflect the policies. Pages 4 and 5 included only minor revisions. Page 6 begins the discussion of Goal 1, which is important for conveying to others what is important to the community. The focus of Goal 1 is business opportunities, positivity and enhancing and diversifying the community. She explained that the CRA “Project List” is more appropriate in the Infrastructure section. Anita explained that the references to economic drivers were not changed. Anita discussed Policy 2.2.1 related to the Expedited Review process which was important from 2012 to 2016. She shared Resolution 2016-247 with the attendees and said because the resolution has been adopted, it’s not important to still be referenced in the Master Plan. Policy 2.4.2 Cultural Programs and Facilities was deemed repetitive of Policy 1.3.1, so it was removed to keep the document concise. The next change was to Technical Assistance which has been 9.A.7.j Packet Pg. 1724 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 32 reworked to remove the responsibility of the CRA so as not to overburden them. The BOCC is a better option to delegate tasks to the most appropriate staff. Anita then discussed changes based on prior workshops to address housing and neighborhoods per Objective 2.1 and Collier County’s intent to “identify neighborhood improvements needed to elevate the neighborhood quality of life.” At previous Master Plan public meetings, attendees were asked to identify neighborhoods within Immokalee and to refine boundaries. Anita asked attendees to review the Neighborhoods Map to ensure it is correct. This helps to accurately identify needs on a neighborhood basis, including parks, tot lots, water management projects, transit stops, safe access and lighting. Anita then mentioned that she is not only working with the community, but also with County Transportation staff and the Housing Department. She noted that the Florida Health Department has authority over farmworker and migrant housing, and the County only has control over the development standards for such housing. Policies in the Master Plan are limited on matters that are governed by agencies other than the County. An attendee commented that it is a mistake to focus on farmworker housing. Instead, the focus should be housing that supports the workforce, noting that tourism is a driving force and the housing need to be addressed to accommodate this. Anita responded that Goal 2 is to provide quality neighborhoods with a full range of housing for all. She welcomed attendees to provide strengthened language for that goal. Anita referenced Policy 2.2.1 Targeted Redevelopment Areas meant to address neighborhood needs. Areas of concern include sidewalks, lighting, recreation areas and proximity to fresh foods. Instead of fresh foods being available exclusively at flea markets, they should be available within neighborhoods with specific design requirements to be outlined in the Land Development Code. Anita spoke to Policy 2.2.6 Farmworker Housing Land Development Regulation s. This policy is being maintained in the Master Plan, and language is added noting that there need to be quality neighborhoods with a full range of housing for all Immokalee residents. She added that Collier County is currently in the midst of an extensive housing study, and the incentives are being worked out through Board of County Commissioner direction. Those incentives are referenced in the Master Plan. Objective 3.1 is the location where reference to the CRA Project List is proposed to move. Commissioner McDaniel referenced Policy 3.1.2, stating it gives a pass for the Board to extend timeframes. Anita said that timeframes are established, but the Board has authority to adjust them. Discussion ensued about removing Policy 3.1.2 because it says that there is a timeframe established, but not really, making it contradictory. Another attendee agreed to remove the policy language. Debrah Forester suggested changing the title of “Targeted Redevelopment Area” to “Targeted Neighborhood Areas.” The CRA has Improvement areas and this might be confusing. She also 9.A.7.j Packet Pg. 1725 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 33 suggested establishing priority improvements than can be reviewed annually. The idea of identifying and referring to neighborhoods was discussed by the group. Debrah Forester suggested adding the verbiage “coordination with departments” in Policy 1.5.1. to reach the end goal of all County agencies being accessible. On Page 13 in Policy 4.2.1, “encouraging active lifestyles” was moved back to the neighborhood section where the policy intent is similar. Anita explained that neighborhood “facilities” may be conveyed a “buildings,” which is not the intent, because a ballfield or tot lot can be a neighborhood facility. Thus, the idea of recreational areas is preferred. Anita explained a Parks M aster Plan effort is ongoing, and it will address community park policies. An attendee asked: Will Anita cross reference the Parks Master Plan? Anita confirmed it is a good idea, and the Housing Plan will also be cross referenced. An attendee suggested that recreation areas should not only be on the ground, but also on the roofs of some buildings. An attendee asked about Objective 1.3, Tourism, Recreation, Entertainment and Cultural Opportunities and noted the plan only references recreation. Tourism and Cultural Opportunities should have their own objectives to identify expansion opportunities. Anita mentioned that tourism is referenced in an Objective, and subsequent policies, but there is a possibility to expand and give greater specificity. The attendee said she will send further comments via email. Another attendee mentioned that agritourism is skipped in Objective 1.3, and it should be added. More comments were shared about keeping the language general and expanding on the entertainment policy. Anita noted to add an objective the under economic goal and move agritourism policy there as well. It was suggested to expand and explain the entertainment policy. Anita discussed arrangements of the document including an additional Objective under the economic development goal. Debrah Forester then mentioned that tourism promotes people to live, work and conduct business in Immokalee. Anita advised against pulling the objective apart, but just enhancing and being more specific in the policies. She mentioned that she is cautious about making any changes without the public’s input, and she appreciates the feedback. Regarding Policy 3.3.1 on page 13, an attendee asked why the word “future” is being crossed out. Anita explained that the County is prioritizing the people who live here now. The Land Development Code specifies and requires new neighborhoods to connect to existing neighborhoods and the grid system. Anita suggested to add a policy for new neighborhoods to connect wi th the existing grid system with sidewalks as well. 9.A.7.j Packet Pg. 1726 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 34 Debrah asked if the Sidewalk Map will be referenced in the Master Plan. Anita confirmed that is will be included. The idea of adding verbiage “as amended” was suggested so the Master Plan would maintain consistency over time. An attendee mentioned the Long-Range Transportation Improvements should be bulleted according to priority. For example, improve SR 82 and SR 29 and add the bypass road later. Anita responded that the Transportation Department gave updates on road projects, noting State Road 82 is underway, and SR 29 is being discussed. Anita mentioned that bypass alternatives are being reviewed. She noted that in the northwest area there is a lack of a complete grid that restricts bus access, and that bicycle and pedestrian pathways are needed in so many areas. The attendee reiterated that the multiple references to the bypass road gives the wrong impression that it’s a high priority for Immokalee. Debrah Forester suggested a separate policy on transportation, specific to completing the grid system. Long-term transportation is addressed by the MPO, but there are opportunities for identifying regional projects that needs funding. An attendee mentioned that a one-page guide is needed to explain what this Master Plan is and is not. Everyone has different opinions on what this is. Anita said she’d be happy to provide such a guide. Anita explained references to transit services on page 15, which she has reviewed with Michelle Arnold the Collier Area Transit Director. The Transit staff need to address corridors and indicate improvements. The Master Plan addresses corridors but not transit operations, which is subject to change as technology changes. She said there is no need for the transportation concurrency policy, which was inserted during the last Restudy. Anita said there is plenty of road capacity in Immokalee and no density increases are proposed, so there are no concurrency deficiencies and the policy is not needed. An attendee asked if a downtown business could be on a first -floor with second-floor residential. Anita confirmed that is already allowed in the Mixed-Use District. Anita reviewed page 16 and the Clean Immokalee Plan. She referenced a presentation by Roy Spence, Hall of Famer in the marketing business, who coined “Don’t Mess with Texas” as part of a Clean Up Texas Campaign with public service announcements provided by Willie Nelson and Stevie Ray Vaughan. She mentioned that this strategy should be considered. Immokalee has great athletes who could promote a Clean Immokalee campaign. Debrah mentioned that a timeframe for development and implementation needed to be added to this policy, and Anita suggested adding a two-year timeframe. Anita discussed Policy 4.1.1. on page 16 related to incentives through land development regulations, including studying other Transfer of Development Rights (TDR) programs. Anita advised that other strategies should be pursued rather than TDRs. Buying TDRs costs money and in turn r aises housing costs. Natural resource protection can be accomplished through water farming and mitigation, and 9.A.7.j Packet Pg. 1727 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 35 she suggested that staff resources could be used to consider other natural resource protection opportunities. An attendee asked if TDRs could be maintained as an option. Another attendee replied that the that the policy directs staff to study other TDR programs. Anita reiterated that TDRs costs money, which raise the costs of housing, and that density blending that preserves land and allows development should be explored. Commissioner McDaniel mentioned that the Board is looking to create an Immokalee Chapter in the LDC to address such issues as these. He cautioned that evaluating the TDR options could be costly. An attendee mentioned that while it is great to address in the LDC, it is also important to include a general reference to TDRs so the Master Plan is not inconsistent. Anita then mentioned that Policy 4.1.1 on page 16 does address density bonuses and transfer of rights. Kris Van Lengen commented that Policy 4.1.1 was very specific and questioned if such specificity was needed. Other attendees agreed with this concern. Anita advised that the title for Policy 4.1.2 is changed from Lake Trafford Development to Lake Trafford Water Quality. The title change reflects the continuation of water quality improvements. Anita noted that she met with Pollution Control staff to ensure this is still accurate. Anita described deleting Policy 5.1.4 entitled “Conservation Designation,” because the term “conservation” may bring about unintended consequences to the detriment of eco-tourism by limiting the recreational use of properties. Instead, protection functions can be accomplished through easements. Anita advises that Policy 6.1.3 is removed, because it’s redundant to the right-to-farm act in Florida Statues. Policy 6.1.4 related to farmworker housing is also removed because the Florida Department of Health regulates this topic. Anita discussed the policies on rezoning and consistency by policy for mobile homes. An a ttendee asked why mobile homes are referenced as “temporary” residency? Anita explained that it is associated with temporary homes during construction in Agricultural areas. She described issues that arose from the 2012 planning effort affecting the abil ity for continuation of mobile home properties. She described the overlay in the LDC for Immokalee mobile home properties. She said the LDC is the resource for anyone interested to review the mobile home overlay standards for Immokalee, which have recently been adopted to address local issues. Anita pointed out that Immokalee is a food desert. There is limited access to fruits or vegetables. She explained the recommended addition to the policy allowing for fresh fruit and vegetable stands or trucks in neighborhoods. A participant asked if there are standards included for fruit or vegetable stands. Anita answered that the LDC will address standards, and the Master Plan just allows for them. The group discussed that standards and better Code enforcement are needed so illegal operations can be dealt with. 9.A.7.j Packet Pg. 1728 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 36 Anita identified proposed updates to Policy 6.1.2 related to the location of service uses to reference “community” parks within a ½-mile area. Commissioner McDaniel mentioned that these policies will assist the Board and staff to direct implementation. Policy 7.1.3 related to innovative design was removed because it’s redundant. Anita referenced the Immokalee Government Services Center and noted that the public wants a civic center for people to gather, providing opportunities for entertainment and cultural uses. An attendee mentioned that the Master Plan language gives the appearance that a mayor is wanted, and no one wants that. The attendee expressed that government staff should be based in Naples, not in Immokalee. Commissioner McDaniel stressed that the Master Plan identifies that government offices could be located in one area. Anita said a mayor was not the intent of a government center, and that the revisions were based on public input, which is important. Anita went on to discuss commercial zoning and separation standards, and verbiage was added to include “unless authorized by BOCC” to allow for applicants to ask Board approval of projects that are good for the community. Commissioner McDaniel noted the criteria seem too specific, and Anita stated she agreed and that she would address consistency between policies. An attendee asked about the policy allowing fruit or vegetable sales in neighborhoods, and if gardens are allowed. Anita advised that gardens are allowed, but once vegetables are sold it is considered a business which is not allowed. For fruit stands proposed in neighborhoods, the LDC will regulate how those fruit stands will appear. Anita highlighted the change to expand the Recreational Tourist Subdistrict around Lake Trafford to support eco-tourism. She addressed Commissioner McDaniel’s concern about residential parcel size criteria being too specific by explaining the standards that are specific will be moved out of the Master Plan and into the Land Development Code, which allows for deviations and amendments through Board of County Commissioner approval. Commissioner McDaniel stressed the importance of maintaining the public’s interest through making the Master Plan more global, and the Land Development Code more specific. Anita said policies on density, density bonuses, and density rating system will not be changed. She said transient lodging density will also be maintained in the Master Plan. Commissioner McDaniel raised concern that the density standard of 26 units per acre for transient lodging could be too limiting. Debrah stated transient lodging and hotel may be defined differently, and Anita said she will review the definitions. An attendee asked if the area around Lake Trafford labeled as CMU on the Future Land Use Map is the Habitat community? Anita confirmed this, and stated it is not changing because the County is not able to downgrade development rights. Another participant asked if a certain designated area was increased. Anita answered yes, the RT boundary was increased. An attendee asked about the zoning of the Winn Dixie property, and Anita 9.A.7.j Packet Pg. 1729 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 37 confirmed the property’s land use designation is CMU which allows rezoning as necessary for the property. Debrah asked about Goal 7 coordination of government agencies and the need for an Emergency Operations Center after Hurricane Irma. Anita confirmed the EOC could be referenced in a separate policy. Debrah asked if the Sidewalk Map could be referred to as a 5-year plan including more detail of sidewalk locations and material types, which can be updated over time. Commissioner McDaniel added that TIGER Grant projects are underway and should be included. Anita answered that the green areas on the map reflect the TIGER Grant projects. She said that unfunded projects can be added as another line item on the map. An attendee requested a draft grid map to show connection areas. Anita replied that such a map could be developed per the policy regarding the issue of proposed connections. Anita said comments can provided by email or telephone. The meeting concluded at 10:27 a.m. 9.A.7.j Packet Pg. 1730 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 38 Immokalee Area Master Plan Restudy Public Workshop #6 Summary April 25th, 2018 – Immokalee Community Park 321 N. 1st St Immokalee FL 34142 5:30 p.m. – 7:30 p.m. The meeting began at 5:44 p.m. with eight participants in attendance. Anita Jenkins introduced the revised Immokalee Area Master Plan that includes recommendations based on public input. She explained that this plan includes six years’ worth of work. The plan is in strikethrough and underlined format. She explained that the final document will be presented to the Board of County Commissioners in June to start the review and update process. She mentioned that feedback can be provided to Commissioner McDaniel. She explained the proposed Plan language in page -by-page format. On pages 2 and 3, there were only small changes to the Introduction that recognized background work. The Vision statement was added to the Introduction, and it reflects intent of the polici es, focusing on strengthening the economy, housing for everyone, diversity of economy, and walkable neighborhoods. Anita explained the intent of the Comprehensive Plan is to guide growth. The Future Land Use Map only says what you can do, it is an indicator of opportunity. The Future Land Use Map is not intended to suggest that a property owner is out of compliance, but rather the Comprehensive Plan is meant to guide the community in growth. On page 6, the Goal 1 is essentially a CRA annual infrastructure project list and that information has been moved to a more appropriate section. The new Goal 1 is to attract business and economic growth. The opening of the plan is now focused on enhancing and diversifying Immokalee. On page 7, Policy 2.2.1 Expedited Review is already taken care of through Resolution 2016-247 and thus it has been removed. Anita identified that Policy 1.3 was discussed in the morning session. Anita said the next time the Master Plan revisions are presented, it will incorporate the group’s suggestion to break out tourism, eco-tourism, recreation, entertainment and cultural opportunities, and it will be more specific with those economic drivers. An attendee commented that there is no entertainment present in Immokalee, while another participant mentioned the Casino is entertainment. Another responded that the Casino is not family oriented, and an amphitheater for families is desired. Anita continued on page 9 stating Policy 2.4.2 is redundant and has been removed. Policy 1.5.1 had delegated a lot of work to the CRA, and the updated language allows Collier County staff to provide 9.A.7.j Packet Pg. 1731 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 39 technical assistance. Anita mentioned that the language will be strengthened to allow for intergovernmental coordination. On page 10, Goal 2 and Policy 2.1.1 define neighborhoods. Defining neighborhoods will manifest in more complete neighborhoods, because needs for parks, stormwater management and other improvements can be identified. Input from the past public meetings has defined neighborhood boundaries on the Neighborhoods Map. A participant mentioned that neighborhood names need to be simplified, for instance, instead of calling an area “The Fruit Basket” consider picking a produce. Another attendee suggested to not change that neighborhood name because that is how the community has referred to the area for many years. Another suggested that Fruit Basket needs a new boundary, with Carson and Eden Park defining that boundary. Anita explained Policy 3.1.1 references to farmworker housing have been removed, because the Health Department has authority over housing regulations. Reference to regulations were moved to the LDC, Policy 2.2.6. An attendee commented that mobile homes need to be allowed, although fixed up, but still allowed. Anita explained the goal is to provide a diversity of housing to meet all the needs of the community and not just a focus on farmworker housing. The participants engaged in conversation about logistics and regulations of subsidized housing, specifically in relation to Trafford Isles and the apartment building development within Arrowhead. Anita directed the audience to look at Policy 2.3.1 on page 12 that addresses Housing Grant Opportunities. This policy relates to the County Housing Plan and will allow grant funding to be funneled to Immokalee area housing projects. Anita said text is added to Goal 3 from the original Goal 1. She advised that in the earlier session today, Commissioner McDaniel commented that Policy 3.1.2 allows an extra timeframe and that extra flexibility is not appropriate. If the policy states it should be done in two years, then it should be completed on time. The attendees agreed with this revision. Anita referenced Policy 3.2.4. – Encourage Active Lifestyles on page 13, stating the intent is to complete neighborhoods with tot lots, basketball court, community gardens and more. Attendees mentioned that any parks put in place need to be larger or regional parks. Anita responded that the County’s Parks Master Plan will address parks, however, small parks are more affordable to maintain, and the intent is to create gathering areas for the community that are walkable in relation to their neighborhood. Anita mentioned that the Parks Master Plan is currently being worked on and will be presented in June. An attendee commented that Dreamland, a current park, is vacant. Another participant mentioned that new equipment was just installed at that specific park near the back. Anita explained that page 14 discusses Long Range Transportation Impr ovements. State Road 82 has been approved and in the works, including roundabout and four-lane widening. The SR 29 bypass routes are being worked on and have been narrowed down to two choices. 9.A.7.j Packet Pg. 1732 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 40 Anita explained that Policy 4.2.7 was removed because operations should not be addressed in the Master Plan. Transportation concurrency was removed because there is no deficiency on roadway networks. She said the language regarding Stormwater Management on page 16 will reference the Stormwater Master Plan so that it is easy to maintain consistency as other plans are updated. In reference to Policy 3.4.1: Clean Immokalee Plan, Anita shared her experience with Roy Spence “Hall of Fame” marketer and how he initiated the “Don’t Mess With Texas” Campaign as a Clean Up initiative to clean up litter. This may be a positive option for Immokalee. A participant mentioned possibly working with the “Keep Collier Beautiful Campaign.” Another participant asked if there are neighborhood associations in Immokalee, and another attendee confirmed there are, for example, Jubilation, Arrowhead and some Habitat projects. A participant asked if the Blue Zones Project will be incorporated in this effort. Anita stated the Blue Zones Project specifically will not be in the plan, but the philosophy and principles of Blue Zones are reflected. For example, Immokalee has a fresh foods desert although this is an agricultural community. The Master Plan supports fresh food markets in close proximity to neighb orhoods. A focus on smaller neighborhood parks is also supportive of Blue Zones principles. Improved sidewalks and lighting are also supported in the Master Plan. A participant asked if neighborhood gardens were supported in the Master Plan. Anita indi cated that neighborhood and community gardens are currently allowed . A participant noted that Immokalee has ice cream trucks, but questioned why the community doesn’t have vegetable trucks. Another participant indicated that vegetable trucks are in the a rea. Some private gardeners package their food and drive to higher-end neighborhoods to sell their produce in the Naples gated communities. Anita directed the conversation to the Lake Trafford Development section on page 17. She indicated that the title was changed to “Lake Trafford Water Quality” to shift the focus on water quality, which the community has worked so hard to improve over the years. This section of the Master Plan discusses water quality goals, not development goals. She explained the Conservation Designation policy on page 17 was moved to the Land Development Code. An attendee asked who funds the additional language to the LDC? Anita responded that Collier County has an LDC staff. The attendee wanted to know who is working on Best Management Practices (BMPs). Anita responded that staff will coordinate with other agencies in developing BMPs. A participant mentioned the water issues after Hurricane Irma and wanted assurance that Immokalee is included in the Collier County budget. The participant asked: When the LDC is discussed, will staff come to Immokalee and will the public’s input be considered? Anita confirmed that meetings will be held in Immokalee and public input is 9.A.7.j Packet Pg. 1733 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 41 very appreciated. She also noted that Commissioner McDaniel has already initiated the need for a specific Immokalee Land Development Code (LDC). The discussion shifted to the rezoning process. Anita explained that the Comprehensive Plan is the top level of regulation and zoning is more property-specific. She referenced Policy 5.1.6 Rezonings and Growth Management Plan Consistency by Policy on page 19. Anita stated that in the past it was a problem to allow mobile homes, however, that issue was resolved with LDC Section 2.03.07 Mobile Home Overlay Zoning District. A participant asked if the Overlay District only allows mobile homes, or does it address driveways and such? Anita responded that the Mobile Home Overlay Zoning District only allows the use of mobile homes, however, the LDC regulates driveway materials, tie downs, etcetera. Another attendee asked how mobile homes are condemned. Anita responded that the County Housing Plan is addressing condemnation issues and is in the process of being updated. An attendee asked about mobile home parks being up t o code. Anita responded that replacing a mobile home only requires consistency with the approved site plan. A new mobile home park would need to adhere to current LDC requirements for driveways and sidewalks. Anita suggested participating in the Immokalee LDC process as it goes through updates and changes. Anita highlighted objectives and policies related to density under Goal 6. She indicated that nothing has changed in the Master Plan in reference to density. She said the impediment to approval of the last Master Plan update may have been due to proposed density changes at that time. She said the existing density in the plan is appropriate and allows for growth, and there is no need to make unnecessary changes, so no new density recommendations are being proposed. She added that the density rating system and bonus density policies have not changed. Anita requested feedback on the Land Use Map. She asked if there was a need for more commercial areas or other changes. Comments from a previous CRA m eeting were to define the Triangle area as a central business district. Anita said that change would make sense if the plan were starting anew, but there is no need to disrupt a stable neighborhood. She suggested that dilapidated residential areas are a good opportunity for replacement with commercial uses. A participant commented that the downtown Commercial Mixed Use area on the southern side of Main Street was reduced on the map. The businesses do not have enough room for dumpsters behind the buildings, stormwater retention, or setbacks. An attendee mentioned impact fees and the difficulty to attract businesses to Immokalee when they will generate ten percent of the revenue compared to having the same business located in Naples. Another participant requested education for residents, such as a Home Health 101 course. The Immokalee residents that come from third world countries do not know cleaning practices and standards. Attendees discussed the solid waste problem on Main Street . Attendees asked who is 9.A.7.j Packet Pg. 1734 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) 42 responsible for the dumpster situation, whether it is the property owner, the leasing business or Waste Management. One participant said that a community dumpster might be the solution if business owners would collectively install and share costs for a larger dumpster. The current system of extra trash pick ups and sending staff out to clean just isn’t working. The conversation shifted to playgrounds and establishing recreation areas every half mile. Anita responded that staff was working on the inventory of these facilities. A participant asked about a 24-hour urgent care. Anita responded that an urgent care use is allowed, but would require rezoning of property. The participant responded that medical offices exist, but the businesses and services provided needs to be enhanced. The discussion shifted to rezoning a specific property. A participant asked if a current zoning map is available, and Anita indicated that she could email the current zoning map. The group discusse d if C-4 and C-5 zoning allows for a used car lot. Anita responded that the C-4 designation allows for new car lots, and the C-5 designation allows for used car lots. Anita indicated that the Neighborhoods Map and Sidewalk Map will be a part of the Maste r Plan. A participant asked about medical marijuana, and how associated uses are being addressed. Anita responded that there is an evening meeting on April 30 at 5:05 that will address marijuana dispensaries in the LDC. A participant wanted to know what type of business is associated with medical marijuana. Anita responded that it is an agricultural business because it is being grown. When asked where such use is allowed, Anita responded that commercial uses allow for dispensaries and that regulations for medical marijuana establish a minimum distance from schools. She indicated that dispensaries are not regulated like alcohol stores, but more like a pharmacy. The discussion then shifted to the grow house on SR 29 that is approved near the Hendry Coun ty line. A participant asked about the area of Immokalee. Anita responded that Immokalee has approximately 17,000 acres, with approximately 10,000 undeveloped acres, most of which are being used for active agriculture. The conversation moved to a discussion on the areas that are in the Immokalee Sewer and District area. Anita wrapped up the meeting and mentioned that BCC meetings can be viewed at www.colliercountyfl.gov. She encouraged participants to email comments and ideas to IAMPrestudy@CollierCountyFL.gov. The meeting concluded at 7:14 pm 9.A.7.j Packet Pg. 1735 Attachment: 07_Transmittal IAMP White Paper (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions 1 2 3 4 5 6 7 COLLIER COUNTY 8 GROWTH MANAGEMENT PLAN 9 10 11 12 PROPOSED CHANGES TO THE ADOPTED 13 IMMOKALEE AREA MASTER PLAN 14 15 16 Prepared by 17 Collier County Planning and Zoning Division Department 18 Comprehensive Planning Section 19 20 Prepared for 21 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS 22 Adopted October, 1997 23 24 25 26 27 9.A.7.k Packet Pg. 1736 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions 1 AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN 2 IMMOKALEE AREA MASTER PLAN 3 4 5 SYMBOL DATE AMENDED ORDINANCE NO. 6 February 5, 1991 91-15 7 May 19, 1992 92-34 8 August 4, 1992 92-50 9 May 25, 1993 93-24 10 April 12, 1994 94-22 11 October 28, 1997 1997-65 ** 12 (I) October 24, 2000 2000-66 13 (II) May 14, 2002 2002-25 14 (III) October 22, 2002 2002-54 15 (IV) September 10, 2003 2003-44 16 (V) December 16, 2003 2003-67 17 (VI) January 25, 2007 2007-20 *** 18 (VII) October 14, 2008 2008-55 19 (VIII) March 10, 2015 2015-22 20 21 The parenthesized Roman numeral symbols enumerated above appear throughout this Element 22 and provide informational citations to adopted documents recorded in the Official Records of 23 Collier County, as required by Florida law. These symbols are for informational purposes only, 24 meant to mark entries amended after the 1997 adoption of the full Element and typically found 25 in the margins of this document, but are not themselves adopted. 26 27 28 * Indicates adopted portions. 29 30 ** This is the EAR-based amendment (1996 EAR). Due to the magnitude of the changes ‒ 31 which included reformatting the entire Element, affecting every page of the Element ‒ a 32 Roman numeral is not assigned. Similarly, amendments made by Ordinance Nos. 91-33 15, 92-34, 92-50, 93-24 and 94-22 are no longer denoted on the pages of the Element 34 with Roman numeral symbols. 35 36 *** Based on 2004 Evaluation and Appraisal Report (EAR). 37 38 39 40 41 9.A.7.k Packet Pg. 1737 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions TABLE OF CONTENTS 1 2 Page 3 4 I. INTRODUCTION 5 II. NEW DIRECTIONS 6 III. IMMOKALEE AREA MASTER PLAN PRIORITIES 7 8 * III.IV IMPLEMENTATION STRATEGY 9 * Goals, Objectives and Policies 1 10 * Land Use Designations; and 9 11 * Future Land Use Map 17 12 13 14 15 SUPPORT DOCUMENT - STUDY AREA INVENTORY/ASSESSMENT 16 A. Introduction 17 B. History of Immokalee 18 C. Demographics 19 D. Land Use - Existing and Future 20 E. Natural Resources 21 F. Public Facilities 22 23 LIST OF TABLES IN SUPPORT DOCUMENT 24 25 1 Estimate of Permanent Population 26 2 Age Distribution (1980 and 1990 Census) 27 3 Racial Comparison (1980and 1990 Census) 28 4 Estimated Population: Permanent, Seasonal & Peak Season 29 Totals - Immokalee 1990, 1995 & 2000 30 5 Existing Land Use (1995) 31 6 Commercial Land Comparison 32 7 Future Land Use Designation Acreages 33 8 Residential Housing Potential 34 9 Park Acreage Demand 35 10 Suitability of Soil Associations for Septic Tank 36 Installation1 37 11 Projected Sanitary Sewer Demand 38 12 Traffic Counts (1997-2002) 39 13 Road Improvements (FY97-02) 40 15 Immokalee Student Enrollment (1989 & 1996) 41 42 43 44 45 9.A.7.k Packet Pg. 1738 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions TABLE OF CONTENTS 1 (continued) 2 LIST OF FIGURES IN SUPPORT DOCUMENT 3 4 1 Immokalee Planning Community Map 5 2 Immokalee Existing Land Use Map 6 3 Immokalee Traffic Analysis Zone (TAZ) Map 7 4 Approximate Locations of Major Freshwater Wetlands 8 5 Groundwater Availability in Collier County 9 6 General Soil Associations of Collier County Development 10 Potential 11 7 Commercial Mineral Extraction Sites in Collier County 12 8 Native Habitats in Collier County 13 9 Approximate Location of Major Remnant Xeric Oak and/or 14 Sand Pine Communities in Collier County 15 10 Approximate Locations of Major Hammocks 16 11 Wellfield Protection Zones - Immokalee Water & Sewer 17 District 18 12 Immokalee Water and Sewer District 19 13 Immokalee Water & Sewer District Potable Water Facilities 20 14 Immokalee Water & Sewer District Sanitary Sewer Facilities 21 15 Major Drainage Basins - Collier County 22 16 Immokalee Landfill 23 17 Existing Roadway Network, Immokalee 24 18 Immokalee Bicycle/Pedestrian Facilities 25 26 27 APPENDICES 28 29 APPENDIX I : Detailed Population Study for Immokalee 30 APPENDIX I-A : Estimating Population in Immokalee 31 APPENDIX II : Public Participation Meetings 32 APPENDIX III : Building Immokalee Together Project 33 APPENDIX IV : Immokalee Main Street 34 APPENDIX V : Immokalee/Florida Enterprise Zone Program 35 36 37 The IMMOKALEE HOUSING STUDY and the SOUTH IMMOKALEE REDEVELOPMENT AREA 38 STUDY are available as separate documents. Contact the Collier County Comprehensive 39 Planning Section for further information. 40 41 42 43 44 9.A.7.k Packet Pg. 1739 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions I. INTRODUCTION 1 Immokalee has long been recognized as a distinct community within Collier County. 2 Immokalee’s economy, geography, and demographic make-up are different than the rest of 3 Collier County. Approximately one-half of the land within the Immokalee Urban Area is presently 4 zoned and actively used for agriculture. The urban area is surrounded by productive crop lands 5 and environmentally significant habitat. Most Immokalee residents work within the agricultural 6 industry, and the majority of agricultural laborers originate from Mexico and Central America. 7 Statistics from the 2010 Census (the most comprehensive data for Immokalee currently 8 available), comparing Immokalee to the County as a whole, reflect some of the key socio- 9 economic differences, including age distribution, race and ethnicity, income, education and 10 housing. 11 The Immokalee Area Planning Commission was formed in 1965, and Immokalee was governed 12 under separate Zoning and Subdivision Regulations until 1982. While it is now included under 13 the county-wide Land Development Code, in 1991 the County again acknowledged the need for 14 Immokalee-specific land use regulation with the adoption of the first Immokalee Area Master 15 Plan as an element in the County’s overall comprehensive plan. 16 Collier County first established the Immokalee Area as a Planning Community in its 1983 17 Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now 18 called the Growth Management Plan (GMP), which included a requirement to develop an area 19 master plan for Immokalee. In 1991, the County adopted the first Immokalee Area Master Plan 20 (IAMP), as referenced in Policy 4.32 of the Future Land Use Element: 21 22 A detailed Master Plan for the Immokalee Urban designated area has been developed and was 23 incorporated into this Growth Management Plan in February 1991. Major revisions were 24 adopted in 1997 following the 1996 Evaluation and Appraisal Report. The Immokalee Area 25 Master Plan addresses conservation, future land use, population, recreation, transportation, 26 housing, and the local economy. Major purposes of the Master Plan are coordination of land 27 uses and transportation planning, redevelopment or renewal of blighted areas, and the 28 promotion of economic development. 29 30 The IAMP is in addition to and supplements the goals, objectives, and policies, of the Collier 31 County Growth Management Plan. Due to the unique geographic, social, and economic 32 characteristics of the Immokalee Urban Designated Area as compared with urban Naples, 33 Coastal Collier County, and the State of Florida as a whole, the Board of County 34 Commissioners deemed it necessary to restudy the Immokalee Urban Designated Area. On 35 May 27, 2003, the Board of County Commissioners adopted Resolution 2003-192, which 36 established the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory 37 committee to the board. The Committee was to serve for a period of one year. On September 38 28, 2004, the Board adopted Ordinance 2004-62, extending the timeframe for the advisory 39 committee and renaming it the Immokalee Master Plan and Visioning Committee (IMPVC). On 40 November 13, 2007, the Board adopted Ordinance 2007-69, which extended the timeframe 41 again, providing for dissolution of the committee no later than December 31, 2009. The purpose 42 and duties of the Committee remain the same: 43 9.A.7.k Packet Pg. 1740 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions 1 A. Assist in the development of any necessary Requests for Proposals (RFPs) for consulting 2 services. 3 B. Assist County staff with the review of general planning matters related to the Immokalee 4 Community. These could include housing, zoning, economic and/or other issues as may be 5 brought before the Committee. 6 C. Identify and provide the Board of County Commissioners the Committee recommendations 7 relative to: 8 1. road improvements; 9 2. economic incentives; 10 3. increasing the quality and quantity of affordable housing; 11 4. land uses and improvements relative to the Immokalee Regional Airport; 12 5. density increases in mixed-use districts; 13 6. restructuring of future land use designations and designation boundaries within the 14 Immokalee community; 15 7. the facilitation of construction of commercial development in commercial districts; 16 8. the preparation of revisions to current zoning districts and the development of associated 17 LDC (Ordinance 04-41, as amended) standards; and 18 9. the review of the 5-year Schedule of Capital Improvements relative to the Immokalee 19 community. 20 D. Assist in the development of revised goals, objectives, and policies, and land use 21 designation descriptions for the Immokalee Area Master Plan. 22 E. Assist in the review and updating of the Immokalee Area Master Plan in order to establish 23 consistency between the Master Plan and the County Rural Lands Stewardship Area 24 Overlay provisions. 25 26 The IMPVC worked steadily towards achieving these goals. However, by 2012 the adoption of 27 the revised IAMP and revised Immokalee Master Plan Future Land Use Map remained out of 28 reach and no amendments were made to the IAMP. 29 30 In 2015, the Board of County Commissioners directed staff to update four area master plans 31 including the Immokalee Area Master Plan. Staff then engaged the Immokalee community in a 32 review of the significant work accomplished during the previous restudy. The amendments to 33 the IAMP found herein are a result of the Immokalee residents and business owners continued 34 focus and effort to improve the land use policies that will regulate growth in their community. 35 36 An integral component of Immokalee’s future is the Collier County Community Redevelopment 37 Agency (CRA). Established in 2000 by the Board of County Commissioners, the Agency’s 38 mission is to eliminate blighted conditions as identified under Chapter 163, Part 3 of the Florida 39 Statutes. The Board of County Commissioners is the ex-officio board of the CRA. In 2000, the 40 9.A.7.k Packet Pg. 1741 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions BCC adopted the Collier County Community Redevelopment Plan that included two 1 redevelopment areas: Bayshore/Gateway Triangle and Immokalee. 2 3 In 2000, the Immokalee CRA Local Redevelopment Advisory Board was created and members 4 from the community were appointed to provide recommendations to the CRA to implement the 5 redevelopment plan and the allocation of tax increment revenues generated by increased 6 property values. Over the years, the Immokalee CRA Local Advisory Board has served as a 7 vehicle to bring forward community needs and interests. 8 9 For the purposes of this Plan, the Immokalee CRA is defined to reference the Immokalee 10 component of the Collier County Community Redevelopment Agency. 11 12 13 II. NEW DIRECTIONS 14 Through the County’s public outreach during the Immokalee Area Master Plan restudy process, 15 it is clear that the residents of Immokalee see new possibilities for their community with the 16 development of this Master Plan. With the development of this new Master Plan, Immokalee has 17 chosen to focus on opportunities rather than challenges. Immokalee is committed to redefining 18 its future, revitalizing its community, and developing a new mission that focuses on 19 strengthening and diversifying its economy, embracing cultural diversity, and welcoming visitors 20 to “this place we call home.” 21 During the 2018 public workshop process, residents and business owners established a guiding 22 community vision. It is the intent to implement this vision through the Goals, Objectives and 23 Policies of this Master Plan. The community defined their vision as: 24 “Immokalee is a family-oriented community that supports a healthy lifestyle. It is 25 attractive, environmentally sustainable and offers a full range of housing, 26 recreation and education opportunities to meet all residents’ needs. Immokalee 27 has a safe, well-connected network to walk and bicycle about town, as well as a 28 roadway network needed to support the transport of goods and services. 29 Business and job opportunities flourish in trade and distribution, agri-business, 30 and ecotourism.” 31 Economic opportunity lies in Immokalee’s diverse community. Many residents have roots in 32 Mexico, Central America, Haiti, and various other Caribbean nations. This multicultural heritage 33 should be embraced and used to develop a local marketing strategy. This diversity should guide 34 the redevelopment and design of downtown in order to create a distinct area that will attract new 35 business and visitors. Revitalization of the Main Street commercial corridor will be designed to 36 embrace this cultural diversity; take advantage of the traffic generated by the Immokalee 37 Seminole Casino Hotel and the growing Stewardship Receiving Areas, including the Town of 38 Ave Maria; and create new public plazas and gathering spaces. These public plazas and 39 spaces will be designed within an appropriate streetscape to foster walkability and a mixture of 40 uses, including entertainment and cultural events, and will position Immokalee to attract new 41 residents and visitors to the downtown area. 42 9.A.7.k Packet Pg. 1742 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions The diversity of Immokalee extends to its unique natural surroundings, which can also be a 1 great benefit to the local economy. Lake Trafford, at Immokalee’s western boundary, as well as 2 other adjacent vast natural areas, which include historic working ranches, provide an excellent 3 opportunity to market Immokalee as an ecotourist destination. Immokalee provides a gateway to 4 the Everglades, a world-renowned ecotourist destination. Ecotourists come to an area to 5 experience the natural, rather than the built, environment. Lake Trafford and its environs offer 6 opportunities for boating, fishing, camping, and hiking, and the chance to experience natural 7 Florida and this freshwater frontier. 8 Agriculture continues to be the major local industry and Immokalee residents recognize 9 emerging opportunities for new agricultural-related businesses. Increasing fuel costs, 10 apprehension related to food security, and environmental concerns have increased the demand 11 for safe, sustainable, and domestically produced foods and energy sources. Immokalee has an 12 opportunity to create a new farmers’ market or expand the existing state farmers’ market to 13 serve the regional demand for fresh produce. 14 Additionally, residents see opportunities emerging from the regional economy and the strategic 15 location of Immokalee in the region. Immokalee will not remain isolated in the future. One state 16 arterial (SR 29) runs through the downtown, while another ends just three miles north of 17 downtown (SR 82). A major county road (CR 846, Immokalee Road), connects Immokalee to I -18 75. Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel, 19 and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility 20 to and from Immokalee, helping it to become a tourist destination and a distribution center for 21 goods and services. 22 Improvements to the roadway system, both regionally and within the Immokalee Urban Area, 23 are just one part of how the overall transportation network will impact the future. The Immokalee 24 Regional Airport (IMM) is designated as an official U.S. Port of Entry, with its own full-service 25 Customs Office, supporting both international and domestic trade opportunities, and is a 26 growing cargo service airport. Incentives to encourage economic development at the IMM 27 include the Florida Tradeport which operates within a Foreign Trade Zone (#213), and the 28 Historically Underutilized Business (HUB) Zone. The Immokalee Regional Airport (IMM) 29 provides direct access to over 21,000 acres allowing a broad range of aeronautical and 30 industrial uses, of industrial-zoned property and two paved 5,000 x 150- foot runways equipped 31 for Global Position Satellite (GPS) and instrument approaches. 32 The opportunities available through development of the Tradeport are particularly significant 33 given that in 2012 the Collier County Office of Business and Economic Development (OBED) 34 estimated the County will need an additional 3,685 acres of new business park lands by 2030. 35 The OBED has been working to attract research clusters to Collier County to diversify the 36 economy, which is currently highly dependent on only three industries: agriculture, construction, 37 and tourism and services. The three targeted industry clusters are: health and life science; 38 computer software and services; and distribution. Given its location, access to major roads, 39 connectivity with other parts of the state, availability of developable land, and the airport, 40 Immokalee is a prime location for the new distribution industry that the OBED has identified as 41 being vital to the growth and diversification of Collier County’s economy. 42 9.A.7.k Packet Pg. 1743 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Another potential for economic growth lies in anticipated development in areas surrounding 1 Immokalee. As new towns in eastern Collier County develop, needed government services and 2 departments could be centrally located in Immokalee to serve the eastern portion of the 3 County. 4 5 III. IMMOKALEE AREA MASTER PLAN PRIORITIES 6 The Immokalee Area Master Plan has been developed to emphasize these identified 7 opportunities and strengths. The first goal specifically makes economic development a priority, 8 and the objectives and policies set forth specific ways to promote and diversify the local 9 economy and create a positive business climate. 10 The second goal focuses on quality neighborhoods. An Immokalee Neighborhood Map has 11 been created by the community to begin the process of evaluating the needs of each 12 neighborhood. Future neighborhood improvements such as housing conditions, water 13 management, transportation, lighting and play areas, are encouraged to elevate the quality of 14 life for Immokalee residents 15 The third goal addresses infrastructure and public services. Parks and recreational opportunities 16 to serve the young families in Immokalee are the first public infrastructure item discussed. 17 Transportation is a major component of any community’s public infrastructure needs, and while 18 county-wide issues are still dealt with in the county Transportation Element, this portion 19 addresses Immokalee’s local roads and needed public safety improvements to protect 20 pedestrians and bicyclists. Other important public services include stormwater management and 21 solid waste, which are addressed as well. 22 The fourth goal addresses significant natural resources within the Immokalee Urban Area and 23 ecotourism opportunities. 24 Land use is an integral component of any master plan. The fifth goal defines the land use 25 designations applicable to Immokalee, and as illustrated on the Immokalee Future Land Use 26 Map. Mixed-use, pedestrian-scaled development is important, as is allowing development in 27 appropriate locations, at densities and intensities that will attract new development. 28 Urban form and design are addressed in the sixth goal. These objectives and policies are 29 generally concerned with how to create a theme or brand for Immokalee, provide safe multi- 30 modal transportation, and develop site design and development standards appropriate for 31 Immokalee, rather than continuing to apply standards developed for coastal Collier. 32 The seventh and last goal, is concerned with interlocal and intergovernmental coordination, to 33 address current service issues and to continue collaboration with appropriate organizations in 34 the future. 35 36 9.A.7.k Packet Pg. 1744 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Goal 1, Objectives and Policies Substantial Changes: • Goal 1 becomes Goal 5 • Mobile Home policy added • Zoning consistency policy added III. IV. IMPLEMENTATION STRATEGY 1 (VI) This section places the plan into effect. Implementation strategies include the Goals, Objectives 2 and Policies, and the Land Use Designation Description Section. 3 4 (VI) GOALS, OBJECTIVES AND POLICIES 5 6 (VI) GOAL 1 5 (Goal 1 edited and reorganized as 7 proposed Goal 5) 8 TO ALLOW AND ENCOURAGE A MIXTURE OF 9 GUIDE LAND USES THAT IS APPROPRIATE FOR 10 IMMOKALEE SO AS TO ENHANCE IMMOKALEE'S 11 QUALITY OF LIFE, NATURAL BEAUTY, 12 ENVIRONMENT, SMALL-TOWN CHARACTER, STABLE NEIGHBORHOODS, STATUS AS 13 AN URBAN HUB FOR THE SURROUNDING AGRICULTURAL REGION, TOURISM 14 INDUSTRY, AND THE IMMOKALEE AIRPORT’S DESIGNATION AS A PORT-OF-ENTRY. 15 16 (VI) OBJECTIVE 1.1 5.1: (Objective 1.1 edited and reorganized as proposed Objective 5.1) 17 Unless otherwise permitted in this Master Plan for Immokalee, new or revised uses of land shall 18 be consistent with designations outlined on the The Immokalee Area Master Plan and its Future 19 Land Use Map. The Future Land Use Map and companion Future Land Use Designations, 20 Districts and Subdistricts shall be binding on will apply to all Ddevelopment Oorders effective 21 with the adoption of the Master Plan for within the Immokalee Urban Area. Through the 22 magnitude, location and configuration of its components, the The Future Land Use Map is 23 designed to coordinate land use with the natural environment including topography, soil and 24 other resources; maintain and develop cohesive neighborhood units; promote a sound 25 economy; and discourage undesirable encourage desirable growth and development energy 26 efficient development patterns. Standards and permitted allowed uses for each Immokalee 27 Master Plan Future Land Use District and Subdistrict are identified in the Land Use Designation 28 and Description Section. 29 30 (VI) Policy 1.1.1 5.1.1: (Policy 1.1.1 edited and reorganized as proposed Policy 5.1.1) 31 The Immokalee Area Master Plan’s URBAN Future Land Use Designation shall includes the 32 following Future Land Use Districts, and Subdistricts, Overlays and Features for: 33 (VI) A. URBAN – MIXED USE DISTRICT 34 1. Low Residential Subdistrict 35 2. Mixed Medium Residential Subdistrict 36 3. High Residential Subdistrict 37 4. Neighborhood Center Subdistrict 38 5. Commerce Center – Mixed Use Subdistrict 39 6. Planned Unit Development Commercial Subdistrict 40 4. Commercial – Mixed Use Subdistrict 41 (IV) 7. Recreational/ Tourist Subdistrict 42 43 (VI) B. URBAN – COMMERCIAL DISTRICT 44 9.A.7.k Packet Pg. 1745 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions 1. Commercial Subdistrict - S.R. 29 and Jefferson Ave. 1 2 (VI) CB. URBAN – INDUSTRIAL DISTRICT 3 1. Industrial Subdistrict 4 2. Industrial – Mixed Use Subdistrict 5 3. Industrial – Immokalee Regional Airport Subdistrict 6 2. Commerce Center - Industrial Subdistrict 7 3. Business Park Subdistrict 8 9 C. OVERLAYS AND FEATURES 10 1. Lake Trafford/Camp Keais Strand System Overlay 11 2. Seminole Reservation 12 3. Urban Infill and Redevelopment Area 13 4. Industrial – Mixed Use Commercial Overlay 14 15 Policy 1.1.2: (Reorganized and incorporated in proposed Policy 5.1.1.C) 16 (I) Overlays and Special Features include: 17 1. Urban Infill and Redevelopment Area 18 19 (VI) Policy 1.1.3: (Deleted) 20 Collier County shall closely coordinate the location, timing, intensity and design of future 21 development. This policy shall be implemented through the Adequate Public Facilities 22 Ordinance in the Land Development Code, adopted by Ordinance No. 04-41, as amended, on 23 June 22, 2004 and effective October 18, 2004, as amended. 24 25 (VI) Policy 1.1.4 5.1.2: (Edited and reorganized as proposed Policy 5.1.2) 26 Land use transition Compatibility between lower and higher intensity uses shall will be achieved 27 through land development regulations specifically applicable to the Immokalee Urban Area. the 28 use of natural vegetative open space buffers, physical barriers such as berms, hedges or other 29 landscape cover, setbacks and height limitations as described in the zoning and landscape 30 sections of the Land Development Code. 31 32 Proposed Policy 5.1.3: Compact Mixed-Use Development 33 Collier County will encourage compact mixed-use development in appropriate zoning districts 34 and particularly within the HR and C-MU designations, as an innovative planning technique to 35 create walkable communities, reduce vehicle miles traveled, and increase energy efficiency. 36 37 (VI) Policy 1.1.5: (Deleted and addressed in Proposed Policy 6.1.2) 38 Land uses that meet the residential needs of the Immokalee community (e.g. day care, health 39 care needs, schools, grocery shopping, recreation) shall be designated within a reasonable 40 walking distance of those portions of the community which are or will likely become heavily 41 pedestrian in nature. 42 43 44 9.A.7.k Packet Pg. 1746 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions (VI) Policy 1.1.6 (Deleted) 1 Existing agricultural activities may continue within the Urban Designated Area. New agricultural 2 uses are permitted as long as they do not become either a nuisance or create noxious 3 conditions. 4 5 Proposed Policy 5.1.4: Mobile Homes within the Immokalee Urban Area 6 New mobile homes shall be allowed in the Immokalee Urban Area as a temporary residence as 7 identified in LDC Section 5.04.02.C; or within an existing mobile home lot, mobile home park or 8 subdivision as identified in LDC Section 2.03.07.G.6; or within the mobile home overlay (MHO) 9 or as part of a new mobile home park or subdivision approved on lands with existing zoning that 10 permits mobile homes; or on individual lots or parcels with existing zoning that permits mobile 11 homes. 12 13 Mobile homes shall also be permitted on properties located at 1101, 1121 and 1123 Alachua 14 Street, Immokalee Florida, in accordance with the Mediated Settlement Agreement and Mutual 15 Release relating to Case No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 16 (see OR Book 4895, Page 1963 et seq. of the Official Public Records of Collier County, Florida). 17 The Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban 18 Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial 19 District of the IAMP in effect on February 26, 2013. 20 21 (V)(VI)(VII) 22 Policy 1.1.7 5.1.5 (Edited and reorganized to proposed Policy 5.1.5) 23 The sites containing existing Ppublic educational plants and ancillary plants, and the 24 undeveloped sites owned by the Collier County School Board for future public educational 25 plants and ancillary plants, within the IAMP area, are depicted on the Future Land Use Map 26 Series in the countywide FLUE and on the Public School Facilities Element Map Series, and 27 referenced in FLUE, Policy 5.14 and Intergovernmental Coordination Element, Policy 1.2.6. All 28 of these sites are subject to the general Interlocal Agreement, adopted on May 15, 2003 by the 29 Collier County School Board and on May 27, 2003 by the Board of County Commissioners, and 30 as subsequently amended and restated, with an effective date of December 2008, and subject 31 to the implementing land development regulations to be adopted; and, shall be subject to the 32 School Board Review (SBR) Interlocal Agreement, adopted on May 15, 2003 by the School 33 Board and on May 27, 2003 by the Board of County Commissioners, and subject to the 34 implementing land development regulations. All future educational plants and ancillary plants 35 shall be allowed in zoning districts as set forth in Policy 5.16 of the Future Land Use Element., 36 Policy 5.14. 37 38 Proposed Policy 5.1.6: Zonings and Rezonings and Growth Management Plan 39 Consistency by Policy 40 A. All zoning as shown on the Official Zoning Atlas as of [effective date of IAMP adoption 41 ordinance] shall be deemed consistent with the Growth Management Plan. 42 43 A. B. All rezonings must be consistent with the Growth Management Plan. For properties that 44 have zoning in place prior to a change in are zoned inconsistent with the Land Use 45 9.A.7.k Packet Pg. 1747 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Designation Description Section, where the prior zoning allows for a higher density or 1 intensity than the new Land Use Designation deemed to be consistent with the Growth 2 Management Plan by policy, such properties may be rezoned as follows: if the property’s 3 zoning at the time of adoption allows for a higher density or intensity than the new Land Use 4 Designation. For such properties, the following provisions apply: 5 1. For such commercially-zoned properties, zoning changes will be allowed provided the 6 new zoning district is the same or a lower intensity commercially zoning district as the 7 existing zoning district, and provided the overall intensity of commercial land use 8 allowed by the existing zoning district is not exceeded in the new zoning district. A 9 zoning change of such commercially-zoned properties to a residential zoning district is 10 allowed as provided for in the Density Rating System of this Master Plan. 11 2. For such industrially-zoned properties, zoning changes will be allowed provided the 12 new zoning district is the same or a lower intensity industrial or commercial zoning 13 district as the existing zoning district, and provided the overall intensity of industrial 14 land use allowed by the existing zoning district is not exceeded in the new zoning 15 district. 16 3. For such residentially-zoned properties, zoning changes will be allowed provided the 17 authorized number of dwelling units in the new zoning district does not exceed that 18 authorized by the existing zoning district, and provided the overall intensity of 19 development allowed by the new zoning district does not exceed that allowed by the 20 existing zoning district. 21 4. Properties subject to the above limitations deemed consistent by policy with the IAMP 22 may be combined and developed with other property whether such other property has 23 had a change in Land Use Designation deemed consistent by policy or deemed 24 consistent with the Land Use Designation Section. For residential and mixed-use 25 developments only, the accumulated density between these properties may be 26 distributed throughout the project, as provided for in the Density Rating System or the 27 underlying subdistrict, as applicable. 28 5. Overall intensity of development shall be determined based upon a comparison of 29 public facility impacts as allowed by the existing zoning district and the proposed 30 zoning district. 31 1.6. As consistent with the LDC Section 2.03.07, Overlay Zoning Districts. 32 7. This Section does not apply to changes to the Land Use Designation initiated by the 33 property owner properties where changes to the Land Use Designation are initiated by 34 the property owner via a Growth Management Plan amendment application. 35 36 C. Any property owner who believes that they have been adversely affected by this IAMP may 37 utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of 38 the LDC. All applications must be submitted within one year from the adopted effective date 39 of the IAMP or applicable IAMP amendment. This procedure shall be considered 40 supplemental to any other claim or remedy that the property owner may have. Notice of the 41 Adoption of this Plan and the one-year time frame within which any property owner who 42 believes that they have been adversely affected by this IAMP may utilize the procedures set 43 forth in Chapter 9 (Vested Rights and Takings Determinations) of the LDC shall be provided 44 with a minimum 1/8-page notice in one or more newspapers of general circulation in the 45 9.A.7.k Packet Pg. 1748 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Immokalee area within 15 days of Adoption of this plan by the BCC. 1 2 (VI) OBJECTIVE 1.2: (Deleted and addressed in proposed Policy 1.5.2) 3 Reinstate the former Main Street Program under a new name to provide a means for improving 4 the physical appearance of the commercial building stock along the Main Street corridor, from 5 First Street to Westclox Street. 6 7 (VI) Policy 1.2.1: (Deleted) 8 The Immokalee Master Plan and Visioning Committee, in coordination with the Community 9 Redevelopment Agency Advisory Committee, shall work with a consultant to develop a plan that 10 focuses on the development and/or redevelopment of commercial structures and businesses 11 along Main Street. 12 13 (VI) Policy 1.2.2: (Deleted and addressed in proposed Policy 1.5.3) 14 Collier County staff, in cooperation with various Immokalee community groups, may seek 15 partnership opportunities with the local Community Redevelopment Agency Advisory 16 Committee, Front Porch, Weed and Seed and other alternative funding sources to promote 17 and/or expedite the development or redevelopment of commercial businesses and structures 18 within the Main Street Program area. 19 20 (VI) OBJECTIVE 1.3: (Deleted and addressed in proposed Objective 6.1) 21 Encourage innovative approaches in urban and project design that enhance both the 22 environment and the visual appeal of Immokalee. 23 24 (VI) Policy 1.3.1: (Deleted and addressed in proposed Policy 1.5.3) 25 Collier County staff will continue to work with the Immokalee community to identify alternative 26 funding sources to implement programming for, streetscape, linked open-space and pedestrian 27 and bicycle amenities that are compatible with an overall redevelopment strategy. 28 29 (VI) OBJECTIVE 1.4: (Deleted and addressed in proposed Objective 6.1) 30 Provide land use designations, criteria and zoning that recognizes the needs of pedestrians. 31 32 (VI) Policy 1.4.1: (Deleted and addressed in proposed Policy 3.3.7) 33 Comprehensive Planning staff will continue to coordinate with the Transportation Division 34 regarding its existing and future plans for sidewalks, pathways and other forms of alternative 35 transportation for the Immokalee community. 36 37 (VI) Policy 1.4.2: (Deleted and addressed in proposed Policy 3.3.7) 38 Collier County staff, in cooperation with the local Immokalee Community Redevelopment 39 Agency Advisory Committee, shall consult with the Collier County Pathways Advisory 40 Committee regarding enhancing and improving the existing pathway and sidewalk facilities. 41 42 (VI) Policy 1.4.3: (Deleted and addressed in proposed Objective 7) 43 Collier County shall encourage pedestrian-friendly design for future projects located within the 44 Immokalee Urban Area. 45 9.A.7.k Packet Pg. 1749 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Goal 2, Objectives and Policies Substantial Changes • The goal is broadened from addressing housing only, to addressing the elements of neighborhoods, i.e, lighting, recreation, transit access, sidewalks, etc. • Neighborhood inventories and neighborhood plans are proposed to identify needed neighborhood improvements that can be coordinated between County Departments and the CRA 1 (VI) OBJECTIVE 1.5: (Deleted and addressed in proposed Policy 2.2.5) 2 The Collier County Board of County Commissioners recognizes the need for farm labor to 3 support the County’s agricultural industry and encourages the provision of decent, safe and 4 affordable housing units for farm workers in Immokalee. The provision for farm labor housing, 5 as identified in Section 5.05.03 of the Collier County Land Development Code, complies with 6 Section 10D-25 of the Florida Administrative Code (F.A.C.). 7 8 Policy 1.5.1: (Deleted and addressed in proposed Policy 2.2.5) 9 New housing for seasonal, temporary or migrant workers shall be permitted in any land use 10 designation provided that such housing is permitted under Section 10D-25, F.A.C., and does not 11 conflict with the existing zoning districts or the Immokalee Area Future Land Use Map. 12 13 (VI) Policy 1.5.2: (Deleted and addressed in proposed Policy 2.2.5) 14 "Transient Housing” or “Migrant Labor Camps", as defined by Section 10D-25, F.A.C., may also 15 be developed in areas designated for commercial land uses on the Immokalee Area Future 16 Land Use Map. Such housing must meet the requirements of the General Commer cial Zoning 17 District (C-4) of the Collier County Land Development Code, as amended. 18 19 GOAL 2: 20 TO PROVIDE QUALITY NEIGHBORHOODS FOR ALL 21 RESIDENTS OF CREATE AN ENVIRONMENT WITHIN 22 WHICH ALL WORKING, DISABLED AND RETIRED 23 RESIDENTS, AND THEIR IMMEDIATE FAMILIES, WILL 24 HAVE A REASONABLE OPPORTUNITY TO PROCURE 25 SAFE, SANITARY, AND AFFORDABLE HOUSING 26 CONSISTENT WITH THE DESIRED CHARACTER OF 27 THE AREA AS IDENTIFIED IN THE IMMOKALEE 28 URBAN AREA MASTER PLAN. 29 30 Proposed OBJECTIVE 2.1 31 Collier County, in coordination with the Immokalee CRA 32 and residents, will identify neighborhood improvements 33 needed to elevate the neighborhood quality of life. 34 35 Proposed Policy 2.1.1: Neighborhood Inventory 36 Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 37 County will initiate an inventory of existing neighborhoods. The purpose of the inventory is to 38 identify opportunities to improve neighborhood recreation, sidewalks, lighting, transit stops, 39 stormwater management, housing, and community facilities. 40 41 Proposed Policy 2.1.2: Neighborhood Improvement Plans 42 Incorporating the findings of the neighborhood inventories, Collier County will create 43 Neighborhood Improvement Plans, with coordination of all applicable County departments, 44 9.A.7.k Packet Pg. 1750 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions neighborhood residents and the Immokalee CRA, to provide a multi-disciplinary approach to 1 planning for identified neighborhood improvements. 2 3 (VI) OBJECTIVE 2.21: 4 Collier County shall promote the conservation and rehabilitation of housing in Immokalee 5 neighborhoods. 6 7 Proposed Policy 2.2.1: Funding Opportunities 8 Collier County, in coordination with federal, state, and other local agencies and private 9 organizations will seek funding for the housing needs identified in the Neighborhood 10 Improvement Plans. 11 12 (VI) Policy 2.1.1: (deleted and addressed in proposed Objective 3.1) 13 Expansion of urban facilities and services shall enhance and maintain the viability of existing 14 urban residential areas. Needed public infrastructure improvements in these areas shall receive 15 priority in the Capital Improvement Element. 16 17 (VI) Policy 2.1.2: (deleted and addressed in proposed Policy 3.1.1) 18 Collier County shall assist in upgrading existing neighborhoods through active code 19 enforcement, and providing capital improvements in such neighborhoods. 20 21 (VI) Policy 2.1.3: (deleted and addressed in proposed Policy 3.1.1) 22 Collier County shall ensure that government services and facilities needed to support housing 23 are provided concurrent with development and meet the demands of the Immokalee 24 Community. 25 26 (VI) OBJECTIVE 2.2: (deleted and addressed in proposed Objective 2.1) 27 Collier County has collected and will use the data resulting from the Immokalee Housing 28 Initiative Program Survey to identify the current housing stock in order to address the affordable-29 workforce housing needs of the area. 30 31 (VI) Policy 2.2.1: (deleted and addressed in proposed Policy 2.1.2) 32 The County Operations Support and Housing Department will analyze the data collected from 33 the Immokalee Housing Initiative Program Survey and establish a process for revitalizing 34 Immokalee’s neighborhoods. 35 36 Proposed Policy 2.2.2: Substandard Housing 37 Collier County will periodically update programs for the repair, removal, or replacement of 38 substandard housing units in Immokalee. 39 40 (VI) Policy 2.2.2 : (edited and reorganized to proposed Policy 2.3.2) 41 Housing affordability in Immokalee will be The County shall continue to research initiativized in 42 part es such as land banking of foreclosed upon land due to County held liens, land grants from 43 County and other public holdings, and tax incentives for private owners who commit to 44 9.A.7.k Packet Pg. 1751 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions developing affordable-workforce housing through the implementation of the approved strategies 1 within the Collier County Community Housing Plan. 2 3 Proposed Policy 2.2.3: Displaced Occupants 4 Collier County will coordinate with local non-profit social service organizations to provide 5 relocation assistance for occupants who are displaced from substandard dwelling units. 6 7 Proposed Policy 2.2.4: Housing Code Enforcement 8 Collier County shall make reasonable effort to require that substandard housing be brought into 9 compliance or eliminated. Efforts will focus on properties that are abandoned, owned by an 10 absentee landlord, or not in compliance with the Collier County Land Development Code or 11 Code of Laws and Ordinances. 12 13 Proposed Policy 2.2.5: Farm Labor Housing Land Development Regulations 14 Collier County, in cooperation with the Florida Department of Health, will review and revise, as 15 necessary, the LDC provisions regulating farm labor housing within the Immokalee Urban Area 16 to eliminate regulations that are duplicative to federal and state provisions. 17 18 Proposed Policy 2.2.6: Interagency Coordination 19 Collier County will coordinate with the Immokalee CRA and other housing providers and 20 regulators to review and consider incentives to improve the housing quantity and quality in the 21 Immokalee Urban Area. 22 23 (VI) OBJECTIVE 2.3: 24 The County will continue to explore and provide innovative programs and regulatory reforms 25 that reduce the costs of development costs and promote quality neighborhoods and a full range 26 of housing and maintenance of safe and sanitary affordable-workforce housing for all 27 Immokalee residents. 28 29 Policy 2.3.1: Housing Grant Opportunities 30 Collier County, in coordination with the Immokalee CRA, will pursue government grants and 31 loans for housing. 32 33 Policy 2.3.2: Housing Incentives 34 Housing affordability in Immokalee will be incentivized in part through the implementation of the 35 approved strategies within the Collier County Community Housing Plan. 36 37 (VI) Policy 2.3.1: (deleted) 38 On November 18, 2003, the Board of County Commissioners approved $1.85 million in 39 economic and housing incentives. These incentives shall continue to provide for fee payment 40 assistance, property tax stimulus, impact fee deferrals, and economic development. 41 42 43 44 9.A.7.k Packet Pg. 1752 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions (VI) Policy 2.3.2: (deleted and addressed in proposed Policy 2.3.2) 1 The County Operations Support and Housing Department will continue to promote public/private 2 partnerships that address the availability of affordable-workforce housing by improving existing 3 processes and implementing new processes of networking resources among private 4 developers, contractors, County officials, and Immokalee residents seeking housing. 5 6 (VI) Policy 2.2.4 2.3.3: (edited and reorganized to proposed Policy 2.2.4) 7 Collier County The Code Enforcement Department will prioritize the enforcement of codes shall 8 make reasonable effort to require related to that substandard housing be brought into 9 compliance or eliminated. Efforts will focus on properties that are abandoned, owned by an 10 absentee landlord, or not in compliance with the Collier County Land Development Code or 11 Code of Laws and Ordinances. that constitutes a serious threat to the public’s health, safety and 12 welfare. Policies on demolition of such structures will be enforced and the Code Enforcement 13 Board used to levy appropriate fines. 14 15 (VI) Policy 2.3.4: (deleted and addressed in proposed Policy 2.3.2) 16 The Community Development and Environmental Services Division will research and develop 17 strategies to replace and/or provide affordable-workforce housing through non-profit providers 18 throughout the Immokalee Community Redevelopment Area. 19 20 (VI) OBJECTIVE 2.4: (edited and reorganized to proposed Policy 2.2.1) 21 Collier County, There shall be an annual effort to in coordinatione with with federal, state, and 22 other local agencies and private organizations agencies to will seek funding for to meet the 23 housing needs as identified in the Neighborhood Improvement Plans. Housing Element of the 24 Growth Management Plan and to assure consistency with federal, state and local regulations 25 concerning migrant labor camps. 26 27 (VI) Policy 2.4.1: (edited and reorganized to proposed Policy 2.3.1) 28 The Collier County, in coordination with the Immokalee CRA, Operations Support and Housing 29 Department will meet with representatives of the Rural Economic Development Administration to 30 improve the County's ability to attract will pursue government grants and loans for to develop 31 affordable-workforce housing. 32 33 (VI) Policy 2.4.2: (deleted and addressed in proposed Policy 2.2.5) 34 By September 2007, the Community Development and Environmental Services Division will 35 review the State of Florida’s Environmental Health and Housing Code requirements for those 36 units licensed as migrant labor camps. If warranted based upon that review, the Division will 37 initiate appropriate modifications to the Collier County Housing Code. 38 39 (VI) Policy 2.4.3: (deleted and addressed in proposed Policy 2.2.5) 40 The County Manager, or his designee, in cooperation with the Florida Department of Health, 41 shall be responsible for an annual report to the Board of County Commissioners on identified 42 "living quarters for four or more seasonal, temporary or migrant farm workers" as defined in 43 Chapter 10D-25, F.A.C. The report shall include recommendations on improvements to ensure 44 9.A.7.k Packet Pg. 1753 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Goal 3, Objectives and Policies Substantial Changes • Goal 3 becomes Goal 4 • Lake Trafford Camp Keais System Wetland boundary refined • Proposed LDC amendments for water quality best management practices • Proposed density blending under one ownership from the Lake Trafford Camp Keais System Wetland to the Rural Lands Stewardship area County code and F.A.C. compliance and suggested amendments to County codes that may 1 restrict needed rehabilitation and new development. 2 3 (VI) Policy 2.4.4: (deleted) 4 Continue to collaborate with all private groups seeking to furnish shelters for the homeless, 5 and/or abused women and children in Immokalee. 6 7 (VI) GOAL 34: (Edited and reorganized to proposed Goal 8 4) 9 TO THE COUNTY SHALL CONTINUE TO PLAN FOR 10 THE PROTECTION, CONSERVATION AND 11 MANAGEMENT OF ITS IMPORTANT NATURAL 12 RESOURCES THROUGH THE IMPLEMENTATION OF 13 IMMOKALEE-SPECIFIC DEVELOPMENT 14 STANDARDS AND POLICIES. AS REQUIRED IN THE 15 GROWTH MANAGEMENT PLAN. 16 17 (VI) OBJECTIVE 34.1: (edited and reorganized to 18 Objective 4.1) 19 The County shall continue to protect and preserve 20 natural resources within the Immokalee Urban 21 Designated Area and on adjacent lands within the Rural Lands Stewardship Area Overlay. To 22 address the protection of natural resources in Immokalee, including Lake Trafford and 23 connected wetland systems, and listed species habitat including upland habitat used by listed 24 species, through incentives and innovative techniques not otherwise addressed in the 25 Conservation and Coastal Management Element (CCME). 26 27 (VI) Policy 3.1.1 4.1.1: (Deleted and replaced with proposed Policy 4.1.1) 28 The Immokalee Area Master Plan shall be updated as appropriate to reflect the 29 recommendations resulting from the programmatic commitments of the Conservation and 30 Coastal Management Element of the Growth Management Plan. 31 Collier County will promote the preservation of native vegetation in the Immokalee Urban Area 32 exceeding the minimum required amounts set forth in CCME Policy 6.1.1, and pursuant to IAMP 33 Policy 1.1.3. This may be accomplished by utilizing incentives and innovative land development 34 regulations, including but not limited to: cluster development, transferable development rights, 35 density bonuses, and flexible development standards to incentivize infill development and 36 redevelopment within targeted MR, HR, C-MU and I-MU designated lands. In order to qualify 37 for any such incentives, the preserve acreage shall exceed the minimum applicable acreage set 38 forth in CCME Policy 6.1.1. by at least 10 percent. Incentives may be provided based upon a 39 sliding scale, providing greater levels of incentive for greater amounts of preservation above the 40 applicable minimum amounts set forth in CCME Policy 6.1.1. 41 42 Within two years of adoption, By [2 years of the date of adoption of the ordinance] Collier 43 County shall initiate amendments to the LDC (Ordinance 04-41, as amended), 44 to provide for other incentives and innovative land development regulations, including but not 45 9.A.7.k Packet Pg. 1754 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Goal 4, Objectives and Policies Substantial Changes • Goal 4 becomes Goal 3 • Proposed policy defines the process to prioritize work effort and consider budget items • Proposed policy addresses the possibility of small neighborhood parcels for recreation • Proposed policy Implements the BCC’s Complete Street Resolution • Proposed policy to study the local street network to identify potential for better connectivity • Proposed policy to incentivize private road improvement limited to cluster development and flexible development standards, that do not require an 1 amendment to the IAMP. 2 3 (VI) Policy 3.1.2 4.1.2: (Deleted and replaced with proposed Policy 4.1.2) 4 Collier County shall ensure that government services and facilities related to the conservation 5 and management of natural resources are made available to the Immokalee Community. 6 Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural habitat, 7 the ecosystem, economy and ecotourism activities in Immokalee, proposed development within 8 the Lake Trafford watershed boundary will conform to best management practices (BMPs) 9 regarding water quality in order to avoid or minimize adverse impacts to the lake and its 10 surrounding wetlands and natural habitat. These BMPs will primarily include measures or 11 design standards recognized by the Department of Environmental Protection (DEP) and the 12 Environmental Protection Agency (EPA) that address increased or enhanced onsite treatment of 13 storm water runoff, and measures to address Total Maximum Daily Loads (TMDL) and nutrient 14 loading. Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] 15 Collier County, in conjunction with any applicable state or federal agencies, will initiate 16 amendments to the LDC (Ordinance 04-41, as amended) to establish specific best management 17 practices and will identify the specific locations where such best management practices shall be 18 required. The Lake Trafford watershed boundary shall be illustrated by map in the LDC and will 19 be the geographic area intended for implementation of these BMPs. 20 21 Proposed Policy 4.1.3: Lake Trafford Remediation 22 Collier County will continue to cooperate with state and federal agencies on remediation, 23 restoration, and long-term management efforts at Lake Trafford (e.g., organic sediment and 24 invasive plant removal) to improve the health and recreational potential of the lake. 25 26 (VI) GOAL 4 3: (edited and reorganized proposed Goal 27 3) 28 IN A COST EFFICIENT MANNER, PROVIDE AMPLE, 29 HIGH QUALITY AND DIVERSE RECREATIONAL 30 OPPORTUNITIES FOR THE IMMOKALEE 31 COMMUNITY. TO PROVIDE ADEQUATE AND 32 EFFICIENT PUBLIC INFRASTRUCTURE AND 33 FACILITIES FOR THE IMMOKALEE URBAN AREA. 34 35 PROPOSED OBJECTIVE 3.1: 36 To annually identify the priorities of the Immokalee 37 community and the Immokalee CRA related to capital 38 improvements and other activities that will further the 39 goals, objectives and policies of the IAMP. 40 41 Proposed Policy 3.1.1: Capital Projects and Studies 42 Collier County will coordinate with the Immokalee CRA 43 on an annual basis to develop a prioritized list of 44 Immokalee specific capital projects and studies that will 45 9.A.7.k Packet Pg. 1755 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions further the Goals, Objectives, and Policies of the IAMP. The County and the Immokalee CRA 1 shall identify potential funding sources for all or a portion of the projected cost associated with 2 these projects and studies. This list shall be provided to the BCC prior to its annual budgeting 3 process in order to allow the BCC to consider Immokalee’s priorities in relation to available 4 funding and staffing resources. 5 6 (VI) OBJECTIVE 4.1 3.2: (edited as proposed Objective 3.2) 7 Collier County shall implement a To provide a comprehensive system of parks and recreational 8 facilities program for Immokalee that is equivalent to Collier County standards, taking into 9 consideration plans that reflect citizens’ recreational preferences and offer recreational 10 opportunities for all age groups. That supports diverse active and passive recreational activities 11 within the Immokalee area through the implementation of the Collier County Parks & 12 Recreations Master Plan for the Immokalee Area. 13 14 (VI) Policy 4.1.1: (deleted and addressed in proposed Objective 3.2) 15 In accordance with Objective 3.1, and subsequent policies, of the Recreation and Open Space 16 Element, the County Parks and Recreation Department shall, by 2010, develop a Community 17 and Regional Park Plan. 18 19 The plan and budget will be based upon such things as a survey of the preferences and 20 priorities of Immokalee’s seasonal and permanent population. The survey should include: 21 a. Questions concerning community-wide and neighborhood park recreation issues. 22 b. Differentiates by neighborhood the estimates of the population's priorities among alternative 23 combinations of types of parks and recreation sites, facilities, equipment, and services. 24 c. Be conducted during peak permanent and seasonal population periods. 25 26 (VI) Policy 4.1.2 3.2.1: (edited and reorganized as proposed Policy 3.2.1) 27 The Collier will prioritize the development of County Public Services Division may locate future 28 Immokalee community parks within, or adjacent to designated Neighborhood Centers and within 29 other areas that serve the needs of the community the most densely populated urban areas to 30 ensure convenient access by the majority of residents, and in coordination with the Immokalee 31 CRA, will identify location for public plazas, greens, or urban parks. This may be accomplished 32 through funding methods including, but not limited to, the County’s purchase of land, private 33 sector land donations or through an interlocal agreement between Collier County and the Collier 34 County School Board. 35 36 Proposed Policy 3.2.2: Community Input 37 Collier County will solicit community input to ensure provision of appropriate public facilities to 38 address the demographics of the Immokalee Urban Area. 39 40 Proposed Policy 3.2.3: Expansion of Parks and Trails 41 Collier County will expand the network of parks and connect recreational areas throughout the 42 community where appropriate and feasible. 43 44 9.A.7.k Packet Pg. 1756 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Proposed Policy 3.2.4: Encourage Active Lifestyles 1 Collier County will encourage outdoor activity and active lifestyles by creating new 2 neighborhood recreational areas, such as ball fields, soccer fields, basketball courts, tot lots, 3 and jungle gyms, as appropriate to Immokalee’s demographics and as feasible in each 4 neighborhood. These opportunities shall be identified in the Neighborhood Improvement Plans. 5 6 Proposed Policy 3.2.5: Use of Vacant Residential Parcels 7 Subject to available funding, Collier County will consider acquiring vacant residential parcels in 8 order to develop new neighborhood recreation areas. These parcels may be small in size and 9 should be evenly distributed throughout the community. These opportunities shall be identified 10 in the Neighborhood Improvement Plans. 11 12 (VI) Policy 4.1.3: (deleted) 13 Collier County shall ensure that government services and facilities related to parks and 14 recreation are provided concurrent with the impacts of development. 15 16 (VI) GOAL V: (edited and incorporated in proposed Objective 3.3) 17 FUTURE GROWTH AND DEVELOPMENT SHALL BE SUPPORTED BY A NETWORK OF 18 ROADS, SIDEWALKS, AND BIKEPATHS THAT ARE EFFICIENT AND SAFE, AND 19 ENHANCE AND PRESERVE IMMOKALEE’S SMALL TOWN CHARACTER. 20 21 (VI) OBJECTIVE 5.1 3.3: (edited as proposed Objective 3.3) 22 The County shall To provide a network of roads, sidewalks, and bike paths to support growth, in 23 a manner that allows for the safe and convenient movement of pedestrians, motorized bicyclists 24 and non-motorized vehicles. 25 26 (VI) Policy 5.1.1: (deleted) 27 The Traffic Circulation Map in the Transportation Element will graphically depict Immokalee's 28 future roadway network, and identify specific roadway improvements needed to implement the 29 Immokalee Area Master Plan’s Future Land Use Map and will be updated as new information is 30 available. These improvements will be prioritized and placed into the Capital Improvement 31 Element after further transportation analysis is completed. 32 33 Proposed Policy 3.3.1: Complete Streets 34 Roadways within Immokalee shall be planned, designed and constructed in a context-sensitive, 35 multi-modal approach, implementing access for transportation users of all ages and disabilities, 36 in a manner that promotes safe, efficient movement of people and goods, whether by car, truck, 37 public transit, assistive device, foot or bicycle. 38 39 (VI) Policy 5.1.2: (edited and reorganized as proposed Policy 3.3.2) 40 In the Immokalee Urban Area, The Collier County 5-Year Pathways Plan, prepared by the 41 Metropolitan Planning Organization with the assistance of the Pathway Advisory Committee, 42 shall give priority will be given to projects to linking existing and future residential neighborhoods 43 to each other, designated neighborhood centers, with commercial, and employment areas, 44 schools, libraries, community parks, recreation sites and and public service areas. This plan will 45 9.A.7.k Packet Pg. 1757 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions reflect the unique needs of the Immokalee community and also take into consideration the need 1 for pedestrian walkways in Immokalee. 2 3 (VI) Policy 5.1.3: (deleted) 4 Existing and future bikepaths for the Immokalee community shall be graphically depicted within 5 the Collier County 5-Year Pathways Plan. 6 7 (VI) Policy 5.1.4: (deleted) 8 The County Transportation and the Community Development and Environmental Services 9 Divisions shall ensure that sidewalks and bikepaths constructed by or for the County are 10 provided concurrent with the impacts of development and meet the demands of the Immokalee 11 Community. 12 13 Proposed Policy 3.3.3: Long Range Transportation Improvements 14 Collier County will explore the possibility of accelerating the implementation of the Collier 15 County Metropolitan Planning Organization’s Long Range Transportation Plan, subject to 16 available funding, as a precursor to initiating new investments in the Immokalee area. In 17 particular, the County will support and encourage: 18 19 • the Florida Department of Transportation in the widening of SR 82 between I-75 and SR 29 20 as a first step in improving transportation access to Immokalee; 21 • the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from the 22 Immokalee Regional Airport and Florida Tradeport; 23 • the Florida Department of Transportation to improve road conditions along State-owned 24 roads; 25 • the creation of new, or expansion of existing, transportation corridors that improve access 26 between Immokalee, the City of Naples, and coastal Collier County; and 27 Proposed Policy 3.3.4: Local Transportation Network Improvements 28 Recognizing that a significant segment of the of the community’s population uses public transit, 29 walks or bicycles to work and to school, within three (3) years of adoption, by [3 years of the 30 date of adoption of the ordinance] Collier County will initiate a transportation planning study with 31 recommendations to identify potential routes to improve connectivity of the collector and local 32 street grid to expand public transit service, and bicycle and pedestrian access. 33 34 Proposed Policy 3.3.5: Private Roads 35 Collier County will encourage, through incentives, that private roads be brought up to County 36 standards and offered to the County for acceptance and maintenance, when deemed 37 appropriate. 38 39 9.A.7.k Packet Pg. 1758 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Proposed Policy 3.3.6: Access from Immokalee Regional Airport to Future SR 29 Bypass 1 Collier County will continue to coordinate with the Florida Department of Transportation (FDOT), 2 and with landowners and other stakeholders, to identify a preferred route to connect the Airport 3 and the future SR 29 Bypass. 4 5 Proposed Policy 3.3.7: Safety Improvements 6 As funding becomes available, Collier County will implement the 2011 Immokalee Walkable 7 Community Study, prepared for the Collier Metropolitan Planning Organization, identifying 8 locations for new sidewalks, traffic signals, signage, crosswalks, bike paths and street lighting 9 for the purpose of improving pedestrian and bicycle circulation and safety. 10 11 Proposed Policy 3.3.8: Public Transit Routes 12 Collier County will consider expansion of public transit routes to comprehensively cover the 13 downtown area, connect significant employment centers and public facilities, and interconnect 14 to adjacent communities. 15 16 Proposed Policy 3.3.9: Transportation Concurrency Alternatives (for SR 29) 17 When warranted, Collier County shall identify alternative methods to allow non-residential 18 development in the Immokalee Urban Area to proceed with limited exceptions and/or a 19 mitigated waiver from existing concurrency requirements due to the economic and job creation 20 benefits such development would provide. The following shall be considered as a part of the 21 analysis: 22 23 a. Establishing a Transportation Concurrency Exception Area (TCEA) or Transportation 24 Concurrency Management Area (TCMA) or other alternative that would allow limited 25 exceptions and/or mitigated waivers from concurrency for economic development, diversity, 26 and job creation in the Immokalee Urban Area; and 27 b. Potential limitations on such exceptions and/or waivers from concurrency including: 28 1. Limiting applicability to certain locations, such as the Airport/Tradeport, other lands 29 around the Airport, and the Urban Infill and Redevelopment Area; 30 2. Requiring a case-by case approval of any such exception or waiver based upon certain 31 targeted and measurable objectives, including Transit Oriented Design, job creation and 32 other commitments by the developer that would be deemed to be beneficial to the 33 community; and 34 3. Limiting the duration, or requiring mandatory periodic reviews, of the continued feasibility 35 of any such exception or waiver process. 36 37 Proposed OBJECTIVE 3.4: 38 To improve stormwater management and surface drainage in Immokalee. 39 40 Proposed Policy 3.4.1: Immokalee Stormwater Master Plan 41 Collier County’s Stormwater Management staff, in coordination with other County departments, 42 will continue to implement the recommendations contained within the Immokalee Stormwater 43 Master Plan (as amended), as funding becomes available. 44 9.A.7.k Packet Pg. 1759 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Goal 6, Objectives and Policies Substantial Changes • Goal 6 becomes Goal 1 • Immokalee’s vision identified 3 major economic drivers – manufacturing and distribution, agribusiness, and eco-tourism • Proposed policy to consider habitat conservation bank or wetland mitigation bank for Immokalee projects • Proposed policy to consider Certified Sites Program for Immokalee • Proposed new uses in Ag Zoning to support agriculture economy, subject to LDC amendments o Ag research and development facilities o Agribusiness offices and headquarters o Alternative energy uses facilities and apparatuses • Proposed policy to develop a comprehensive financial incentive strategy to promote economic development 1 (VI) GOAL 6 1: (Edited and reorganized as Goal 1) 2 ENHANCE AND DIVERSIFY THE IMMOKALEE’S 3 LOCAL ECONOMY. OF THE IMMOKALEE 4 COMMUNITY AS DETAILED IN THE ECONOMIC 5 ELEMENT OF THE GROWTH MANAGEMENT PLAN. 6 7 (VI) OBJECTIVE 6.1 1.1: (Rewritten and reorganized as 8 proposed Objective 1.1) 9 Actively pursue, attract, and retain business enterprises. 10 The County shall promote economic development 11 opportunities throughout the Immokalee Urban Area. 12 13 Proposed Policy 1.1.1: Commercial and Trade Hub 14 In recognition of Immokalee’s strategic location within 15 Collier County and Southwest Florida, the County will 16 continue to support and partner with other organizations 17 to seek and maintain funding opportunities and 18 designations that will: 19 20 • Support the Immokalee CRA and other 21 economic development entities in actively 22 promoting and positioning Immokalee as a 23 regional commercial and trade hub for 24 businesses seeking to locate or expand into 25 Southwest Florida; and 26 • Encourage the Immokalee CRA and other 27 economic development entities in the marketing of commercial and industrial 28 opportunities in Immokalee. 29 30 (VI) Policy 6.1.1 1.1.2: (edited and reorganized as proposed Policy 1.1.2) 31 The Collier County, will encourage in cooperation with the Immokalee Chamber of Commerce, 32 the Collier County Airport Authority, and the Economic Development Council, shall continue to 33 the promotione of economic development opportunities at the Immokalee Regional 34 Airport/Florida Tradeport and the surrounding commercial and industrial areas. 35 36 (VI Policy 6.1.2: (edited and reorganized as proposed Policy 6.1.5) 37 The Community Development and Environmental Services Division Collier County will 38 coordinate with local and state law enforcement, developers, and citizens to the Collier County 39 Sheriff’s Department on investigating and pursuing any seek funding opportunities available 40 under the Safe Neighborhood Act (Chapter 163, Part IV, F.S.) or other programs to improve 41 safety within the Immokalee community and to provide for safe streets. to assist with enhancing 42 the Immokalee community. This may include implementation of CPTED (Crime Prevention 43 Through Environmental Design) (CPTED) strategies, where such strategies are compatible with 44 9.A.7.k Packet Pg. 1760 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions the community design objectives set forth herein. principles shall be encouraged in all 1 development standards. 2 3 (VI) Policy 6.1.3: (deleted and addressed in proposed Policy 1.4.2) 4 Collier County staff in cooperation with the Economic Development Council and other 5 Immokalee community agencies shall coordinate with the Collier County School Board to 6 ensure that the employment skills and training needed are available for the types of industries 7 located in the Immokalee Community. 8 9 (VI) Policy 6.1.4: (deleted) 10 Ensure that economic policies, programs and incentives pursued by Collier County within the 11 Immokalee Urban Area are managed so as to provide a benefit to the community. 12 13 Proposed Policy 1.1.3: Mitigation Banking and/or Targeted Acquisition Lands 14 Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 15 County will explore the feasibility of utilizing privately owned undeveloped parcels with 16 significant wetland, upland, or listed species habitat value, as a listed species habitat 17 conservation bank or wetland mitigation bank to: 1) compensate for wetland or listed species 18 impacts associated with development within the Immokalee Urban Area, 2) for mitigation 19 required by state and federal agencies, or 3) for off-site preservation when allowed. The 20 purpose of such a mitigation bank and/or identification of lands targeted for acq uisition within 21 the Immokalee Urban Area, in addition to the ecological benefits, is to facilitate and expedite 22 permitting of development and redevelopment on other more appropriate lands within the 23 Immokalee Urban Area. During this period, the County shall develop a map depicting the 24 preferred lands to be targeted for mitigation or acquisition by public or private parties. 25 Incentives and regulatory requirements shall be included in the LDC (Ordinance 04-41, as 26 amended) to direct mitigation to, or acquisition of, these targeted lands and to direct 27 development away from such lands. 28 29 Proposed OBJECTIVE 1.2: 30 Create a business climate that will enhance and diversify the Immokalee area’s economy and 31 increase employment opportunities. 32 33 Proposed Policy 1.2.1: Pre-Certified Commercial/Industrial Sites 34 Collier County will encourage the development of targeted manufacturing, light industrial, and 35 other similar uses by identifying appropriate locations for those uses, and by streamlining the 36 permitting and approval process for commercial and industrial development within the 37 Immokalee Urban Area. Within one (1) year of adoption, By [1 year of the date of adoption of 38 the ordinance] Collier County will initiate the review of the existing Certified Site Program, 39 presently administered by the Collier County Office of Business and Economic Development, 40 and propose improvements to the program that will further assist economic development in the 41 Immokalee area. 42 43 9.A.7.k Packet Pg. 1761 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Proposed Policy 1.2.2: Home Occupations 1 Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 2 County will initiate amendments to the LDC (Ordinance 04-41, as amended) to create more 3 flexibility for home-based businesses in the Immokalee Urban Area, thereby allowing additional 4 opportunities for home-based occupations. 5 6 Proposed Policy 1.2.3: Financial Incentives 7 Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 8 County, in cooperation with the Immokalee CRA, will develop a comprehensive financial 9 incentive strategy to promote economic development in the Immokalee area and identify funding 10 sources to maintain adequate funding of such incentive programs. 11 12 Proposed Policy 1.2.4: Agriculture-Related Business Uses 13 In recognition of the economic importance of agriculture, within two (2) years of adoption, by [2 14 years of the date of adoption of the ordinance] Collier County will initiate amendments to the 15 LDC (Ordinance 04-41, as amended) to: 16 • allow agriculture research and development facilities, agri-business offices and 17 headquarters, and facilities, offices, headquarters and apparatuses associated with an 18 alternative energy use. These uses will be allowed on properties zoned (A) Rural 19 Agricultural, within the Low Residential Subdistrict land use designation; and 20 • allow small agriculture-related business uses, such as fruit and vegetable stands, and 21 farmers markets, within Residential zoning districts. 22 Compatibility criteria and development standards shall be included in proposed LDC 23 amendments. 24 25 Proposed OBJECTIVE 1.3: 26 Promote and expand tourism, eco-tourism, recreation, entertainment, and cultural opportunities 27 in Immokalee in order to diversify the Immokalee economy, and improve quality of life. 28 29 Proposed Policy 1.3.1: Tourism, Recreational, Entertainment and Cultural Opportunities 30 Collier County will encourage the expansion of tourism, entertainment, cultural and recreational 31 opportunities, such as restaurants, movie theaters, museums and public spaces. Collier County 32 will work with the Immokalee CRA, Immokalee Chamber of Commerce, Office of Business and 33 Economic Development, The Naples, Marco Island, and Everglades Convention and Visitors 34 Bureau, and other public and private organizations to promote increasing tourism of Lake 35 Trafford, Immokalee Regional Raceway, Pepper Ranch Preserve, Immokalee Pioneer Museum 36 at Roberts Ranch and Anne Olesky Park, and future tourism, recreational, entertainment and 37 cultural attractions. 38 39 Proposed Policy 1.3.2: Eco-tourism 40 Collier County will encourage the development of ecotourism in the Immokalee area, with a 41 particular focus on Lake Trafford and surrounding RT designated lands. It is anticipated that the 42 County will work with the Immokalee CRA, Immokalee Chamber of Commerce, The Greater 43 Naples Chamber of Commerce, Office of Business and Economic Development, the Naples, 44 9.A.7.k Packet Pg. 1762 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Marco Island, and Everglades Convention and Visitors Bureau, and other public and private 1 organizations to promote these opportunities. 2 3 Proposed Policy 1.3.3: Seminole Casino Immokalee 4 Collier County will continue efforts to work with the Seminole Tribe of Florida to: a) integrate 5 future plans for the Seminole Casino Hotel and Reservation within an Immokalee-wide tourism 6 development and marketing campaign; and b) address impacts of the expansion of the 7 Seminole Casino Hotel, and other resort structures and uses on the community and surrounding 8 area. 9 10 Proposed Policy 1.3.4: Entertainment Area 11 In recognition of the fact that the casino is a significant attraction, Collier County will encourage 12 the development of an entertainment area near the casino that is complementary and 13 connected to Immokalee’s existing downtown core. 14 15 Proposed OBJECTIVE 1.4: 16 Enhance and expand educational and cultural facilities and opportunities in Immokalee. 17 18 Proposed Policy 1.4.1: Research and Development 19 Collier County will seek to attract educational research facilities, similar to the Southwest Florida 20 Research and Education Center, to Immokalee. It is anticipated that the County will work with 21 the Immokalee CRA, public and private colleges and universities, and other public and private 22 organizations to promote these opportunities. 23 24 Proposed Policy 1.4.2: Education and Training Programs 25 Collier County will seek to partner with other organizations including the Collier County School 26 Board and CareerSource Southwest Florida to enhance the availability and variety of training 27 programs in Immokalee. 28 29 Proposed OBJECTIVE 1.5: 30 Collier County will support the implementation of the Immokalee Redevelopment Area Plan 31 (Resolution No. 2000-181 and 2004-384, as amended). 32 33 Proposed Policy 1.5.1: Technical Assistance 34 Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 35 County will initiate the review of existing programs meant to provide technical assistance for the 36 establishment and permitting of new or expanding businesses and make recommendations to 37 better implement these programs specific to the needs of the Immokalee community. 38 39 Proposed Policy 1.5.2: Infill and Downtown Redevelopment 40 Collier County will promote infill development and redevelopment within the Commercial-Mixed 41 Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04-41, 42 as amended) that facilitate mixed-use projects and provide for flexible performance-based 43 incentives. 44 9.A.7.k Packet Pg. 1763 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Goal 6, Objectives and Policies Substantial Changes • Goal 6 is a new proposed goal for the IAMP with the purpose of creating an Immokalee specific Land Development Code • Proposed policy identifies a list of standards to be addressed in a new LDC 1 Proposed Policy 1.5.3: Alternative Funding 2 Collier County will continue to support efforts to seek additional state and federal funding to 3 improve infrastructure and housing, and to promote or expedite the development and 4 redevelopment of the community. 5 6 PROPOSED GOAL 6: 7 TO ESTABLISH DEVELOPMENT DESIGN STANDARDS 8 THAT ARE APPROPRIATE FOR IMMOKALEE. 9 10 Proposed OBJECTIVE 6.1: 11 Collier County shall develop Immokalee-specific land 12 development regulations to the extent required by this 13 Master Plan, and which reflect the unique character and 14 cultural diversity of the residents, encourage pedestrian-15 friendly urban form, and promote energy efficiency. 16 17 Proposed Policy 6.1.1: Development of Land Development Code Standards 18 Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 19 County, in coordination with the Immokalee CRA, will initiate the development of LDC standards 20 specific to Immokalee to address the unique needs of the Immokalee Urban Area. These 21 standards shall include those related to permitted and conditional land uses; density and 22 intensity; signage; landscaping and buffering; native preservation retention; off-street and on-23 street parking and loading; architectural design; development standards, including setbacks to 24 Lake Trafford; floor area ratio for certain nonresidential uses; and site access. 25 26 Proposed Policy 6.1.2: Location of Service Uses 27 Collier County will encourage community parks and other community facilities to be placed 28 within one-half mile of residential and mixed-use centers, in order to encourage walking, 29 bicycling and non- vehicular access to and from these service uses. Collier County shall require 30 interconnection of pedestrian facilities to the existing pedestrian network. 31 32 Proposed Policy 6.1.3: Downtown Pedestrian Amenities 33 Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 34 County, in coordination with the Immokalee CRA, will evaluate the need for additional passive 35 recreation and outdoor dining and entertainment opportunities along downtown streets, and, if 36 warranted, adopt amendments to the Collier County LDC (Ordinance 04-41, as amended) 37 to incentivize and encourage the development of these amenities, provided the free and safe 38 movement of pedestrians is maintained. 39 40 Proposed Policy 6.1.4: Central Business District 41 Within two (2) years of adoption, By [2 years of the date of adoption of the ordinance] Collier 42 County, in coordination with the Immokalee CRA, will initiate a review of the Public Realm Plan 43 9.A.7.k Packet Pg. 1764 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Goal 7, Objectives and Policies Substantial Changes • Goal 7 is a new proposed goal for the IAMP with the purpose of continued inter- governmental coordination • Proposed policy to explore opportunities for a civic center • Proposed policy to consider an Immokalee emergency management plan and an emergency operations center and the Central Business District Form-Based Guidelines. Based on the review, Collier County 1 will initiate amendments to the LDC (Ordinance 04-41, as amended), as necessary. 2 3 Proposed Policy 6.1.5: Safe Neighborhood Initiatives 4 Collier County will coordinate with local and state law enforcement, developers, and citizens to 5 seek funding opportunities available under the Safe Neighborhood Act (Chapter 163, Part IV, 6 F.S.) or other programs to improve safety within the Immokalee community and to provide for 7 safe streets. This may include implementation of CPTED (crime prevention through 8 environmental design) strategies, where such strategies are compatible with the community 9 design objectives set forth herein. 10 11 PROPOSED GOAL 7: 12 TO COORDINATE AND PROVIDE FOR THE CONTINUAL 13 EXCHANGE OF INFORMATION AND COST SHARING 14 WITH THE SEMINOLE TRIBAL COUNCIL, COLLIER 15 COUNTY SCHOOL BOARD, OTHER GOVERNMENTAL 16 AGENCIES, UTILITY PROVIDERS, AND NON-PROFIT 17 ORGANIZATIONS. 18 19 Proposed OBJECTIVE 7.1: 20 Pursue effective interlocal and inter-governmental 21 coordination in order to provide a range of human services to 22 Immokalee residents. 23 24 Proposed Policy 7.1.1: Regional Economic Development 25 Initiatives 26 Collier County will collaborate in regional initiatives with local 27 and regional economic development organizations and the State of Florida to assist the 28 Immokalee area in attracting businesses, marketing, and developing infrastructure. 29 30 Proposed Policy 7.1.2: Redevelopment Implementation Partners 31 Collier County will actively coordinate efforts with the Immokalee CRA and not-for-profit 32 organizations to implement the Immokalee Area Master Plan and the Immokalee Community 33 Redevelopment Area Plan. 34 35 Proposed Policy 7.1.3: Immokalee Government Services Center 36 Collier County will continue to support an Immokalee-based government center that will co-37 locate various county entities and departments to ensure effective collaboration and services to 38 support community needs. This office may include, but is not limited to, the following services: 39 40 a. Animal control 41 b. Board of County Commissioners Office 42 c. Branch Office of the Collier County Tax Collector 43 d. Child support enforcement 44 9.A.7.k Packet Pg. 1765 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions e. Code enforcement 1 f. Court 2 g. Domestic violence services 3 h. Economic Development 4 i. Emergency management services 5 j. Emergency medical services 6 k. Emergency Operations Center (EOC) 7 l. Housing and Human Services 8 m. Immokalee Community Redevelopment Agency 9 n. Permitting 10 o. Planning and Zoning 11 p. Public health services 12 q. Veterans Services 13 14 Proposed Policy 7.1.4: Immokalee Civic Center 15 Within one (1) year of adoption, By [1 year of the date of adoption of the ordinance] Collier 16 County will coordinate with the Immokalee CRA to explore opportunities for an Immokalee civic 17 center. 18 19 Proposed Policy 7.1.5: Satellite Emergency Operations Center 20 Within one (1) year of adoption, Collier County, in coordination with the Immokalee Unmet 21 Needs Coalition, will initiate the development of an Immokalee Emergency Management Plan 22 and identify opportunities to establish a satellite Emergency Operations Center to activate in the 23 event of an emergency. 24 25 Proposed Policy 7.1.5 Satellite/Mobile Coordination Center 26 Within one (1) year of adoption, By [1 year of the date of adoption of the ordinance] Collier 27 County Emergency Management (CCEM) will initiate the development of an Immokalee 28 Emergency Management Time Delineating Schedule (TDS) Checklist for disasters or local 29 emergencies and identify candidate coordination center location opportunities. This includes but 30 is not limited to CCEM hosting this coordination center at Immokalee Technical College 31 (iTECH), County buildings, the CCEM Mobile Command Center or the use of a Disaster 32 Response Unit (DRU). At the discretion of CCEM, this Center will be activated in Immokalee in 33 the event of an emergency. The Planning process will be a whole community approach which 34 includes working with the Immokalee Unmet Needs Coalition or other recovery groups 35 participating in a CCEM Memorandum of Understanding (MOU). 36 37 38 39 (the remaining page intentionally left blank) 40 41 9.A.7.k Packet Pg. 1766 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Land Use Designations Substantial Changes • Some residential designations changed on the FLUM to allow different housing types • New uses for agribusiness offices and renewable energy added in Ag zoning in the Low Residential area • Each residential designation establishes maximum density inclusive of density bonuses • 4 commercial subdistricts redesignated into 1 cohesive subdistrict, the Commercial - Mixed Use Subdistrict • Change the Commerce Center Industrial Subdistrict to the Industrial – Mixed Use Subdistrict and redefine the uses • A portion of the Industrial District is changed to the Immokalee Regional Airport Subdistrict • The Recreational Tourist Subdistrict is expanded • 3 Overlays and Features are added LAND USE DESIGNATION DESCRIPTION SECTION 1 2 The Immokalee Area Master Plan Future Land Use 3 Designations include the following Districts and 4 Subdistricts. The following section describes land use 5 designations shown on the Immokalee Master Plan Future 6 Land Use Map. These designations generally indicate the 7 types of land uses for which zoning may be requested. 8 However, these land use designations do not guarantee 9 that a zoning request will be approved. 10 11 (VI) A. Urban – Mixed Use District 12 The purpose of this District is to provide allow for 13 residential and non-residential land uses, including mixed-14 uses developments such as Planned Unit Developments. 15 Certain recreation/tourist and commercial uses are also 16 allowed subject to criteria. Mixed uses can be located 17 within individual buildings and/or projects in areas deemed 18 appropriate and identified on the FLUM. Nonresidential 19 uses allowed in the Residential subdistricts include, but 20 are not limited to: agriculture, earth mining, oil extraction, 21 and related processing, home-based businesses, parks, 22 recreation and open space uses, churches, libraries, 23 cemeteries, community centers, public and private 24 schools, day-care centers, group housing uses, utility and 25 communication facilities, and essential services, as 26 defined in the Land Development Code, except as may be 27 limited within a specific subdistrict or overlay. 28 (reorganized) 29 30 New commercial development may be allowed in the Low Residential, Medium Residential or 31 High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the 32 following limitations: (reorganized) 33 34 Commercial development may be permitted within a PUD, provided the following size and 35 development criteria are met. The commercial component within a PUD may be allowed to 36 develop up to the maximum acreage specified in the table below: (reorganized, and table 37 cleaned up.) 38 39 CATEGORY I CATEGORY II CATEGORY III PUD Acres >80 >160 >300 Min. Gross Density 2.5 du/gross acre 2.5 du/gross acre 3.0 du/gross acre Max. Commercial Acres 5 acres 10 acres 20 acres Permitted Zoning C-2 C-2, C-3 C-2 through C-4 In addition to the above criteria, the following standards must also be met: 40 9.A.7.k Packet Pg. 1767 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions 1 a. Commercial zoning shall be no closer than one (1) mile to any lands designated C- MU and 2 no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in 3 size, unless otherwise authorized by the Board of County Commissioners; (reorganized) 4 5 b. The configuration of the commercial parcel shall be no more frontage than depth, unless 6 otherwise authorized by the Board of County Commissioners; (reorganized) 7 8 c. Commercial zoning or development shall be no closer than one-quarter (¼) mile from the 9 nearest existing elementary school boundary, unless otherwise authorized by the Board of 10 County Commissioners; (reorganized) 11 12 d. The commercial development shall be integrated with the residential portion of the project, 13 including common elements such as signage, and providing vehicular and non-vehicular 14 interconnection; and (proposed) 15 16 e. No construction in the commercial designated area shall be allowed until construction has 17 commenced on at least 30% of the project’s residential units, unless otherwise authorized 18 by the Board of County Commissioners. (reorganized) 19 20 (VI) 1. Low Residential Subdistrict (LR) 21 The purpose of this designation subdistrict is to provide a Subdistrict for low density 22 residential development and supporting ancillary uses. Residential dwellings shall be limited 23 to single-family structures and Duplexes. Multi-Family dwellings shall be permitted to 24 provide they are within a Planned Unit Development. Mobile Home development shall be 25 permitted in the form of mobile home sub-divisions or parks and as a mobile home overlay 26 as defined by the Land Development Code. A density less than or equal to four (4) dwelling 27 units per gross acre is permitted. Mobile homes are allowed pursuant to the provisions of 28 IAMP Policy 5.1.4. Residential densities are allowed as provided below, except for 29 properties within the Lake Trafford/Camp Keais Strand System Overlay. 30 31 • Base Density: Four (4) dwelling units per gross acre. (reorganized) 32 33 • Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density 34 bonuses. Densities above the base density can only be achieved through available 35 density bonuses. (proposed maximum) 36 37 As agriculture is a significant economic driver in Immokalee, the following uses will be 38 allowed in accordance with IAMP Policy 1.2.4: (proposed new agribusiness uses) 39 40 • agricultural research and development facilities, 41 • agri-business offices and headquarters, and 42 • facilities, offices, headquarters and apparatuses associated with an alternative energy 43 use. 44 45 9.A.7.k Packet Pg. 1768 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions 1 (VI) 2. Mixed Medium Residential Subdistrict (MR) 2 The purpose of this designation subdistrict is to provide for a mixture of housing types and 3 supporting ancillary uses. within medium density residential areas. Mobile homes are 4 allowed pursuant to the provisions of IAMP Policy 5.1.4. Residential densities are allowed as 5 provided below, except for properties within the Lake Trafford/Camp Keais Strand System 6 Overlay. Residential dwellings shall include single-family structures, multi-family dwellings, 7 individual mobile homes, and duplexes on a lot by lot basis. A density less than or equal to 8 six (6) dwellings units per gross acre is permitted. 9 10 • Base Density: Six (6) dwellings units per gross acre. (reorganized) 11 12 • Maximum Density: Fourteen (14) dwelling units per gross acre, inclusive of all density 13 bonuses. Densities above the base density can only be achieved through available 14 density bonuses. (proposed maximum) 15 16 (VI) 3. High Residential Subdistrict (HR) 17 The purpose of this designation subdistrict is to provide a Subdistrict for high density 18 residential development. for a mixture of housing type and supporting ancillary uses. Mobile 19 homes are allowed pursuant to the provisions of IAMP Policy 5.1.4. Residential densities are 20 allowed as provided below, except for properties within the Lake Trafford/Camp Keais 21 Strand System Overlay. Residential dwellings shall be limited to multi-family structures and 22 less intensive units such as single family and duplexes provided they are compatible with 23 the district. Mobile home developments shall be permitted only in the form of mobile home 24 subdivisions or parks as defined in the Land Development Code. A density less than or 25 equal to eight (8) dwelling units per gross acre is permitted. 26 27 • Base Density: Eight (8) dwelling units per gross acre. (reorganized) 28 29 • Maximum Density: Sixteen (16) dwelling units per gross acre, inclusive of all density 30 bonuses. Densities above the base density can only be achieved through available 31 density bonuses. (proposed maximum) 32 33 (VI) 4. Neighborhood Center Subdistrict (Deleted and replaced with Commercial Mixed 34 Use Subdistrict) 35 The purpose of this land use classification is to provide for centers of activity that serve the 36 needs of the surrounding neighborhoods. The centers should contain a mix of 37 neighborhood oriented uses such as day care center, parks, schools, and governmental 38 activities. Other development criteria that shall apply to all neighborhood centers 39 includes the following: 40 a. To achieve a neighborhood character, these centers are encouraged to be anchored by 41 elementary schools, neighborhood scale parks, and/or churches. 42 b. A center should be limited to 80-120 acres in size, and will serve a population ranging 43 between 5,000 to 7,500 people, or accommodate a service area of one (1) mile radius. 44 9.A.7.k Packet Pg. 1769 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions c. The Neighborhood Centers should be no closer than one (1) mile. 1 d. Non-residential uses shall be at least 20% of the size of the Neighborhood Center. 2 3 e. Residential development within the designated Neighborhoods Centers shall permit a 4 maximum density of twelve (12) units per gross acre. Residential dwelling units shall be 5 limited to multi-family structures and less intensive units such as single-family and 6 duplexes provided they are compatible with the district. Mobile home developments shall 7 be permitted only in the form of mobile home subdivisions or parks as defined in the Land 8 Development Code. 9 f. Commercial development shall be permitted within a Neighborhood Center provided all of 10 the following criteria are met; 11 1. Commercial uses shall be limited to barber and beauty shops; drug stores; deli; meat 12 market; bicycle services; restaurant; dry cleaning; veterinary clinics; medical offices; 13 laundry facilities; any other convenience commercial uses which is compatible in nature 14 with the foregoing uses. The Collier County School Board will be notified of any proposed 15 use to avoid conflict with the nearby schools; and 16 2. No commercial use shall be permitted within a ¼ mile of an existing school property 17 line within a Neighborhood Center; and 18 3. Access to the commercial development must in no way conflict with the school traffic 19 in the area; and 20 4. The design of any proposed commercial development must take into consideration 21 the safety of the school children; and 22 5. The projects within the Neighborhood Centers shall encourage provisions for shared 23 parking arrangements with adjoining developments; and 24 6. Driveways and curb cuts shall be consolidated with adjoining developments; and 25 7. Projects directly abutting residentially zoned property shall provide, at a minimum, a 26 50 foot setback and landscape buffer; and 27 8. Projects shall provide a 10 foot wide landscaped strip between the abutting 28 right-of-way and the off-street parking area. 29 From time to time new Neighborhood Centers may be proposed. No two centers may 30 be closer than one mile from each other. New Neighborhood Centers would require 31 market justification and must meet size, spacing and use criteria expressed earlier. 32 33 5. Commerce Center - Mixed Use Subdistrict (Deleted and replaced with Commercial - 34 Mixed Use Subdistrict) 35 36 The purpose of this designation is to create a major activity center that services the entire 37 Immokalee Urban Designated Area and surrounding agricultural area. The Mixed -Use 38 District shall function as an employment center and shall encourage commercial and 39 institutional uses. Uses permitted within this Subdistrict shall include shopping center, 40 governmental institutions, middle or high school, community park and other employment 41 9.A.7.k Packet Pg. 1770 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions generating uses. Other permitted commercial uses shall include transient lodging facilities 1 at 26 dwelling units per acre. The appropriate zoning districts include C-1 through C-4 as 2 identified in the Land Development Code. 3 4 In considering new commercial zoning, priority shall be given to protecting existing 5 residential uses. Residential development is permitted within the mixed-use Subdistrict at a 6 maximum density of twelve (12) units per gross acre. Residential dwellings shall be limited 7 to multi-family structures and less intensive units such as single-family and duplexes 8 provided they are compatible with the district. Mobile home developments shall be 9 permitted only in the form of mobile home subdivisions or parks as defined in the Land 10 Development Code. 11 12 The mixed-use district will be controlled via a series of performance standards that address 13 issues of buffering, noise, signage, lighting, architectural compatibility, lot size, parking and 14 landscaping. 15 16 6. Planned Unit Development Commercial Subdistrict (Reorganized and addressed 17 in A. Urban Mixed Use District) 18 Commercial development shall be permitted within a Planned Unit Development provided 19 the following size and development criteria are met. There are three (3) categories for PUD 20 Commercial. The commercial component within a PUD will be allowed to develop up to the 21 maximum acreage specified in the table below: 22 CATEGORY I CATEGORY II CATEGORY III 23 PUD Acres 80+ 160+ 300+ 24 Maximum Commercial Acres 5 acres 10 acres 20 acres 25 Permitted Zoning C-2 C-3 C-2, C-3 & C-4 26 27 In addition to the above criteria, the following standards must also be met: 28 a. Commercial zoning shall be no closer than one (1) mile to the nearest commerce 29 center and no closer than one mile from the nearest PUD commercial zoning of ten 30 acres or greater in size; 31 b. The configuration of the commercial parcel shall be no more frontage than depth 32 unless otherwise authorized by the Board of County Commissioners; 33 c. Commercial zoning or development shall be no closer than a ¼ mile from the nearest 34 existing elementary school boundary; and 35 d. No construction in the commercial designated area shall be allowed until 30% of the 36 project has commenced construction unless otherwise authorized by the Board of 37 County Commissioners. 38 39 1. Proposed Commercial - Mixed Use Subdistrict (C-MU) 40 The purpose of this Subdistrict is to provide for pedestrian-scaled, higher density residential and 41 mixed-use development, employment and recreational opportunities, cultural and civic activities, 42 9.A.7.k Packet Pg. 1771 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions and public places to serve residents of, and visitors to, the Immokalee Urban Area. All types of 1 residential uses are allowed within this Subdistrict, except that mobile homes are only allowed 2 as provided by IAMP Policy 5.1.4. Residential densities are allowed as provided below, except 3 for properties within the Lake Trafford/Camp Keais Strand System Overlay. Nonresidential uses 4 allowed within this Subdistrict include those uses allowed in the C-1 through C-4 zoning districts 5 in the Collier County Land Development Code, Ord. No. 04-41, as amended. 6 7 • Base Density: Sixteen (16) dwelling units per gross acre. (proposed commercial area 8 density increased from 12 to 16) 9 10 • Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density 11 bonuses. Densities above the base density can only be achieved through available 12 density bonuses. (proposed maximum) 13 14 • Transient lodging is allowed at a maximum density of thirty-two (32) units per gross acre. 15 16 Mix of Uses: Projects equal to or greater than ten (10) acres will be encouraged to provide both 17 residential and non-residential uses. 18 19 (IV)(VI) 5. Recreational/Tourist Subdistrict (RT) (edited and reorganized) 20 The purpose of this Subdistrict is to provide centers for recreational and touristm activitiesy 21 that utilizerelated to the natural environment, and to allow for limited compact residential 22 development. as the main attraction. The centers should contain low intensity uses that 23 attract both tourists and residents while preserving the environmental features of the area. 24 Uses allowed within this Subdistrict include, but are not limited to: passive parks; nature 25 preserves; wildlife sanctuaries; open space; parks; museums; cultural facilities; marinas; 26 transient lodging facilities (including: hotel/motel, rental cabins, bed and breakfast 27 establishments, and campsites); restaurants; recreational vehicle parks; sporting and 28 recreational camps; low-intensity retail directly associated with the purpose of this 29 Subdistrict; uses; single family homes; agriculture; and essential services as defined in the 30 Land Development Code. Mobile homes are allowed pursuant to the provisions of IAMP 31 Policy 5.1.4. 32 33 Residential development is permitted at a density of four (4) residential units per gross acre, 34 or less. Transient lodging is permitted at a maximum density of ten (10) units per acre. 35 Rezones are encouraged to be in the form of a Planned Unit Development (PUD). The 36 minimum acreage requirement for a PUD within this Subdistrict shall be two (2) contiguous 37 acres. 38 39 Single and multi-family dwelling units are allowed. 40 41 • Base Density: Four (4) dwelling units per gross acre. (reorganized) 42 43 • Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply 44 in this subdistrict. (proposed maximum) 45 9.A.7.k Packet Pg. 1772 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions 1 • Transient lodging is permitted at a maximum density of twenty-six (26) units per gross 2 acre. (Transient lodging (hotels) proposed increased from 10 upa to 26 upa) 3 4 Single and multi-family dwelling units are allowed. To minimize impacts on the natural 5 environment, residential development shall be clustered subject to the following: (proposed) 6 7 • Within any project, the average size of a single family lot shall not exceed 6,000 square 8 feet, and in no case shall any individual single family lot exceed 12,000 square feet. 9 10 Non-residential Uses (reorganized) 11 Non-residential uses permitted within the Residential designation are limited to those uses that 12 are compatible and/or support the residential character of the area. The allowed uses include: 13 parks, open space and recreational uses, churches, libraries, cemeteries, public and private 14 schools, day-care centers and essential services as defined in the Land Development Code. 15 16 (VI) Density Rating System 17 The Density Rating System is only applicable to areas designated Urban,- Mixed Use District, 18 as identified on the Immokalee Future Land Use Map. The Density Rating System is applicable 19 to the Low Residential Subdistrict to the extent that the residential density cap of 4 dwelling 20 units per acre is not exceeded, except for the density bonus provisions for affordable-workforce 21 housing. Except as provided below, the final determination of permitted density via 22 implementation of this Density Rating System is made by the Board of County Commissioners 23 through an advertised public hearing process (rezone) in accordance with the LDC. Density 24 achieved by right shall not be combined with density achieved through the rezone public hearing 25 process. 26 27 (VI) 1. The Density Rating System is applied in the following manner: 28 a. Within the applicable Urban designated areas, a base density of the Subdistrict 4 29 residential dwelling units per gross acre is allowed, though not an entitlement. Density 30 may be increased using applicable density bonuses. The base level of density may be 31 adjusted depending upon the location and characteristics of the project. For purposes of 32 calculating the eligible number of dwelling units for the project, the total number of 33 dwelling units may be rounded up by one unit if the dwelling unit total yields a fraction of 34 a unit .5 or greater. Acreage used for the calculation of density is exclusive of 35 commercial portions of the project, except within the mixed residential and commercial 36 uses as provided for in the C-1 through C-3 Commercial zoning districts, and except 37 within the Commercial Mixed-Use Subdistrict wherein residential project densities will be 38 calculated on total gross acreage, zoning district in the Collier County Land 39 Development Code; and, except portions of a project for land uses having an 40 established equivalent residential density in the Collier County Land Development Code. 41 b. This Density Rating System only applies to residential dwelling units. This Density 42 Rating System is not applicable to accessory dwelling or accessory structures. that are 43 not intended and/or not designed for permanent occupancy, and is not nor is it 44 9.A.7.k Packet Pg. 1773 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions applicable to caretaker residences. accessory dwelling or accessory structures intended 1 for rental or other commercial use; Such accessory dwellings and structures include 2 guest houses, mother-in-law’s quarters, cabanas, guest suites, and the like. 3 c. All new residential zoning located within the Urban Mixed- Use District shall be 4 consistent with the Density Rating System, except as provided for in Policy 5.1.6 of the 5 Future Land Use Element. 6 d. Within the applicable areas of the Urban Mixed- Use District, all properties zoned A, 7 Rural Agricultural, and/or E, Estates, and/or RSF-1, 2, 3, Residential Single Family, for 8 which an affordable workforce housing project is proposed and approved, in accordance 9 with Section 2.06.00 of the Land Development Code (Ordinance 04-41, as amended, 10 adopted June 22, 2004 and effective October 18, 2004), shall be permitted the base 11 density of four (4) dwelling units per gross acre by right, except in the case of lands 12 designated LR on the IAMP Future Land Use Map (FLUM), wherein the density bonus 13 shall not exceed 50% of the maximum permitted density of the zoning district for the 14 subject property; that is, a rezone public hearing shall not be required. Such a project 15 must comprise a minimum of ten acres. Density achieved by right shall not be combined 16 with density achieved through the rezone public hearing process. 17 18 The Table below illustrates the maximum “by right” density based on the FLUM 19 subdistrict and the zoning district. 20 21 Zoning District Zoned Maximum Density (per acre) Maximum Density (per acre) with “By Right” Density Outside of LR Designation Maximum Density (per acre) with “By Right” Density Within LR Designation A 0.2 4.0 0.3 E 0.44 4.0 0.66 6666666666 RSF-1 1.0 4.0 1.5 RSF-2 2.0 4.0 3.0 RSF-3 3.0 4.0 4.0 22 23 (VI) 2. Density Bonuses 24 To encourage infill development, the creation of affordable housing, and preferred roadway 25 access, certain density bonuses are available. If these bonuses are utilized, base densities may 26 be exceeded. In the Low Residential Subdistrict, the base density of four units per acre may 27 only be exceeded if utilizing an affordable housing bonus. In no case shall the resulting density 28 exceed the maximum density specified in each Subdistrict. (proposed intro) 29 30 a. Proximity to Neighborhood Center and Commerce Center Commercial Mixed Use 31 If 50% or more of a project is within a Neighborhood Center or the Commerce Center – 32 Mixed Use District, the Commercial - Mixed Use Subdistrict then the base maximum 33 density allowed within the Neighborhood Center or Commerce Center Commercial– 34 9.A.7.k Packet Pg. 1774 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Mixed Use Subdistrict District of sixteen (16) twelve (12) dwelling units per acre applies 1 to the entire project, except that this bonus cannot be used to increase density on lands 2 within the project designated Low Residential. Buffering to achieve compatibility with 3 adjacent lower intensity uses shall be required. can be averaged in with the density of 4 the portion of the project outside of the Neighborhood Center for the entire project; 5 however, appropriate buffering to adjacent lower intensity uses must be achieved. 6 (VI) b. Affordable-workforce Housing Bonus, By Public Hearing 7 To encourage the provision of affordable-workforce housing within certain Subdistricts in 8 the Urban Designated Area, a maximum of twelve (12) up to eight (8) residential dwelling 9 units per gross acre may be added to the base density if the project meets the definition 10 and requirements of the Affordable-workforce Housing Density Bonus Ordinance 11 (Section 2.06.00 of the Land Development Code, Ordinance 04.41, as amended, 12 adopted June 22, 2004 and effective October 19, 2004). This bonus may be applied to 13 an entire project or portions of a project provided that the project is located within the 14 Commercial - Mixed Use (C-MU) Subdistrict Neighborhood Center (NC) Subdistrict, 15 Commerce Center-Mixed Use (CC-MU) Subdistrict or any residential subdistrict. 16 (VI) c. Affordable-workforce Housing Bonus, By Right 17 To encourage the provision of affordable-workforce housing within that portion of the 18 Urban Mixed Use District, properties zoned A, Rural Agricultural, and/or E, Estates, 19 and/or RSF-1, 2, 3, 4, 5, 6, Residential Single Family, VR, Village Residential, and/or 20 RMF-6, Residential Multi-Family, for which an affordable-workforce housing project is 21 proposed in accordance with the definitions and requirements of the Affordable-22 workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development 23 Code, Ordinance 04-41, as amended, adopted June 22, 2004 and effective October 18, 24 2004), a maximum of four (4) residential units per gross acre shall be added to the base 25 density of four (4) dwelling units per gross acre. except in the case of lands designated 26 LR on the IAMP Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% 27 of the maximum permitted density of the zoning district for the subject property. 28 Therefore, the maximum density that may be achieved by right shall not exceed eight (8) 29 dwelling units per gross acre. Such a project must comprise a minimum of ten acres. 30 Density achieved by right shall not be combined with density achieved through the 31 rezone public hearing process. 32 The Table below illustrates the maximum “by right” density based on the FLUM 33 subdistrict and the zoning district. 34 35 Zoning District Zoned Maximum Density (per acre) Maximum Density (per acre) with “By Right” Density Bonus Outside of LR Designation Maximum Density (per acre) with “By Right” Within LR Designation A 0.2 8.0 0.3 E 0.44 8.0 0. 66 RSF-1 1.0 8.0 1.5 9.A.7.k Packet Pg. 1775 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions RSF-2 2.0 8.0 3.0 RSF-3 3.0 8.0 4.5 RSF-4 4.0 8.0 6.0 RSF-5 5.0 8.0 7.5 RSF-6 6.0 8.0 8.0 RMF-6 6.0 8.0 8.0 VR 7.26 8.0 8.0 1 (VI) d. Residential In-fill 2 1. To encourage residential in-fill, three (3) residential dwelling units per gross acre 3 may be added if the following criteria are met: the project is twenty (20)ten (10) 4 acres or less in size; at the time of development, the project will be served by 5 central public water and sewer; at least one abutting property is developed; the 6 project is compatible with surrounding land uses; the property in question has no 7 common site development plan with adjacent property; there is no common 8 ownership with any adjacent parcels; and the parcel in question was not created to 9 take advantage of the in-fill residential density bonus and was created prior to the 10 adoption of this provision in the Growth Management Plan on January 10, 1989. 11 This bonus cannot be used to exceed the base density in the Low Residential (LR) 12 Subdistrict. 13 14 2. This Residential Infill bonus shall only be applicable on a one time basis and shall 15 not be expanded or continued to other adjacent properties, except for additional 16 properties not exceeding 20 acres in aggregate when added to the original 17 application of this provision and meeting all the above criteria. (proposed) 18 19 (VI) e. Roadway Access 20 If the project has direct access to two (2) or more arterial or collector roads or if there is 21 a project commitment for provision of interconnection of roads accessible to the public 22 with existing or future adjacent abutting projects, one (1) residential dwelling unit per 23 gross acre may be added above the maximum density of the Subdistrict. This bonus 24 cannot be used to exceed the base density in the Low Residential (LR) Subdistrict. 25 26 (VI) 3. Maximum Density (deleted, and maximum density established in each Residential 27 subdistrict) 28 The maximum permitted density shall not exceed 16 residential dwelling units per gross acre 29 within the Urban designated area, except when utilizing the Transfer of Development Rights 30 (TDR) Chapter 2.03.07 of the Land Development Code, adopted by Ord. No. 91-102, as 31 amended. 32 33 (III) 4. Density and Intensity Blending 34 a. This provision is intended to encourage unified plans of development and to preserve the 35 high- quality wetlands, wildlife habitat, and other natural features that exist within areas of the 36 Immokalee Urban Area, which are proximate to Lake Trafford and Camp Keais Strand. In the 37 case of properties which are contiguous to Lake Trafford or Camp Keais Strand, which straddle 38 9.A.7.k Packet Pg. 1776 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions the Immokalee Urban Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted 1 on the countywide Future Land Use Map, and which were in existence and under unified control 2 as of October 22, 2002, the allowable gross density and/or intensity may be shifted from the 3 Urban designated lands to lands within the RLSA which are contiguous and under unified 4 control, and which are designated as a Stewardship Receiving Area (SRA) in the RLSA. The 5 density and/or intensity may be shifted on an acre per acre basis. This Density and Intensity 6 Blending provision is further subject to the following conditions and limitations: 7 1a. The project in aggregate must be a minimum of 200 acres in size and the Urban portion 8 must be designated Recreational/Tourist District (RT) or Low Residential Subdistrict (LR) 9 in the Immokalee Area Master Plan; 10 2b. It must be demonstrated the lands designated Urban have a high natural resource value 11 as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a Natural 12 Resource Index score of greater than 1.2 (both as identified on the Stewardship Credit 13 Worksheet in the RLSA); 14 3c. Density and Intensity may only be shifted from lands within the Immokalee Urban Area 15 containing this high natural resource value (as measured above) to the lands within a 16 contiguous SRA, on an acre per acre basis, providing such lands were under unified 17 control as of October 22, 2002; and 18 4d. Lands within the Urban area, from which the density and/or intensity has been shifted, 19 shall be placed in a conservation easement in perpetuity. 20 b. For properties containing two or more Future Land Use Subdistricts, the overall density and/or 21 intensity that could be achieved in aggregate may be distributed throughout the project, 22 provided the total allowable density and/or intensity is not exceeded, and further subject to the 23 following: (proposed) 24 25 1. The project furthers the protection, enhancement or restoration of wetlands, listed 26 species habitat, or other natural features; 27 28 2. The project is consistent with, and furthers the applicable objectives of, the 29 Immokalee Area Master Plan and is compatible with surrounding properties and 30 environment; 31 32 3. The project is approved as a Planned Unit Development; and 33 34 4. The project mitigates for any negative impacts on adjacent properties through 35 appropriate measures, such as buffering, separation, or other land design 36 techniques, adequate to lessen these effects. 37 38 (VI) B. Urban – Commercial District (deleted and replaced with Commercial Mixed-Use 39 Subdistrict) 40 41 The purpose of this District is to accommodate a variety of commercial land uses, including 42 neighborhood oriented commercial uses, commerce center uses, general highway commercial 43 9.A.7.k Packet Pg. 1777 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions uses and commercial development within Planned Unit Developments (PUDs). Migrant labor 1 camps are also permitted within this designation. 2 3 (VI) 1. Commercial Subdistrict – S.R. 29 and Jefferson Avenue The purpose of this Subdistrict 4 is to provide for retail and office uses, transient lodging facilities and highway commercial uses 5 that serve the needs of the traveling public. Commercial uses allowed within the Subdistrict are 6 generally similar to the C-1 through C-4 Commercial Zoning Districts, as identified in the Collier 7 County Land Development Code. These commercial uses must be located on a major arterial 8 or collector roadway. 9 (VI)(VIII) A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land 10 Development Code must be met for future development within the Commercial Subdistrict 11 along SR-29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; 7905N; 12 and, 6929. 13 14 (VI) B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land 15 Development Code must be met for future development within the Commercial Subdistrict 16 along Jefferson Avenue as identified on Zoning Map 6933S. 17 (VIII) C. That portion of the Subdistrict located at the northwest quadrant of the intersection of 18 Westclox Street and S.R. 29 shall be rezoned in the form of a Planned Unit 19 Development (PUD). The PUD shall include an appropriate list of commercial land uses 20 designed to serve the needs of the Immokalee community. Development within this 21 portion of the Subdistrict shall not be required to meet the specific architectural and site 22 design standards for commercial development required for PUDs, identified in Section 23 5.05.08, and the signage requirements of Section 5.06 of the Collier County Land 24 Development Code; however, the PUD shall include specific site design and building 25 architectural and signage standards for the commercial development. 26 27 Non-commercial Uses (reorganized) 28 In addition to those mixed-uses permitted within the Commercial Designations, uses such as 29 parks, open space and recreational uses, churches, libraries, cemeteries, public and private 30 schools, day-care centers and those essential services as defined in the Land Development 31 Code. 32 33 (VI) BC. Urban ‒ Industrial District 34 The purpose of this District is to function as a major employment center and is intended to 35 accommodate industrial, distribution, trade, agriculture, and manufacturing uses; essential 36 services; and commercial uses as limited within each Subdistrict. (proposed intro) 37 38 (VI) 1. Industrial Subdistrict (IN) 39 The purpose of this Subdistrict is to provide for industrial, distribution, trade and 40 manufacturing uses. type uses, Allowed uses include a variety of industrial, limited 41 commercial, and associated uses, including: airports; uses related to light manufacturing, 42 processing, storage and warehousing, wholesaling, distribution, packing houses, recycling, 43 high technology industries, laboratories, assembly, storage, computer and data 44 9.A.7.k Packet Pg. 1778 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions processing, business services; limited and commercial uses, intended to serve the needs 1 of employees and visitors, such as child care centers, restaurants and and convenience 2 stores. other basic commercial uses, except retail uses, as described in the Land 3 Development Code for the Industrial and Business Park Zoning Districts; and, vehicle 4 racing, subject to conditional use approval. Accessory uses and structures customarily 5 associated with these principle uses include ancillary offices and retail sales. allowed in 6 this Subdistrict include, but are not limited to, offices and retail sales; campgrounds 7 accessory to vehicle racing; and, campgrounds accessory to special events at the airport, 8 such as air shows. 9 10 (VI) 2. Commerce Center – Industrial Subdistrict (redesignated as Industrial - Mixed Use 11 or Airport subdistrict) 12 The purpose of this Subdistrict is to create a major Activity Center that serves the entire 13 Immokalee Urban Designated Area and surrounding agricultural areas. The Commerce 14 Center-Industrial Subdistrict shall function as a major employment center for industrial and 15 commercial uses as described in the Land Development Code for the Commercial (C-1 16 through C-5), Industrial and Business Park Zoning Districts. This Subdistrict includes the 17 Immokalee Farmers Market and related facilities. The Subdistrict also permits higher 18 intensity uses, including packing houses, industrial fabrication operations and warehouses. 19 Accessory uses and structures customarily associated with the uses allowed in this 20 Subdistrict include, but not limited to, offices and retail sales, are also allowed. 21 22 (VI) 3. Business Park Subdistrict (deleted) 23 Business Parks are intended to include a mix of industrial uses and offices designed in an 24 attractive park-like environment with low structural density where building coverage ranges 25 between 25% to 45% and where large landscaped areas provide for buffering and 26 enjoyment by the employees and patrons of the Park. Business Parks shall comply with the 27 following: 28 a. Business Parks shall be permitted to develop with a maximum of 40% commercial uses, of 29 the type identified in “c” below, to reserve land within the industrially designated areas for 30 the intended industrial uses and to ensure compatibility. 31 b. Access to arterial road systems shall be in accordance with the Collier County Access 32 Management Policy and consistent with Objective 7 and Policy 7.1 of the Traffic Circulation 33 Element. 34 c. Commercial uses shall include, and shall be limited to, uses such as offices, financial 35 institutions, cultural facilities, and fitness centers/facilities, and shall only be permitted within 36 those areas zoned Business Park or Planned Unit Development within the Industrial 37 Designation. 38 d. Business Parks must be a minimum of 35 acres in size. The Planned Unit Development 39 and/or rezoning ordinance document for Business Park projects shall contain specific 40 language regarding the permitted non-industrial uses and development characteristic 41 guidelines consistent with those stated above. 42 43 (I) Non-Industrial Uses (deleted, defined in LDC) 44 9.A.7.k Packet Pg. 1779 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Essential services as defined in the Land Development Code are allowed within the Industrial 1 Designation. 2 3 4 2. Proposed Industrial – Mixed Use Subdistrict (I-MU) 5 The purpose of this Subdistrict is to provide a transition area from the Industrial Subdistrict 6 to adjacent commercial and residential land uses. The Immokalee State Farmers Market 7 and related facilities are located in this Subdistrict. This Subdistrict allows for: higher 8 intensity commercial uses as described in the LDC (Ordinance 04-41, as amended) for 9 Commercial (C-4 and C-5), Research and Technology Parks PUD, and Business Park 10 Districts, subject to development standards set forth in the LDC. This Subdistrict also 11 allows for light manufacturing, processing, and packaging in fully enclosed buildings; 12 research, design and product development; printing, lithography and publishing; and 13 similar industrial uses. This Subdistrict also allows for agriculture uses and agricultural-14 related uses, such as packing houses; warehousing; and targeted industries. Targeted 15 industries include distribution; medical laboratories, research, and rehabilitative centers; 16 high technology; computer software, services, and processing, and similar uses. 17 18 Certain residential, mobile home and migrant transient housing uses are permitted on 19 properties located at 1101, 1121, and 1123 Alachua Street, Immokalee, Florida, in 20 accordance with the Mediated Settlement Agreement and Mutual Release relating to Case 21 No. 08-9355-CA and Case No. 09-1281-CA, dated February 26, 2013 (See OR Book 22 4895, Page 1963 et seq. of the Official Public Records of Collier County, Florida). The 23 Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban 24 Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial 25 District of the IAMP in effect on February 26, 2013. 26 27 3. Proposed Industrial – Immokalee Regional Airport Subdistrict (APO) 28 The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA) and 29 leaseholders to develop the Immokalee Regional Airport and surrounding lands for the 30 economic health and development of the greater Immokalee area and Collier County as a 31 whole. Because the CCAA needs to retain flexibility to provide various general aviation and 32 revenue-generating opportunities via land leases as the Airport grows and changes over 33 time, a broad range of uses shall be allowed in this Subdistrict. In addition to all uses 34 permitted in the Industrial Subdistrict, allowable uses include: airport facility and related 35 accessory uses; commercial, industrial, institutional and agricultural uses; freight and 36 warehousing; trade; and ancillary recreational, vehicular racing, communications, essential 37 service uses and additional uses as permitted in the Airport Operations Planned Unit 38 Development, Ordinance No. 10-07. 39 40 (I)(VI) D. Overlays and Special Features 41 42 1. Proposed Lake Trafford/Camp Keais Strand System Overlay 43 The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4), 44 identifies possible high-quality wetland systems connected to the Lake Trafford/Camp 45 9.A.7.k Packet Pg. 1780 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions Keais Strand system within the Immokalee Urban Area. These wetlands require greater 1 protection measures than wetlands located in other portions of the Immokalee Urban 2 Designated Area. These wetlands are identified on the Immokalee Future Land Use Map 3 by the Lake Trafford/Camp Keais Strand System Overlay (LT/CKSSO). 4 The Density and Intensity Blending provisions of this Master Plan may be utilized for 5 lands within this LT/CKSSO. The maximum allowable gross density for lands within the 6 LT/CKSSO is the base density established for the applicable Subdistrict. Lands within 7 the LT/CKSSO are not eligible for any density bonuses, including by right. Essential 8 Services shall be limited to: those necessary to ensure public safety; and those 9 necessary to serve permitted uses, such as private wells and septic tanks, utility lines, lift 10 stations, and water pumping stations. 11 12 The additional wetland protection measures do not apply to properties within the 13 LT/CKSSO that have been legally cleared of native vegetation as of the adoption of this 14 Master Plan [date], but do apply to all new development and redevelopment pursuant to 15 the applicable nonconforming provisions set forth in the LDC (Ordinance 04-41, as 16 amended). 17 If development on the Seminole Reservation functionally severs the connectivity of the 18 wetland system for properties within the LT/CKSSO, east of the Reservation, the 19 additional wetland protection measures will not be applied to those severed eastern 20 wetlands. The standard measures for wetlands in Urban designated lands shall be 21 applied, as described in the CCME, to those severed eastern wetlands. 22 23 2. Proposed Seminole Reservation (SR) Feature 24 The Seminole Reservation within Immokalee comprises approximately 600 acres of 25 largely undeveloped land owned by the Seminole Tribal Council and located on the east 26 side of First Street, South of (SR 29). The Seminole Reservation is not controlled or 27 regulated by the Collier County Growth Management Plan or LDC (Ordinance 04-41, as 28 amended) and is identified on the Future Land Use Map for illustrative purposes only. 29 30 31. Urban Infill and Redevelopment Area Feature (Reorganized) 31 In order for local governments to designate a geographic area within its jurisdiction as an 32 Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes, 33 it must amend its comprehensive land use plan to delineate the boundaries within the 34 Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with 35 criteria outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this 36 delineation is to comprehensively address the urban problems within the area consistent 37 with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by 38 Ordinance 2000-66 and the Urban Infill and Redevelopment Plan was adopted by 39 Ordinance 2000-71. This designation is informational and has no regulatory effect. 40 41 42 43 3. Proposed Industrial – Mixed Use Commercial Overlay 44 9.A.7.k Packet Pg. 1781 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) Proposed Amendments to the Immokalee Area Master Plan Words underlined are added; words struck-through are deleted Words double underlined are CCPC additions; words double struck-through are CCPC deletions The Industrial - Mixed Use Commercial Overlay is depicted on the IAMP Future Lands 1 Use Map and comprises approximately 363 acres. This Overlay allows the uses of the 2 underlying Industrial - Mixed Use Subdistrict except that commercial uses - those 3 permitted in the C-4 and C-5 zoning districts in the Land Development Code, Ordinance 4 No. 04-41, as amended - are limited to a maximum of thirty percent (30%) of the Overlay 5 land area (approximately 109 acres). To implement this Overlay, Collier County shall 6 initiate a Land Development Code amendment by [2 years of the date of adoption of the 7 ordinance] within two years of adoption. 8 9 For lands in this Overlay that are adjacent to residentially or agriculturally zoned 10 properties a minimum 75-foot building setback, which includes a minimum 20-foot wide 11 vegetated landscape buffer, shall be provided. This vegetated buffer shall be located 12 adjacent to the property line and shall contain, at a minimum, two staggered rows of 13 trees that shall be spaced no more than 30 feet on center, and a double row hedge at 14 least 24 inches in height at time of planting and attaining a minimum of three feet in 15 height within one year. Existing native trees must be retained within this 20-foot wide 16 buffer area to aid in achieving this buffer requirement; other existing native vegetation 17 shall be retained, where possible, to aid in achieving this buffer requirement. Water 18 retention/detention areas shall be allowed in this buffer area if left in natural state, and 19 drainage conveyance through the buffer area shall be allowed if necessary to reach an 20 external outfall. The required 75-foot setback may be reduced to 50 feet if a minimum 6-21 foot tall decorative wall or fence providing at least 80 percent opacity is installed within 22 the reduced setback, and if the required 20-foot wide landscape buffer is located 23 between the wall or fence and the adjacent residentially and/or agriculturally zoned 24 properties. 25 26 9.A.7.k Packet Pg. 1782 Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment Adoption) 1ST ST SLAKE TRAFFORD RD15TH ST NWESTCLOX STNEW MARKET RD MAIN STSR 29CR 846SR 29 N171546392286735113612112630253129281236173516151427132532333410132618141821193024312223202423193232434202152719822231924101522293217202220IAMP FLUM - EXISTING VS. PROPOSEDIAMP FLUM - EXISTING VS. PROPOSED0 0.5 1 1.5 20.25MilesGIS MAPPING: BETH YANG, AICPGIS/OPERATIONS DEPARTMENTFILE: F:/GIS/DATAREQUEST/IAMP/IMMOKALEEFLUECHANGE.MXDLAKETRAFFORDNOTE: MAP IS A REPRESENTATION ONLY AND CANNOT BEINTERPRETED WITHOUT THE OFFICIAL FLUM AND GMP.qPROPOSEDLAKE TRAFFORD/CAMP KEAIS STRANDWETLANDS SYSTEMCOMMERCIAL MIXED USE SUBDISTRICTINDUSTRIAL MIXED USE SUBDISTRICTLOW RESIDENTIAL SUBDISTRICTMIXED RESIDENTIAL SUBDISTRICTHIGH RESIDENTIAL SUBDISTRICTINDUSTRIAL SUBDISTRICTRECREATIONAL TOURIST SUBDISTRICTSEMINOLE RESERVATIONEXISTINGLAKE TRAFFORD/CAMP KEAIS STRANDWETLANDS SYSTEMLOW RESIDENTIAL SUBDISTRICTMIXED RESIDENTIAL SUBDISTRICTHIGH RESIDENTIAL SUBDISTRICTNEIGHBORHOOD CENTER SUBDISTRICTCOMMERCE CENTER - MIXED USE SUBDISTRICTRECREATIONAL TOURIST SUBDISTRICTCOMMERCIAL SUBDISTRICTINDUSTRIAL SUBDISTRICTCOMMERCE CENTER - INDUSTRIAL SUBDISTRICTSEMINOLE INDIAN RESERVATION9.A.7.kPacket Pg. 1783Attachment: 08_Transmittal Revisions to adopted IAMP (10411 : 9A.7-IAMP Restudy Amendment RESOLUTION NO. 19 -8 7 --- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENTS TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, RELATING TO THE IMMOKALEE AREA MASTER PLAN RESTUDY AND SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER PLAN ELEMENT AND THE IMMOKALEE FUTURE LAND USE MAP; AND FURTHERMORE DIRECTING TRANSMITTAL OF THE AMENDMENTS TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. [PL20180002258] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act of 1985, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans ; and WHEREAS, Collier County staff has prepared plan amendments to the following elements of its Growth Management Plan: Immokalee Area Master Plan, including the Immokalee Area Future Land Use Map; and WHEREAS, on January 31, 2019, February 21, 2019, and March 7, 2019, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, F.S ., and has recommended approval of said amendments to the Board of County Commissioners; and WHEREAS, on May 14, 2019, the Board of County Commissioners at a public hearing approved the transmittal of the proposed amendments to the state land planning agency in accordance with Section 163.3184 , F.S.; and WHEREAS, upon receipt of Collier County's proposed Growth Management Plan Amendment, various State agencies and the Department of Economic Opportunity (DEO) have thirty (30) days to review the proposed amendments and DEO must transmit, in writing, to Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S .; and WHEREAS, Collier County, upon receipt of the written comments from DEO must adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and [ 18-CMP-0 I 025 /1442867 /l ]52 !AMP Restudy PL20180002258 4/4/19 Words underlined are additions; Words struek through are deletions . *** *** *** *** are a break in text 0 9.A.7.l Packet Pg. 1784 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S . NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: The Board of County Commissioners hereby approves the proposed Growth Management Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies thereby initiating the required State evaluation of the Growth Management Plan Amendment prior to final adoption. THIS RESOLUTION ADOPTED after motion, second and majority vote this } lf-.fk.,., day of ,,1/\ a u . , -, 2019 . . \:-:J,, .. _:JJi ATTEST.: ··.:::: CRYSTAL K. KINZEL,'·.<:a,ERK .. < , Attest as to Chairmaltf.PU i~~ ~1er signature onlv. · ~ t 1 '' • Approve('l as to form a Chairman ........... tl~l\~,A A..._____.A'---'-----C___._Jo~-, J y /.s/ t=, ~cf'~ScottA.'stone J.I~ Assistant County Attorney Attachment: Exhibit "A" -Text amendments and map amendment [ 18-CMP-0 I 025 /1442867 /1 ]52 !AMP Restudy PL20 I 80002258 4/4/19 Words underlined are additions; Words struck through are deletions. *** *** *** ***area break in text 9.A.7.l Packet Pg. 1785 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 EXHIBIT "A" To update and reorganize the current lmmokalee Are Master Plan, along with the title, heading and Future Land Use Map series. The full document is struck through, followed by the underlined reorganized plan 4 /2/2019 COLLIER COUNTY GROWTM MANAGEMENT PLAN IMMOKALEE AREA MASTER PLAN Prepared by Collier County Planning and Zoning Department Comprehensive Planning Section Prepared for COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS Adopted October 1997 Words underlined are added ; words struck thFm1gh are deleted . Page 1 of 53 9.A.7.l Packet Pg. 1786 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft TABLE OF CONTENTS * Ill. IMPLEMENTATION STRATEGY * Goals, ObjeGtives and PoliGies * Land Use Designations; and Future Land Use Map SUPPORTDOCUMENT STUDYAREAINVENTORYMSSESSMENT A. Introduction B . History of lmmokalee C . Demographics D . Land Use Existing and Future E . Natural Resources F . Public Facilities LIST OF TABLES IN SUPPORT DOCUMENT 1 Estimate of Permanent Population 2 Age Distribution ( 1980 and 1990 Census) 3 Racial Comparison (1980and 1990 Census) 4 Estimated Population: Permanent, Seasonal & Peak Season Totals lmmokalee 1990, 1995 & 2000 5 Existing Land Use (1995) 6 Commercial Land Comparison 7 Future Land Use Designation Acreages 8 Residential Housing Potential 9 Park Acreage Demand 1 O Suitability of Soil Associations for Septic Tank Installation 1 11 Projected Sanitary Se 1.t.•er Demand 12 Traffic Counts ( 1997 2002) 13 Road Improvements (FY97 02) 15 lmmokalee Student Enrollment (1989 & 1996) PL20180002258/CPSP-2018-5 9 17 Words underlined are added; words strnck through are deleted. 4/2/2019 Page 3 of 53 9.A.7.l Packet Pg. 1787 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft TABLE OF CONTENTS (oontinued) LIST OF FIGURES IN SUPPORT DOCUMENT 1 lmmokalee Planning Community Map 2 lmmokalee Existing Land Use Map 3 lmmokalee Traffio Analysis Zone (TAZ) Map 4 Approximate Looations of Major Freshwater Wetlands 5 Groundi.11ater Availability in Collier County 6 General Soil Assooiations of Collier County De 11elopment Potential 7 Commeroial Mineral Extraotion Sites in Collier County 8 Native Habitats in Collier County 9 Approximate Looation of Major Remnant Xerio Oak and/or Sand Pine Communities in Collier County 1 O Approximate Looations of Major Hammooks 11 VVellfield Proteotion Zones lmmokalee \IIJater & Sewer Distriot 12 lmmokalee Water and Sewer Distriot 13 I mmokalee Water & Sewer Distriot Potable \IIJater Faoilities 14 lmmokalee Water & Sewer Distriot Sanitary Se 111er Faoilities 15 Major Drainage Basins Collier County 16 lmmokalee Landfill 17 Existing Roadway Network, lmmokalee 18 I mmokalee Bioyole/Pedestrian Faoilities APPENDICES APPENDIX I APPENDIX I A APPENDIX II APPENDIX Ill APPENDIX IV APPENDIX V Detailed Population Study for lmmokalee Estimating Population in lmmokalee Publio Partioipation Meetings Building lmmokalee Together Projeot lmmokalee Main Street lmmokalee/Florida Enterprise Zone Program PL20180002258 /CPSP-2018-5 The IMMOKALEE HOUSING STUDY and the SOUTH IMMOKALEE REDEVELOPMENT AREA STUDY are a1.'ailable as separate doouments. Contaot the Collier County Comprehensive Planning Seotion for further information . Words underlined are added; words struck thr01c1gh are deleted . 4/2/2019 Page 4 of 53 9.A.7.l Packet Pg. 1788 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2 018-5 Ill. IMPLEMENTATION STRATEGY (VI) This section places the plan into effect. Implementation strategies include the Goals, Objectives and Policies , and the Land Use Designation Description Section. (VI) GOALS, OBJECTIVES AND POLICIES (VI) GOAL 1: TO GUIDE LAND USE SO AS TO ENHANCE IMMOKALEE'S QUALITY OF LIFE, NATURAL BEAUTY, ENVIRONMENT, SMALL TOWN CHARACTER, STABLE NEIGHBORHOODS, STATUS AS AN URBAN HUB FOR THE SURROUNDING AGRICULTURAL REGION, TOURISM INDUSTRY, AND TME IMMOKALEE AIRPORT'S DESIGNATION AS A PORT OF ENTRY. (VI) OBJECTIVE 1.1: Unless otherwise permitted in this Master Plan for lmmokalee, new or revised uses of land shall be consistent with designations outlined on the Future Land Use Map . The Future Land Use Map and companion Future Land Use Designations, Districts and Subdistricts shall be binding on all Development Orders effective 1Nith the adoption of the Master Plan for lmmokalee. Through the magnitude, location and configuration of its components, the Future Land Use Map is designed to coordinate land use with the natural environment including topography, soil and other resources; maintain and develop cohesi•.ie neighborhood units; promote a sound economy; and discourage undesirable gro'llth and development patterns . Standards and permitted uses for each lmmokalee Master Plan Future Land Use District and Subdistrict are identified in the Designation and Description Section. (VI) Policy 1.1.1: (VI) (VI) The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for : A J (, URB,t\~J MIXED USE DISTRICT 1. Low Residential Subdistrict 2. Mi*ed Residential Subdistrict J . l=ligh Residential Subdistrict 4 . ~Jeighborhood Center Subdistrict 5. Commerce Center Mi*ed Use Subdistrict @. Planned Unit Development Commercial Subdistrict (IV) 7 . Recreational Tourist Subdistrict B. URBA~J COMMERCIAL DISTRICT 1. Commercial Subdistrict S.R. 2Q and Jefferson Ave. (VI) C. URBAN INDUSTRIAL DISTRICT 1. Industrial Subdistrict 2. Commerce Center Industrial Subdistrict J. Business Park Subdistrict (VI) -Plan Amendment by OFdinance No . 2QQ7 2Q on dan1:1ary 25, 2QQ7 Words underlined are added; words struok thr01:1gh are deleted . 4/2/2019 Page 5 of 53 9.A.7.l Packet Pg. 1789 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018 -5 (VI) Policy 1.1.2: (I) Overlays and Special Features include: 1 . Urban Infill and Rede 1;elopment Area (VI) Policy 1.1.3: Collier County shall closely coordinate the location , timing, intensity and design of future development. This policy shall be implemented through the Adequate Public Facilities Ordinance in the Land Development Code , adopted by Ordinance No . 04 41, as amended, on June 22 , 2004 and effective October 18, 2004 , as amended. (VI) Policy1.1.4: Land use transition between lower and higher intensity uses shall be achieved through the use of natural vegetative open space buffers , physical barriers such as berms, hedges or other landscape cover, setbacks and height limitations as described in the zoning and landscape sections of the Land Development Code . (VI) Policy 1.1.6: Land uses that meet the residential needs of the lmmokalee community (e.g. day care , health care needs, schools, grocery shopping , recreation) shall be designated within a reasonable 1,e.ialking distance of those portions of the community 1,e.ihich are or will likely become hea 1;ily pedestrian in nature . (VI) Policy 1.1.6 Existing agricultural activities may continue within the Urban Designated Area . New agricultural uses are permitted as long as they do not become either a nuisance or create noxious conditions . (V)(Vl)(VII) Policy 1.1.7: The sites containing existing public educational plants and ancillary plants, and the undeveloped sites 0 1,e.,ned by the Collier County School Board for future public educational plants and ancillary plants , 1,e.iithin the l,t\MP area, are depicted on the Future Land Use Map Series in the count~0Nide FLUE and on the Public School Facilities Element Map Series, and referenced in FLUE, Policy 5 .14 and Intergovernmental Coordination Element, Policy 1.2 .6 . All of these sites are subject to the general lnterlocal 1\greement, adopted on May 15 , 2003 by the Collier County School Board and on May 27 , 2003 by the Board of County Commissioners, and as subsequently amended and restated, 1,e.iith an effective date of December 2008, and subject to the implementing land development regulations to be adopted; and, shall be subject to the School Board Review (SBR) lnterlocal Agreement, adopted on May 15, 2003 by the School Board and on May 27, 2003 by the Board of County Commissioners, and subject to the implementing land development regulations. All future educational plants and ancillary plants shall be allowed in zoning districts as set forth in FLUE, Policy 5 .14 . (VI) OBJECTIVE 1.2: Reinstate the former Main Street Program under a new name to provide a means for impro1;ing the physical appearance of the commercial building stock along the Main Street corridor, from First Street to Westclox Street. (VII) -Plan /\mensment ey OFsinance No . 2008 55 on OctoeeF 14 , 2008 Words underlined are added ; words strnek through are deleted. 4/2/2019 Page 6 of 53 9.A.7.l Packet Pg. 1790 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5 (VI) Policy 1.2.1: The lmmokalee Master Plan and Visioning Committee, in coordination 1Nith the Community Redevelopment Agency Advisory Committee , shall work with a consultant to develop a plan that focuses on the de1;elopment and/or redevelopment of commercial structures and businesses along Main Street. (VI) Policy 1.2.2: Collier County staff, in cooperation 1Nith various lmmokalee community groups, may seek partnership opportunities 1Nith the local Community Redevelopment ,C\gency ,C\dvisory Committee, Front Porch , Weed and Seed and other alternative funding sources to promote and/or expedite the development or redevelopment of commercial businesses and structures within the Main Street Program area . {VI) OBJECTIVE 1.3: Encourage inno 1;afr;e approaches in urban and project design that enhance both the environment and the visual appeal of lmmokalee . (VI) Policy 1.3.1: Collier County staff will continue to work with the lmmokalee community to identify alternatii.1e funding sources to implement programming for, streetscape , linked open space and pedestrian and bicycle amenities that are compatible 'Nith an overall redevelopment strategy. (VI) OBJECTIVE 1.4: Provide land use designations, criteria and zoning that recognizes the needs of pedestrians. (VI) Policy 1.4.1: Comprehensi•;e Planning staff will continue to coordinate with the Transportation Division regarding its existing and future plans for sidewalks , pathways and other forms of alternafr;e transportation for the lmmokalee community. (VI) Policy 1.4.2: Collier County staff, in cooperation with the local lmmokalee Community Redevelopment Agency Advisory Committee, shall consult with the Collier County Pathways /\dvisory Committee regarding enhancing and improving the existing pathway and side1Nalk facilities. (VI) Policy 1.4.3: Collier County shall encourage pedestrian friendly design for future projects located within the lmmokalee Urban /\rea . (VI) OBJECTIVE 1.6: The Collier County Board of County Commissioners recognizes the need for farm labor to support the County's agricultural industry and encourages the provision of decent, safe and affordable housing units for farm 1Norkers in lmmokalee . The provision for farm labor housing , as identified in Section 5 .05 .03 of the Collier County Land De•;elopment Code, complies with Section 1 OD 25 of the Florida Administrative Code (F./\.C.). {VI) -PlaR AfR0RdfR0Rt by OrdiRaRG0 No . 2QQ7 20 OR JaRuary 2a , 2QQ7 Words underlined are added ; words stnwk thrmigh are deleted. 4 /2/2019 Page 7 of 53 9.A.7.l Packet Pg. 1791 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 (VI) Policy 1.6.1: Ne•.v housing for seasonal, temporary or migrant 1.vorkers shall be permitted in any land use designation provided that such housing is permitted under Section 1 OD 25, F.A.C., and does not conflict 1.vith the existing zoning districts or the lmmokalee Area Future Land Use Map. (VI) Policy 1.6.2: "Transient Housing" or "Migrant Labor Camps", as defined by Section 1 OD 25, F.i\.C., may also be developed in areas designated for commercial land uses on the lmmokalee Area Future Land Use Map . Such housing must meet the requirements of the General Commercial Zoning District (C 4) of the Collier County Land Development Code, as amended. GOAL2: CREATE AN ENVIRONMENT WITHIN '.'VHICH ALL WORKING, DISABLED AND RETIRliD RESIDENTS, AND THEIR IMMEDIATE FAMILIES, WILL HAVE A REASONABLE OPPORTUNITY TO PROCURE SAFE, SANITARY, AND AFFORDABLE HOUSING CONSISTENT 'ft!ITH THE DESIRED CHARACTER OF THE AREA AS IDENTIFIED IN THE IMMOKALEE AREA MASTER PLAN. (VI) OBJECTIVE 2.1: Collier County shall promote the conservation and rehabilitation of housing in lmmokalee neighborhoods. (VI) Policy2.1.1: Expansion of urban facilities and services shall enhance and maintain the viability of existing urban residential areas. Needed public infrastructure improvements in these areas shall receive priority in the Capital Improvement Element. (VI) Policy 2.1.2: Collier County shall assist in upgrading existing neighborhoods through active code enforcement, and providing capital impro 1.iements in such neighborhoods . (VI) Policy 2.1.3: Collier County shall ensure that government services and facilities needed to support housing are pro 1.iided concurrent 1.vith de1.ielopment and meet the demands of the lmmokalee Community. (VI) OBJECTIVE 2.2: Collier County has collected and will use the data resulting from the lmmokalee Housing Initiative Program Survey to identify the current housing stock in order to address the affordable 'Norkforce housing needs of the area. (VI) Policy 2.2.1: The County Operations Support and Housing Department will analyze the data collected from the lmmokalee Housing Initiative Program Survey and establish a process for revitalizing lmmokalee's neighborhoods. (VI) Plan Amendment by Ordinance No . 2007 20 on January 25, 2007 Words underlined are added ; words strnok through are deleted. 4/2/2019 Page 8 of 53 9.A.7.l Packet Pg. 1792 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) (VI) (VI) (VI) (VI) (VI) (VI) (VI) (VI) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 Policy 2.2.2: The County shall continue to research initiatives such as land banking of foreclosed upon land due to County held liens, land grants from County and other public holdings , and tax incentives for private owners 1Nho commit to developing affordable 'Norkforce housing . OBJECTIVE 2.3: The County will continue to explore and provide innovative programs and regulatory reforms that reduce the costs of de1,elopment and maintenance of safe and sanitary affordable 'Norkforce housing for lmmokalee residents. Policy 2.3.1: On ~Jovember 18, 2003, the Board of County Commissioners approved $1 .85 million in economic and housing incentives. These incentives shall continue to provide for fee payment assistance, property tax stimulus , impact fee deferrals , and economic development. Policy 2.3.2: The County Operations Support and Housing Department 1Nill continue to promote public/pri 1,ate partnerships that address the availability of affordable workforce housing by improving existing processes and implementing new processes of net .... •orking resources among private developers, contractors , County officials, and lmmokalee residents seeking housing . Policy 2.3.3: The Code Enforcement Department will prioritize the enforcement of codes related to substandard housing that constitutes a serious threat to the public 's health , safety and welfare . Policies on demolition of such structures will be enforced and the Code Enforcement Board used to levy appropriate fines . Policy 2.3.4: The Community Development and Environmental Services Di•,ision will research and de•,elop strategies to replace and/or provide affordable 'Norkforce housing through non profit providers throughout the lmmokalee Community Redevelopment Area. OBJECTIVE 2.4: There shall be an annual effort to coordinate 'Nith federal, state , local and private agencies to seek funding to meet the housing needs as identified in the Housing Element of the Gro'Nth Management Plan and to assure consistency 'Nith federal, state and local regulations concerning migrant labor camps . Policy 2.4.1: The County Operations Support and Housing Department •Nill meet with representatives of the Rural Economic De•,elopment Administration to improve the County's ability to attract government grants and loans to develop affordable workforce housing. (VI) -Plan Arnensrnent by OFsinanoe ~Je. 2007 20 en danl:laF)' 25 , 2007 Words underlined are added; words struck through are deleted. 4/2/2019 Page 9 of 53 9.A.7.l Packet Pg. 1793 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5 (VI) Policy 2.4.2: By September 2007 , the Community Development and Environmental Services Division will review the State of Florida's Environmental Health and Housing Code requirements for those units licensed as migrant labor camps. If warranted based upon that review, the Division 'Nill initiate appropriate modifications to the Collier County Housing Code. (VI) Policy 2.4.3: The County Manager, or his designee, in cooperation with the Florida Department of Health, shall be responsible for an annual report to the Board of County Commissioners on identified "living quarters for four or more seasonal, temporary or migrant farm workers" as defined in Chapter 1 OD 25, F.A.C . The report shall include recommendations on improvements to ensure County code and F.A.C . compliance and suggested amendments to County codes that may restrict needed rehabilitation and new development. (VI) Policy 2.4.4: Continue to collaborate with all private groups seeking to furnish shelters for the homeless, and/or abused women and children in lmmokalee . (VI) GOAL 3: THE COUNTY SHALL CONTINUE TO PLAN FOR THE PROTECTION, CONSERVATION AND MANAGEMENT OF ITS NATURAL RESOURCES AS REQUIRED IN THE GROWTH MANAGEMENT PLAN. (VI) OBJECTIVE 3.1: The County shall continue to protect and preserve natural resources within the lmmokalee Urban Designated Area and on adjacent lands 1,e.,ithin the Rural Lands Stewardship Area 0 1.ierlay. (VI) Policy 3.1.1: The lmmokalee Area Master Plan shall be updated as appropriate to reflect the recommendations resulting from the programmatic commitments of the Conservation and Coastal Management Element of the Gro1.vth Management Plan . (VI) Policy 3.1.2: Collier County shall ensure that government services and facilities related to the conservation and management of natural resouroes are made available to the lmmokalee Community. (VI) GOAL 4: IN A COST EFFICIENT MANNER, PROVIDE AMPLE, HIGH QUALITY AND DIVERSE RECREATIONAL OPPORTUNITIES FOR THE IMMOKALEE COMMUNITY. (VI) OBJECTIVE 4.1: Collier County shall implement a parks and recreation program for lmmokalee that is equivalent to Collier County standards, taking into consideration plans that reflect oitizens ' reoreational preferences and off.er recreational opportunities for all age groups. (VI) -PlaA AmeAdmeAt by OFdiAaAG0 ~Jo. 2007 20 OR JaAl:JaF)' 25, 2007 Words underlined are added; words struck through are deleted. 4/2/2019 Page 10 of 53 9.A.7.l Packet Pg. 1794 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5 (VI) Policy4.1.1: In accordance 1Nith Objective 3.1, and subsequent policies, of the Recreation and Open Space Element, the County Parks and Recreation Department shall, by 2010, develop a Community and Regional Park Plan . The plan and budget 'Nill be based upon such things as a survey of the preferences and priorities of lmmokalee's seasonal and permanent population. The survey should include: a. Questions concerning community 'Nido and neighborhood park recreation issues. b. Differentiates by neighborhood the estimates of the population's priorities among alternative combinations of types of parks and recreation sites, facilities, equipment, and services. c. Be conducted during peak permanent and seasonal population periods. (VI) Policy 4.1.2: The County Public Services Division may locate future parks 'Nithin designated Neighborhood Centers and within other areas that serve the needs of the community. This may be accomplished through funding methods ineluding , but not limited to, the County's purehase of land, private seetor land donations or through an interlocal agreement between Collier County and the Collier County School Board . (VI) Policy 4.1.3: Collier County shall ensure that government services and facilities related to parks and recreation are provided concurrent with the impacts of development. (VI) GOALV· FUTURE GROWTH AND DEVELOPMENT SHALL BE SUPPORTED BY A NETWORK OF ROADS, SIDE'J'JALKS, AND BIKEPATHS THAT ARE EFFICIENT AND SAFE, AND ENHANCE AND PRESERVE IMMOKALEE'S SMALL TOWN CHARACTER. (VI) OBJECTIVE 6.1: The County shall provide for the safe and eonvenient movement of pedestrians , motorized and non motorized vehicles. (VI) Policy 6.1.1: The Traffic Circulation Map in the Transportation Element 1Nill graphically depict lmmokalee's future roadway neti.a.1ork, and identify specific roadway improvements needed to implement the lmmokalee Area Master Plan 's Future Land Use Map and 'Nill be updated as new information is a11ailable. These improvements 'Nill be prioritized and placed into the Capital lmpro11ement Element after further transportation analysis is completed . (VI) Policy 6.1.2: The Collier County 5 Year Pathways Plan, prepared by the Metropolitan Planning Organization with the assistance of the Pathway 1\dvisory Committee , shall give priority to linking existing and future residential neighborhoods to eaeh other, designated neighborhood centers, eommereial, employment and public service areas. This plan will reflect the unique needs of the lmmokalee community and also take into consideration the need for pedestrian 1Nalk•.•1ays in lmmokalee. (VI) -Plan Amensment by Orsinance t>Jo . 2007 20 on danuary 25, 2007 Words underlined are added; words strnek through are deleted. 4/2/2019 Page 11 of 53 9.A.7.l Packet Pg. 1795 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 (VI) Policy 5.1.3: Existing and future bikepaths for the lmmokalee community shall be graphically depicted within the Collier County 5 Year Pathways Plan. (VI) Policy 5.1.4: The County Transportation and the Community Development and Environmental Services Divisions shall ensure that sidev.ialks and bikepaths constructed by or for the County are provided concurrent with the impacts of development and meet the demands of the lmmokalee Community. (VI) GOAL 6: ENHANCE ANO DIVERSIFY THE LOCAL ECONOMY OF THE IMMOKALEE COMMUNITY AS OETAILEO IN THE ECONOMIC ELEMENT OF THE GROWTH MANAGEMENT PLAN. (VI) OBJECTIVE 6.1: The County shall promote economic development opportunities throughout the lmmokalee Urban Area. (VI) Policy 6.1.1: The County, in cooperation with the lmmokalee Chamber of Commerce, the Collier County Airport Authority, and the Economic Development Council, shall continue to promote economic opportunities at the lmmokalee Regional Airport and the surrounding commercial and industrial area&.- (VI) Policy 6.1.2: The Community Development and Environmental Services Division will coordinate with the Collier County Sheriff's Department on in 1.iestigating and pursuing any funding opportunities available under the Safe Neighborhood Act to assist with enhancing the lmmokalee community. Crime Pre 1.iention Through Environmental Design (CPTED) principles shall be encouraged in all development standards . (VI) Policy 6.1.3: Collier County staff in cooperation 1,e,iith the Economic Development Council and other lmmokalee community agencies shall coordinate with the Collier County School Board to ensure that the employment skills and training needed are available for the types of industries located in the lmmokalee Community. (VI) Policy 6.1.4: Ensure that economic policies, programs and incentives pursued by Collier County within the lmmokalee Urban Area are managed so as to pro 1.iide a benefit to the community. (VI) -Plan Amensment by Orsinance ~Jo . 2007 20 on danuar,i 2§, 2007 Words underlined are added; words struck thrmigh are deleted. 4/2/2019 Page 12 of 53 9.A.7.l Packet Pg. 1796 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 LAND USE DESIGNATION DESCRIPTION SECTION The follo 1,e.iing section describes land use designations shown on the lmmokalee Master Plan Future Land Use Map. These designations generally indicate the types of land uses for which zoning may be requested. Ho 1,e.iever, these land use designations do not guarantee that a zoning request will be approved. (VI) A. Urban Mixed Use District The purpose of this District is to provide for residential and non residential land uses, including mixed use developments such as Planned Unit Developments. Certain recreation/tourist and commercial uses are also allo 1Ned subject to criteria. (VI) 1. Lo•N Residential Subdistrict The purpose of this designation is to pro 1,ide a Subdistrict for low density residential development. Residential dwellings shall be limited to single family structures and Duplexes. Multi Family dv.«ellings shall be permitted to provide they are 1Nithin a Planned Unit Development. Mobile Home development shall be permitted in the form of mobile home sub divisions or parks and as a mobile home overlay as defined by the Land Development Code . A density less than or equal to four (4) dwelling units per gross acre is permitted . (VI) 2. Mixed Residential Subdistrict The purpose of this designation is to provide for a mixture of housing types within medium density residential areas . Residential dwellings shall include single family structures, multi family dwellings, individual mobile homes, and duplexes on a lot by lot basis . A density less than or equal to six (6) dwellings units per gross acre is permitted . (VI) 3. High Residential Subdistrict The purpose of this designation is to pro 1,ide a Subdistrict for high density residential development. Residential dwellings shall be limited to multi family structures and less intensive units such as single family and duplexes pro 11ided they are compatible 1.vith the district. Mobile home de¥elopments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land De¥elopment Code . /\ density less than or equal to eight (8) dwelling units per gross acre is permitted. (VI) 4. Neighborhood Center Subdistrict The purpose of this land use classification is to pro¥ide for centers of acfr,ity that serve the needs of the surrounding neighborhoods . The centers should contain a mix of neighborhood oriented uses such as day care center, parks , schools, and go¥ernmental acti¥ities . Other development criteria that shall apply to all neighborhood centers includes the following: 4/2/2019 a . To achie¥e a neighborhood character, these centers are encouraged to be anchored by elementary schools, neighborhood scale parks , and/or churches. b. A center should be limited to 80 120 acres in size, and 1Nill serve a population ranging between 5 ,000 to 7 ,500 people, or accommodate a service area of one (1) mile radius . c. The ~Jeighborhood Centers should be no closer than one (1) mile . d . Non residential uses shall be at least 20% of the size of the Neighborhood Center. (VI) -Plan Amensment by Orsinanoe No. 2007 20 on danuapt 25 , 2007 Words underlined are added; words strusk through are deleted . Page 13 of 53 9.A.7.l Packet Pg. 1797 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 e. Residential development within the designated Neighborhoods Centers shall permit a maximum density of tv.ielve (12) units per gross acre . Residential dwelling units shall be limited to multi family structures and less intensive units such as single family and duplexes provided they are compatible with the district. Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land Development Code. f . Commercial development shall be permitted within a Neighborhood Center provided all of the following criteria are met; 1. Commercial uses shall be limited to barber and beauty shops; drug stores; deli ; meat market; bicycle services; restaurant; dry cleaning; veterinary clinics; medical offices; laundry facilities; any other convenience commercial uses which is compatible in nature with the foregoing uses. The Collier County School Board will be notified of any proposed use to avoid conflict with the nearby schools; and 2. No commercial use shall be permitted within a 14 mile of an existing school property line within a Neighborhood Center ; and 3 . Access to the commercial development must in no way conflict with the school traffic in the area; and 4. The design of any proposed commercial development must take into consideration the safety of the school children; and 5. The projects within the Neighborhood Centers shall encourage provisions for shared parking arrangements with adjoining developments; and 6. Driveways and curb cuts shall be consolidated \t;ith adjoining de 1,elopments; and 7. Projects directly abutting residentially zoned property shall provide , at a minimum , a 50 foot setback and landscape buffer; and 8. Projects shall provide a 1 O foot wide landscaped strip betv.ieen the abutting right of way and the off street parking area . From time to time new Neighborhood Centers may be proposed. No tv.io centers may be closer than one mile from each other. Ne•N Neighborhood Centers •,e,iould require market justification and must meet size, spacing and use criteria expressed earlier. 6. Commeroe Center Mixed Use Subdistrict The purpose of this designation is to create a major activity center that services the entire lmmokalee Urban Designated Area and surrounding agricultural area. The Mixed Use District shall function as an employment center and shall encourage commercial and institutional uses. Uses permitted within this Subdistrict shall include shopping center, governmental institutions, middle or high school, community park and other employment generating uses. Other permitted commercial uses shall include transient lodging facilities at 26 dwelling units per acre . The appropriate zoning districts include C 1 through C 4 as identified in the Land Development Code . In considering new commercial zoning, priority shall be gi 1,en to protecting existing residential uses. Residential development is permitted within the mixed use Subdistrict at a maximum density of tv.iel•,ie (12) units per gross acre. Residential dwellings shall be limited (VI) -Plan Amendment by Ordinanse ~Jo . 2007 20 on Jan1:1ary 2a , 2007 Words underlined are added; words stnwk through are deleted. 4/2/2019 Page 14 of 53 9.A.7.l Packet Pg. 1798 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 to multi family structures and less intensive units such as single family and duplexes provided they are compatible with the district. Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land Development Code . The mixed use district will be controlled via a series of performance standards that address issues of buffering , noise, signage, lighting, architectural compatibility, lot size, parking and landscaping. G. Planned Unit Development Commercial Subdistrict Commercial development shall be permitted within a Planned Unit Development proi.'ided the follo1Ning size and development criteria are met. There are three (3) categories for PUD Commercial. The commercial component within a PUD will be allowed to de11elop up to the maximum acreage specified in the table below: PUD Acres Maximum Commercial Acres Permitted Zoning C/\TEGORY I 80-t 5 acres C2 Cl\TEGORY II 160-t 10 acres C3 CATEGORY Ill 300-t 20 acres C 2, C 3 & C 4 In addition to the above criteria, the follo 1Ning standards must also be met: a . Commercial zoning shall be no closer than one (1) mile to the nearest commerce center and no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in size ; b . The configuration of the commercial parcel shall be no more frontage than depth unless otherwise authorized by the Board of County Commissioners ; &.-commercial zoning or development shall be no closer than a % mile from the nearest existing elementary school boundary; and d . No construction in the commercial designated area shall be allowed until 30% of the project has commenced construction unless otherwise authorized by the Board of County Commissioners. (IV)(VI) 6. Recreational/Tourist Subdistrict The purpose of this Subdistrict is to provide centers for recreational and tourism activity that utilize the natural environment as the main attraction. The centers should contain lov, intensity uses that attract both tourists and residents 'Nhile preserving the environmental features of the area . Uses allowed within this Subdistrict include: passive parks; nature preserves ; wildlife sanctuaries; open space ; museums; cultural facilities; marinas; transient lodging facilities (including: hotel/motel, rental cabins, bed and breakfast establishments, and campsites); restaurants; recreational vehicle parks; sporting and recreational camps; low intensity retail uses; single family homes ; agriculture; and essential services as defined in the Land Development Code. Residential development is permitted at a density of four (4) residential units per gross acre, or less. Transient lodging is permitted at a maximum density of ten (10) units per acre . Rezones are encouraged to be in the form of a Planned Unit De11elopment (PUD). The minimum acreage requirement for a PUD within this Subdistrict shall be two (2) contiguous aGFe&.- 4/2/2019 (1/1) Plan Amendment ey Ordinance ~Jo . 2007 20 on Jan1o1ary 25, 2007 Words underlined are added; words strnck throHgh are deleted. Page 15 of 53 9.A.7.l Packet Pg. 1799 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Pl an BCC Transmittal Draft PL20180002258 /CPSP-2018 -5 Non residential Uses Non residential uses permitted within the Residential designation are limited to those uses that are compatible and/or support the residential character of the area . The allowed uses include: parks, open space and recreational uses, churches, libraries , cemeteries, public and pri 1.iate schools, day care centers and essential services as defined in the Land Development Code. (VI) Density Rating System The Density Rating System is only applicable to areas designated Urban , Mixed Use District, as identified on the lmmokalee Future Land Use Map . The Density Rating System is applicable to the Low Residential Subdistrict to the extent that the residential density cap of 4 dv.ielling units per acre is not exceeded, except for the density bonus provisions for affordable workforce housing. Except as provided below, the final determination of permitted density via implementation of this Density Rating System is made by the Board of County Commissioners through an advertised public hearing process (re2one). Density achieved by right shall not be combined with density achieved through the rewne public hearing process. (VI) 1. The Density Rating System is applied in the following manner: a. Within the applicable Urban designated areas, a base density of 4 residential dwelling units per gross acre is allowed , though not an entitlement. The base level of density may be adjusted depending upon the location and characteristics of the prOject. For purposes of calculating the eligible number of dwelling units for the preject, the total number of dwelling units may be rounded up by one unit if the d1,e.ielling unit total yields a fraction of a unit .5 or greater. Acreage used for the calculation of density is exclusive of commercial portions of the preject, except mixed residential and commercial uses as provided for in the C 1 through C 3 2oning district in the Collier County Land Development Code; and, portions of a prOject for land uses having an established equivalent residential density in the Collier County Land Development Code. b . This Density Rating System only applies to residential dwelling units . This Density Rating System is not applicable to accessory dwelling or accessory structures that are not intended and/or not designed for permanent occupancy, and is not applicable to accessory dwelling or accessory structures intended for rental or other commercial use; such accessory dwellings and structures include guest houses, guest suites, and the #k&. c. All new residential 2oning located within the Mixed Use District shall be consistent with the Density Rating System, except as provided in Policy 5 .1 of the Future Land Use Element. d . VVithin the applicable areas of the Mixed Use District, all properties 2oned A, Rural Agricultural, and/or E, Estates, and/or RSF 1, 2 , 3 , Residential Single Family, for which an affordable workforce housing project is proposed and approved , in accordance with Section 2 .06.00 of the Land Development Code (Ordinance 04 41 , as amended, adopted June 22, 2004 and effective October 18, 2004), shall be permitted the base density of four (4) dwelling units per gross acre by right ; that is, a re2one public hearing shall not be required. Such a preject must comprise a minimum of ten acres. Density achieved by right shall not be combined with density achieved through the re2one public hearing process. (VI) Plan Amendment by Ordinanoe No. 2007 20 on January 25, 2007 Words underlined are added; words strnsk through are deleted . 4/2/2019 Page 16 of 53 9.A.7.l Packet Pg. 1800 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 (VI) 2. Density Bonuses a. Proximity to Neighborhood Center and Commerce Center Mixed Use If 50% or more of a prOject is 1.vithin a Neighborhood Center or the Commerce Center Mixed Use District, then the maximum density allm•.ied within the Neighborhood Center or Commerce Center Mixed Use District of twelve (12) units per acre can be averaged in with the density of the portion of the prOject outside of the Neighborhood Center for the entire prOject; howe 1.ier, appropriate buffering to adjacent lower intensity uses must be achieved . (VI) b. Affordable workforce Housing Bonus, By Public Hearing To encourage the provision of affordable workforce housing within certain Subdistricts in the Urban Designated Area, a maximum of up to eight (8) residential units per gross acre may be added to the base density if the prOject meets the definition and requirements of the Affordable workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development Code , Ordinance 04 .41, as amended, adopted June 22, 2004 and effective October 19, 2004). This bonus may be applied to an entire pr0ject or portions of a pr9ject pro 1.iided that the prOject is located within the Neighborhood Center (NC) Subdistrict, Commerce Center Mixed Use (CC MU) Subdistrict or any residential subdistrict. (VI) c. Affordable workforce Housing Bonus, By Right To encourage the provision of affordable 1.vorkforce housing within that portion of the Urban Mixed Use District, properties zoned A, Rural Agricultural, and/or E, Estates, and/or RSF 1, 2, 3, 4, 5, 6, Residential Single Family and/or RMF 6 , Residential Multi Family, for which an affordable workforce housing prOject is proposed in accordance 1.vith the definitions and requirements of the Affordable workforce Housing Density Bonus Ordinance (Section 2.06 .00 of the Land Development Code, Ordinance 04 41 , as amended , adopted June 22, 2004 and effective October 18, 2004), a maximum of four (4) residential units per gross acre shall be added to the base density of 4 dv.ielling units per acre . Therefore, the maximum density that may be achieved by right shall not exceed eight (8) dwelling units per acre . Such a prOject must comprise a minimum of ten acres . Density achie 1.ied by right shall not be combined •.vith density achieved through the rezone public hearing process. (VI) d. Residential In fill To encourage residential in fill, three (3) residential d•.velling units per gross acre may be added if the following criteria are met: the prOject is ten (10) acres or less in size; at the time of development , the project will be served by central public water and sewer; at least one abutting property is developed; the prOject is compatible with surrounding land uses; the property in question has no common site development plan with adjacent property; there is no common ownership with any adjacent parcels; and the parcel in question was not created to take advantage of the in fill residential density bonus and was created prior to the adoption of this provision in the Growth Management Plan on January 10, 1989. (VI) e. Roadway Access 4/2/2019 If the prOject has direct access to two (2) or more arterial or collector roads or if there is project commitment for provision of interconnection of roads with existing or future adjacent projects, one (1) residential dwelling unit per gross acre may be added abo 1.ie the maximum density of the district. (VI) Plan Amendment sy Ordinance No. 2007 20 on dam1ary 25 , 2007 Words underlined are added ; words struck through are deleted . Page 17 of 53 0 9.A.7.l Packet Pg. 1801 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 (VI) 3. Maximum Density The maximum permitted density shall not exceed 16 residential d1Nelling units per gross acre within the Urban designated area, except when utilizing the Transfer of Development Rights (TOR) Chapter 2.03 .07 of the Land Development Code, adopted by Ord . ~Jo . 91 102, as amended . (Ill) 4. Density and Intensity Blending This provision is intended to encourage unified plans of development and to preserve the high quality 1,e.ietlands, wildlife habitat, and other natural features that exist within areas of the lmmokalee Urban Area, 1Nhich are proximate to Lake Trafford and Camp Keais Strand . In the case of properties which are contiguous to Lake Trafford or Camp Keais Strand, which straddle the lmmokalee Urban Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted on the countywide Future Land Use Map, and which were in existence and under unified control as of October 22, 2002 , the allo•,•.iable gross density and/or intensity may be shifted from the Urban designated lands to lands within the RLSA which are contiguous and under unified control, and which are designated as a Ste 1,e.iardship Receiving Area (SRA) in the RLSA . The density and/or intensity may be shifted on an acre per acre basis. This Density and Intensity Blending provision is further subject to the follo 1Ning conditions and limitations: a . The project in aggregate must be a minimum of 200 acres in size and the Urban portion must be designated RecreationalfTourist District (RT) in the lmmokalee Area Master ~ b. It must be demonstrated the lands designated Urban ha•.ie a high natural resource •.ialue as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a score of greater than 1.2 (both as identified on the Stewardship Credit Worksheet in the RLSA ; c. Density and Intensity may only be shifted from lands within the lmmokalee Urban Area containing this high natural resource value (as measured above) to the lands within a contiguous SRA, on an acre per acre basis, providing such lands were under unified control as of October 22, 2002 ; and d. Lands within the Urban area, from which the density and/or intensity has been shifted, shall be placed in a conservation easement in perpetuity. (VI) 8. Urban Commercial District The purpose of this District is to accommodate a variety of commercial land uses , including neighborhood oriented commercial uses , commerce center uses , general high•,e.iay commercial uses and commercial de1.ielopment within Planned Unit Developments (PUDs). Migrant labor camps are also permitted within this designation. (VI) 1. Commercial Subdistrict S.R. 29 and Jefferson Avenue The purpose of this Subdistrict is to pro 1.iide for retail and office uses, transient lodging facilities and highway commercial uses that serve the needs of the tra 1.ieling public. Commercial uses allowed 1•♦1ithin the Subdistrict are generally similar to the C 1 through C 4 Commercial Zoning Districts, as identified in the Collier County Land Development Code . These commercial uses must be located on a major arterial or collector roadway. (Vl)(VIII) A The development criteria contained in Section 2.03.07 .G.1 of the Collier County Land Development Code must be met for future de 1.ielopment within the Commercial Subdistrict along SR 29, as identified on Zoning Maps : 6932N ; 69328; 6933N; 69338 ; 7904N; 7905N ; and,6929. (VIII) Plan Amensment by Ordinance No . 15 22 on MaFGA 10, 2015 Words underlined are added; words strnck thrm,igh are deleted . 4/2/2019 Page 18 of 53 0 9.A.7.l Packet Pg. 1802 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 (VI) B. The development criteria contained in Section 2.03.07 .G.2 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along Jefferson Avenue as identified on Zoning Map 69338. (VIII) C. That portion of the Subdistrict located at the north•11est quadrant of the intersection of VVestclox Street and S.R 29 shall be rezoned in the form of a Planned Unit Development (PUD). The PUD shall include an appropriate list of commercial land uses designed to serve the needs of the lmmokalee community. De•1elopment within this portion of the Subdistrict shall not be required to meet the specific architectural and site design standards for commercial de•1elopment required for PUDs, identified in Section 5.05 .08 , and the signage requirements of Section 5.06 of the Collier County Land Development Code; however, the PUD shall include specific site design and building architectural and signage standards for the commercial development. Non sommercial Uses In addition to those mixed uses permitted within the Commercial Designations , uses such as parks , open space and recreational uses , churches, libraries , cemeteries, public and private schools, day care centers and those essential services as defined in the Land De•;elopment GGGe-: (VI) C. Urban lndl:lstrial Distrist (VI) 1. lndl:lstrial Sl:lbdistrist The purpose of this Subdistrict is to provide for industrial type uses, including: airports; uses related to light manufacturing , processing, storage and warehousing , wholesaling , distribution, packing houses, recycling, high technology, laboratories, assembly, storage, computer and data processing, business services; limited commercial uses, such as child care centers, restaurants and other basic commercial uses, except retail uses, as described in the Land Development Code for the Industrial and Business Park Zoning Districts ; and , vehicle racing, subject to conditional use appro'.'al. Accessory uses and structures customarily associated 'lt'ith the uses allowed in this Subdistrict include, but are not limited to, offices and retail sales ; campgrounds accessory to •;ehicle racing; and, campgrounds accessory to special e•1ents at the airport, such as air shows . (VI) 2. Commerse Center lndl:lstrial Sl:lbdistrist The purpose of this Subdistrict is to create a major Acti'1ity Center that serves the entire lmmokalee Urban Designated Area and surrounding agricultural areas . The Commerce Center Industrial Subdistrict shall function as a major employment center for industrial and commercial uses as described in the Land De•.'elopment Code for the Commercial (C 1 through C 5), Industrial and Business Park Zoning Districts. This Subdistrict includes the lmmokalee Farmers Market and related facilities. The Subdistrict also permits higher intensity uses , including packing houses, industrial fabrication operations and warehouses . Accessory uses and structures customarily associated with the uses allo•lt'ed in this Subdistrict include , but not limited to , offices and retail sales, are also allowed. (VIII) -Plan Amendment ey OFdinance Na . Hi 22 an MaFGh 10 , 2015 Words underlined are added ; words strnck through are deleted . 4/2 /2019 Page 19 of 53 0 9.A.7.l Packet Pg. 1803 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5 (VI) 3. Business Park Subdistrict Business Parks are intended to include a mix of industrial uses and offices designed in an attractive park like environment with loi.t; structural density where building coverage ranges between 25% to 45% and where large landscaped areas provide for buffering and enjoyment by the employees and patrons of the Park. Business Parks shall comply with the following : a. Business Parks shall be permitted to develop with a maximum of 40% commercial uses, of the type identified in "c" below, to reserve land within the industrially designated areas for the intended industrial uses and to ensure compatibility. b. Access to arterial road systems shall be in accordance with the Collier County Access Management Policy and consistent with Objective 7 and Policy 7.1 of the Traffic Circulation Element. c. Commercial uses shall include, and shall be limited to, uses such as offices, financial institutions, cultural facilities, and fitness centers/facilities, and shall only be permitted 1Nithin those areas zoned Business Park or Planned Unit Development 1.Yithin the Industrial Designation . d. Business Parks must be a minimum of 35 acres in size . The Planned Unit Development and/or rezoning ordinance document for Business Park projects shall contain specific language regarding the permitted non industrial uses and development characteristic guidelines consistent with those stated above. (I) Non Industrial Uses Essential services as defined in the Land Development Code are allo 1.Yed 1Nithin the Industrial Designation. (l)(VI) D. Overlays and Special Features 1. Urban Infill and Redevelopment Area The Urban Infill and Redevelopment Area is consistent 1.Yith criteria outlined in Section 163 .2514 (2) (a) (e), Florida Statutes. The intent of this delineation is to comprehensively address the urban problems 1.Yithin the area consistent with the goals of this plan. This designation is informational and has no regulatory effect. Words underlined are added; word!> strnck thrm1gh are deleted . 4/2/2019 Page 20 of 53 9.A.7.l Packet Pg. 1804 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) l I'-..:. R 2 e e I R 2 9 e I R 3 o e /If U'I ID 'It U'I "' 'It I-® FEBRIJ"RY,1991 Al.l(N0£0 -MAY, 2002 _!_ORDINANCE NO. 2002:-~5)_ -'MENDED -JANUARY25,2007 (ORDINANC£ NO. 2007-20) . / ·/ . : 1 IMMOKALEE FUTURE l:: :1 I ~ -~·~ • • • • • j N ai .; 0 SCALE LAND use MAP r ·; ~ '-----, ~JL!~~ ~~ 1. • .'v .~ -------.· \ PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENV1RONMENTAL SERVICES DIVISION DATE: 3/06 FILE: IMMFLU-2006.DWG ~ ~-• "'----ct \· . :~ '\. .. v: LEGEND URBAN DESIGNATION MlU!DUSE DIITRICT [:] LOWRCSlOCNTl_.,L SUBDISTRICT □ MllEO R(SICl(NTI.ll SUSO,STIIOCT □ HGHRl:SIDCNTIA1.SU8D!SlR<CT □ NE•G>IBCRHOOOCO<Tt:RSIJB0!5TlllCT ■Co.lM(f'CE:CCNTI:R-Mt)((DUSCSUIO!SIIIICT ■R(Ol(Al!ONALIOUR1SISU801STRU,:T 1'1.t.HN[O UNIT IJC\/[LOl'\ol[Nl COl,N[IIOAL SUBDISTRICT £!l\1 C0..111["°.ll SUBDISIR1C1 -S.11. 211 A~ -.CfR:RSON,1,Y[NU( NlU9TRIAI. 1119TIIICT D1~Sffl1ALSUBOISTIIICI 9.A.7.lPacket Pg. 1805Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) 9.A.7.l Packet Pg. 1806 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmitta l Draft PL20180002258/CPSP-2018-5 I. INTRODUCTION lmmokalee has long been recognized as a distinct community within Coll ier County. lmmokalee's economy, geography, and demographic make-up are different than the rest of Collier County . Approximately one-half of the land within the lmmokalee Urban Area is presently zoned and actively used for agriculture . The urban area is surrounded by productive crop lands and environmentally significant habitat. Most lmmokalee residents work within the agricultural industry, and the majority of agricultural laborers originate from Mexico and Central America. Statistics from the 2010 Census (the most comprehensive data for lmmokalee currently available), comparing lmmokalee to the County as a whole, reflect some of the key socio- economic differences, including age distribution, race and ethnicity, income, education and housing . The lmmokalee Area Planning Commission was formed in 1965, and lmmokalee was governed under separate Zoning and Subdivision Regulations until 1982 . While it is now included under the county-wide Land Development Code, i n 1991 the County again acknowledged the need for lmmokalee-specific land use regulation with the adoption of the first lmmokalee Area Master Plan as an element in the County 's overall comprehens ive plan. Collier County first established the lmmokalee Area as a Planning Community in its 1983 Comprehensive Plan. In 1989, the County adopted revisions to the comprehensive plan, now called the Growth Management Plan (GMP), which included a requirement to develop an area master plan for lmmokalee . In 1991, the County adopted the first lmmokalee Area Master Plan {IAMP), as referenced in Policy 4 .3 of the Future Land Use Element: A detailed Master Plan for the lmmokalee Urban designated area has been developed and was incorporated into this Growth Management Plan in February 1991. Major revisions were adopted in 1997 following the 1996 Evaluation and Appraisal Report . The lmmokalee Area Master Plan addresses conservation, future land use, population, recreation, transportation, housing, and the local economy . Major purposes of the Master Plan are coordination of land uses and transportation planning, redevelopment or renewal of blighted areas, and the promotion of economic development. The IAMP is in addition to and supplements the goals, objectives, and policies, of the Collier County Growth Management Plan. Due to the unique geographic, social, and economic characteristics of the lmmokalee Urban Designated Area as compared with urban Naples , Coastal Collier County, and the State of Florida as a whole, the Board of County Commissioners deemed it necessary to restudy the lmmokalee Urban Designated Area . On May 27, 2003, the Board of County Commiss ioners adopted Resolution 2003-192, which established the lmmokalee Area Master Plan Restudy Committee as an ad hoc advisory committee to the board. The Committee was to serve for a period of one year . On September 28, 2004, the Board adopted Ordinance 2004-62, extending the timeframe for the advisory committee and renaming it the lmmokalee Master Plan and Visioning Committee (IMPVC). On November 13, 2007, the Board adopted Ordinance 2007-69, which extended the timeframe again, providing for dissolution of the committee no later than December 31, 2009 . The purpose Words underlined are added ; words struck through are deleted 4/2/201 9 Pa ge 23 of 53 9.A.7.l Packet Pg. 1807 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 and duties of the Committee remain the same: A. Assist in the development of any necessary Requests for Proposals (RFPs) for consulting services. B. Assist County staff with the review of general planning matters related to the lmmokalee Community . These could include housing, zoning, economic and/or other issues as may be brought before the Committee. C. Identify and provide the Board of County Commissioners the Committee recommendations relative to : 1. road improvements: 2. economic incentives : 3. increasing the quality and quantity of affordable housing: 4 . land uses and improvements relative to the lmmokalee Regional Airport: 5 . density increases in mixed-use districts: 6 . restructuring of future land use designations and designation boundaries within the lmmokalee community : 7. the facilitation of construction of commercial development in commercial districts: 8. the preparation of revisions to current zoning districts and the development of associated LDC (Ordinance 04-41, as amended) standards: and 9. the review of the 5-year Schedule of Capital Improvements relative to the lmmokalee community. D. Assist in the development of revised goals, objectives, and policies, and land use designation descriptions for the lmmokalee Area Master Plan . E. Assist in the review and updating of the lmmokalee Area Master Plan in order to establish consistency between the Master Plan and the County Rural Lands Stewardship Area Overlay provisions . The IMPVC worked steadily towards achieving these goals. However, by 2012 the adoption of the revised IAMP and revised lmmokalee Master Plan Future Land Use Map remained out of reach and no amendments were made to the IAMP . In 2015, the Board of County Commissioners directed staff to update four area master plans including the lmmokalee Area Master Plan. Staff then engaged the lmmokalee community in a review of the significant work accomplished during the previous restudy. The amendments to the IAMP found herein are a result of the lmmokalee residents and business owners continued focus and effort to improve the land use policies that will regulate growth in their community . An integral component of lmmokalee's future is the Collier County Community Redevelopment Agency (CRA). Established in 2000 by the Board of County Commissioners, the Agency 's Words underlined are added ; words struck through are deleted 4/2/2019 Page 24 of 53 9.A.7.l Packet Pg. 1808 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 mission is to eliminate blighted conditions as identified under Chapter 163, Part 3 of the Florida Statutes. The Board of County Commissioners is the ex-officio board of the CRA. In 2000, the BCC adopted the Collier County Community Redevelopment Plan that included two redevelopment areas : Bayshore/Gateway Triangle and lmmokalee. In 2000, the lmmokalee CRA Local Redevelopment Advisory Board was created and members from the community were appointed to provide recommendations to the CRA to implement the redevelopment plan and the allocation of tax increment revenues generated by increased property values. Over the years, the lmmokalee CRA Local Advisory Board has served as a vehicle to bring forward community needs and interests . For the purposes of this Plan, the lmmokalee CRA is defined to reference the lmmokalee component of the Collier County Community Redevelopment Agency. II. NEW DIRECTIONS Through the County's public outreach during the lmmokalee Area Master Plan restudy process, it is clear that the residents of lmmokalee see new possibilities for their commun ity with the development of this Master Plan. With the development of this new Master Plan, lmmokalee has chosen to focus on opportunities rather than challenges . lmmokalee is committed to redefining its future, revitalizing its community, and developing a new mission that focuses on strengthening and diversifying its economy, embracing cultural diversity, and welcoming visitors to "this place we call home ." During the 2018 public workshop process, residents and business owners established a guiding community vision. It is the intent to implement this vision through the Goals, Objectives and Policies of this Master Plan . The community defined their vision as: "lmmokalee is a family-oriented community that supports a healthy lifestyle. It is attractive, environmentally sustainable and offers a full range of housing, recreation and education opportunities to meet all residents' needs. lmmokalee has a safe, well-connected network to walk and bicycle about town, as well as a roadway network needed to support the transport of goods and services. Business and job opportunities flourish in trade and distribution, agri-business, and ecotourism." Economic opportunity lies in lmmokalee 's diverse community. Many residents have roots in Mexico, Central America, Haiti, and various other Caribbean nations . This multicultural heritage should be embraced and used to deve lop a local marketing strategy. This diversity should guide the redevelopment and design of downtown in order to create a distinct area that will attract new business and visitors . Revitalization of the Main Street commercial corridor will be designed to embrace this cultural diversity; take advantage of the traffic generated by the lmmokalee Seminole Casino Hotel and the growing Stewardship Receiving Areas, including the Town of Ave Maria; and create new public plazas and gathering spaces . These public plazas and Words underlined are added ; words struck through 3re deleted 4/2/2019 Page 25 of 53 0 9.A.7.l Packet Pg. 1809 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 spaces will be designed within an appropriate streetscape to foster walkability and a mixture of uses, including entertainment and cultural events, and will position lmmokalee to attract new residents and visitors to the downtown area. The diversity of lmmokalee extends to its unique natural surroundings, which can also be a great benefit to the local economy. Lake Trafford, at lmmokalee's western boundary, as well as other adjacent vast natural areas, which include historic working ranches, provide an excellent opportunity to market lmmokalee as an ecotourist destination. lmmokalee provides a gateway to the Everglades, a world-renowned ecotourist destination. Ecotourists come to an area to experience the natural, rather than the built, environment. Lake Trafford and its environs offer opportunities for boating, fishing, camping, and hiking, and the chance to experience natural Florida and this freshwater frontier . Agriculture continues to be the major local industry and lmmokalee residents recognize emerging opportunities for new agricultural-related businesses. Increasing fuel costs, apprehension related to food security, and environmental concerns have increased the demand for safe, sustainable, and domestically produced foods and energy sources . lmmokalee has an opportunity to create a new farmers' market or expand the existing state farmers ' market to serve the regional demand for fresh produce. Additionally, residents see opportunities emerging from the regional economy and the strategic location of lmmokalee in the region . lmmokalee will not remain isolated in the future . One state arterial (SR 29) runs through the downtown, while another ends just three miles north of downtown (SR 82). A major county road (CR 846, lmmokalee Road), connects lmmokalee to I - 75 . Planned capacity improvements to SR 82 and SR 29 will open up the area to more travel, and planned roadway expansions, including a SR 29 Loop, will further improve the accessibility to and from lmmokalee, helping it to become a tourist destination and a distribution center for goods and services. Improvements to the roadway system, both regionally and within the lmmokalee Urban Area, are just one part of how the overall transportation network will impact the future. Incentives to encourage economic development at the IMM include the Florida Tradeport which operates within a Foreign Trade Zone (#213), and the Historically Underutilized Business (HUB) Zone. IMM provides direct access to over 1,000 acres allowing a broad range of aeronautical and industrial uses, and two paved runways equipped for Global Position Satellite (GPS) and instrument approaches . The opportunities available through development of the Tradeport are particularly significant given that in 2012 the Collier County Office of Business and Economic Development (OBED} estimated the County will need an additional 3,685 acres of new business park lands by 2030 . The OBED has been working to attract research clusters to Collier County to diversify the economy, which is currently highly dependent on only three industries : agriculture, construction, and tourism and services . The three targeted industry clusters are : health and life science; computer software and services; and distribution . Given its location, access to major roads, connectivity with other parts of the state, availability of developable land , and the airport, Words underlined are added ; words struck through are deleted 4/2/2019 Page 26 of 53 9.A.7.l Packet Pg. 1810 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 lmmokalee is a prime location for the new distribution industry that the OBED has identified as being vital to the growth and diversification of Collier County's economy. Another potential for economic growth lies in anticipated development in areas surrounding lmmokalee. As new towns in eastern Collier County develop, needed government services and departments could be centrally located in lmmokalee to serve the eastern portion of the County. Ill. IMMOKALEE AREA MASTER PLAN PRIORITIES The lmmokalee Area Master Plan has been developed to emphasize these identified opportunities and strengths. The first goal specifically makes economic development a priority, and the objectives and policies set forth specific ways to promote and diversify the local economy and create a positive business climate . The second goal focuses on quality neighborhoods . An lmmokalee Neighborhood Map has been created by the community to begin the process of evaluating the needs of each neighborhood. Future neighborhood improvements such as housing conditions, water management, transportation, lighting and play areas, are encouraged to elevate the quality of life for lmmokalee residents. The third addresses infrastructure and public services. Parks and recreational opportunities to serve the young families in lmmokalee are the first public infrastructure item discussed . Transportation is a major component of any community's public infrastructure needs, and while county-wide issues are still dealt with in the county Transportation Element, this portion addresses lmmokalee's local roads and needed public safety improvements to protect pedestrians and bicyclists . Other important public services include stormwater management and solid waste, which are addressed as well. The fourth goal addresses significant natural resources within the lmmokalee Urban Area and ecotourism opportunities . Land use is an integral component of any master plan. The fifth goal Defines the land use designations applicable to lmmokalee, and as illustrated on the lmmokalee Future Land Use Map. Mixed-use, pedestrian-scaled development is important, as is allowing development in appropriate locations, at densities and intensities that will attract new development. Urban form and design are addressed in the sixth goal. These objectives and policies are generally concerned with how to create a theme or brand for lmmokalee, provide safe multi- modal transportation, and develop site design and development standards appropriate for lmmokalee, rather than continuing to apply standards developed for coastal Collier . The seventh and last goal, is concerned with interlocal and intergovernmental coordination, to address current service issues and to continue collaboration with appropriate organizations in the future . Words underlined are added; words struck through are deleted 4/2/2019 Page 27 of 53 9.A.7.l Packet Pg. 1811 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5 IV. IMPLEMENTATION STRATEGY This section places the plan into effect. Implementation strategies include the Goals, Objectives and Policies, and the Land Use Designation Description section. GOALS, OBJECTIVES AND POLICIES GOAL 1: ENHANCE AND DIVERSIFY IMMOKALEE'S LOCAL ECONOMY. OBJECTIVE 1.1: Actively pursue, attract, and retain business enterprises . Policy 1.1.1: Commercial and Trade Hub In recognition of lmmokalee's strategic location within Collier County and Southwest Florida, the County will continue to support and partner with other organizations to seek and maintain funding opportunities and designations that will: • Support the lmmokalee CRA and other economic development entities in actively promoting and positioning lmmokalee as a regional commercial and trade hub for businesses seeking to locate or expand into Southwest Florida: and • Encourage the lmmokalee CRA and other economic development entities in the marketing of commercial and industrial opportunities in lmmokalee . Policy 1.1.2: lmmokalee Regional Airport/Florida Tradeport Coll ier County will encourage the promotion of economic development opportunities at the lmmokalee Regional Airport/Florida Tradeport and the surrounding commercial and industrial areas . Policy 1.1.3: Mitigation Banking and/or Targeted Acquisition Lands By (2 years of the date of adoption of the ordinance], Collier County will explore the feasibility of utilizing privately owned undeveloped parcels with significant wetland, upland, or listed species habitat value, as a listed species habitat conservation bank or wetland mitigation bank to: 1) compensate for wetland or listed species impacts associated with development within the lmmokalee Urban Area, 2) for mitigation required by state and federal agencies, or 3) for off-site preservation when allowed. The purpose of such a mitigation bank and/or identification of lands targeted for acquisition within the lmmokalee Urban Area, in addition to the ecological benefits, is to facilitate and expedite permitting of development and redevelopment on other more appropriate lands with i n the lmmokalee Urban Area . During this period, the County shall develop a map depicting the preferred lands to be targeted for mitigation or acquisition by public or private parties. Incentives and regulatory requirements shall be included in the LDC (Ordinance 04-41, as amended} to direct mitigation to, or acquisition of, these targeted lands and to direct development away from such lands . Words underlined are added; words struck through are deleted 4/2/2019 Page 28 of 53 9.A.7.l Packet Pg. 1812 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 OBJECTIVE 1.2: Create a business climate that will enhance and diversify the lmmokalee area's economy and increase employment opportunities . Policy 1.2.1: Pre-Certified Commercial/Industrial Sites Collier County will encourage the development of targeted manufacturing, light industrial, and other similar uses by identifying appropriate locations for those uses, and by streamlining the permitting and approval process for commercial and industrial development within the lmmokalee Urban Area. By [1 year of the date of adoption of the ordinance], Collier County will initiate the review of the existing Certified Site Program, presently administered by the Collier County Office of Business and Economic Development, and propose improvements to the program that will further assist economic development in the lmmokalee area. Policy 1.2.2: Home Occupations By [2 years of the date of adoption of the ordinance], Collier County will initiate amendments to the LDC (Ordinance 04-41, as amended) to create more flexibility for home-based businesses in the lmmokalee Urban Area, thereby allowing additional opportunities for home-based occupations. Policy 1.2.3: Financial Incentives By [2 years of the date of adoption of the ordinance] Collier County, in cooperation with the lmmokalee CRA, will develop a comprehensive financial incentive strategy to promote economic development in the lmmokalee area and identify funding sources to maintain adequate funding of such incentive programs. Policy 1.2.4: Agriculture-Related Business Uses In recognition of the economic importance of agriculture, by [2 years of the date of adoption of the ordinance] Collier County will initiate amendments to the LDC (Ordinance 04-41, as amended) to : • allow agriculture research and development facilities, agri-business offices and headquarters, and facilities, offices, headquarters and apparatuses associated with an alternative energy use. These uses will be allowed on properties zoned (A) Rural Agricultural, within the Low Residential Subdistrict land use designation: and • allow small agriculture-related business uses, such as fruit and vegetable stands, and farmers markets, within Residential zoning districts. Compatibility criteria and development standards shall be included in proposed LDC amendments. OBJECTIVE 1.3: Promote and expand tourism, eco-tourism, recreation, entertainment, and cultural opportunities in lmmokalee in order to diversify the lmmokalee economy, and improve quality of life. Words underlined are added; words struck through are deleted 4/2/2019 Page 29 of 53 9.A.7.l Packet Pg. 1813 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5 Policy 1.3.1: Tourism, Recreational, Entertainment and Cultural Opportunities Collier County will encourage the expansion of tourism, entertainment, cultural and recreational opportun ities, such as restaurants, movie theaters, museums and public spaces. Collier County will work with the lmmokalee CRA, lmmokalee Chamber of Commerce, Office of Business and Economic Development, The Naples, Marco Island, and Everglades Convention and Visitors Bureau, and other public and private organizations to promote increasing tourism of Lake Trafford, lmmokalee Regional Raceway, Pepper Ranch Preserve, lmmokalee Pioneer Museum at Roberts Ranch and Anne Olesky Park, and future tourism, recreational, entertainment and cultural attractions. Policy 1.3.2: Eco-tourism Collier County will encourage the development of ecotourism in the lmmokalee area, with a particular focus on Lake Trafford and surrounding RT designated lands. It is anticipated that the County will work with the lmmokalee CRA, lmmokalee Chamber of Commerce, The Greater Naples Chamber of Commerce, Office of Business and Economic Development, the Naples, Marco Island, and Everglades Convention and Visitors Bureau, and other public and private organizations to promote these opportunities . Policy 1.3.3: Seminole Casino lmmokalee Collier County will continue efforts to work with the Seminole Tribe of Florida to : a) integrate future plans for the Seminole Casino Hotel and Reservation within an lmmokalee-wide tourism development and marketing campaign: and b) address impacts of the expansion of the Seminole Casino Hotel, and other resort structures and uses on the community and surrounding area . Policy 1.3.4: Entertainment Area In recognition of the fact that the casino is a significant attraction, Collier County will encourage the development of an entertainment area near the casino that is complementary and connected to lmmokalee's existing downtown core. OBJECTIVE 1.4: Enhance and expand educational and cultural facilities and opportunities in lmmokalee. Policy 1.4.1: Research and Development Collier County will seek to attract educational research facilities, similar to the Southwest Florida Research and Education Center, to lmmokalee. It is anticipated that the County will work with the lmmokalee CRA, public and private colleges and universities, and other public and private organizations to promote these opportunities. Policy 1.4.2: Education and Training Programs Collier County will seek to partner with other organizations including the Collier County School Board and CareerSource Southwest Florida to enhance the availability and variety of training programs in lmmokalee. Words underlined are added ; words struck through are deleted 4/2/2019 Page 30 of 53 9.A.7.l Packet Pg. 1814 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Maste r Plan BCC Transmittal Draft PL20180002258/CPSP-20 18-5 OBJECTIVE 1.5: Collier County will support the implementation of the lmmokalee Redevelopment Area Plan (Resolution No . 2000-181 and 2004-384, as amended). Policy 1.5.1: Technical Assistance By (2 years of the date of adoption of the ordinance], Collier County will initiate the review of existing programs meant to provide technical assistance for the establishment and permitting of new or expanding businesses and make recommendations to better implement these programs specific to the needs of the lmmokalee community. Policy 1.5.2: Infill and Downtown Redevelopment Collier County will promote infill development and redevelopment within the Commercial-Mixed Use Subdistrict through amendments to the Land Development Code (LDC) (Ordinance 04-41, as amended) that facilitate mixed-use projects and provide for flexible performance-based incentives . Policy 1.5.3: Alternative Funding Collier County will continue to support efforts to seek additional state and federal funding to improve infrastructure and housing, and to promote or expedite the development and redevelopment of the community. GOAL 2: TO PROVIDE QUALITY NEIGHBORHOODS FOR ALL RESIDENTS OF THE IMMOKALEE URBAN AREA. OBJECTIVE 2.1 Collier County, in coordination with the lmmokalee CRA and residents, will identify neighborhood improvements needed to elevate the neighborhood quality of life . Policy 2.1.1: Neighborhood Inventory By (2 years of the date of adoption of the ordinance], Collier County will initiate an inventory of existing neighborhoods . The purpose of the inventory is to identify opportunities to improve neighborhood recreation, sidewalks, lighting, transit stops, stormwater management, housing, and community facilities. Policy 2.1.2: Neighborhood Improvement Plans Incorporating the findings of the neighborhood inventories, Collier County will create Neighborhood Improvement Plans, with coordination of all applicable County departments, neighborhood residents, and the lmmokalee CRA, to provide a multi-disciplinary approach to planning for identified neighborhood improvements . OBJECTIVE 2.2: Collier County shall promote the conservation and rehabilitation of housing in lmmokalee neighborhoods. Words underlined are added ; words struok through 3re deleted 4/2/2019 Page 31 of 53 9.A.7.l Packet Pg. 1815 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Ma ster Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 Policy 2.2.1: Funding Opportunities Collier County, in coordination with federal. state. and other local agencies and private organizations will seek funding for the housing needs identified in the Neighborhood Improvement Plans . Policy 2.2.2: Substandard Housing Collier County will periodically update programs for the repair, removal, or replacement of substandard housing units in lmmokalee. Policy 2.2.3: Displaced Occupants Collier County will coordinate with local non-profit social service organizations to provide relocation assistance for occupants who are displaced from substandard dwelling units. Policy 2.2.4: Housing Code Enforcement Collier County shall make reasonable effort to require that substandard housing be brought into compliance or eliminated. Efforts will focus on properties that are abandoned, or not in compliance with the Collier County Land Development Code or Code of Laws and Ordinances. Policy 2.2.5: Farm Labor Housing Land Development Regulations Collier County, in cooperation with the Florida Department of Health, will review and revise, as necessary, the LDC provisions regulating farm labor housing within the lmmokalee Urban Area to eliminate regulations that are duplicative to federal and state provisions. Policy 2.2.6: lnteragency Coordination Collier County will coordinate with the lmmokalee CRA and other housing providers and regulators to review and consider incentives to improve the housing quantity and quality in the lmmokalee Urban Area. OBJECTIVE 2.3: The County will continue to explore and provide innovative programs and regulatory reforms to reduce development costs and promote quality neighborhoods and a full range of housing for all lmmokalee residents . Policy 2.3.1: Housing Grant Opportunities Collier County, in coordination with the lmmokalee CRA, will pursue government grants and loans for housing . Policy 2.3.2: Housing Incentives Housing affordability in lmmokalee will be incentivized in part through the implementation of the approved strategies within the Collier County Community Housing Plan. Words underlined are added ; word$ struck through are deleted 4 /2/2019 Page 32 of 53 9.A.7.l Packet Pg. 1816 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 GOAL 3: TO PROVIDE ADEQUATE AND EFFICIENT PUBLIC INFRASTRUCTURE AND FACILITIES FOR THE IMMOKALEE URBAN AREA. OBJECTIVE 3.1: To annually identify the priorities of the lmmokalee community and the lmmokalee CRA related to capital improvements and other activities that will further the goals, objectives and policies of the IAMP . Policy 3.1.1: Capital Projects and Studies Collier County will coordinate with the lmmokalee CRA on an annual basis to develop a prioritized list of lmmokalee specific capital projects and studies that will further the Goals, Objectives, and Policies of the IAMP . The County and the lmmokalee CRA shall identify potential funding sources for all or a portion of the projected cost associated with these projects and studies. This list shall be provided to the BCC prior to its annual budgeting process in order to allow the BCC to consider lmmokalee 's priorities in relation to available funding and staffing resources . OBJECTIVE 3.2: To provide a comprehensive system of parks and recreational facilities that supports diverse active and passive recreational activities within the lmmokalee area through the implementation of the Collier County Parks & Recreation Master Plan for the lmmokalee Area. Policy 3.2.1: Priority Park Sites Collier County will prioritize the development of future lmmokalee community parks within, or adjacent to, the most densely populated urban areas to ensure convenient access by the majority of residents, and in coordination with the lmmokalee CRA, will identify locations for public plazas, greens, or urban parks. Policy 3.2.2: Community Input Collier County will solicit community input to ensure provision of appropriate public facilities to address the demographics of the lmmokalee Urban Area . Policy 3.2.3: Expansion of Parks and Trails Collier County will expand the network of parks and connect recreational areas throughout the community where appropriate and feasible . Policy 3.2.4: Encourage Active Lifestyles Collier County will encourage outdoor activity and active lifestyles by creating new neighborhood recreational areas, such as ball fields, soccer fields, basketball courts, tot lots, and jungle gyms, as appropriate to lmmokalee 's demograph ics and as feasible in each neighborhood . These opportunities shall be identified in the Neighborhood Improvement Plans . Policy 3.2.5: Use of Vacant Residential Parcels Subject to available funding, Collier County will consider acquiring vacant residential parcels in Words underlined are added ; words struck through are deleted 4/2/2019 Page 33 of 53 9.A.7.l Packet Pg. 1817 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Are a Ma ster Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5 order to develop new neighborhood recreation areas . These parcels may be small in size and should be evenly distributed throughout the community. These opportunities shall be identified i n the Neighborhood Improvement Plans. OBJECTIVE 3.3: To provide a network of roads, sidewalks, and bike paths to support growth in a manner that allows for the safe and convenient movement of pedestrians, bicyclists and vehicles. Policy 3.3.1: Complete Streets Roadways within lmmokalee shall be planned, designed and constructed in a context-sensitive, multi-modal approach, implementing access for transportation users of all ages and disabilities, in a manner that promotes safe, efficient movement of people and goods, whether by car, truck, public transit, assistive dev ice, foot or bicycle . Policy 3.3.2: Bicycle and Pedestrian Pathways Plan In the lmmokalee Urban Area, priority will be given to projects linking existing residential neighborhoods with commercial and employment areas, schools, libraries, community parks, recreation sites and other public service areas. Policy 3.3.3: Long Range Transportation Improvements Collier County will explore the possibility of accelerating the implementation of the Collier County Metropolitan Planning Organization 's Long Range Transportation Plan, subject to available funding, as a precursor to initiating new investments in the lmmokalee area. In particular, the County will support and encourage: • the Florida Department of Transportation in the widening of SR 82 between 1-75 and SR 29 as a first step in improving transportation access to lmmokalee; • the building of the SR 29 Bypass Route to create direct access to SR 82 and SR 29 from the lmmokalee Regional Airport and Florida Tradeport ; • the Florida Department of Transportation to improve road conditions along State-owned roads; • the creation of new, or expansion of existing, transportation corridors that improve access between lmmokalee, the City of Naples, and coastal Collier County : and Policy 3.3.4: Local Transportation Network Improvements Recognizing that a significant segment of the of the community's population uses public transit, walks or bicycles to work and to school, by [3 years of the date of adoption of the ordinance] Collier County will initiate a transportation planning study with recommendations to identify potential routes to improve connectivity of the collector and local street grid to expand public transit service, and bicycle and pedestrian access. Words underlined are added ; wordc struck through are deleted 4/2/2019 Page 34 of 53 9.A.7.l Packet Pg. 1818 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-20 18-5 Policy 3.3.5: Private Roads Collier County will encourage, through incentives, that private roads be brought up to County standards and offered to the County for acceptance and maintenance, when deemed appropriate . Policy 3.3.6: Access from lmmokalee Regional Airport to Future SR 29 Bypass Collier County will continue to coordinate with the Florida Department of Transportation (FOOT), and with landowners and other stakeholders, to identify a preferred route to connect the Airport and the future SR 29 Bypass . Policy 3.3.7: Safety Improvements As funding becomes available, Collier County will implement the 2011 lmmokalee Walkable Community Study, prepared for the Collier Metropolitan Planning Organization, identifying locations for new sidewalks, traffic signals, signage, crosswalks, bike paths and street lighting for the purpose of improving pedestrian and bicycle circulation and safety . Policy 3.3.8: Public Transit Routes Collier County will consider expansion of public transit routes to comprehensively cover the downtown area, connect significant employment centers and public facilities, and interconnect to adjacent communities . Policy 3.3.9: Transportation Concurrency Alternatives (for SR 29) When warranted, Collier County shall identify alternative methods to allow non-residential development in the lmmokalee Urban Area to proceed with limited exceptions and/or a mitigated waiver from existing concurrency requirements due to the economic and job creation benefits such development would provide. The following shall be considered as a part of the analysis: a. Establishing a Transportation Concurrency Exception Area (TCEA) or Transportation Concurrency Management Area (TCMA) or other alternative that would allow limited exceptions and/or mitigated waivers from concurrency for economic development, diversity, and job creation in the lmmokalee Urban Area; and b. Potential limitations on such exceptions and/or waivers from concurrency including: 1. Limiting applicability to certain locations, such as the Airport/Tradeport, other lands around the Airport, and the Urban Infill and Redevelopment Area; 2. Requiring a case-by case approval of any such exception or waiver based upon certain targeted and measurable objectives, including Transit Oriented Design, job creation and other commitments by the developer that would be deemed to be beneficial to the community; and 3. Limiting the duration, or requiring mandatory periodic reviews, of the continued feasibility of any such exception or waiver process. Words underlined are added ; words struck through 3re deleted 4/2/2019 Page 35 of 53 9.A.7.l Packet Pg. 1819 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Maste r Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 OBJECTIVE 3.4: To improve stormwater management and surface drainage in lmmokalee. Policy 3.4.1: lmmokalee Stormwater Master Plan Collier County 's Stormwater Management staff, in coordination with other County departments, will continue to implement the recommendations contained within the lmmokalee Stormwater Master Plan (as amended), as funding becomes available . GOAL 4: TO PROTECT IMPORTANT NATURAL RESOURCES THROUGH THE IMPLEMENTATION OF IMMOKALEE-SPECIFIC DEVELOPMENT STANDARDS AND POLICIES. OBJECTIVE 4.1: To address the protection of natural resources in lmmokalee, including Lake Trafford and connected wetland systems, and listed species habitat including upland habitat used by listed species, through incentives and innovative techniques not otherwise addressed in the Conservation and Coastal Management Element (CCME). Policy 4.1.1: Incentives and Innovative Land Development Regulations Collier County will promote the preservation of native vegetation in the lmmokalee Urban Area exceeding the minimum required amounts set forth in CCME Policy 6 .1.1, and pursuant to IAMP Policy 1.1 .3 . This may be accomplished by utilizing incentives and innovative land development regulations, including but not limited to: cluster development, transferable development rights, density bonuses, and flexible development standards to incentivize infill development and redevelopment within targeted MR HR C-MU and I-MU designated lands . In order to qualify for any such incentives, the preserve acreage shall exceed the minimum applicable acreage set forth in CCME Policy 6 .1.1. by at least 1 O percent. Incentives may be provided based upon a sliding scale, providing greater levels of incentive for greater amounts of preservation above the applicable minimum amounts set forth in CCME Policy 6.1.1 . By (2 years of the date of adoption of the ordinance], Collier County shall initiate amendments to the LDC (Ordinance 04-41, as amended), to provide for other incentives and innovative land development regulations, including but not limited to cluster development and flexible development standards, that do not require an amendment to the !AMP . Policy 4.1.2: Lake Trafford Water Quality Recognizing the importance of Lake Trafford, and the surrounding wetlands and natural habitat, the ecosystem, economy and ecotourism activities in lmmokalee, proposed development within the Lake Trafford watershed boundary will conform to best management practices (BMPs) regarding water quality in order to avoid or minimize adverse impacts to the lake and its surrounding wetlands and natural habitat. These BMPs will primarily include measures or design standards recognized by the Department of Environmental Protection {DEP) and the Environmental Protection Agency (EPA) that address increased or enhanced Words underlined are added ; words strnck through are deleted 4/2/2019 Page 36 of 53 9.A.7.l Packet Pg. 1820 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 onsite treatment of storm water runoff, and measures to address Total Maximum Daily Loads (TMDL) and nutrient loading . By (2 years of the date of adoption of the ordinance]. Collier County. in conjunction w ith any applicable state or federal agencies. will initiate amendments to the LDC (Ordinance 04-41, as amended) to establish specific best management practices and will identify the specific locations where such best management practices shall be required. The Lake Trafford watershed boundary shall be illustrated by map in the LDC and will be the geographic area intended for implementation of these BMPs. Policy 4.1.3: Lake Trafford Remediation Collier County will continue to cooperate with state and federal agencies on remediation. restoration. and long-term management efforts at Lake Trafford (e .g., organic sediment and invasive plant removal) to improve the health and recreational potential of the lake . GOAL 5: TO ALLOW AND ENCOURAGE A MIXTURE OF LAND USES THAT IS APPROPRIATE FOR IMMOKALEE. OBJECTIVE 5.1: The lmmokalee Area Master Plan and its Future Land Use Map will apply to all development orders within the lmmokalee Urban Area . The Future Land Use Map is designed to coordinate land use with the natural environment; maintain and develop cohesive neighborhood units; promote a sound economy; and encourage desirable growth and energy efficient development patterns. Standards and allowed uses for each District and Subdistrict are identified in the Land Use Designation Description Section . Policy 5.1.1: Future Land Use Designation The lmmokalee Area Master Plan's URBAN Future Land Use Designation includes the following Future Land Use Districts. Subdistricts. Overlays and Features : A. URBAN -MIXED USE DISTRICT 1. Low Residential Subdistrict 2 . 3. 4 . Medium Residential Subdistrict High Residential Subdistrict Commercial -Mixed Use Subdistrict 5. Recreational/Tourist Subdistrict B. URBAN -INDUSTRIAL DISTRICT 1 . 2. Industrial Subdistrict Industrial -Mixed Use Subdistrict 3. Industrial -lmmokalee Regional Airport Subdistrict C. OVERLAYS AND FEATURES 4/2/2019 1. 2. 3. 4. Lake Trafford /Camp Keais Strand System Overlay Seminole Reservation Urban Infill and Redevelopment Area Industrial -Mixed Use Commercial Overlay Words underlined are added ; words struck through 3re deleted Page 37 of 53 9.A.7.l Packet Pg. 1821 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5 Policy 5.1.2: Compatibility between Land Uses Compatibility between lower and higher intensity uses will be achieved through land development regulations specifically applicable to the lmmokalee Urban Area . Policy 5.1.3: Compact Mixed-Use Development Collier County will encourage compact mixed-use development in appropriate zoning districts and particularly within the HR and C-MU designations, as an innovative planning technique to create walkable communities, reduce vehicle miles traveled, and increase energy efficiency . Policy 5.1.4: Mobile Homes within the lmmokalee Urban Area New mobile homes shall be allowed in the lmmokalee Urban Area as a temporary residence as identified in LDC Section 5.04.02 .C: or within an existing mobile home lot, mobile home park or subdivision as identified in LDC Section 2.03.07 .G.6: or within the mobile home overlay (MHO): or as part of a new mobile home park or subdivision approved on lands with zoning that permits mob ile homes: or on individual lots or parcels with zoning that permits mobile homes. Mobile homes shall also be permitted on properties located at 11 O 1, 1121 and 1123 Alachua Street, lmmokalee Florida, in accordance with the Mediated Settlement Agreement and Mutual Release relating to Case No. 08-9355-CA and Case No. 09-1281-CA, dated February 26 , 2013 (see OR Book 4895, Page 1963 et seq. of the Official Public Records of Collier County, Florida). The Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban- Industrial District of the IAMP in effect on February 26 , 2013. Policy 5.1.5: Public Educational Plants Public educational plants and public ancillary plants shall be allowed as provided for in Policy 5 .16 of the Future Land Use Element. Policy 5.1.6: Zonings and Rezonings A. All zoning as shown on the Official Zoning Atlas as of [effective date of IAMP adoption ordinance] shall be deemed consistent with the Growth Management Plan . B. All rezonings must be consistent with the Growth Management Plan . For properties that have zoning in place prior to a change in Land Use Designation, where the prior zoning allows for a higher density or intensity than the new Land Use Designation such properties may be rezoned as follows : 1. For such commercially-zoned properties, zoning changes will be allowed provided the new zoning district is the same or a lower intensity commercial zoning district as the existing zoning district, and provided the overall intensity of commercial land use allowed by the existing zoning district is not exceeded in the new zoning district. A zoning change of such commercially-zoned properties to a residential zoning district is allowed as provided for in the Density Rating System of this Master Plan . Words underlined are added ; words strnck through are deleted 4/2/2 019 Page 38 of 53 9.A.7.l Packet Pg. 1822 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 2 . For such industrially-zoned properties, zoning changes will be allowed provided the new zoning district is the same or a lower intensity industrial or commercial zoning district as the existing zoning district, and provided the overall intensity of industrial land use allowed by the existing zoning district is not exceeded in the new zoning district. 3 . For such residentially-zoned properties, zoning changes will be allowed provided the authorized number of dwell ing units in the new zon ing district does not exceed that authorized by the existing zoning district, and provided the overall intensity of development allowed by the new zoning district does not exceed that allowed by the existing zoning district. 4. Properties subject to the above limitations may be combined and developed with other property, whether such other property has had a change in Land Use Designation . For residential and mixed-use developments only, the accumulated density between these properties may be distributed throughout the project, as provided for in the Density Rating System or the underlying subdistrict, as applicable. 5. Overall intensity of development shall be determined based upon a comparison of public facility impacts as allowed by the existing zoning district and the proposed zoning district. 6 . This Section does not apply to changes to the Land Use Designation initiated by the property owner . C. Any property owner who believes that they have been adversely affected by this IAMP may utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of the LDC . All applications must be submitted within one year from the effective date of the IAMP or applicable IAMP amendment. This procedure shall be considered supplemental to any other claim or remedy that the property owner may have . Notice of the Adoption of this Plan and the one-year time frame within which any property owner who believes that they have been adversely affected by this IAMP may utilize the procedures set forth in Chapter 9 (Vested Rights and Takings Determinations) of the LDC shall be provided with a minimum 1/8-page notice in one or more newspapers of general circulation in the lmmokalee area within 15 days of Adoption of this plan by the BCC . GOAL 6: TO ESTABLISH DEVELOPMENT DESIGN STANDARDS THAT ARE APPROPRIATE FOR IMMOKALEE. OBJECTIVE 6.1: Collier County shall develop lmmokalee-specific land development regulations to the extent required by this Master Plan, and which reflect the unique character and cultural diversity of the residents, encourage pedestrian-friendly urban form, and promote energy efficiency. Policy 6.1.1: Development of Land Development Code Standards By [2 years of the date of adoption of the ordinance], Collier County, in coordination with the lmmokalee CRA, will initiate the development of LDC standards specific to lmmokalee to address the unique needs of the lmmokalee Urban Area. These standards shall include those Words underlined are added ; words struck through are deleted 4/2/2019 Page 39 of 53 9.A.7.l Packet Pg. 1823 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5 related to permitted and conditional land uses: density and intensity: signage: landscaping and buffering: native preservation retention: off-street and on-street parking and loading: architectural design: development standards, including setbacks to Lake Trafford : floor area ratio for certain nonresidential uses: and site access. Policy 6.1.2: Location of Service Uses Collier County will encourage community parks and other community facilities to be placed within one-half mile of residential and mixed-use centers, in order to encourage walking, bicycling and non-vehicular access to and from these service uses. Collier County shall require interconnection of pedestrian facilities to the existing pedestrian network. Policy 6.1.3: Downtown Pedestrian Amenities By [2 years of the date of adoption of the ordinance], Collier County, in coordination with the lmmokalee CRA, will evaluate the need for additional passive recreation and outdoor dining and entertainment opportunities along downtown streets, and, if warranted, adopt amendments to the Collier County LDC (Ordinance 04-41, as amended) to incentivize and encourage the development of these amenities, provided the free and safe movement of pedestrians is maintained . Policy 6.1.4: Central Business District By [2 years of the date of adoption of the ord inance], Collier County, in coordination with the lmmokalee CRA, will initiate a review of the Public Realm Plan and the Central Business District Form-Based Guidelines. Based on the review, Collier County will initiate amendments to the LDC (Ordinance 04-41, as amended), as necessary . Policy 6.1.5: Safe Neighborhood Initiatives Collier County will coordinate with local and state law enforcement, developers, and citizens to seek funding opportunities available under the Safe Neighborhood Act (Chapter 163, Part IV, F.S.) or other programs to improve safety within the lmmokalee community and to provide for safe streets. This may include implementation of CPTED (crime prevention through environmental design) strategies, where such strategies are compatible with the community design objectives set forth herein. GOAL 7: TO COORDINATE AND PROVIDE FOR THE CONTINUAL EXCHANGE OF INFORMATION AND COST SHARING WITH THE SEMINOLE TRIBAL COUNCIL, COLLIER COUNTY SCHOOL BOARD, OTHER GOVERNMENTAL AGENCIES, UTILITY PROVIDERS, AND NON-PROFIT ORGANIZATIONS. OBJECTIVE 7.1: Pursue effective interlocal and inter-governmental coordination in order to provide a range of human services to lmmokalee residents. Policy 7.1.1: Regional Economic Development Initiatives Collier County will collaborate in regional initiatives with local and regional economic Words underlined are added ; words struck through are deleted 4/2/2019 Page 40 of 53 e 9.A.7.l Packet Pg. 1824 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5 development organizations and the State of Florida to assist the lmmokalee area in attracting businesses, marketing, and developing infrastructure . Policy 7.1.2: Redevelopment Implementation Partners Collier County will actively coordinate efforts with the lmmokalee CRA and not-for-profit organizations to implement the lmmokalee Area Master Plan and the lmmokalee Community Redevelopment Area Plan. Policy 7.1.3: lmmokalee Government Services Center Collier County will continue to support an lmmokalee-based government center that will co- locate various county entities and departments to ensure effective collaboration and services to support community needs. This office may include, but is not limited to, the following services : a. Animal control b. Board of County Commissioners Office c. Branch Office of the Collier County Tax Collector d . Child support enforcement e . Code enforcement f. Court g . Domestic violence services h. Economic Development i. Emergency management services j . Emergency medical services k. Emergency Operations Center (EOC) I. Housing and Human Services m. lmmokalee Community Redevelopment Agency n. Permitting o. Planning and Zoning p. Public health services q. Veterans Services Policy 7.1.4: lmmokalee Civic Center By [1 year of the date of adoption of the ordinance) Collier County will coordinate with the lmmokalee CRA to explore opportunities for an lmmokalee civic center . Policy 7.1.5 Satellite/Mobile Coordination Center By [1 year of the date of adoption of the ordinance), Collier County Emergency Management (CCEM) will initiate the development of an lmmokalee Emergency Management Time Delineating Schedule (TDS) Checklist for disasters or local emergencies and identify candidate coordination center location opportunities . This includes but is not limited to CCEM hosting this coordination center at lmmokalee Technical College (iTECH), County buildings, the CCEM Mobile Command Center or the use of a Disaster Response Unit (DRU). At the discretion of Words underlined are added ; words struck through are deleted 4/2/2019 Page 41 of 53 9.A.7.l Packet Pg. 1825 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 CCEM, this Center will be activated in lmmokalee in the event of an emergency . The Planning process will be a whole community approach which includes working with the lmmokalee Unmet Needs Coalition or other recovery groups participating in a CCEM Memorandum of Understanding (MOU). (The remaining of the page is intentionally left blank) Words underlined are added; words struck through are deleted 4/2/2019 Page 42 of 53 9.A.7.l Packet Pg. 1826 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 LAND USE DESIGNATION DESCRIPTION SECTION The lmmokalee Area Master Plan Future Land Use Designations include the following Districts and Subdistricts. The following describes land use designations shown on the lmmokalee Master Plan Future Land Use Map . These designations generally indicate the types of land uses for which zoning may be requested. However, these land use designations do not guarantee that a zoning district request will be approved. A. URBAN -MIXED USE DISTRICT The purpose of this District is to allow residential and nonresidential land uses, including mixed uses. Mixed uses can be located within individual buildings and/or projects in areas deemed appropriate and identified on the FLUM . Nonresidential uses allowed in the Residential subdistricts include, but are not limited to: agriculture, earth mining, oil extraction, and related processing, home-based businesses, parks, recreation and open space uses, churches, libraries, cemeteries, community centers, public and private schools, day-care centers, group housing uses, utility and communication facilities, and essential services, as defined in the Land Development Code, except as may be limited within a specific subdistrict or overlay. New commercial development may be allowed in the Low Residential, Medium Residential or High Residential subdistricts through Planned Unit Development (PUD) zoning, subject to the following limitations : Commercial development may be permitted within a PUD, provided the following size and development criteria are met. The commercial component within a PUD may be allowed to develop up to the maximum acreage specified in the table below: CATEGORY I CATEGORY II CA TE GORY Ill PUD Acres >80 >160 >300 Min. Gross Density 2 .5 du/gross acre 2.5 du/gross acre 3 .0 du/gross acre Max . Commercial Acres 5 acres 10 acres 20 acres Permitted Zonina C-2 C-2 C-3 C-2 throuah C-4 In addition to the above criteria, the following standards must also be met: a . Commercial zoning shall be no closer than one (1) mile to any lands designated C-MU and no closer than one mile from the nearest PUD commercial zoning of ten acres or greater in size, unless otherwise authorized by the Board of County Commissioners; b. The configuration of the commercial parcel shall be no more frontage than depth, unless otherwise authorized by the Board of County Commissioners; c. Commercial zoning or development shall be no closer than one-quarter (¼) mile from the nearest existing elementary school boundary, unless otherwise authorized by the Board of County Commissioners: Words underlined are added ; words stn.ick through are deleted 4/2/2019 Page 43 of 53 9.A.7.l Packet Pg. 1827 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 d . The commercial development shall be integrated with the residential portion of the project, including common elements such as signage, and providing vehicular and non-vehicular interconnection: and e . No construction in the commercial designated area shall be allowed until construction has commenced on at least 30% of the project's residential units, unless otherwise authorized by the Board of County Commissioners . 1. Low Residential Subdistrict (LR) The purpose of this subdistrict is to provide for low density residential development and supporting uses. Mobile homes are allowed pursuant to the provisions of IAMP Policy 5.1.4 . Residential densities are allowed as provided below, except for properties within the Lake Trafford/Camp Keais Strand System Overlay . • Base Density : Four (4) dwelling units per gross acre. • Maximum Density: Eight (8) dwelling units per gross acre, inclusive of all density bonuses . Densities above the base density can only be achieved through available density bonuses . As agriculture is a significant economic driver in lmmokalee, the following uses will be allowed in accordance with !AMP Policy 1.2.4: • agricultural research and development facilities, • agri-business offices and headquarters, and • facilities, offices, headquarters and apparatuses associated with an alternative energy use. 2. Medium Residential Subdistrict (MR) The purpose of this subdistrict is to provide for a mixture of housing types and supporting uses . Mobile homes are allowed pursuant to the provisions of !AMP Policy 5.1 .4. Residential densities are allowed as provided below, except for properties within the Lake Trafford/Camp Keais Strand System Overlay . • Base Density: Six (6) dwellings units per gross acre . • Maximum Density : Fourteen (14) dwelling units per gross acre, inclusive of all density bonuses . Densities above the base density can only be achieved through available density bonuses. 3. High Residential Subdistrict (HR) The purpose of this subdistrict is to provide for a mixture of housing type and supporting uses . Mobile homes are allowed pursuant to the provisions of IAMP Policy 5 .1.4 . Residential densities Words underlined are added; words struck through are deleted 4/2/2019 Page 44 of 53 9.A.7.l Packet Pg. 1828 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 are allowed as provided below, except for properties within the Lake Trafford/Camp Keais Strand System Overlay. • Base Density: Eight (8) dwelling units per gross acre . • Maximum Density : Sixteen (16) dwelling units per gross acre, inclusive of all density bonuses. Densities above the base density can only be achieved through available density bonuses. 4. Commercial -Mixed Use Subdistrict (C-MU) The purpose of this Subdistrict is to provide for pedestrian-scaled, higher density residential and mixed-use development, employment and recreational opportunities, cultural and civic activities, and public places to serve residents of, and visitors to, the lmmokalee Urban Area. All types of residential uses are allowed within this Subdistrict, except that mobile homes are only allowed as provided by IAMP . Policy 5.1.4. Residential densities are allowed as provided below, except for properties within the Lake Trafford/Camp Keais Strand System Overlay . Nonresidential uses allowed within this Subdistrict include those uses allowed in the C-1 through C-4 zoning districts in the Collier County Land Development Code, Ord . No . 04-41, as amended. • Base Density: Sixteen (16) dwelling units per gross acre. • Maximum Density: Twenty (20) dwelling units per gross acre, inclusive of all density bonuses. Densities above the base density can only be achieved through available density bonuses. • Transient lodging is allowed at a maximum density of thirty-two (32) units per gross acre. Mix of Uses : Projects equal to or greater than ten (10) acres will be encouraged to provide both residential and non-residential uses. 5. Recreational/Tourist Subdistrict (RT) The purpose of this Subdistrict is to provide for recreational and tourist activities related to the natural environment, and to allow for limited compact residential development. Uses allowed in this Subdistrict include, but are not limited to: passive parks: nature preserves: wildlife sanctuaries: open space: parks: museums: cultural facilities: marinas : transient lodging facilities (including hotel/motel, rental cabins, bed and breakfast establishments, campsites): restaurants: recreational vehicle parks: sporting and recreational camps: low-intensity retail directly associated with the purpose of this Subdistrict: agriculture: and essential services as defined in the Land Development Code. Mobile homes are allowed pursuant to the provisions of IAMP Policy 5.1.4. Single and multi-family dwelling units are allowed. • Base Density: Four (4) dwelling units per gross acre . Words underlined are added; words struck through are deleted 4/2/2019 Page 45 of 53 9.A.7.l Packet Pg. 1829 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258 /CPSP-2018-5 • Maximum Density: Four (4) dwelling units per gross acre. Density bonuses do not apply in this subdistrict. • Transient lodging is permitted at a maximum density of twenty-six (26) units per gross acre . DENSITY RA TING The Density Rating System is applicable to areas designated Urban -Mixed Use District, as identified on the lmmokalee Future Land Use Map. Except as provided below, the final determination of permitted density via implementation of this Density Rating System is made by the Board of County Commissioners through an advertised public hearing process (rezone) in accordance with the LDC. Density achieved by right (as may be permitted for qualifying Affordable Housing projects) shall not be combined with density achieved through the rezone public hearing process . 1. THE DENSITY RATING SYSTEM IS APPLIED IN THE FOLLOWING MANNER: a. Within the applicable Urban designated areas, the base density of the Subdistrict is allowed, though not an entitlement. Density may be increased using applicable density bonuses . For purposes of calculating the el igible number of dwelling units for the project, the total number of dwelling units may be rounded up by one unit if the dwelling unit total yields a fraction of a unit 0.5 or greater. Acreage used for the calculation of density is exclusive of commercial portions of the project, except within the C-1 through C-3 Commercial zoning districts, and except within the Commercial Mixed-Use Subdistrict, wherein residential project densities will be calculated on total gross acreage, and except portions of a project for land uses having an established equivalent residential density in the Collier County Land Development Code . b. This Density Rating System only applies to residential dwelling units . This Density Rating System is not applicable to accessory dwellings or accessory structures . Such accessory dwellings and structures include guest houses, mother-in-law's quarters, cabanas, guest suites, and the like. c. All new residential zon ing located within the Urban Mixed -Use District shall be consistent with the Density Rating System, except as provided for in Policy 5.1.6 . d. Within the applicable areas of the Urban Mixed-Use District, all properties zoned A Rural Agricultural, E, Estates, and/or RSF-1, 2, 3, Residential Single Family, for which an affordable housing project is proposed and approved, in accordance with Section 2.06 .00 of the LDC (Ordinance 04-41, as amended), shall be permitted the base density of four (4) dwelling units per gross acre by right, except in the case of lands designated LR on the IAMP Future Land Use Map (FLUM), wherein the density shall not exceed 50% of the maximum permitted density of the zoning district for the subject property: that Words underlined are added ; words struck through are deleted 4/2/2019 Page 46 of 53 \~ 9.A.7.l Packet Pg. 1830 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 is, a rezone public hearing shall not be required . Such a project must comprise a minimum of ten acres. 2. DENSITY BONUSES To encourage infill development, the creation of affordable housing, and preferred roadway access, certain density bonuses are available. If these bonuses are utilized, base densities may be exceeded. In the Low Residential Subdistrict, the base density of four units per acre may only be exceeded if utilizing an affordable housing bonus. In no case shall the resulting density exceed the maximum density specified in each Subdistrict. a. Proximity to Commercial-Mixed Use If 50% or more of a project is within the Commercial -Mixed Use Subdistrict, then the base density allowed within the Commercial -Mixed Use Subdistrict of sixteen (16) dwelling units per acre applies to the entire project, except that this bonus cannot be used to increase density on lands within the project designated Low Residential. Buffering to achieve compatibility with adjacent lower intensity uses shall be required . b. Affordable Housing Bonus, by Public Hearing To encourage the provision of affordable housing within certain Subdistricts in the Urban Designated Area, a maximum of twelve (12) dwelling units per gross acre may be added to the base density if the project meets the definition and requirements of the Affordable Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development Code, Ordinance 04-41, as amended). c. Affordable Housing Bonus, by Right To encourage the provision of affordable housing within that portion of the Urban Mixed Use District, properties zoned A, Rural Agricultural, E, Estates, RSF-1, 2, 3, 4, 5, 6, Residential Single Family, VR, Village Residential, and/or RMF-6, Residential Multi - Family-6, for which an affordable housing project is proposed in accordance with the definitions and requirements of the Affordable Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development Code, Ordinance 04-41, as amended), a maximum of four (4) residential units per gross acre shall be added to the base density of four (4) dwelling units per gross acre, except in the case of lands designated LR on the IAMP Future Land Use Map (FLUM), wherein the bonus shall not exceed 50% of the maximum permitted density of the zoning district for the subject property. Therefore, the maximum density that may be achieved by right shall not exceed eight (8) dwelling units per gross acre . Such a project must comprise a minimum of ten acres . d. Residential Infill 4/2/2019 1. To encourage residential infill, three (3) residential dwelling units per gross acre may be added if the following criteria are met: The project is twenty (20) acres or less in size: at the time of development, the project will be served by central public water and sewer: at least one abutting property is developed: the project is Words underlined are added ; words struck through are deleted Page 47 of 53 9.A.7.l Packet Pg. 1831 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 compatible with surrounding land uses; the property in question has no common site development plan with adjacent property; there is no common ownership with any adjacent parcels; and the parcel in question was not created to take advantage of the residential infill density bonus and was created prior to January 1 O, 1989 . This bonus cannot be used to exceed the base density in the Low Residential (LR) Subdistrict. 2 . This Residential Infill bonus shall only be applicable on a one time basis and shall not be expanded or continued to other adjacent properties, except for additional properties not exceeding 20 acres in aggregate when added to the original application of this provision and meeting all the above criteria . e. Roadway Access If the project has direct access to two (2) or more arterial or collector roads or if there is a project commitment for provision of interconnection of roads accessible to the public with existing or future abutting projects, one ( 1) dwelling unit per gross acre may be added above the base density of the Subdistrict. This bonus cannot be used to exceed the base density in the Low Residential (LR) Subdistrict. 3. DENSITY AND INTENSITY BLENDING a. This provision is intended to encourage unified plans of development and to preserve the high-quality wetlands, wildlife habitat, and other natural features that exist within areas of the lmmokalee Urban Area, which are proximate to Lake Trafford and Camp Keais Strand . In the case of properties which are contiguous to Lake Trafford or Camp Keais Strand, which straddle the lmmokalee Urban Area and the Rural Lands Stewardship Area Overlay (RLSA) as depicted on the countywide Future Land Use Map, and which were in existence and under unified control as of October 22, 2002, the allowable gross density and/or intensity may be shifted from the Urban designated lands to lands within the RLSA which are contiguous and under unified control, and which are designated as a Stewardship Receiving Area (SRA) in the RLSA. The density and/or intensity may be shifted on an acre per acre basis . This Density and Intensity Blending provision is further subject to the following conditions and limitations : 4/2/2019 1. The project in aggregate must be a minimum of 200 acres in size and the Urban portion must be designated Recreational/Tourist Subdistrict (RT) or Low Residential Subdistrict (LR) in the lmmokalee Area Master Plan; 2 . It must be demonstrated the lands designated Urban have a high natural resource value as indicated by the presence of Group 1 or Group 2 FLUCCS Codes and a Natural Resource Index score of greater than 1.2 (both as identified on the Stewardship Credit Worksheet in the RLSA); Words underlined are added ; words struck through are deleted Page 48 of 53 9.A.7.l Packet Pg. 1832 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 3. Density and intensity may only be shifted from lands within the lmmokalee Urban Area containing this high natural resource value (as measured above) to the lands within a contiguous SRA, on an acre per acre basis, providing such lands were under unified control as of October 22, 2002: and 4 . Lands within the Urban area, from which the density and/or intensity has been shifted, shall be placed in a conservation easement in perpetuity . b. For properties containing two or more Future Land Use Subdistricts, the overall density and/or intensity that could be achieved in aggregate may be distributed throughout the project, provided the total allowable density and/or intensity is not exceeded, and further subject to the following : 1. The project furthers the protection, enhancement or restoration of wetlands, listed species habitat, or other natural features: 2 . The project is consistent with, and furthers the applicable objectives of, the lmmokalee Area Master Plan and is compatible with surrounding properties and environment; 3 . The project is approved as a Planned Unit Development; and 4. The project mitigates for any negative impacts on adjacent properties through appropriate measures, such as buffering, separation , or other land design techniques, adequate to lessen these effects. B. URBAN-INDUSTRIAL DISTRICT The purpose of this District is to function as a major employment center and is intended to accommodate industrial, distribution, trade, agriculture, and manufacturing uses: essential services: and commercial uses as limited within each Subdistrict. 1. Industrial Subdistrict (IN) The purpose of this Subdistrict is to provide for industrial, distribution, trade and manufacturing uses. Allowed uses include a variety of industrial, limited commercial, and associated uses, including : manufacturing : processing: storage and warehousing: wholesaling: distribution: packing houses: recycling: high technology industries : laboratories : assembly: storage: computer and data processing: and commercial uses intended to serve the needs of employees and visitors, such as daycare centers , restaurants, and convenience stores. Accessory uses, and structures customarily associated with these principal uses include ancillary offices and retail sales. 2. Industrial -Mixed Use Subdistrict (I-MU) The purpose of this Subdistrict is to provide a transition area from the Industrial Subdistrict Words underlined are added; words struck through are deleted 4/2/2 019 Page 49 of 53 9.A.7.l Packet Pg. 1833 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 to adjacent commercial and residential land uses. The lmmokalee State Farmers Market and related facilities are located in this Subdistrict. This Subdistrict allows for: higher intensity commercial uses as described in the LDC (Ordinance 04-41, as amended) for Commercial (C-4 and C-5), Research and Technology Parks PUD, and Business Park Districts, subject to development standards set forth in the LDC. This Subdistrict also allows for light manufacturing, processing, and packaging in fully enclosed buildings: research, design and product development: printing, lithography and publishing: and similar industrial uses . This Subdistrict also allows for agriculture uses and agricultural- related uses, such as packing houses: warehousing: and targeted industries. Targeted industries include distribution: medical laboratories, research, and rehabilitative centers: high technology: computer software, services, and processing, and similar uses. Certain residential, mobile home and migrant transient housing uses are permitted on properties located at 1101, 1121, and 1123 Alachua Street, lmmokalee . Florida, in accordance with the Mediated Settlement Agreement and Mutual Release relating to Case No . 08-9355-CA and Case No. 09-1281-CA. dated February 26. 2013 (See OR Book 4895. Page 1963 et seq. of the Official Public Records of Collier County. Florida). The Agreement references both the Commerce Center-Mixed Use Subdistrict of the Urban Mixed-Use District and the Commerce Center-Industrial Subdistrict of the Urban-Industrial District of the IAMP in effect on February 26. 2013 . 3. Industrial -lmmokalee Regional Airport Subdistrict The purpose of this Subdistrict is to allow the Collier County Airport Authority (CCAA) and leaseholders to develop the lmmokalee Regional Airport and surrounding lands for the economic health and development of the greater lmmokalee area and Collier County as a whole. Because the CCAA needs to retain flexibility to provide various general aviation and revenue-generating opportunities via land leases as the Airport grows and changes over time. a broad range of uses shall be allowed in this Subdistrict. In addition to all uses permitted in the Industrial Subdistrict, allowable uses include: airport facility and related accessory uses: commercial, industrial, institutional and agricultural uses: freight and warehousing; trade: and ancillary recreational, vehicular racing, communications, essential service uses, and additional uses as permitted in the Airport Operations Planned Unit Development, Ordinance No . 10-07. C. OVERLAYS AND FEATURES 1. Lake Trafford/Camp Keais Strand System Overlay 4/2/2019 The Conservation and Coastal Management Element of the GMP, Policy 6.2.4(4), identifies possible high-quality wetland systems connected to the Lake Trafford/Camp Keais Strand system within the lmmokalee Urban Area . These wetlands require greater protection measures than wetlands located in other portions of the lmmokalee Urban Designated Area . These wetlands are identified on the lmmokalee Future Land Use Map by the Lake Trafford/Camp Keais Strand System Overlay (L T/CKSSO). Words underlined are added ; words struok through are deleted Page 50 of 53 9.A.7.l Packet Pg. 1834 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 The Density and Intensity Blending provisions of this Master Plan may be utilized for lands within this LT/CKSSO . The maximum allowable gross density for lands within the L T/CKSSO is the base density established for the applicable Subdistrict. Lands within the L T/CKSSO are not eligible for any density bonuses, including by right. Essential Services shall be limited to: those necessary to ensure public safety; and those necessary to serve permitted uses, such as private wells and septic tanks, utility lines, lift stations, and water pumping stations . The additional wetland protection measures do not apply to properties within the L T/CKSSO that have been legally cleared of native vegetation as of the adoption of this Master Plan, but do apply to all new development and redevelopment pursuant to the applicable nonconforming provisions set forth in the LDC (Ordinance 04-41, as amended). If development on the Seminole Reservation functionally severs the connectivity of the wetland system for properties within the L T/CKSSO, east of the Reservation, the additional wetland protection measures will not be applied to those severed eastern wetlands . The standard measures for wetlands in Urban designated lands shall be applied, as described in the CCME, to those severed eastern wetlands . 2. Seminole Reservation (SR) Feature The Seminole Reservation within lmmokalee comprises approximately 600 acres of largely undeveloped land owned by the Seminole Tribal Council and located on the east side of First Street, South of (SR 29). The Seminole Reservation is not controlled or regulated by the Collier County Growth Management Plan or LDC (Ordinance 04-41, as amended) and is identified on the Future Land Use Map for illustrative purposes only . 3. Urban Infill and Redevelopment Area Feature In order for local governments to designate a geographic area within its jurisdiction as an Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes, it must amend its comprehensive land use plan to delineate the boundaries within the Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with criteria outlined in Section 163.2514(2) (a)-(e), Florida Statutes. The intent of this delineation is to comprehensively address the urban problems within the area consistent with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by Ordinance 2000-66 and the Urban Infill and Redevelopment Plan was adopted by Ordinance 2000-71. 4. Industrial -Mixed Use Commercial Overlay 4/2/2 019 The Industrial -Mixed Use Commercial Overlay is depicted on the IAMP Future Lands Use Map and comprises approximately 363 acres . This Overlay allows the uses of the underlying Industrial -Mixed Use Subdistrict except that commercial uses -those Words underlined are added; words struck through are deleted Page 51 of 53 0 9.A.7.l Packet Pg. 1835 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) Staff Proposed Amendments lmmokalee Area Master Plan BCC Transmittal Draft PL20180002258/CPSP-2018-5 4/2/2019 permitted in the C-4 and C-5 zoning districts in the Land Development Code, Ordinance No . 04-41, as amended -are limited to a maximum of thirty percent (30%) of the Overlay land area (approximately 109 acres). To implement this Overlay, Collier County shall initiate a Land Development Code amendment within two years of adoption. For lands in this Overlay that are adjacent to residentially or agriculturally-zoned properties, a minimum 75-foot building setback, which includes a minimum 20-foot wide vegetated landscape buffer, shall be provided . This vegetated buffer shall be located adjacent to the property line and shall contain, at a minimum, two staggered rows of trees that shall be spaced no more than 30 feet on center, and a double row hedge at least 24 inches in height at time of planting and attaining a minimum of three feet in height within one year. Existing native trees must be retained within this 20-foot wide buffer area to aid in achieving this buffer requirement; other existing native vegetation shall be retained, where possible, to aid in achieving this buffer requirement. Water retention/detention areas shall be allowed in this buffer area if left in natural state, and drainage conveyance through the buffer area shall be allowed if necessary to reach an external outfall. The required 75-foot setback may be reduced to 50 feet if a minimum 6- foot tall decorative wall or fence providing at least 80 percent opacity is installed within the reduced setback, and the required 20 -foot wide landscape buffer is located between the wall or fence and the adjacent residentially and/or agriculturally zoned properties. Words underlined are added ; words struck through are deleted Page 52 of 53 0 9.A.7.l Packet Pg. 1836 Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) ~ 0 c:o "'O Ill (0 CD 01 w 2. 01 w PROPOSED FLUM MAP 2,: n ( LAKE TRAFFORD 26 I OVERLAYS AND SPECIAL FEATURES D tmmokalee Urban Area Boundary D -EZI IZ2I Collier County Arterial and Collector Roads Collier County Local Roads Wetlands Connected to Lake Trafford/ Camp keais Strand Overtay SR -Seminole Reservation Urban Infill and Redevelopment Area IMU Commercial Overlay IMMOKALEE FUTURE LAND USE URBAN DESIGNATION URBAN MIXED USE DISTRICT -~ RT -Recreation Tourist Subdistrict LR -Low Residential Subdistrict MR -Medium Residential Subdistrict HR -High Residential Subdistrict CMU -Commercial Mixed Use subdistrict IMU -Industrial Mixed Use Subdistrict IN -Industrial Subdistrict APO -lmmokalee Regional Airport Subdistrict IMMOKALEE FUTURE LAND USE MAP )4 JC• LR 12 I u 13 18 I r ~ I 24 0 0.25 0.5 ■ " C 1 1 1.5 >I) Miles l GIS MAPPING: BETH YANG, AICP GROWTH MANAGEMENT DEPARTMENT FILE: Proposed lmmokalee Future Laod Use Map.mKd z .. N 11 LR 21 LR I I I J) / LR I 22 I t 7 } 2 I' (/) 10 ~ "'O a 1 -0 0 (/) CD a. )> 3 CD ::::, a. ' 13 r·~ ~ II 3 3 0 ;(· 211[ CD CD )> iii Ill ~ Ill !!!. ~ IN LR "'O iii' ··-···--·· ____ _f~J~----·-·--·"·-··-·•-< :::, OJ () () -I iil :::, (/) 3 a ~ 0 l'~ "'""' I I lJ I ~ i'~ I'\) 01 ( ~ ~ () "'O (/) "'O ,l I 23 2+ '\lO 25 9.A.7.lPacket Pg. 1837Attachment: 09_Resolution 2019-087 (10411 : 9A.7-IAMP Restudy Amendment Adoption) NopluuBut\u Ntttrx PAETOfTHT USA IOOAY NEIWOPX Published Daily Naples, FL 34110 BCC/Corrprohonslvs Plannlng Ogv 3299 TamiamiTrl E #700 NAPLES, FL 34112 Affidavit of Publication STATE OF WSCONSIN COUNTY OF BROWN Belor€ the undersigned they servE as the autlp.ity, psrsonally appcsred Jo€ Heynen who on oath 8ay3 that h€ servBs as legal clerk of the Naplas Daily tlam, I dsity newspap€r published at Napies. in Collier Courty, Florida; distributed in Collier and Lee counties ot Florua;that the attached copy ofthe advertisin9 was published in said nswspap€, on dales listed. Af,iant further says thst the gaid Naples Oaily News is a newspaper published at Mple8, in said Collier County. Flo,ija, and that the saU newapaper has herotofoG b€en continuously published in said Collier County, Florklsi distribuled in Collier End Le€ counties of Flo,ira. gach day and has been entered as second class mailmaner at the post offic€ in l\laphs, in said Collier County, Florida , for a period ot one year next preceding the frst publication ofthe attached copy of advedisefrEnt and affiant furthe, says that he has neither paid nor promised any person, or corporation any discount . rebalo, commission or refund lor th€ purpose ofsecuring this advertisement tor publication in the said newspap€r. September 271h, 2019 Subscribed and sworn io before on Sept 27rd, 20l9 - - \tlr.r, Y:v'r z,vt rAL q-!+) Notary, Slate of W, County of Brown "'l IN I.IA MON DLOCH Nel ar y F'ublrc State ol Wiscon s rn My co.llmissDn erpir.. August 6 2O2l Publication Cost 5932 40 Ad No cC10273913 Custome. No 506365 PO{ 9.A.7.m Packet Pg. 1838 Attachment: 10a_CCPC Affidavit & Ad_NDN (10411 : 9A.7-IAMP Restudy Amendment Adoption) NOTIGE OF PUBLTG KENR\NTI Notice is hereby given that the collier counly Planning commission will hold a public meeting on 0ctober 17, 2019 commencing at 9:00 A.M. in the Board of County Commissiorlers Chamber, Third Floor, County covernment Center, 3299 East Tamiami Trail, Naples, FL. The purpose ol the hearing is to consider AN ORDINAN(]E AMENDING ORDINANCE 89.05, AS AMENDED, THE COI,I,IER COUNTY GROWTH MANAGF,IVIENT PI,AN OF THR UNINCOR.I'ORATIID ARI]A OI.' COLLIER COUNTY, TLORII)A, RT]I,ATIN(; 'I'O 'I'HI] IMMOKALEE, AREA MASTER PI,AN RESTTJI)Y SPECIFICAI,LY AMI1NDING THE IMMOKAI-EE ARIIA MAS'I'ER PI,AN I.]I,DMNNT ANI) IMMOKAI,IIE !'TI'I'URI' I,AND (,ISE MAP: DIREC'l'lN(i 1 l{ANSMfmAl, Ol' 'l }ll'l AI)OP'I'UD AMtiNDlvIENl'S 'l'O 'IHIj TLORIDA DEPARTIIIENT Or ECONOMI(I OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN I.lFl'EC'l lV[ DAl]i. I Pl.201800022561 IMMOKAT€€ FUTURC LAND US€ MAP c\ All interssted panies are invited to appear and be heard. Copies ol the proposed oRDI ANCE will be made available l0r inspection at the GMD Zoning Divrsion, Comprchensive Planning Section,2800 N. Horseshoe 0r., Naples, between the hours ol8:00 A.M. and 5:00 PM., Monday through Friday. Furthermore, the materjals will be made available for inspection at the Collier County Clerk's office, Fourlh Floor, Collier County Government Center, 3299 East Tamiami Trall, Suite 40'l Naples, one week prior to the scheduled heanng. Any questions perlaining t0 lhe documents should be directed to the GIMD Zoning Division, Comprehensive Planning Section. Written comments filed with the Clerk t0 the Board's office prior to october 17, 2019, will be read and considered at the public hearing. Any person who decrdes to appeal any decisi0n 0l the Collier County Planning Commission wtll need a record ol the proceedings pertaining thereto and thcrelorc. may need lo eosure that a verbatim rccord of the proceedings is made, which record includes the testimony and evidence upon which the appeal ts based. lf you are a person with a disability wh0 needs any accomntodation in order to partaclDate rn thrs proceedin0. you are entrtled, at no cost to you, l0 the prOvrsut 0l ccrta l asstslance. Please conlact the Collter County Facililles lvanagemenl Division, located at 3335 Tarnranri Trail East, Surte 101, Naplcs, FL 34]12 5356, (239) 252-8380, al least two days pri0r to lhe meetlng. Assisled |stening rlevices lor the hearinq impaired are available rn the B0ard of (]ounly Commissioners offtce. Mark P Stra l,0ha[rl)aI C0lIer C0uoty I)ltnntng Conrlissron L- _i ) 9.A.7.m Packet Pg. 1839 Attachment: 10a_CCPC Affidavit & Ad_NDN (10411 : 9A.7-IAMP Restudy Amendment Adoption) 2'A T FRIDAY, SEPTEMBER 27, 2019 r APLES OAI!Y I{EWS NOTICE OF PUBLIC HEARING IofttBmreoygnefl$alt Cofr.r Cou{y B&r|.lg Cqllrb.ioo *ill ln5 . pblc filo.lhg m ocbt- 17, aI9 commsncing al 9 4 . h he 80dd 0t Coufity CommissiorErs Olamter, T d Floor, Cot lty Governmant Certur, 3290 E&9 Tamiaml Tuil, llaplos. FL lle puaose ol lic headng is lo consider: AN ORDINANCE AMENDINC ORDINANCE E9.O5, AS AMD.ND[.D, TIIE COLLTER COTNTY GROWTII MANAGEMEM PLAN OF TIIE I'NINCoIFOXAIEI' A"REA OF COLUER COI]NTY, TtOffDA, R.ELATING TO TEE IMMOf,AI,EE ATEA M STER PlrN Rf.STUDY SPECII'ICAILY AMENDINC TXE IMMOKII,EE ARIA MASTE.R PLAN ELEMEM AND IMMOKAI,EE FUTI,TX LAND USE MAP: DII"ECIING TRANSMITIAI Or THE ADOPIID AMENIIMENTS m THf TLORIDA DEPARTMEM OF ECONOI/IIC O?PORTIINITYi PROUDING FOX. SEYERABILITI AND PRO\'II'ING trOR AN EITECTI}'E DATX. tPL2OIArcO22sq All hleroaled part6s are i lrd lo appoar alld be heard. Copaes o, tlo propGed 0n0 flct ll/Jl b. ltde ayajkt . lu irspoc{on at nE Ga,lD zonlog Diviebn, compfeirNiw Pl ni{ s*t!G 2800 [- ]h,ldDa &-, ilapl€3, belween lie hoos ol8i00 a.M. dld 5:m Pl,., [hndiy t olgn Hda!. FuttEflnoro, tne d.dskvrlll be oEde rvaibble lor irEpecton al tE Collier Co(nt, Cbrk's 0ftic6, Fdxtr Floor, Co lx Comly Got/lr Em C{hlri, 321)9 Ed Taniarni IraI, Suitr 101 ilapL6, 0m r€6I pri, l0 tr€ saiaifulcd h0dh0, lny qrafuis p,ndang b tr6 doc0m€ols should bo dlrcctod lo $e GMo zoning oivision, comprBh€rEh,r Phnnho Soc{on. f,hftn cafilfiEn8 flcd rtlt he Clerk h !E Eoard's otflce pltlr b ocit . 17,2Oll, Iill bo rld ild mrEkhrad al ti. DUDIic he&ino. lrry porson rlD decldes lo sppa, sny decisivl ol he CollLr Coutt, Ph ratC Corrildon till need e ncod ol he pr0a"edin$ perlainrng hersto and heretore, may need lo ensm tut a wtetm l6cori ol lie prcceedlnos is made, N,hich rucord indudes the leslimony 3nd a,id€nce upoi whici fie appeal b bosd. yoi m a persoo wih a disatilily yrttr nee6 .ny aftonrdalbn h oadcr h prlirjpgb h tis ploc€e u, you are 6nftd. al m cosl lD you, h tD povhlon ol cerLin a*honct. Plosso contacl lhe Colli$ Colmly Feililes M.mqoment oM3xxr, locatrd al I35 Temimi Trail Eat $ib 101, lbpl6. FL 34112-5ii58, (239) 252-8380, 3t h8d u! dars prior b 0E me6ltn0. AssirDd NEinS devic.. 10. tD h.rho impdcd i! at/Eilablo in lte Boaa, 0l Courliy Commbsionm olrlca. Mat P St-an, Chairman Collier Colllly Plannlng C.mmission IXMO(AIE' 'I'TURC LANO UsC rl P'l I 9.A.7.m Packet Pg. 1840 Attachment: 10a_CCPC Affidavit & Ad_NDN (10411 : 9A.7-IAMP Restudy Amendment Adoption) 9.A.7.n Packet Pg. 1841 Attachment: 10b_CCPC Affidavit & Ad_Immokalee (10411 : 9A.7-IAMP Restudy Amendment Adoption) NOTICE OF PUBLIC HEARING Notice is hereby given that the Collier County Planning Commission will hold a public meeting on October 17, 2019 commencing at 9:00 A.M. in the Board of County Commissioners chamber, third floor, County Government Center, 3299 East Tamiami Trail, Naples, FL. The purpose of the hearing is to consider: AN ORDINANCE AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN OF THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, RELATING TO THE IMMOKALEE AREA MASTER PLAN RESTUDY SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER PLAN ELEMENT AND IMMOKALEE FUTURE LAND USE MAP; DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENTS TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20180002258] All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCE will be made available for inspection at the GMD Zoning Division, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. Furthermore, materials will be made available for inspection at the Collier County Clerk’s Office, fourth floor, Collier County Government Center, 3299 East Tamiami Trail, suite 401 Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the GMD Zoning Division, Comprehensive Planning Section. Written comments filed with the Clerk to the Board’s Office prior to October 17, 2019, will be read and considered at the public hearing. Any person who decides to appeal any decision of the Collier County Planning Commission will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Mark P. Strain, Chairman Collier County Planning Commission 9.A.7.n Packet Pg. 1842 Attachment: 10b_CCPC Affidavit & Ad_Immokalee (10411 : 9A.7-IAMP Restudy Amendment 9.A.7.n Packet Pg. 1843 Attachment: 10b_CCPC Affidavit & Ad_Immokalee (10411 : 9A.7-IAMP Restudy Amendment Adoption) AVISO DE AUDIENCIA PÚBLICA Se notifica que la Collier County Planning Commission (Comisión de Planificación del Condado de Collier) convocará una reunión pública el 17 de octubre de 2019 a partir de las 9:00 a.m. en la cámara de la Board of County Commissioners (Junta de Comisionados del Condado), tercer piso, Centro de Gubernamental del Condado de Collier, 3299 East Tamiami Trail, Naples, FL. El propósito de la audiencia es considerar: UNA ORDENANZA PARA ENMENDAR LA ORDENANZA 89-05, COMO ESTÁ ENMENDADO AHORA, EL PLAN DE GESTIÓN DE CRECIMIENTO DEL CONDADO DE COLLIER DEL ÁREA NO INCORPORADA DEL CONDADO DE COLLIER, FLORIDA, EN RELACIÓN AL NUEVO ESTUDIO DEL PLAN MAESTRO DEL ÁREA IMMOKALEE, ENMENDANDO ESPECÍFICAMENTE EL ELEMENTO DEL PLAN MAESTRO DEL ÁREA IMMOKALEE Y EL MAPA DE USO FUTURO DE IMMOKALEE; DIRIGIENDO LA TRANSMISIÓN DE LAS ENMIENDAS ADOPTADAS AL DEPARTAMENTO DE OPORTUNIDAD ECONÓMICA DE LA FLORIDA; PROVEYENDO PARA LA SEPARABILIDAD Y PROPORCIONANDO UNA FECHA EFECTIVA. [PL20180002258] Todas las partes interesadas están invitadas a comparecer y ser escuchadas. Las copias de la ORDENANZA propuesta estarán disponibles para su inspección una semana antes de la audiencia programada en la GMD Zoning Division (División de Zonificación de GMD), Comprehensive Planning Section (Sección de Planificación Integral), en 2800 N. Horseshoe Dr., Naples, entre las 8:00 a.m. y 5:00 p.m., de lunes a viernes. Además, los materiales estarán disponibles para su inspección en la Collier County Clerk’s Office (Oficina del Secretario del Condado de Collier), cuarto piso, Centro Gubernamental del Condado de Collier, 3299 East Tamiami Trail, suite 401 Naples. Cualquier pregunta relacionada con los documentos debe dirigirse a la GMD Zoning Division, Comprehensive Planning Section (División de Planificación Integral de la División de Zonificación de GMD). Los comentarios escritos sometidos al County Clerk (Secretario) ante la County Board’s Office (Oficina de la Junta) antes del 17 de octubre de 2019 se leerán y considerarán en la audiencia pública. Cualquier persona que decida apelar cualquier decisión de la Collier County Planning Commission (Comisión de Planificación del Condado de Collier) necesitará un registro o constancia de los procedimientos relacionados con el mismo y, por lo tanto, deberá asegurarse de que se haga un registro literal de los procedimientos, cuyo registro incluye el testimonio y las evidencias sobre las cuales la apelación está basada. Si usted es una persona con discapacidad que necesita algún tipo de adaptación para participar en este procedimiento, tiene derecho, sin costo alguno, a la prestación de cierta ayuda. Comuníquese con la Collier County Facilities Management Division (División de Administración de Instalaciones del Condado de Collier), ubicada en 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, al menos dos días antes de la reunión. Los dispositivos de audición para ayudar a las personas con discapacidad auditiva están disponibles en la Board of County Commissioners Office (Oficina de la Junta de Comisionados del Condado). Mark P. Strain, Chairman Komisyon Planifikasyon Collier County 9.A.7.n Packet Pg. 1844 Attachment: 10b_CCPC Affidavit & Ad_Immokalee (10411 : 9A.7-IAMP Restudy Amendment 9.A.7.n Packet Pg. 1845 Attachment: 10b_CCPC Affidavit & Ad_Immokalee (10411 : 9A.7-IAMP Restudy Amendment Adoption) AVI POU YON ODYANS PIBLIK Nou ap pibliye avi sa a pou anonse ke Komisyon Planifikasyon Collier County, pra l òganize yon reyinyon piblik nan dat 17 oktob 2019 apati 9:00 A.M. nan sal Konsèy Administrasyon Komisyonè Collier County a, nan twazyèm etaj, Sant Gouvènman County a, 3299 East Tamiami Trail, Naples, FL. Rezon ki fè yo ap òganze odyans piblik sa a se pou konsidere: YON ODONANS KI POU AMANDE ÒDONANS 89-05, JAN LI TE AMANDE, PLAN POU JESYON DEVLOPMAN COLLIER COUNTY NAN ZÒN KI PA ENKÒPORE NAN COLLIER COUNTY, FLORIDA, KI GEN RAPÒ AVÈK PLAN JENERAL POU RE-ETIDYE ZÒN IMMOKALEE ESPESIFIKMAN POU AMANDE PLAN ELEMAN PLAN JENERAL IMMOKALEE A AK KAT JEYOGRAFIK KE SOU ITILIZASYON TÈ IMMOKALEE A LAVNI; POU DIRIJE E TRANSMÈT AMANDMAN KI FÈT LA BAY DEPATMAN OPÒTINITE EKONOMIK FLORIDA; POU BAY ABILITE POU FÈ SEPARASYON AK POU BAY YON DAT KOTE AKSYON SA A PRAL EFEKTIF. [PL20180002258] Nou envite tout pati ki enterese pou prezan e pou fè tande vwa yo. Yo pral mete kopi ÒDONANS ki pwopoze a pou enspeksyon nan Divizyon Zòn GMD, Seksyon Planifikasyon Global, 2800 N. Horseshoe Dr., Naples, soti 8:00 A.M. pou rive 5:00 P.M., soti lendi pou rive vandredi. Plis ankò, materyèl yo pral disponib pou enspeksyon nan Biwo Gouvènman Collier County a, katriyèm etaj, Collier County Government Center, 3299 East Tamiami Trail, suite 401 Naples, yon semèn avan dat odyans la rive. Nenpòt kesyon ki gen rapò avèk dokiman yo ta dwe ale jwenn Divizyon Zòn GMD, Seksyon Planifikasyon Global. Kòmantè ekri yo sipoze ale jwenn anplwaye ki nan Biwo konsèy Administrasyon an avan 17 oktòb 2019, epi nou pral li e konsidere yo nan odyans piblik la. Nenpòt moun ki deside ale an apèl kont nenpòt desizyon Komisyon Planifikasyon Collier County a pran pral bezwen yon kontrandi deba yo ki pale sou sijè li vle debat la, li ap bezwen asire l tou ke ke li genyen yon dosye sou kontrandi deba ki drese yo, e dosye sa a dwe enkli temwanyaj ak evidans ki ka jistifye rezon ki pouse li fè demand pou ale an apèl la. Si ou se yon moun ki genyen yon pwoblèm andikap e ki bezwen akomodasyon yon fason pou w kapab patisipe nan pwosedi sa a, ou gen dwa, san ou pa depanse senk kòb, pou w jwenn yon sèten asistans. Tanpri kontakte Divizyon Jesyon Enstalasyon Collier County, ki lokalize nan 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, omwen de jou avan reyinyon an. Nou genyen aparèy disponib pou ede moun ki pa tande byen nan Biwo Komisyonè Konsèy Administrasyon County a. Mark P. Strain, Chairman Komisyon Planifikasyon Collier County 9.A.7.n Packet Pg. 1846 Attachment: 10b_CCPC Affidavit & Ad_Immokalee (10411 : 9A.7-IAMP Restudy Amendment Page 1 of 3 AGENDA COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 9:00 A.M., OCTOBER 31, 2019, IN THE BOARD OF COUNTY COMMISSIONERS MEETING ROOM, ADMINISTRATION BUILDING, COUNTY GOVERNMENT CENTER, THIRD FLOOR, 3299 TAMIAMI TRAIL EAST, NAPLES, FLORIDA: NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES ON ANY ITEM. INDIVIDUALS SELECTED TO SPEAK ON BEHALF OF AN ORGANIZATION OR GROUP ARE ENCOURAGED AND MAY BE ALLOTTED 10 MINUTES TO SPEAK ON AN ITEM IF SO RECOGNIZED BY THE CHAIRMAN. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS INCLUDED IN THE CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL A MINIMUM OF 10 DAYS PRIOR TO THE RESPECTIVE PUBLIC HEARING. IN ANY CASE, WRITTEN MATERIALS INTENDED TO BE CONSIDERED BY THE CCPC SHALL BE SUBMITTED TO THE APPROPRIATE COUNTY STAFF A MINIMUM OF SEVEN DAYS PRIOR TO THE PUBLIC HEARING. ALL MATERIAL USED IN PRESENTATIONS BEFORE THE CCPC WILL BECOME A PERMANENT PART OF THE RECORD AND WILL BE AVAILABLE FOR PRESENTATION TO THE BOARD OF COUNTY COMMISSIONERS IF APPLICABLE. ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE CCPC WILL NEED A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. 1. PLEDGE OF ALLEGIANCE 2. ROLL CALL BY SECRETARY 3. ADDENDA TO THE AGENDA 4. PLANNING COMMISSION ABSENCES 5. APPROVAL OF MINUTES – October 3, 2019 6. BCC REPORT- RECAPS 7. CHAIRMAN’S REPORT 8. CONSENT AGENDA 9. PUBLIC HEARINGS A. ADVERTISED: Note: This item has been continued from the September 5, 2019 CCPC meeting, October 3, 2019, and the October 31, 2019 CCPC meeting: 1. PL20180002804: A Resolution of the Board of County Commissioners proposing amendment to the Collier County Growth Management Plan, Ordinance 89-05, as amended, specifically amending the Future Land Use Element to amend the Urban Mixed Use Activity Center #7 to allow up to 265 multi-family residential rental dwelling units in the Hammock Park Mixed-Use Planned Unit Development in addition to commercial development and providing for transmittal of the amendment to the Florida Department of Economic Opportunity. The subject property is 19 acres and located at the northeast corner of Rattlesnake Hammock Road and Collier Boulevard in Section 14, Township 50 South, Range 26 East, Collier County, Florida. [Coordinator: Sue Faulkner, Principal Planner] 11.D.2 Packet Pg. 469 Attachment: 01-October 31, 2019 CCPC Agenda (10535 : Collier County Planning Commission - October 31, 2019) Page 2 of 3 Note: This item has been continued from the October 17, 2019, CCPC meeting: 2. PL20190002899: An Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance Number 92-43, as amended by Ordinance Number 92-77, and amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code which includes the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Residential Multifamily (RMF-16(8)) zoning district to a Residential Planned Unit Development (RPUD) zoning district, to allow for development of up to 526 multi-family dwelling units, two family attached and townhouse residential dwelling units, or 265 single family dwelling units or any combination of dwelling unit types subject to a traffic cap for a project to be known as Enbrook RPUD; and by eliminating the 100-foot wide greenbelt along the entire east and south property lines and eliminating the two story height limitation described in Ordinance No. 92-43 and Ordinance No. 92-77 for the Royal Fakapalm Planning Community; and providing an effective date. The subject property consisting of 65.88 acres is located on the south side of Manatee Road approximately 1500 feet east of Collier Boulevard, in Section 10, Township 51 South, Range 26 East, Collier County, Florida. [Coordinator: Nancy Gundlach, AICP, Principal Planner] Note: This item has been continued from the October 17, 2019, CCPC meeting: 3. PL20190001138: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 85-83, an Ordinance amending No. 85-21, which amended No. 77-48, the Lely Barefoot Beach Planned Unit Development (PUD); by amending Section III, platted Lely Barefoot Beach Unit #1 blocks A through K, low density single family residential, to clarify that the replat of Block E known as platted Barefoot Estates remains part of this section; by amending section 9.4.7 maximum height for Tract D to increase the height from two stories above minimum base flood elevation to three habitable floors; and by providing an effective date. The subject property known as the Barefoot Estates subdivision and Lely Barefoot Beach Unit Two subdivision is located south of Bonita Beach Road in Section 6, Township 48 South, Range 25 East in Collier County, Florida. [Coordinator: Nancy Gundlach, AICP, Principal Planner] Note: This item has been continued from the October 17, 2019, CCPC meeting: 4. PL20190000479: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2006-61, as amended, which rezoned the subject property to a Residential Multi-Family-6 (RMF-6) Zoning District with conditions, in order to remove a condition of approval relating to affordable housing contributions and amend a condition of approval relating to restrictions on the issuance of Certificates of Occupancy until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational, for property located approximately 3,500 feet south of Pine Ridge Road, in Section 18, Township 49 South, Range 26 East, Collier County, Florida, consisting of 10+/- acres; and by providing an effective date. [Coordinator: James Sabo, AICP, Principal Planner] 11.D.2 Packet Pg. 470 Attachment: 01-October 31, 2019 CCPC Agenda (10535 : Collier County Planning Commission - October 31, 2019) Page 3 of 3 Note: This item has been continued from the October 17, 2019, CCPC meeting: 5. PL20170003337/CPSS-2017-2: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Orange Blossom Mixed Use Subdistrict to allow 30,000 square feet of uses ancillary to a church in addition to 15,000 square feet of retail and 10,000 square feet of office uses on the 4.52 acres north of Orange Blossom Drive and establish landscape buffer requirements. The subject property is located on the northeast corner of the intersection of Airport Pulling Road and Orange Blossom Drive in Section 1, Township 49 South, Range 25 East, consisting of 4.52 acres; and furthermore, recommending transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. (This is a companion to PL20180002107) [Coordinator: Corby Schmidt, AICP, Principal] Note: This item has been continued from the October 17, 2019, CCPC meeting: 6. PL20180002107: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2003-41, the Longview Center Planned Unit Development (PUD), as amended, and by amending Ordinance Number 2004-41, the Collier County Land Development Code by amending the appropriate zoning atlas map or maps by changing the zoning classification of 5.16 acres of land presently zoned Rural Agricultural to incorporate the parcel into the Longview Center PUD for a total PUD size of 19.9± acres; to allow church and institutional uses on the 5.16 acre Church Tract; to allow, on the 4.52 acre North Tract, 30,000 square feet of uses ancillary to a church, including but not limited to classrooms for religious instruction and continuing education, offices, a multi-purpose building with kitchen, meeting rooms, indoor recreation facilities for church members and community gardens; or to allow on the 4.52 acre North Tract 10,000 square feet of retail uses and 15,000 square feet of office uses; to add a new Exhibit A-1 Master Plan detail for the North Tract and Church Tract; to amend development standards applicable to the North Tract and establish development standards applicable to the Church Tract; and, to update code citations and nomenclature. The subject property is located on the northeast corner and southeast corner of the intersection of Airport Pulling Road and Orange Blossom Drive in Section 1, Township 49 South, Range 25 East, Collier County, Florida, consisting of 19.9+/- acres; and by providing an effective date. (This is a companion to PL20170003337/CPSS-2017- 2) [Coordinator: Nancy Gundlach, AICP, Principal Planner] Note: This item has been continued from the October 17, 2019, CCPC meeting: 7. PL20180002258/CPSP-2018-5: An Ordinance amending Ordinance 89-05, as amended, the Collier County Growth Management Plan of the unincorporated area of Collier County, Florida, relating to the Immokalee Area Master Plan Restudy specifically amending the Immokalee Area Master Plan Element and Immokalee Future Land Use Map; directing transmittal of the adopted amendments to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. [Coordinator: Corby Schmidt, AICP, Principal Planer] B. NOTICED: 10. NEW BUSINESS 11. OLD BUSINESS 12. PUBLIC COMMENT 13. ADJOURN CCPC Agenda/Ray Bellows/jmp 11.D.2 Packet Pg. 471 Attachment: 01-October 31, 2019 CCPC Agenda (10535 : Collier County Planning Commission - October 31, 2019) AGENDA ITEM 9.A.1 This item has been continued from the September 5, 2019, October 3, 2019, and the October 17, 2019 CCPC meeting. You have received the full packet at the September 5, 2019 CCPC meeting. PL20180002804: A Resolution of the Board of County Commissioners proposing amendment to the Collier County Growth Management Plan, Ordinance 89-05, as amended, specifically amending the Future Land Use Element to amend the Urban Mixed Use Activity Center #7 to allow up to 265 multi-family residential rental dwelling units in the Hammock Park Mixed-Use Planned Unit Development in addition to commercial development and providing for transmittal of the amendment to the Florida Department of Economic Opportunity. The subject property is 19 acres and located at the northeast corner of Rattlesnake Hammock Road and Collier Boulevard in Section 14, Township 50 South, Range 26 East, Collier County, Florida. [Coordinator: Sue Faulkner, Principal Planner] 11.D.4 Packet Pg. 472 Attachment: 9.A.1-PL20180002804-Hammock Park Mixed-Use PUD-10-31-2019 meeting (10535 : Collier County Planning Commission - October AGENDA ITEM 9.A.2 This item has been continued from the October 17, 2019 CCPC meeting. You have received the packet materials at the October 17th meeting. Attached is a memo with letters of Objection. PL20190002899: An Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance Number 92-43, as amended by Ordinance Number 92-77, and amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code which includes the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Residential Multifamily (RMF-16(8)) zoning district to a Residential Planned Unit Development (RPUD) zoning district, to allow for development of up to 526 multi-family dwelling units, two family attached and townhouse residential dwelling units, or 265 single family dwelling units or any combination of dwelling unit types subject to a traffic cap for a project to be known as Enbrook RPUD; and by eliminating the 100-foot wide greenbelt along the entire east and south property lines and eliminating the two story height limitation described in Ordinance No. 92-43 and Ordinance No. 92-77 for the Royal Fakapalm Planning Community; and providing an effective date. The subject property consisting of 65.88 acres is located on the south side of Manatee Road approximately 1500 feet east of Collier Boulevard, in Section 10, Township 51 South, Range 26 East, Collier County, Florida. [Coordinator: Nancy Gundlach, AICP, Principal Planner] 11.D.5 Packet Pg. 473 Attachment: 9.A.2-PL20190002899-Enbrook RPUD-cover page 10-31-2019 meeting (10535 : Collier County Planning Commission - October 31, AGENDA ITEM 9.A.211.D.5Packet Pg. 474Attachment: 9.A.2-PL20190002899-Enbrook RPUD-cover page 10-31-2019 meeting (10535 : Collier County Planning Commission - October 31, 11.D.5Packet Pg. 475Attachment: 9.A.2-PL20190002899-Enbrook RPUD-cover page 10-31-2019 meeting (10535 : Collier County Planning Commission - October 31, 11.D.5Packet Pg. 476Attachment: 9.A.2-PL20190002899-Enbrook RPUD-cover page 10-31-2019 meeting (10535 : Collier County Planning Commission - October 31, AGENDA ITEM 9.A.3 This item has been continued from the October 17, 2019 CCPC meeting. You have received the packet materials at the October 17th meeting. PL20190001138: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 85-83, an Ordinance amending No. 85-21, which amended No. 77-48, the Lely Barefoot Beach Planned Unit Development (PUD); by amending Section III, platted Lely Barefoot Beach Unit #1 blocks A through K, low density single family residential, to clarify that the replat of Block E known as platted Barefoot Estates remains part of this section; by amending section 9.4.7 maximum height for Tract D to increase the height from two stories above minimum base flood elevation to three habitable floors; and by providing an effective date. The subject property known as the Barefoot Estates subdivision and Lely Barefoot Beach Unit Two subdivision is located south of Bonita Beach Road in Section 6, Township 48 South, Range 25 East in Collier County, Florida. [Coordinator: Nancy Gundlach, AICP, Principal Planner] 11.D.6 Packet Pg. 477 Attachment: 9.A.3-PL20190001138-Lely Barefoot Beach Unit 2 subdivision-cover page 10-31-2019 meeting (10535 : Collier County Planning AGENDA ITEM 9.A.4 This item has been continued from the October 17, 2019 CCPC meeting. You have received the packet at the October 17th meeting. PL20190000479: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2006-61, as amended, which rezoned the subject property to a Residential Multi-Family-6 (RMF-6) Zoning District with conditions, in order to remove a condition of approval relating to affordable housing contributions and amend a condition of approval relating to restrictions on the issuance of Certificates of Occupancy until the roadway connection from Whippoorwill Lane to Livingston Road is fully operational, for property located approximately 3,500 feet south of Pine Ridge Road, in Section 18, Township 49 South, Range 26 East, Collier County, Florida, consisting of 10+/- acres; and by providing an effective date. [Coordinator: James Sabo, AICP, Principal Planner] 11.D.7 Packet Pg. 478 Attachment: 9.A.4-PL20190000479-Cayo-Whippoorwill Lane-cover page 10-31-2019 meeting (10535 : Collier County Planning Commission - AGENDA ITEM 9.A.5 This item has been continued from the October 17, 2019 CCPC meeting. You have received the packet at the October 17th meeting. PL20170003337/CPSS-2017-2: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Orange Blossom Mixed Use Subdistrict to allow 30,000 square feet of uses ancillary to a church in addition to 15,000 square feet of retail and 10,000 square feet of office uses on the 4.52 acres north of Orange Blossom Drive and establish landscape buffer requirements. The subject property is located on the northeast corner of the intersection of Airport Pulling Road and Orange Blossom Drive in Section 1, Township 49 South, Range 25 East, consisting of 4.52 acres; and furthermore, recommending transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. (This is a companion to PL20180002107) [Coordinator: Corby Schmidt, AICP, Principal] 11.D.8 Packet Pg. 479 Attachment: 9.A.5-PL20170003337-CPSS-2017-2-Orange Blossom Mixed Use Subdristric-cover page 10-31-2019 meeting (10535 : Collier County AGENDA ITEM 9.A6 This item has been continued from the October 17, 2019 CCPC meeting. You have received the packet at the October 17th meeting. PL20180002107: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2003-41, the Longview Center Planned Unit Development (PUD), as amended, and by amending Ordinance Number 2004-41, the Collier County Land Development Code by amending the appropriate zoning atlas map or maps by changing the zoning classification of 5.16 acres of land presently zoned Rural Agricultural to incorporate the parcel into the Longview Center PUD for a total PUD size of 19.9± acres; to allow church and institutional uses on the 5.16 acre Church Tract; to allow, on the 4.52 acre North Tract, 30,000 square feet of uses ancillary to a church, including but not limited to classrooms for religious instruction and continuing education, offices, a multi-purpose building with kitchen, meeting rooms, indoor recreation facilities for church members and community gardens; or to allow on the 4.52 acre North Tract 10,000 square feet of retail uses and 15,000 square feet of office uses; to add a new Exhibit A-1 Master Plan detail for the North Tract and Church Tract; to amend development standards applicable to the North Tract and establish development standards applicable to the Church Tract; and, to update code citations and nomenclature. The subject property is located on the northeast corner and southeast corner of the intersection of Airport Pulling Road and Orange Blossom Drive in Section 1, Township 49 South, Range 25 East, Collier County, Florida, consisting of 19.9+/- acres; and by providing an effective date. (This is a companion to PL20170003337/CPSS- 2017-2) [Coordinator: Nancy Gundlach, AICP, Principal Planner] 11.D.9 Packet Pg. 480 Attachment: 9.A.6-PL20180002107-Longview Center PUD-cover page 10-31-2019 meeting (10535 : Collier County Planning Commission - AGENDA ITEM 9.A.7 This item has been continued from the October 17, 2019 CCPC meeting. You have received the packet at the October 17th meeting. PL20180002258/CPSP-2018-5: An Ordinance amending Ordinance 89-05, as amended, the Collier County Growth Management Plan of the unincorporated area of Collier County, Florida, relating to the Immokalee Area Master Plan Restudy specifically amending the Immokalee Area Master Plan Element and Immokalee Future Land Use Map; directing transmittal of the adopted amendments to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. [Coordinator: Corby Schmidt, AICP, Principal Planer] 11.D.10 Packet Pg. 481 Attachment: 9.A.7-PL20180002258-CPSP-2018-5-Immokalee Area Master Plan-cover page 10-31-2019 meeting (10535 : Collier County Planning