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CCPC Agenda 12/05/2019 COLLIER COUNTY Collier County Planning Commission 1 r Atm.' AGENDA Board of County Commission Chambers Collier County Government Center 3299 Tamiami Trail East,3rd Floor Naples,FL 34112 December 5,2019 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. Collier County Planning Commission Page 1 Printed 11/25/2019 December 2019 1. Pledge of Allegiance 2. Roll Call by Secretary 3. Addenda to the Agenda 4. Planning Commission Absences 5. Approval of Minutes 6. BCC Report- Recaps 7. Chairman's Report 8. Consent Agenda 9. Public Hearings A. Advertised 1. ***This item has been continued from the October 17,2019,and the November 7, 2019 CCPC meeting.*** PL20170002897: 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 Golden Gate Area Master Plan and Golden Gate Area Future Land Use Map and Map series by adding the Oil Well Road Community Facilities Subdistrict to the Estates Mixed Use District and changing the designation of the property from Residential Estates Subdistrict to the Oil Well Road Community Facilities Subdistrict to allow Child Care Centers,Schools,and an Equestrian Riding Academy and further more providing for Transmittal of the amendment to the Florida Department of Economic Opportunity. The subject property is 20.16±and approximately six- tenths of a mile East of Everglades Boulevard in Section 18,Township 48 South, Range 28 East,Collier County,Florida. ]Coordinator: Sue Faulkner, Principal Planner] 2. ***This item has been continued from the November 7,2019 CCPC meeting.*** PL20180002368: A Resolution of the Board of Zoning Appeals of Collier County, Florida granting a parking exemption in order to permit off-site parking for a dental office on a contiguous lot zoned Residential Single Family(RSF-4). The subject property is located on the east side of Tamiami Trail North,south of River Court,in Section 22,Township 48 South, Range 25 East in Collier County, Florida. ]Coordinator: James Sabo,AICP, Principal Planner] Collier County Planning Commission Page 2 Printed 11/25/2019 December 2019 3. PL20180002194 Tree Farm MPUD: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 07-54,the Tree Farm Mixed-Use Planned Unit Development(CPUD),to increase the maximum residential dwelling units to 460 for a mix of housing types; to add 105,000 square feet of indoor self-storage; to allow up to 250 hotel units; to allow up to 150 assisted living facility units; to reduce the commercial/office uses from 120,000 square feet to 80,000 square feet; by requiring that all uses are subject to a cap on traffic generation; by revising the development standards; by amending the master plan and revising developer commitments.The subject property is located at the intersection of Immokalee Road(CR 846)and Collier Boulevard(CR 951),in Section 22,Township 48 South,Range 26 East,Collier County,Florida,consisting of 58.84±acres; and by providing an effective date. (Coordinator: Nancy Gundlach, AICP, PLA, Principal Planner' 4. PL20180002693: A Resolution of the Board of Zoning Appeals of Collier County, Florida providing for the establishment of a conditional use to allow a private school and preschool with child care services in the Agricultural(A)zoning district pursuant to Sections 2.03.01.A.1.c.10 and 2.03.01.A.1.c.11 of the Collier County Land Development Code,for 9±acres of a 15.97±acre parcel located on the south side of Westclox Street,approximately half a mile west of Carson Road in Immokalee,in Section 31,Township 46 South,Range 29 East,Collier County, Florida. 'Coordinator: Nancy Gundlach,AICP, Principal Planner on behalf of Gil Martinez, Principal Planner' B. Noticed 10. New Business 11. Old Business 12. Public Comment 13. Adjourn Collier County Planning Commission Page 3 Printed 11/25/2019 9.A.1 12/05/2019 COLLIER COUNTY Collier County Planning Commission Item Number: 9.A.1 Item Summary: ***This item has been continued from the October 17, 2019, and the November 7, 2019 CCPC meeting.*** PL20170002897: 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 Golden Gate Area Master Plan and Golden Gate Area Future Land Use Map and Map series by adding the Oil Well Road Community Facilities Subdistrict to the Estates Mixed Use District and changing the designation of the property from Residential Estates Subdistrict to the Oil Well Road Community Facilities Subdistrict to allow Child Care Centers, Schools, and an Equestrian Riding Academy and further more providing for Transmittal of the amendment to the Florida Department of Economic Opportunity. The subject property is 20.16± and approximately six-tenths of a mile East of Everglades Boulevard in Section 18, Township 48 South, Range 28 East, Collier County, Florida. [Coordinator: Sue Faulkner, Principal Planner] Meeting Date: 12/05/2019 Prepared by: Title: Planner, Senior—Zoning Name: Marcia R Kendall 11/18/2019 2:37 PM Submitted by: Title: Manager-Planning—Zoning Name: Ray Bellows 11/18/2019 2:37 PM Approved By: Review: Growth Management Department David Weeks Additional Reviewer Completed 11/18/2019 2:48 PM Growth Management Operations&Regulatory Management Judy Puig Review item Completed 11/19/2019 1:52 PM Growth Management Operations&Regulatory Management Donna Guitard Review Item Completed Growth Management Department James C French Review Item Completed 11/22/2019 4:56 PM Zoning Ray Bellows Review Item Completed 11/22/2019 5:21 PM Planning Commission Mark Strain Meeting Pending 12/05/2019 9:00 AM Packet Pg.4 9.A.1.a COLLIER COUNTY GROWTH MANAGEMENT PLAN CYCLE 2 AMENDMENT (TRANSMITTAL HEARING) PL20170002897/CP-2018-3 U- C E D E ac ) U W -0 W �o a � OIL WE RD cn — LLE O Project Location y JJ Wm 0 0 3N C, O C.) U a U U O O C d E CCPC: November 7, 2019 [continued from October 17, 2019] BCC: To be determined Packet Pg. 5 9.A.1.b TABLE OF CONTENTS 2018 Cycle 2 GMP (Full Scale) Amendment Transmittal Hearing CCPC: November 7, 2019 [continued from October 17,2019] 2^ co U- 2^ E E 1) TAB: Transmittal Staff Report DOCUMENT: CCPC Staff Report: c PL20170002897/CP-2018-3; v ea 0 w 2) TAB: Resolution DOCUMENT: Transmittal Resolution with Exhibit m "A" text (and/or maps): PL20170002897/CP-2018-3; O d ai 3) TAB: Projects/Petition DOCUMENT: Petitions/Applications 0 PL20170002897/CP-2018-3 0 N 4) TAB: Legal Advertisement DOCUMENT: CCPC Advertisement c m c 5) TAB: Correspondence DOCUMENT: Email Correspondence v %- o d R I— c.) a U V 0 I 0 c w E A Packet Pg.6 AGENDA ITEM 9.A.1 This item has been continued from the October 17, 2019, and the November 7, 2019, CCPC meetings. You have received the full packet materials at the November 7, 2019, meeting. PL20170002897/CPSS-2018-3: 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 Golden Gate Area Master Plan and Golden Gate Area Future Land Use Map and Map series by adding the Oil Well Road Community Facilities Subdistrict to the Estates Mixed Use District and changing the designation of the property from Residential Estates Subdistrict to the Oil Well Road Community Facilities Subdistrict to allow Child Care Centers, Schools, and an Equestrian Riding Academy and further more providing for Transmittal of the amendment to the Florida Department of Economic Opportunity. The subject property is 20.16± and approximately six-tenths of a mile East of Everglades Boulevard in Section 18, Township 48 South, Range 28 East, Collier County, Florida. [Coordinator: Sue Faulkner, Principal Planner] STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION -ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: DECEMBER 5, 2019 SUBJECT: PE-PL20180002368 PARKING EXEMPTION; PARKING LOT 10 RIVER COURT PROPERTY OW ERS/APPLICANT/AGENT: Owner/ Applicant: 12052 Tamiami, LLC 12052 Tamiami Trail North Naples, FL 34108 REQUESTED ACTION: Agent: Courtney Richards Cronin Engineering Inc. 6627 Willow Park Drive Naples, FL 34109 The applicant requests that the Planning Commission consider an application for a Parking Exemption (PE) at 10 River Court. The applicant proposes to construct an off-site surface parking lot on the residentially zoned lot abutting the commercial property to the west, which is a dentist office. There is an approved Site Development Plan (SDP-96-080) for the existing dental office building. The Parking Exemption request seeks to replace the existing front parking area with a new parking exemption area on the abutting residential lot. The approved SOP is included as Attachment D. GEOGRAPHIC LOCATION: The subject property is a residentially zoned lot. The legal description for the proposed parking exemption site is Lot 29 Palm River Shores, as recorded in Plat Book 3, Page 27, of the public records of Collier County, Florida. The parcel size is 0.151 acres and is located near the southeast comer of River Court and Tamiami Trail North in Section 22, Township 48 South, Range 25 East, Collier County (see location map, page 2). PE-PL20180002368; River Court Park Exempt Revised: November 20, 2019 Page 1 of 8 AGENDA ITEM 9.A.2 PROPOSED ADDITION FINISH FLOOR EL.= 9.7' 2,329 SQ. FT EX. 4' SIDEWALKEXISTING 1 STORY STRUCTUREFINISH FLOOR EL.= 9.7'1856 SQ. FT6.205.90LOT 29 VACANT EX. 6' SIDEWALK0.5' S.0.5' S.'F' CURB EX. CONCRETESIDEWALKEXISTING 6' P.V.C. FENCE/ 4' CHAIN LINK FENCE 0.8' E. 15.00' 15.00' 6' HIGH PROPOSED MASONRY WALL NEW CONCRETE SIDEWALK PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE15.00' 6.00'15.00'10.00'HC RAMP HC RAMP 15.00'PROPERTY LINE5' SIDEWALK5' SIDEWALK5' SIDEWALKTYPE "D" CURB (TYP.) STOP SIGN 18.00'9.00'EXISTING DRIVE WAY TO BE REMOVED SITE LIGHT (TYP.) 2-BICYCLE SPACES ADJACENT 1 STORY COMMERCIAL STRUCTURE FINISH FLOOR ELEV. = 8.0' NAVD88 TYPE "B"BUFFERLANDSCAPEBUFFER TYPE "B" LANDSCAPE NEW CONCRETE SIDEWALK BUFFERTYPE "D"LANDSCAPECOCOHATCHEE WATERWAY (PLAT) (NO WATER OBSERVED DURING FIELD WORK 10/15/2018) MHWL= TYPE "B" LANDSCAPE BUFFER TYPE "A"LANDSCAPEBUFFERSTORMWATER DETENTION TYPE "D" LANDSCAPE BUFFER LEGEND PROPERTY LINE 1 2 4 5 3 6 7 15 8 9 10 11 12 13 14 24.00'9.00'5.00'18.00'12.00'6627 WILLOW PARK DRIVE, SUITE 201 NAPLES, FLORIDA 34109 PHONE: 239-593-2157 FAX: 239-593-8820 PROJECT NO.: SCALE: DRAWN BY: DATE: CLIENT: ADDRESS: PROJECT DESC.: SHEET: JVM CONSTRUCTION 12052 TAMIAMI TRAIL N. NAPLES, FL CONCEPTUAL SITE PLAN. PARKING EXEMPTION EXHIBIT 1 1 1957-03-01 1"=30' FAA 11/11/19 PARKING CALCULATIONS SQ. FOOTAGE PER TYPE CRITERIA CALCULATION REQUIRED PROVIDED (INCL H/C) 00 30'60' * APR PL #:20190002594 Attachment C PARKING EXEMPTION AREA CONDITIONS OF APPROVAL, PL20180002368, 10 River Court 1. The Parking Exemption area is limited to lot 25 of the Palm River Shores subdivision (recorded in Plat Book 3, PG 27, of the Public Records of Collier County). The plan is conceptual only and utilized for Parking Exemption approval only. Final site design and development plans shall comply with all applicable federal, state, and county laws and regulations; and 2. The Parking Exemption area is limited to improvements shown on the attached Conceptual Site Plan, attached as Exhibit A to the BZA Resolution; and 3. The Parking within the Parking Exemption area will be only paved surface parking; and 4. The use of the Parking Exemption area for parking will be restricted to normal Dentist Office business hours of operation. Signage will be posted restricting the parking spaces in the Parking Exemption area to hours of use between 7:00 AM and 6:00 PM; and 5. Parking Exemption Area Lighting – Parking lot lighting within the Parking Exemption Area will be restricted to light fixtures having an overall height no greater than 42 inches and shall be restricted to operating in the Parking Exemption Area between the hours of 6:30 AM and 8:00 PM. Pole Lighting (no higher than 10-feet in height) for the safe illumination of the drive aisle (within the Parking Exemption Area) is permitted. Site lighting shall be Dark Skies compliant and installed to protect neighboring residential properties from direct glare by directing all light sources away from adjacent residential properties. Site lighting shall be provided adjacent to the parking spaces and / or drive aisle, with full cutoff shielding and not exceeding 0.2 foot-candles at the shared property line(s); and 6. A 6-foot concrete masonry wall shall be provided and located a minimum of 6 feet from the common property line adjacent to lot 29 of the Palm River Shores subdivision (recorded in Plat Book 3, PG 27, of the Public Records of Collier County); within a 15 foot wide Collier County LDC Type B Landscape Buffer: and Access to this parking area shall be via the proposed entrance off of River Court; and 7. No trash containers or enclosures shall be permitted in the Parking Exemption area. 8. An Administrative Parking Reduction application number PL20190002594 is required to reduce the required parking from 21 spaces to no less than 15 spaces. CERTIFICATE OF AUTHORIZATION NUMBER: 8597 CRONIN ENGINEERING, INC. 6627 WILLOW PARK DRIVE NAPLES, FL 34109 PHONE: (239) 593-2157 FAX: 593-8820 DEREK P. CRONIN FLORIDA PE NO. 55382 I CERTIFY THAT THESE PLANS AND SPECIFICATIONS CONFORM TO LOCAL BUILDING CODE REQUIREMENTS COVER SHEETDR. MATTHEW J. HOLTAN, DDS 12052 TAMIAMI TRAIL N. NAPLES, FL JVM CONSTRUCTION NAPLES, FLORIDAC-110DR. MATTHEW J. HOLTAN, DDSLOCATED IN COLLIER COUNTY PALM RIVER SHORES LOTS 30-35SITE DEVELOPMENT PLAN (AMENDMENT)Owner/Developer:12052 TAMIAMI ,LLC12052 TAMIAMI TRAIL NORTHNAPLES, FL 34110COLLIER COUNTY ZONING: RSF-4COLLIER COUNTY FOLIO NUMBER: 65570480001DENTAL OFFICE EXPANSIONSECTION 22, TOWNSHIP 48 SOUTH, RANGE 25 EASTEXISTING SDP 96-080COLLIER COUNTY ZONING: C-4COLLIER COUNTY FOLIO NUMBER: 65570560002PARKING EXEMPTION PL20180002368ADMINISTRATIVE PARKING REDUCTION PENDING THAT A MAP OF BOUNDARY SURVEY OF THE HEREON DESCRIBED PROPERTY WAS MADE UNDER MY DIRECTIONON 10/15/2018 AND TO THE BEST OF MY KNOWLEDGE AND BELIEF MEETS THE FLORIDA STANDARDS OF PRACTICE AS PER CHAPTER 5J-17, FLORIDA ADMINISTRATIVE CODE.__________________________P.L.S., DATE: __________WILLIAM A. MACRIDES, PLS No. 5621BILL MACRIDES LLC / NAPLES LAND SURVEYS LB 80545J-17.051(3)(b)4 - NOT VALID WITHOUT THE SIGNATURE AND THE ORIGINAL RAISED SEAL OF THE FLORIDA LICENSED SURVEYOR AND MAPPER. 5J-17.051(3)(b)6 - ADDITIONS OR DELETIONS TO SURVEY MAPS OR REPORTS BY OTHER THAN SIGNING PARTY IS PROHIBITED WITHOUT WRITTEN CONSENT OF THE SIGNING PARTY.5J-17.052(2)(d)4 - WHEN LOCATION OF EASEMENTS OR RIGHTS-OF-WAY OF RECORD, OTHER THAN THOSE ON RECORD PLATS ISREQUIRED, THE INFORMATION MUST BE FURNISHED TO THESURVEYOR AND MAPPER.JVM CONSTRUCTION1 1 . 2 2 '(60' R.OW.)BENCHMARKELEV.= 5.631'SET PK NAIL &DISK NLS LB80541 STORY STRUCTURE FINISH FLOOR EL.= 9.7' NAVD88 WWTTWWTCN88°59'30"E 160.002.12.1COVERED ENTRY COVERED WALKWAYA/C PADEL.= 9.818.9'18.9'74.8' 75.0'41.8'41.8'14.9' 14.9'0.5' S.0.5' S.ADJACENT 1 STORYCOMMERCIAL STRUCTUREFINISH FLOORELEV. = 8.0' NAVD88SYMBOL LEGENDBACKFLOW PREVENTERCABLE BOXFIRE HYDRANTGATE VALVEWTMETAL LIGHT POLESANITARY MANHOLESANITARY CLEANOUTTELEPHONE RISERWATER METERWOOD UTILITY POLECENTERLINE(2) BOLLARDSC4" PVC PIPEASPHALT ROADWAYNORTH BOUNDTRAFFIC LANES'F' CURBCONCRETESIDEWALK CURBBACK OF'F' CURBDRAINAGEINLETINV. = 4.3'6' P.V.C. FENCE0.2' S. & 0.1' W.6' P.V.C. FENCE/4' CHAIN LINKFENCE 0.8' E.4' CHAIN LINKFENCE 1.1' S.& 0.4' E.FOUND 5/8" IRONROD & CAPLB32410.14' S. & 0.10' W.FOUND 5/8" IRONROD & CAPLB32410.51' S. & 0.22' E.FOUND 1" IRONROD, NO I.D.0.51' S. & 0.08' E.FOUND 5/8" IRONROD & CAPLB3241 (WITNESS)2.84' N. & 0.22' W.FOUND 1/2"IRON RODNO I.D.0.27' S. & 0.08' W.FOUND 1/2"IRON RODNO I.D.FOUND 1"IRON RODNO I.D.(100' R.OW.)LOT 29VACANTLOT 28OCCUPIEDWATERWAY (PLAT)(NO WATER OBSERVED DURINGFIELD WORK 10/4" PVC PIPELOT 3035.0025.0025.0025.0025.0025.00 35.0025.0025.0025.0025.0025.00 5' UTILITYEASEMENTWOODBRIDGE1.1' S.4' CHAIN LINKFENCE 3.1' E.LOT 31LOT 32LOT 33LOT 34LOT 35GRAVEL GRAVELPAVER BRICK PARKINGCONCRETEAPRON EDGE OFASPHALTROADWAYLOT 36OCCUPIEDCONCRETEISLANDEX. 12" DIPEX. 24" PVC EX. 12" DIPEX. 8" VCP SANITARY EX. 8" VCP SANITARY EX. 8" VCP SANITARYEX. 1" WATER SERVICEEX. SANITARY SEWERLEADEX. SANITARYSEWER LEADEX. SANITARY SEWER LEAD EX. O .H . W IREGV&WGV&WEX. 2" PVC WATER MAINEX. 3/4" METEREX. 12" CMPEX.40 LFT-15" RCPCERTIFICATE OF AUTHORIZATION NUMBER: 8597 CRONIN ENGINEERING, INC. 6627 WILLOW PARK DRIVE NAPLES, FL 34109 PHONE: (239) 593-2157 FAX: 593-8820 DEREK P. CRONIN FLORIDA PE NO. 55382 I CERTIFY THAT THESE PLANS AND SPECIFICATIONS CONFORM TO LOCAL BUILDING CODE REQUIREMENTS SURVEY PLANDR. MATTHEW J. HOLTAN, DDS 12052 TAMIAMI TRAIL N. NAPLES, FL JVM CONSTRUCTION NAPLES, FLORIDAC-2100020'40' DISK NLS LB80541 STORY STRUCTURE FINISH FLOOR EL.= 9.7' NAVD882.12.1COVERED ENTRY COVERED WALKWAYA/C PADEL.= 9.818.90'18.94'74.83' 74.97'41.82'41.83'14.89' 14.91' 0.50' S. 0.50' S.ADJACENT 1 STORYCOMMERCIAL STRUCTUREFINISH FLOORELEV. = 8.0' NAVD88(2) BOLLARDS4" PVC PIPEASPHALT ROADWAYNORTH BOUNDTRAFFIC LANES'F' CURBCONCRETESIDEWALK CURBBACK OF'F' CURBDRAINAGEINLETINV. = 4.3'6' P.V.C. FENCE0.2' S. & 0.1' W.6' P.V.C. FENCE/4' CHAIN LINKFENCE 0.8' E.4' CHAIN LINKFENCE 1.1' S.& 0.4' E.FOUND 5/8" IRONROD & CAPLB32410.14' S. & 0.10' W.FOUND 5/8" IRONROD & CAPLB32410.51' S. & 0.22' E.FOUND 1" IRONROD, NO I.D.0.51' S. & 0.08' E.FOUND 5/8" IRONROD & CAPLB3241 (WITNESS)2.84' N. & 0.22' W.FOUND 1/2"IRON RODNO I.D.0.27' S. & 0.08' W.FOUND 1"IRON RODNO I.D.4" PVC PIPE35.0025.0025.0025.0025.0025.00 35.0025.0025.0025.0025.0025.00 5.00' UTILITYEASEMENTWOODBRIDGE1.1' S.4' CHAIN LINKFENCE 3.1' E.GRAVEL GRAVEL PAVER BRICK PARKING CONCRETEAPRON EDGE OFASPHALTROADWAYCONCRETEISLAND5. 5 3 5. 4 7 5. 6 0 5. 7 8 5. 9 4 6. 1 2 7.766.61 6. 1 6 6. 1 2 5. 9 7 5. 7 8 5. 7 1 5. 7 0 5. 3 0 5. 3 8 5. 2 5 5. 3 6 5. 5 3 5. 5 3 5. 5 6 5. 6 5 5. 8 1 6.306.847.427.727.557.64 7.678.388.27 7.267.167.07 6.56 6.105.965.83 5. 7 5 5.8 4 5.91 6. 9 7. 2 7. 6 7. 6 7. 5 7. 0 6.1 5.9 5. 8 6. 1 5. 6 5. 5 6. 0 1 5. 5 4. 9 5. 1 5. 9 7. 18. 2 7. 1 5. 7 5. 6 5. 0 6. 1 2. 7 8. 0 7. 9 5. 7 4. 2 7. 7 7. 3 8. 9 9. 1 7. 1 7. 1 7. 6 7. 2 7. 0 7. 4 7. 4 8. 0 7. 1 7. 4 7. 2 7. 6 8.67 5. 4 7. 4 7. 1 7. 1 7. 7 5. 7 7. 4 7. 2 7. 8 8. 5 7. 2 7. 3 7. 6 6. 9 6. 9 8.608.828.898.708.859.029.118.939.019.199.219.028.969.137.848.42 8.158.088.53 8.618.158.18 8.228.148.61 8.558.028.10 7.997.928.45 7.51 7.236.86.86.57.18.18.127.97.67.67.7 7.5 6.9 7. 1 7. 5 8. 3 7. 3 9. 3 6 7.907.5 7.86 7.937.777.598.038.74 7.64 8.718.087.567.597.707.787.91 7.937.5 9. 5 8 9. 7 4 8. 7 0 7.55 5. 7 5. 6 5. 0 7. 1 5. 9REMOVE EX. BRICKPAVERS GRAVELAND CONCRETEAPRONEX. SANITARYSEWER C.O. TO BEBULKHEADED ANDABANDONDWWTWWEX. 12" DIPEX. 24" PVC EX. 12" DIP EX. 12" DIPEX. 8" VCP SANITARY EX. 8" VCP SANITARY EX. 8" VCP SANITARY EX. 8" VCP SANITARYTEX. 1" WATER SERVICEEX. SANITARYSEWER LEADEX. SANITARY SEWER LEAD EX. O .H . W IRE GV&WGV&WEX. 2" PVC WATER MAINEX. 8" VCP SANITARYEX. SANITARYSEWER C.O. TO BEBULKHEADED ANDABANDONDEX. 12" DIPEX. 24" PVC EX. 12" DIPEX. 8" VCP SANITARY EX. 8" VCP SANITARY EX. 8" VCP SANITARY EX. 1" WATER SERVICEEX. 4" PVC LATERALEX. SANITARY SEWERLEADEX. SANITARY SEWER LEAD EX. O .H . W IRE GV&WGV&WEX. 2" PVC WATER MAINEX. 3/4" METEREX. 15" RCP SAN. SERVICEREMOVE EX.12" CMPEX. 12" CMPREMOVE EX. 15" RCPREGRADE SWALE TODRAIN PROPERLY. FDOTPERMIT REQUIREDEX. 4" C.O.CERTIFICATE OF AUTHORIZATION NUMBER: 8597 CRONIN ENGINEERING, INC. 6627 WILLOW PARK DRIVE NAPLES, FL 34109 PHONE: (239) 593-2157 FAX: 593-8820 DEREK P. CRONIN FLORIDA PE NO. 55382 I CERTIFY THAT THESE PLANS AND SPECIFICATIONS CONFORM TO LOCAL BUILDING CODE REQUIREMENTS SITE DEMOLITION PLANDR. MATTHEW J. HOLTAN, DDS 12052 TAMIAMI TRAIL N. NAPLES, FL JVM CONSTRUCTION NAPLES, FLORIDAC-310GENERAL NOTE:1. R.O.W. PERMIT REQUIRED FOR ANY WORK/MAINTENANCE TO BE PERFORMED WITHIN THECOLLIER COUNTY R.O.W.2. F.D.O.T. R.O.W. PERMIT REQUIRED FOR ANY WORK/MAINTENANCE TO BE PERFORMED WITHINTHE F.D.O.T. R.O.W.3. PROHIBITED EXOTIC VEGETATION REMOVED AND METHODS OF REMOVAL SHALL BECONDUCTED IN ACCORDANCE WITH LDC 3.05.08 - REQUIREMENT FOR REMOVAL OFPROHIBITED EXOTIC VEGETATION.4. THE APPROVAL OF THESE CONSTRUCTION PLANS DOES NOT AUTHORIZE CONSTRUCTION OFREQUIRED IMPROVEMENTS WHICH ARE INCONSISTENT WITH EASEMENT OF RECORD.5. THE OWNER IS RESPONSIBLE FOR THE MAINTENANCE OF THE STORMWATER MANAGEMENTFACILITIES AND THE INFRASTRUCTURE ON THE SITE.6. IRRIGATION WILL BE RETROFITTED TO PROVIDE 100% COVERAGE TO ALL REQUIREDPLANTINGS.7. ALL PROHIBITED EXOTIC VEGETATION SHALL BE REMOVED FROM THE SITE AND IT SHALL BEMAINTAINED FREE OF EXOTICS IN PERPETUITY8. COSTS AND EXPENSES OF ANY AND ALL REPAIRS, REPLACEMENTS, MAINTENANCE ANDRESTORATIONS OF ABOVE GROUND IMPROVEMENTS PERMITTED WITH A CUE SHALL BE BETHE SOLE FINANCIAL RESPONSIBILITY OF THE GRANTOR ITS SUCCESSORS OR ASSIGNS0010'20' BENCHMARKELEV.= 5.631'SET PK NAIL &DISK NLS LB8054A/C PADEL.= 9.80.5' S. 0.5' S.ADJACENT 1 STORYCOMMERCIAL STRUCTUREFINISH FLOORELEV. = 8.0' NAVD88(2) BOLLARDSASPHALT ROADWAYNORTH BOUNDTRAFFIC LANES'F' CURBEX. CONCRETESIDEWALK DRAINAGEINLETINV. = 4.3'EXISTING6' P.V.C. FENCE/4' CHAIN LINKFENCE 0.8' E.4' CHAIN LINKFENCE 1.1' S.& 0.4' E.COCOHATCHEEWATERWAY (PLAT)(NO WATER OBSERVED DURINGFIELD WORK 10/15/2018)MHWL=4" PVC PIPEWOODBRIDGE1.1' S.4' CHAIN LINKFENCE 3.1' E.EDGE OFASPHALTROADWAYCONCRETEISLANDWVWVTELEFH6' P.V.C. FENCE0.2' S. & 0.1' W.15.00'TYPE "B"LANDSCAPEBUFFER6' HIGH MASONRY WALLNEW CONCRETESIDEWALKNEW CONCRETESIDEWALKPROPERTY LINEPROPERTY LINEPROPERTY LINEBUFFER PROPERTY LINE PROPERTY LINE PROPOSED ADDITIONFINISH FLOOR EL.= 9.7'2,329 SQ. FTEX. 4' SIDEWALK 15.00'TYPE "D"LANDSCAPEEXISTING 1 STORY STRUCTURE FINISH FLOOR EL.= 9.7' 1856 SQ. FT LIGHTINGLIGHTING6.00'5. 5 3 5. 4 7 5. 6 0 5. 7 8 5. 9 4 6. 1 2 7.766.61 6. 1 6 6. 1 2 5. 9 7 5. 7 8 5. 7 1 5. 7 0 5. 3 0 5. 3 8 5. 2 5 5. 3 6 5. 5 3 5. 5 3 5. 5 6 5. 6 5 5. 8 1 6.306.847.427.727.557.64 7.678.388.27 7.267.167.07 6.56 6.105.965.83 5. 7 5 5. 8 4 5.91 6. 9 7. 0 6.1 5.9 5. 8 4. 9 5. 1 5. 9 7. 1 5. 7 5. 6 5. 0 7. 1 7. 6 7. 2 7. 0 7. 2 7. 6 8.67 5. 4 7. 4 7. 1 7. 1 7. 7 5. 7 7. 4 7. 2 7. 8 8. 5 7. 2 7. 3 7. 6 6. 9 6. 9 8.608.828.898.708.859.029.118.939.019.199.219.028.969.137.848.42 8.158.088.53 8.618.158.18 8.228.148.61 8.558.028.10 7.997.928.45 7.51 7.236.86.86.57.18.18.127.97.67.6 7. 7 7. 5 6. 9 7. 1 7. 5 8. 3 7. 3 9. 3 6 7.9 0 7.5 7. 8 6 7.937.777.598.038.74 7.64 8.718.087.567.597.70 7.787.91 7.9 3 7.5 9. 5 8 9. 7 4 8. 7 0 7.55 5. 7 5. 6 5. 0 7. 1 5. 9 9. 8 0 6 . 2 0 5 . 9 0 6.05.04.0 4.0 5.0 6.0 LWL 4.0 HWL 7.70 MATCH EX. GRADEDS9 . 2 0 9 . 2 0 15.00' TYPE "A" LANDSCAPE BUFFER 65 LFT - 15" HDPE @ 0.00%CS-2RIM 7.701E 15" SE 2.50PROPOSED 5' SIDEWALKMATCH EX. GRADE(FDOT R.O.W.)TAMIAMI TRAIL NORTH(100' R.O.W.)RIVER COURT (PUBLIC ROADWAY)(60' R.O.W.)7.70 8.0 9.0 BAES-3IE 15" 4.7910.00' BUFFER TYPE "D" LANDSCAPEST. MH-1RIMIE 15"E 5.16IE 15"S 5.06ADA TACTICAL MATS AND HCRAMPS IN ACCORDANCE WITHFDOT INDEX NO 522-00290 LFT- 15" HDPE @ 0.30%1 IN 4 SLOPE (TYP)DETENTION AREA #2BOTTOM ELEV.= VARIES 6.0 MAX, 5.5 MINSTORAGE ELEV. = 7.34'VOLUME = 680 CFTPAVEMENT MARKINGS INACCORDANCE WITH FDOTINDEX NO. 711-001DETENTION AREA #1BOTTOM ELEV. = 4.00STORAGE ELEV. = 7.34VOLUME = 2,734 CFTLOT 29VACANT5' UTILITY EASEMENT 15.00' TYPE "B" LANDSCAPE BUFFER PROPERTY LINE5' SIDEWALK 5' SIDEWALKEX. 6' SIDEWALK 5' SIDEWALK 17. 2 7. 6 7. 6 7. 5 6. 1 5. 6 5. 5 5. 5 7. 18. 2 6. 1 2. 7 8. 0 7. 9 5. 7 4. 2 7. 7 7. 3 8. 9 9. 1 7. 1 7. 4 7. 4 8. 0 7. 1 7. 4 2-BICYCLESPACES9. 7 5 9. 6 8 7. 2 5 9. 8 0 8 . 5 0 T /C 8 . 0 0 G9.00 T/C8.50 G9 . 6 0 T /C 9 . 1 0 G 9 . 6 0 T /C 9 . 1 0 G 9 . 6 0 T /C 9 . 1 0 G 7 . 9 0 7 . 9 0 7 . 7 5 5 . 5 HWL EL = 7.70 6 . 0 DS9 . 5 0 7 . 7 5 8 . 0 0 6. 0 1 8 . 6 0 T /C 8 . 1 0 GES-1IE 15" 5.67135 LFT-15"- HDPE@ 0.38%TYPE "D" CURBTYPE "D" CURBSTOP SIGNES-2IE 15" 2.503456791011818.00'9.00'29 . 6 0 T /C128.00'18.00'24.50'R30'.00R30'.0025.00'END OF SIDEWALK SIGNRSF-4C-45.00'12.00'21.00'R5'.00R5'.0048.68'25.12'22.75'25.50'15.00'BUFFER TYPE"B" LANDSCAPEHC PARKING SIGN INACCORDANCE WITH FDOTINDEX NO.700-102DRIVEWAYWIDTH38.20' 36.15' DRIVEWAY THROAT DRIVEWAY THROAT 13PROPOSED 5' SIDEWALKADA TACTICALMATS AND HCRAMPS INACCORDANCE WITHFDOT INDEX NO522-002EX. 12" DIPEX. 24" PVC EX. 12" DIPEX. 8" VCP SANITARY EX. 8" VCP SANITARY EX. 8" VCP SANITARY EX. 1" WATER SERVICEEX. SANITARY SEWER LEADEX. SANITARY SEWERLEADEX. SANITARY SEWER LEADGV&WGV&WEX. 2" PVC WATER MAINWWTCBOLLARD STYLELIGHT (TYP)BOLLARD STYLELIGHT (TYP)BOLLARD STYLELIGHT (TYP)PROPERTY LINE2'X2' RIP RAPSUMP13LFT -15"HDPE @ 0.00%ST.MH-2RIM 7.70UE 15"NW 2.50IE 15" E 2.50EX. 3/4" METER9.00' 8.00' 7.51' 7.51'INSTALL 45 LFT- 4" PVCSLEEVE ON EXISTING 2" PVCWATER MAINCERTIFICATE OF AUTHORIZATION NUMBER: 8597 CRONIN ENGINEERING, INC. 6627 WILLOW PARK DRIVE NAPLES, FL 34109 PHONE: (239) 593-2157 FAX: 593-8820 DEREK P. CRONIN FLORIDA PE NO. 55382 I CERTIFY THAT THESE PLANS AND SPECIFICATIONS CONFORM TO LOCAL BUILDING CODE REQUIREMENTS SITE DEVELOPEMENT PLANDR. MATTHEW J. HOLTAN, DDS 12052 TAMIAMI TRAIL N. NAPLES, FL JVM CONSTRUCTION NAPLES, FLORIDAC-410GENERAL NOTE:1. R.O.W. PERMIT REQUIRED FOR ANY WORK/MAINTENANCE TO BE PERFORMED WITHIN THECOLLIER COUNTY R.O.W.2. F.D.O.T. R.O.W. PERMIT REQUIRED FOR ANY WORK/MAINTENANCE TO BE PERFORMED WITHINTHE F.D.O.T. R.O.W.3. PROHIBITED EXOTIC VEGETATION REMOVED AND METHODS OF REMOVAL SHALL BECONDUCTED IN ACCORDANCE WITH LDC 3.05.08 - REQUIREMENT FOR REMOVAL OFPROHIBITED EXOTIC VEGETATION.4. THE APPROVAL OF THESE CONSTRUCTION PLANS DOES NOT AUTHORIZE CONSTRUCTION OFREQUIRED IMPROVEMENTS WHICH ARE INCONSISTENT WITH EASEMENT OF RECORD.5. THE OWNER IS RESPONSIBLE FOR THE MAINTENANCE OF THE STORMWATER MANAGEMENTFACILITIES AND THE INFRASTRUCTURE ON THE SITE.6. IRRIGATION WILL BE RETROFITTED TO PROVIDE 100% COVERAGE TO ALL REQUIREDPLANTINGS.7. ALL PROHIBITED EXOTIC VEGETATION SHALL BE REMOVED FROM THE SITE AND IT SHALL BEMAINTAINED FREE OF EXOTICS IN PERPETUITY8. COSTS AND EXPENSES OF ANY AND ALL REPAIRS, REPLACEMENTS, MAINTENANCE ANDRESTORATIONS OF ABOVE GROUND IMPROVEMENTS PERMITTED WITH A CUE SHALL BE BETHE SOLE FINANCIAL RESPONSIBILITY OF THE GRANTOR ITS SUCCESSORS OR ASSIGNS0010'20' CERTIFICATE OF AUTHORIZATION NUMBER: 8597 CRONIN ENGINEERING, INC. 6627 WILLOW PARK DRIVE NAPLES, FL 34109 PHONE: (239) 593-2157 FAX: 593-8820 DEREK P. CRONIN FLORIDA PE NO. 55382 I CERTIFY THAT THESE PLANS AND SPECIFICATIONS CONFORM TO LOCAL BUILDING CODE REQUIREMENTS SITE DATA NOTES & CALCULATIONS DR. MATTHEW J. HOLTAN, DDS 12052 TAMIAMI TRAIL N. NAPLES, FL JVM CONSTRUCTION NAPLES, FLORIDAC-510(239) 732-2575(239) 732-3805(239) 263-6210(239) 348-7540(239) 353-6070Know what'sbelow.before you dig.CallPARKING CALCULATIONSSQ. FOOTAGE PER TYPECRITERIACALCULATIONREQUIREDPROVIDED(INCL H/C)SITE DATAEXISTINGLAND USEACRES PERCENTSURFACE WATER MANAGEMENT SUMMARYELEV. (FT.- NAVD)SITE DATAPROPSEDLAND USEACRES PERCENTZONING DATAREQUIREDEXISTINGPROPOSEDADDITION18.9 FT.39.2 FT.14.9 FT.16 FT.BUILDINGAREA (SF)CONSTRUCTIONTYPEHEIGHTBUILDING SUMMARYSPRINKLEREDOCCUPANTLOADING. 4.05.06.07.08.09.010.03.0PRIVACYWALLHWL 7.7012HWL 7.70LWL 4.0144.05.06.07.08.09.010.03.0PROPERTYLINEPROPOSEDGRADEEX. GRADEEX. BLDGWALLEX.SIDEWALKFFE= 9.714CERTIFICATE OF AUTHORIZATION NUMBER: 8597 CRONIN ENGINEERING, INC. 6627 WILLOW PARK DRIVE NAPLES, FL 34109 PHONE: (239) 593-2157 FAX: 593-8820 DEREK P. CRONIN FLORIDA PE NO. 55382 I CERTIFY THAT THESE PLANS AND SPECIFICATIONS CONFORM TO LOCAL BUILDING CODE REQUIREMENTS DETAILS DR. MATTHEW J. HOLTAN, DDS 12052 TAMIAMI TRAIL N. NAPLES, FL JVM CONSTRUCTION NAPLES, FLORIDAC-610 P:\IER\08486\200-08486-13009\CAD\SheetFiles\Public Utilities Division Logo jpeg.jpgCERTIFICATE OF AUTHORIZATION NUMBER: 8597 CRONIN ENGINEERING, INC. 6627 WILLOW PARK DRIVE NAPLES, FL 34109 PHONE: (239) 593-2157 FAX: 593-8820 DEREK P. CRONIN FLORIDA PE NO. 55382 I CERTIFY THAT THESE PLANS AND SPECIFICATIONS CONFORM TO LOCAL BUILDING CODE REQUIREMENTS UTILITY DETAILS DR. MATTHEW J. HOLTAN, DDS 12052 TAMIAMI TRAIL N. NAPLES, FL JVM CONSTRUCTION NAPLES, FLORIDAC-710 CERTIFICATE OF AUTHORIZATION NUMBER: 8597 CRONIN ENGINEERING, INC. 6627 WILLOW PARK DRIVE NAPLES, FL 34109 PHONE: (239) 593-2157 FAX: 593-8820 DEREK P. CRONIN FLORIDA PE NO. 55382 I CERTIFY THAT THESE PLANS AND SPECIFICATIONS CONFORM TO LOCAL BUILDING CODE REQUIREMENTS FDOT DETAILS DR. MATTHEW J. HOLTAN, DDS 12052 TAMIAMI TRAIL N. NAPLES, FL JVM CONSTRUCTION NAPLES, FLORIDAC-810 LEGENDSTAKED SILT FENCESTAKED HAY BALE @ INLETSW/ FILTER PAPER UNDER CASTING2.2 NUTRIENT MANAGEMENT PROGRAM MANAGEMENT AND APPLICATION OF NUTRIENTS AND FERTILIZERS IN THE PROJECTWILL ADHERE TO THE FOLLOWING GUIDELINES: A ALL FERTILIZERS SHALL BE STORED IN A DRY STORAGE AREA PROTECTED FROM RAINFALL AND PONDING. B NO FERTILIZER CONTAINING IN EXCESS OF 2% PHOSPHATE/PHOSPHORUS (P2O5) PER GUARANTEED ANALYSIS LABEL (AS DEFINED BY CHAPTER 576, FLORIDA STATUTES) SHALL BE APPLIED TO TURF GRASS UNLESS JUSTIFIED BY A SOIL TEST. C FERTILIZER CONTAINING IN EXCESS OF 2% PHOSPHATE/PHOSPHORUS (P2O5) PER GUARANTEED ANALYSIS LABEL SHALL NOT BE APPLIED WITHIN 5 FEET OF THE EDGE OF WATER OR WITHIN 5 FEET OF A DRAINAGE FACILITY. D ALL FERTILIZER SHALL BE APPLIED SUCH THAT SPREADING OF FERTILIZER ON ALL IMPERVIOUS SURFACES IS MINIMIZED. E LIQUID FERTILIZERS CONTAINING IN EXCESS OF 2% PHOSPHATE/PHOSPHORUS (P2O5) PER GUARANTEED ANALYSIS LABEL SHALL NOT BE APPLIED THOROUGH AN IRRIGATION SYSTEM WITHIN 10 FEET OF THE EDGE OF WATER OR WITHIN 10 FEET OF A DRAINAGE FACILITY. F LIQUID FERTILIZERS CONTAINING IN EXCESS OF 2% PHOSPHATE/PHOSPHORUS (P2O5) PER GUARANTEED ANALYSIS LABEL SHALL NOT BE APPLIED THROUGH HIGH OR MEDIUM MIST APPLICATION OR DIRECTED SPRAY APPLICATION WITHIN 10 FEET OF THE EDGE OF WATER OR WITHIN 10 FEET OF A DRAINAGE FACILITY.2.3 PEST MANAGEMENT PROGRAM PROPER MAINTENANCE OF PLANTS AND TURF AREAS WILL MINIMIZE THE ABILITY OF PESTS TO SUCCESSFULLY ATTACK LANDSCAPING. SEVERAL GENERAL GUIDELINES FOLLOW: A APPLY FERTILIZER AND WATER ONLY WHEN NEEDED AND IN MODERATE AMOUNTS. EXCESSIVE AMOUNTS OF EITHER CAN CAUSE RAPID GROWTH THAT IS ATTRACTIVE TO INSECTS AND DISEASE. B MOW ST. AUGUSTINE GRASS TO A HEIGHT OF 3-4 INCHES. IF CUT SHORTER, THE PLANTS MAY BECOME STRESSED AND MORE VULNERABLE TO PEST INFESTATION. EACH MOWING SHOULD REMOVE NO MORE THAN ONE-THIRD OF THE LEAF BLADE, AND THOSE CUTTINGS SHOULD REMAIN ON THE LAWN TO DECOMPOSE. C IT IS RECOMMENDED THAT PESTICIDES, FUNGICIDES, AND HERBICIDES BE USED ONLY IN RESPONSE TO A SPECIFIC PROBLEM AND IN THE MANNER AND AMOUNT RECOMMENDED BY THE MANUFACTURER TO ADDRESS THE SPECIFIC PROBLEM. BROAD APPLICATION OF PESTICIDES, FUNGICIDES AND HERBICIDES AS A PREVENTATIVE MEASURE IS STRONGLY DISCOURAGED. THE USE OF PESTICIDES, FUNGICIDES, OR HERBICIDES IS LIMITED TO PRODUCTS THAT MEET THE FOLLOWING CRITERIA: A MUST BE CONSISTENT WITH THE USDA-NRCS SOIL RATING FOR SELECTING PESTICIDES B MUST HAVE THE MINIMUM POTENTIAL FOR LEACHING INTO GROUNDWATER OR LOSS FROM RUNOFF C PRODUCTS MUST BE EPA-APPROVED D THE HALF-LIFE OF PRODUCTS USED SHALL NOT EXCEED SEVENTY (70) DAYS3.0 STREET SWEEPING THIS PRACTICE INVOLVES SWEEPING AND VACUUMING THE PRIMARY STREETS TO REMOVE DRY WEATHER ACCUMULATION OF POLLUTANTS, ESPECIALLY PARTICULATE MATTER, BEFORE WASH-OFF OF THESE POLLUTANTS CAN OCCUR DURING A STORM EVENT. THIS PRACTICE REDUCES THE POTENTIAL FOR POLLUTION IMPACTS ON RECEIVING WATERBODIES BY REMOVING PARTICULATE MATTER AND ASSOCIATED CHEMICAL CONSTITUENTS. ALTHOUGH STREET CLEANING OPERATIONS ARE FREQUENTLY CONDUCTED PRIMARILY FOR AESTHETIC PURPOSES, THE PRIMARY OBJECTIVE OF THE STREET SWEEPING PROGRAM FOR THECOLLIER COUNTY EMERGENCY SERVICES COMPLEX AND SOUTH REGINAL LIBRARY IS TO IMPROVE THE QUALITY OF STORMWATER RUNOFF GENERATED FROM IMPERVIOUS TRAFFIC AREAS. STREET SWEEPING ACTIVITIES CAN BE PARTICULARLY EFFECTIVE DURING PERIODS OF HIGH LEAF FALL BY REMOVING SOLID LEAF MATERIAL AND THE ASSOCIATED NUTRIENT LOADINGS FROM ROADSIDE AREAS WHERE THEY COULD EASILY BECOME TRANSPORTED WITHIN STORMWATER FLOW. STREET SWEEPING OPERATIONS WILL BE PERFORMED IN THE COLLIER COUNTY EMERGENCY SERVICES COMPLEX AND SOUTH REGINAL LIBRARY AT A MINIMUM FREQUENCY OF ONE EVENT EVERY OTHER MONTH. A LICENSED VENDOR USING A VACUUM-TYPE SWEEPING DEVICE WILL PERFORM ALL STREET SWEEPING ACTIVITIES. SWEEPING ACTIVITIES DURING EACH EVENT WILL INCLUDE ALL PRIMARY STREET SURFACES. DISPOSAL OF THE COLLECTED SOLID RESIDUAL WILL BE THE RESPONSIBILITY OF THE STREET SWEEPING VENDOR.4.0 SOLID WASTE MANAGEMENT IN GENERAL, SOLID WASTE MANAGEMENT INVOLVES ISSUES RELATED TO THE MANAGEMENT AND HANDLING OF URBAN REFUSE, LITTER AND LEAVES THAT WILL MINIMIZE THE IMPACT OF THESE CONSTITUENTS AS WATER POLLUTANTS. MAINTENANCE OF ADEQUATE SANITARY FACILITIES FOR TEMPORARILY STORING REFUSE ON PRIVATE PREMISES PRIOR TO COLLECTION IS CONSIDERED THE RESPONSIBILITY OF THE PROPERTY OWNER. LOCAL REQUIREMENTS FOR REFUSE COLLECTION WILL BE BROUGHT TO THE ATTENTION OF THE PROPERTY OWNER AT CLOSING FOR THE SALE OF THE PROPERTY. INFORMATION WILL BE DISTRIBUTED AS NECESSARY STATING SPECIFICATIONS FOR CONTAINERS, SEPARATION OF WASTE BY TYPE, WHERE TO PLACE CONTAINERS PRIOR TO COLLECTION, AND ESTABLISHED COLLECTION SCHEDULES. FALLEN TREE LEAVES AND OTHER VEGETATION, ALONG WITH GRASS CLIPPINGS, MAY BECOME DIRECT WATER POLLUTANTS WHEN THEY ARE ALLOWED TO ACCUMULATE IN SWALES AND STREET GUTTERS. ALL HOMEOWNERS WILL RECEIVE PERIODIC EDUCATIONAL MATERIALS THAT ADDRESS PROPER DISPOSAL OF LEAVES AND OTHER VEGETATION TO MINIMIZE WATER QUALITY IMPACTS.5.0 STORMWATER MANAGEMENT AND TREATMENT SYSTEM THE STORMWATER MANAGEMENT SYSTEM FOR THE PROJECT IS DESIGNED TO MAXIMIZE THE ATTENUATION OF STORMWATER GENERATED POLLUTANTS PRIOR TO DISCHARGE TO THE OFF-SITE WETLAND SYSTEMS. OPERATIONAL DETAILS AND MAINTENANCE REQUIREMENTS OF THE VARIOUS SYSTEM COMPONENTS ARE GIVEN IN THE FOLLOWING SECTIONS.5.1 STORMWATER INLETS, PIPES AND CULVERTS THE GRATES SHOULD BE UNOBSTRUCTED AND THE BOTTOM, INSIDE THE INLET, SHOULD BE CLEAN. CHECK FOR ANY ACCUMULATION OF SEDIMENT, TRASH SUCH AS GARBAGE BAGS, OR DEBRIS IN THE CULVERTS CONNECTING THESE INLETS. FLUSHING OUT WITH A HIGH-PRESSURE HOSE MAY CLEAN SOME SEDIMENT. ANY NOTED BLOCKAGE (DUE TO A POSSIBLE OBSTRUCTION, OR BROKEN PIPE, ETC.) SHOULD PROMPT FURTHER INVESTIGATION. CRUSHED OR CORRODED CULVERTS SHOULD BE REPLACED WITH NEW ONES OF THE SAME SIZE.5.2 SWALES AND GRASSED WATER STORAGE AREAS THESE PROVIDE FOR CONVEYANCE AND/OR ABOVE-GROUND (OR SURFACE) STORAGE OF STORMWATER. WITH AGE, THESE AREAS USUALLY FILL IN WITH VEGETATION AND SEDIMENT. SWALES MAY NEED TO BE REGRADED AND/OR REUCTION ACBVEGETATED. IT IS A GOOD IDEA TO COMPARE THE EXISTING SLOPE AND DIMENSIONS OF THE SWALE WITH THE PERMITTED DESIGN PLANS PRIOR TO THE REMOVAL OF EXCESS SEDIMENT OR REGRADING. AREAS THAT SHOW EROSION SHOULD BE STABILIZED WITH APPROPRIATE MATERIAL SUCH AS SOD, PLANTING, ROCK, SAND BAGS, OR OTHER SYNTHETIC GEOTEXTILE MATERIAL. REGULAR MOWING OF GRASS SWALES IS ESSENTIAL. THESE AREAS ALSO IMPROVE WATER QUALITY BY CATCHING SEDIMENT AND ASSIMILATING NUTRIENTS, AND RECHARGE THE UNDERGROUND WATER TABLE. REMOVE ANY UNDESIRABLE EXOTIC VEGETATION. CULVERTS UNDERNEATH DRIVEWAYS SHOULD BE CHECKED FOR BLOCKAGE, AND, IF NECESSARY, FLUSHED WITH A HIGH-PRESSURE HOSE. AFTER A STORM, SWALES MAY REMAIN WET FOR AN EXTENDED PERIOD OF TIME. THIS IS NORMAL AND THE WATER WILL RECEDE GRADUALLY.5.3 DITCHES OR CANALS FILL MATERIAL, YARD WASTE, CLIPPINGS AND VEGETATION, SEDIMENT, TRASH, APPLIANCES, GARBAGE BAGS, SHOPPING CARTS, TIRES, CARS, ETC. SHOULD BE COMPLETELY REMOVED. ALSO CHECK TO MAKE SURE THERE ARE NO DEAD TREES OR ANY TYPE OF OBSTRUCTIONS WHICH COULD BLOCK THE DRAINAGE FLOW WAY. MAINTENANCE CLEANING/EXCAVATION MUST BE LIMITED TO THE SAME DEPTH, WIDTH AND SIDE SLOPE AS APPROVED IN THE CURRENT PERMIT. MAKING A DITCH DEEPER OR WIDER MAY TRIGGER A NEED FOR A PERMIT MODIFICATION. PROVISIONS MUST ALSO BE MADE TO PREVENT ANY DOWNSTREAM SILTING OR TURBIDITY (CONTACT THE SFWMD RESOURCE COMPLIANCE STAFF IF YOU ARE UNSURE OR NEED CLARIFICATION.) BE SURE TO DISPOSE OF ALL REMOVED MATERIAL PROPERLY SO IT WON'T AFFECT ANY OTHER WATER STORAGE OR CONVEYANCE SYSTEM, ENVIRONMENTAL AREA, OR ANOTHER OWNER'S PROPERTY.5.4 OUTFALL STRUCTURE (ALSO CALLED THE DISCHARGED CONTROL STRUCTURE OR WEIR) THE OUTFALL STRUCTURE SHOULD BE ROUTINELY INSPECTED TO DETERMINE IF ANY OBSTRUCTIONS ARE PRESENT OR REPAIRS ARE NEEDED. TRASH OR VEGETATION IMPEDING WATER FLOW THROUGH THE STRUCTURE SHOULD BE REMOVED. THE STRUCTURE SHOULD HAVE A "BAFFLE" OR TRASH COLLECTOR TO PREVENT FLOW BLOCKAGE AND ALSO HOLD BACK ANY FLOATING OILS FROM MOVING DOWNSTREAM. ELEVATIONS AND DIMENSIONS SHOULD BE VERIFIED ANNUALLY WITH ALL CURRENT PERMIT INFORMATION. PERIODIC INSPECTIONS SHOULD THEN BE REGULARLY CONDUCTED TO MAKE SURE THESE STRUCTURES MAINTAIN THE PROPER WATER LEVELS AND THE ABILITY TO DISCHARGE.5.5 EARTHEN EMBANKMENTS (DIKES AND BERMS) CHECK FOR PROPER ELEVATIONS, WIDTH AND STABILIZATION. WORN DOWN BERMS - ESPECIALLY IF USED BY ALL-TERRAIN VEHICLES OR EQUESTRIAN TRAFFIC - AND RAINFALL - CREATED WASHOUTS SHOULD BE IMMEDIATELY REPAIRED, COMPACTED AND RE-VEGETATED.7.0 CONSTRUCTION ACTIVITIES A STORMWATER POLLUTION PREVENTION PLAN (SWPPP) HAS BEEN PREPARED FOR CONSTRUCTION ACTIVITIES TO MINIMIZE ACTIVITIES CONTAMINATION THAT MAY BE CAUSED BY EROSION AND SEDIMENTATION DURING THE CONSTRUCTION PROCESS. THE PLAN INCLUDES PROVISIONS RELATED TO SOIL STABILIZATION, STRUCTURAL EROSION CONTROLS, WASTE COLLECTION DISPOSAL, OFFSITE VEHICLE TRACKING, SPILL PREVENTION AND MAINTENANCE AND INSPECTION PROCEDURES. A COPY OF THE SWPPP IS ATTACHED HERETO AND MUCTION ACBADE A PART OF HEREOF.1. PRIOR TO COMMENCEMENT OF CONSTRUCTION ACTIVITY APPROPRIATE EROSION CONTROL DEVICES SHALL BE INSTALLED TO CONTROL AND REDUCE SOIL EROSION AND SEDIMENT TRANSPORT TO OFF SITE AREAS. THE CONTRACTOR SHALL MAINTAIN THESE DEVICES THROUGHOUT THE DURATION OF CONSTRUCTION. ALL DEVICES SHALL REMAIN IN PLACE UNTIL PERMANENT EROSION CONTROL IS ESTABLISHED. THESE DETAILS REPRESENT TYPICAL BEST MANAGEMENT PRACTICES FOR SOIL EROSION CONTROL. THEY MAY NOT SATISFY ALL REQUIREMENTS FOR COMPLIANCE WHIT REGULATORY AGENCIES AND/OR SPECIFIC PERMIT CONDITIONS.2. THE CONTRACTOR SHALL SUPPLEMENT THIS PLAN AS MAY BE REQUIRED TO CONTROL AND REDUCE SOIL EROSION BASED ON THE CONTRACTORS MEANS, METHODS AND TECHNIQUE OF CONSTRUCTION. THE CONTRACTOR SHALL ALSO FILE A NPDES NOTICE OF INTENT WITH THE DEP AT LEAST 48 HOURS PRIOR TO START OF CONSTRUCTION IF REQUIRED.3. CONTRACTOR SHALL MAINTAIN EROSION CONTROL PER NPDES PERMIT REQUIREMENTSNOTESPROTECTION AROUND INLETS OR SIMILAR STRUCTURES0.5 %POST DEVELOPMENTWATER FLOW AND SLOPE(TYP.)N.T.S.N.T.S.HARD SURFACE PUBLIC ROAD1 1/2" TYPE S-IIIASPHALTIC CONCRETEWITH LIMEROCK BASEFDOT #1 COARSEAGGREGATE 6" MIN.250' DUST FREESURFACE50'6'GRAVEL CONST. ENTRANCE* A TOTAL OF 250' OF DUST FREE SURFACE SHALL BEMAINTAINED BY EITHER OF THE FOLLOWING:1.) LIMEROCK BASE MAY BE WATERED TO PREVENT DUST2.) LIMEROCK BASE MAY BE PRIMED3.) CONSTRUCTION ROADS MAY BE PAVED WITH ASPHALTIC CONCRETE4.) GRAVEL IS NOT ALLOWED IN THE COLLIER COUNTY ROW. THECONSTRUCTION ENTRANCE SHALL BE ASPHALT WITHIN THE ROW.PROPER PLACEMENT OF FILTER BARRIERIN DRAINAGE WAYAFRONTBAPOINTS "A" SHOULD BE HIGHER THAN POINT "B"PLANFLOW FILTER BARRIERBACKFILL AND COMPACTSOIL OVER FABRICMATERIALNOT TO SCALEFILTERFABRICFRONT8" TYP.FILTER FABRICBACKFILL AND COMPACTSOIL OVER FABRICMATERIALFILTERFABRICSECTION8" TYP.STAKESILT FLOWFILTER FABRICPRINCIPALPOST POSITION(CANTED 20°TOWARD FLOW)VERTICAL FILTER FABRIC (INCONFORMANCE WITHSEC. 985 FDOT SPEC.)6" MAX.OPTIONAL POSTPOSITIONSELEVATIONTYPE III SILT FENCESECTION20°15" TO 18"2 1/2" MIN. DIA.2" x 4"1 1/2" x 1 1/2"1.33 LBS / FT.MIN.SOFTWOODSOFTWOODHARDWOODSTEEL8" 12" MIN. 3' OR MORE NOTE: SILT FENCE TO BE PAID FOR UNDER THE CONTRACT UNIT PRICE FOR STAKEDSILT FENCE (LF)POST OPTIONS1.0 INTRODUCTION THIS DOCUMENT PROVIDES DETAILS OF THE URBAN STORMWATER MANAGEMENT PROGRAM FOR PARKING LOT IN THE PROJECT LOCATED IN NAPLES FLORIDA.THIS PLAN DISCUSSES NON-STRUCTURAL CONTROLS, INTENDED TO IMPROVE THE QUALITY OF STORMWATER RUNOFF BY REDUCING THE GENERATION AND ACCUMULATION OF POTENTIAL STORMWATER RUNOFF CONTAMINANTS AT OR NEAR THE RESPECTIVE SOURCES FOR EACH CONSTITUENT, ALONG WITH SIGNIFICANT STRUCTURAL COMPONENTS OF THE PRIMARY STORMWATER TREATMENT SYSTEM. ALTHOUGH MANY OF THE METHODOLOGIES AND PROCEDURES OUTLINED IN THIS DOCUMENT ARE GENERAL BEST MANAGEMENT PRACTICES (BMP'S) WHICH CAN BE USEFUL IN ATTENUATING POLLUTANTS IN MANY TYPES OF URBANIZED SETTINGS, THE IMPLEMENTATION OF THESE PRACTICES HAS BEEN OPTIMIZED, TO THE MAXIMUM EXTENT POSSIBLE, TO REFLECT THE UNIQUE CHARACTER OF THE PROJECT AND THE SURROUNDING HYDROLOGIC FEATURES.POLLUTION PREVENTION GUIDELINES ARE PROVIDED FOR THE AREAS OF (1) NUTRIENT AND PESTICIDE MANAGEMENT; (2) STREET SWEEPING; (3) SOLID WASTE MANAGEMENT; (4) OPERATION AND MAINTENANCE OF THE STORMWATER MANAGEMENT AND TREATMENT SYSTEM; (5) ROUTINE WATER QUALITY TESTING; AND (6) CONSTRUCTION ACTIVITIES. A DISCUSSION OF EACH OF THESE ACTIVITIES IS GIVEN IN THE FOLLOWING SECTIONS.2.0 NUTRIENT AND PESTICIDE MANAGEMENT NUTRIENT AND PESTICIDE MANAGEMENT CONSISTS OF A SERIES OF PRACTICES DESIGNED TO MANAGE THE USE OF FERTILIZERS AND PESTICIDES SO AS TO MINIMIZE LOSS OF THESE COMPOUNDS INTO STORMWATER RUNOFF AND THE RESULTING WATER QUALITY IMPACTS ON ADJACENT WATERBODIES. IMPLEMENTATION OF A MANAGEMENT PLAN WILL ALSO MAXIMIZE THE EFFECTIVENESS OF THE NUTRIENTS AND PESTICIDES THAT ARE APPLIED. EACH HOMEOWNER MUST COMMIT THEMSELVES TO THE PRACTICE OF RESPONSIBLE AND CAREFUL LANDSCAPE DESIGN AND MAINTENANCE OF EACH LOT TO PREVENT CONTAMINATION OF SURFACE WATERS. THE GUIDELINES INCLUDED IN THIS SECTION ARE INTENDED TO HELP HOMEOWNERS MAKE EDUCATED ENVIRONMENTAL CHOICES REGARDING THE MAINTENANCE OF INDIVIDUAL YARDS WITHIN THE COMMUNITY. THESE MAINTENANCE AND MANAGEMENT GUIDELINES ARE MEANT TO PROMOTE AN ATTRACTIVE NEIGHBORHOOD THAT PRESERVES THE HEALTH OF ADJACENT WATERWAYS AND ENVIRONMENTAL FEATURES.2.1 GENERAL REQUIREMENTS A LANDSCAPE PLAN MUST BE DEVELOPED FOR ENTIRE PROPERTY. THE PLAN MUST BE COMPREHENSIVE IN NATURE AND FOLLOW THE LANDSCAPE DESIGN GUIDELINES ESTABLISHED BY THE PROPERTY OWNER AND MUST PROMOTE REVEGETATION OF EACH LOT AS QUICKLY AS POSSIBLE. COMMERCIAL APPLICATORS OF CHEMICAL LAWN PRODUCTS MUST REGISTER WITH THE HOMEOWNERS ASSOCIATION ANNUALLY AND PROVIDE A COPY OF THEIR CURRENT OCCUPATIONAL LICENSE, PROOF OF BUSINESS LIABILITY INSURANCE, AND PROOF OF COMPLIANCE WITH APPLICABLE EDUCATION AND LICENSING REQUIREMENTS. INDIVIDUAL EMPLOYEES WORKING UNDER THE DIRECTION OF A LICENSED COMMERCIAL APPLICATOR ARE EXEMPT FROM THE EDUCATIONAL REQUIREMENTS. ONLY REGISTERED COMMERCIAL APPLICATORS AND INDIVIDUAL LOT OWNERS ARE PERMITTED TO APPLY CHEMICALS WITHIN THE PROPERTY ON A PRIVATE LOT. ALL CHEMICAL PRODUCTS MUST BE USED IN ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATIONS. THE APPLICATION OF ANY CHEMICAL PRODUCT WITHIN FIVE (5) FEET OF ANY SURFACE WATER INCLUDING BUT NOT LIMITED TO PONDS, LAKES, DRAINAGE DITCHES OR CANALS, IS PROHIBITED. THE USE OF ANY CHEMICAL PRODUCT IN A MANNER THAT WILL ALLOW AIRBORNE OR WATERBORNE ENTRY OF SUCH PRODUCTS INTO SURFACE WATER IS PROHIBITED. THIS RULE SHALL NOT APPLY TO THE USE OF CHEMICAL AGENTS, BY CERTIFIED LAKE MANAGEMENT SPECIALISTS, FOR THE CONTROL OF ALGAE AND VEGETATION WITHIN THE STORMWATER LAKES OR PONDS.URBAN STORMWATER MANAGMENT PROGRAM4. ERROSION CONTROL TO BE IN ACCORDANCE WITH FDOT 2010 STANDARD INDEX.(60' R.OW.)BENCHMARKELEV.= 5.631'SET PK NAIL &DISK NLS LB80541 STORY STRUCTURE FINISH FLOOR EL.= 9.7' NAVD88 WWTTWWTCN88°59'30"E 160.002.12.1COVERED ENTRY COVERED WALKWAYA/C PADEL.= 9.818.9'18.9'74.8' 75.0'41.8'41.8'14.9' 14.9'0.5' S.0.5' S.ADJACENT 1 STORYCOMMERCIAL STRUCTUREFINISH FLOORELEV. = 8.0' NAVD88(2) BOLLARDS4" PVC PIPEASPHALT ROADWAY NORTH BOUND TRAFFIC LANES'F' CURBCONCRETE SIDEWALK CURBBACK OF'F' CURBDRAINAGEINLETINV. = 4.3'6' P.V.C. FENCE0.2' S. & 0.1' W.6' P.V.C. FENCE/4' CHAIN LINKFENCE 0.8' E.4' CHAIN LINKFENCE 1.1' S.& 0.4' E.FOUND 5/8" IRONROD & CAPLB32410.14' S. & 0.10' W.FOUND 5/8" IRONROD & CAPLB32410.51' S. & 0.22' E.FOUND 1" IRONROD, NO I.D.0.51' S. & 0.08' E.FOUND 5/8" IRONROD & CAPLB3241 (WITNESS)2.84' N. & 0.22' W.FOUND 1/2"IRON RODNO I.D.0.27' S. & 0.08' W.FOUND 1/2"IRON RODNO I.D.FOUND 1"IRON RODNO I.D.(100' R.OW.)LOT 29VACANTLOT 28OCCUPIEDWATERWAY (PLAT)(NO WATER OBSERVED DURINGFIELD WORK 10/4" PVC PIPELOT 3035.0025.0025.0025.0025.0025.00 35.0025.0025.0025.0025.0025.00 5' UTILITYEASEMENTWOODBRIDGE1.1' S.4' CHAIN LINKFENCE 3.1' E.LOT 31LOT 32LOT 33LOT 34LOT 35GRAVEL GRAVEL PAVER BRICK PARKING CONCRETE APRON EDGE OFASPHALTROADWAYLOT 36OCCUPIEDCONCRETEISLANDSILT FENCESILT FENCECONSTRUCTIONENTRANCECERTIFICATE OF AUTHORIZATION NUMBER: 8597 CRONIN ENGINEERING, INC. 6627 WILLOW PARK DRIVE NAPLES, FL 34109 PHONE: (239) 593-2157 FAX: 593-8820 DEREK P. CRONIN FLORIDA PE NO. 55382 I CERTIFY THAT THESE PLANS AND SPECIFICATIONS CONFORM TO LOCAL BUILDING CODE REQUIREMENTS EROSION CONTROL PLAN DR. MATTHEW J. HOLTAN, DDS 12052 TAMIAMI TRAIL N. NAPLES, FL JVM CONSTRUCTION NAPLES, FLORIDAC-910 1 STORY STRUCTURE FINISH FLOOR EL.= 9.7' NAVD88 5.00' UTILITY EASMENTCERTIFICATE OF AUTHORIZATION NUMBER: 8597 CRONIN ENGINEERING, INC. 6627 WILLOW PARK DRIVE NAPLES, FL 34109 PHONE: (239) 593-2157 FAX: 593-8820 DEREK P. CRONIN FLORIDA PE NO. 55382 I CERTIFY THAT THESE PLANS AND SPECIFICATIONS CONFORM TO LOCAL BUILDING CODE REQUIREMENTS AERIALDR. MATTHEW J. HOLTAN, DDS 12052 TAMIAMI TRAIL N. NAPLES, FL JVM CONSTRUCTION NAPLES, FLORIDAC-1010 Cronin Engineering, Inc. COA #8597 ● 6627 Willow Park Drive ● Naples Florida 34109 ● Phone 239.593.2157 ● Fax 239.593 .8820 July 22, 2019 Collier County Government Growth Management Division 2800 North Horseshoe Drive Naples, Florida 34104 PROJECT: Dr. Holtan Dental Office Expansion ADDRESS: 12052 Tamiami Trail North RE: Parking Exemption (Narrative) Dear Mr. James Sabo Enclosed for your review is an application for a Parking Exemption in regards to Dr. Holtan’s Dental Office Expansion project generally located east of US 41 (Tamiami Trail North), south of River Court in unincorporated Collier County. BACKGROUND/EXISTING CONDITIONS The original approved site development plan (SDP 80-090) consisted of a proposed 1,771 square foot office building with 5 parking spaces and 1 handicapped space on commercial zoned lots 32 – 35. The applicant is proposing a 2,329 square foot addition to the north on the commercial zoned lots 32-31 as well as additional parking on the residential zoned Lot 29. JUSTIFICATION/COMPLIANCE WITH LDC 4.05.02 K. 3.b 1. Whether the amount of off-site parking is required by sections 4.05.04 G or 4.05.09, or is in excess of these requirements. Off-street parking is being proposed on the adjacent residential lot. We are able to provide 16 parking stalls including one handicapped stall. The proposed use requires 21 spaces as a Dental Office facility. The owner has a signed parking agreement with the adjacent business for parking use by employees only. 2. The distance of the farthest parking space from the facility to be served. 50 feet. 3. Pedestrian safety if the lots are separated by a collector or arterial roadway. Lots are not separated by a collector or arterial roadway. Cronin Engineering, Inc. COA #8597 ● 6627 Willow Park Drive ● Naples Florida 34109 ● Phone 239.593.2157 ● Fax 239.593 .8820 1 4. Pedestrian and vehicular safety. Sidewalk pathway is proposed on River Court as well as stop signs, stop bars and cross walk markings. 5. The character and quality of the neighborhood and the future development of surrounding properties. The proposed development will enhance the surrounding commercial zoning developments in the area. 6. Potential parking problems for neighboring properties. No parking problems to neighboring properties. 7. Whether the internal traffic flow is required to leave the site to reach the proposed off-site parking. Traffic flow is proposed to remain on-site. 8. Whether vehicular access shall be from or onto residential streets. Vehicle access shall be proposed on River Court with two-way vehicular movements. 9. Whether buffers adjacent to the property zoned residential are 15 feet in width and include a wall in addition to required landscaping. We are proposing a 15 foot type B buffer with wall along the east property line abutting the residential zoned property. 10. Whether the off-site parking area will be used for valet parking. No valet parking proposed. 11. Whether the off –site parking area will be used for employee parking. Off-street parking shall be used by employees and the option to share adjacent parking with employees only. 12. Whether there are more viable alternatives available. No other viable alternatives are available. Cronin Engineering, Inc. COA #8597 ● 6627 Willow Park Drive ● Naples Florida 34109 ● Phone 239.593.2157 ● Fax 239.593 .8820 2 CONCLUSION In summary, the proposed Parking Exemption request will allow and enhance public safety for traffic flow to and from the proposed site development and will not negatively impact public health, safety or welfare. Should you require additional information or have any questions, please feel free to contact me directly at (239) 593-2157 or rgrzybowski@croninengineering.com. Sincerely, CRONIN ENGINEERING, INC. Robert M. Grzybowski, P.E. #57059 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 # 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) 12/12/2018 Details http://www.collierappraiser.com/1/1 Print New Search Tax Bills Change of Address Parcel No 65570480001 Site Address 10 RIVER CT Site City NAPLES Site Zone *Note 34110 Open GIS in a New Window with More Features. Property Summary Property Detail Aerial Sketches Trim Notices Cronin Engineering, Inc. COA #8597 ● 6627 Willow Park Drive ● Naples Florida 34109 ● Phone 239.593.2157 ● Fax 239.593 .8820 September 6, 2019 Collier County Government Growth Management Division 2800 North Horseshoe Drive Naples, Florida 34104 PROJECT: Dr. Holtan Dental Office Expansion ADDRESS: 12052 Tamiami Trail North RE: Parking Exemption – Neighborhood Information Meeting Summary Dear Mr. James Sabo: Pursuant with the Parking Exemption Petition, a Neighborhood Information Meeting (NIM) is required before the first public hearing as defined under LDC 10.03.00. On Wednesday, August 28, 2019 at 5:30pm, a public meeting was conducted at the Doubletree Suites near the subject property. Notification by mail to those within a 500 ft distance to the proposed development improvements was sent in advance of the NIM. Mr. James Sabo, ACIP, Principal Planner of Collier County was present during this meeting. Plan exhibits were displayed for reference and public viewing. During the process of recording the meeting discussion, the recording was abruptly ended by an incoming phone call and failed to record the remaining meeting discussion. We recorded 8 minutes of discussion. Project Description The project proposes the addition of a single-story 2,329 sft office building functioning as a dental office. Parking is proposed on the adjacent residential lot with additional employee parking available by owner agreement with the adjacent business owner. We are providing 16 stalls including 1 handicap stall for the facility requiring 21 total parking stalls. An APR will be applied for upon approval of the Parking Exemption. We are required by FDOT to eliminate the current driveway entrance off US-41 since it is a major deviation to the driveway spacing standard of 660 ft. We will achieve reasonable and adequate indirect access to US 41 from River Court. Summary Question: Has there been a traffic study of cars entering the site in the last 3 months? Response: We have a traffic impact study report which concludes low volume traffic movements for the intended medical/dental office land use. Cronin Engineering, Inc. COA #8597 ● 6627 Willow Park Drive ● Naples Florida 34109 ● Phone 239.593.2157 ● Fax 239.593 .8820 1 Question: Why does this expansion require 20 parking stalls? Response: It is based on the intended land use and LDC design criteria for parking stall requirements. Question: Will the closing of the entrance from US 41 and new entrance on River Ct will increase traffic on River Court. Response: The intended users will enter and exit the new entrance on River Ct leading them to US 41. Users will not make a right turn towards the cul-de-sac end. Trip generations from this site will be low volume and not excessive. Cronin Engineering recommended a np right turn or left turn only sign at this location. Question: Why can’t you just enter and exit from U.S. 41 and keep the traffic off River Court? Response: FDOT is requiring us to eliminate the current entrance from US 41 since it is non- compliant. Question: Why is parking proposed on residential zoned property and can a home be built there in the future? Response: Collier County LDC allows for the submission of a Parking Exemption Petition on residential zoned property for parking use. The zoning of the residential property is not changing. If the property owned by Dr. Holtan was sold the residential property would remain as RSF-4. Question: How do we voice our opinions and rejections to the county? Response: You can send a letter to Mr. James Sabo expressing your concerns and rejections. You will also have the ability to be present at the hearing. The Hearing Examiner will make the final decision. Question: Can the proposed east wall be taller than 6 ft? Can we have a 15 foot wall? Response: The wall can be higher. Question: How do we voice our opinions and rejections to the county? Response: You can send a letter to Mr. James Sabo expressing your concerns and rejections. You will also have the ability to be present at the hearing. Question: Will the site lighting in the parking lot cause glare? Response: The site lighting will be low profile bollard style lighting fixtures. Cronin Engineering, Inc. COA #8597 ● 6627 Willow Park Drive ● Naples Florida 34109 ● Phone 239.593.2157 ● Fax 239.593 .8820 2 Dr. Holtan expressed how the new development will enhance the corner of River Ct and US 41. The new entrance from River Ct will eliminate vehicular accidents occurring in the past at the present entrance from US 41. He expressed how the site landscaping and building appearance will create curb appeal. Dr. Holtan offered his complete cooperation to resolve local resident concerns. Dr. Holtan committed to clean out the canal abutting the property. Dr. Holtan committed to installing better landscaping for the residents as well. Dr. Holtan explained that his employees will not park on the lot and there is an agreement with the business owner to the south. The meeting concluded at approximately 6:30pm. Should you require additional information or have any questions, please feel free to contact me directly at (239) 593-2157 or rgrzybowski@croninengineering.com. Sincerely, CRONIN ENGINEERING, INC. Robert M. Grzybowski, P.E. #57059 Cronin Engineering, Inc. COA #8597 ● 6627 Willow Park Drive ● Naples Florida 34109 ● Phone 239.593.2157 ● Fax 239.593 .8820 August 2, 2019 Re: Parking Exemption, PL20180002368 – 10 River Ct Dear Property Owner: Please be advised that Robert M. Grzybowski, PE of Cronin Engineering, Inc. and Jeff Bluestein, Esquire of Anthony M. Lawhon, PA on behalf of the property owner, have filed the following application to Collier County: TITLE PETITION NO. PE-PL20180002368 - 12052 Tamiami, LLC requests a parking exemption pursuant to LDC Section 4.05.02.K.3, to allow off-site parking for a dental office on a contiguous lot zoned Residential Single Family (RSF-4). The subject property is located on the east side of Tamiami Trail North south of River Court, in Section 22, Township 48 South, Range 25 East in Collier County, Florida. In compliance with the Land Development Code requirements outlined in LDC 4.05.02.K.3, a Neighborhood Information Meeting will be held to provide you an opportunity to hear a presentation about this amendment and ask questions. The Neighborhood Information Meeting will be held on Wednesday, August 28, 2019 at 5:30pm at the Double Tree Suites, 12200 Tamiami Trail N, Naples, FL 34110. Should you have questions prior to the meeting, please feel free to contact me at 239-593-2157. Sincerely, Robert M. Grzybowski, PE Southwest Retail Properties 12022 Tamiami Trail N. Naples, FL 34110 OR Southwest Retail Properties PO Box 110879 Naples, FL 34108 Stephen and Mary Ann Iverson 24 River Court Naples, FL 34110 Ignatius and Yael Low 38 River Court Naples, FL 34110 Richard Sena 47 River Court Naples, FL 34110 Theresa Paul 54 River Court Naples, FL 34110 Margaret Long 66 River Court Naples, FL 34110 Alex and Kelsey Dunlap 83 River Court Naples, FL 34110 Ruth Ann Fischer 88 River Court Naples, FL 34110 Traffic Impact Statement Holtan Dental Office Expansion Site Development Plan Amendment (SDPA) Collier County, FL 06/06/2019 Prepared for: Prepared by: Cronin Engineering, Inc. 6627 Willow Park Drive Naples, FL 34109 Phone: 239-593-2157 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 Collier County Transportation Review Fee – Small Scale Study – No Fee Note – to be collected at time of first submittal Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 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 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 3 Table of Contents Project Description ......................................................................................................................... 4 Trip Generation ............................................................................................................................... 5 Trip Distribution and Assignment ................................................................................................... 7 Background Traffic .......................................................................................................................... 9 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 Master Site Plan .......................................................................................... 14 Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 16 Appendix C: Trip Generation Calculations ITE 10th Edition ........................................................ 23 Appendix D: Turning Movements Exhibits .................................................................................. 29 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 4 Project Description The Holtan Dental Office Expansion project is a multi-parcel property located in north Naples on the east side of Tamiami Trail North (SR 45), approximately 0.6 miles north of Immokalee Road. The project is approximately 0.52 acres in size and it is located in Section 22, Township 48 South, Range 25 East, in Collier County, Florida. Refer to Figure 1 – Project Location Map, below, and Appendix A: Project Master Site Plan. Figure 1 – Project Location Map The projects existing zoning is C-4 (General Commercial District). The property is developed with an existing dental office of approximately 1,856 square feet (sf). This SDPA project proposes to maintain the existing building and construct an approximately 2,329 sf addition to the existing structure, for a total of 4,185 sf (reference Table 1, next page). Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 5 Table 1 Approved Development Program Development Land Use ITE Land Use ITE Land Use Code Total Size Existing Dental Office Medical-Dental Office 720 1,856 sf* Proposed Dental Office Medical-Dental Office 720 4,185 sf* Note(s): *square feet A methodology meeting was held with the Collier County Transportation Planning staff on February 7, 2019, via email, and is illustrated in Appendix B: Initial Meeting Checklist (Methodology Meeting). For purposes of this evaluation, the project build-out year is assumed to be consistent with the Collier County 2021 planning horizon. The site has an existing right-in/right-out connection onto US 41. As coordinated with FDOT, the project proposes to close the connection on US 41 and provide one full movement driveway onto River Court. Trip Generation The project provides the highest and best use scenario with respect to the project’s proposed trip generation. The project’s site trip generation is based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition and the software program OTISS (Online Traffic Impact Study Software, most recent version). The ITE equations are used for the trip generation calculations. The ITE – OTISS trip generation calculation worksheets are provided in Appendix C: Trip Generation Calculations ITE 10th Edition. Based on ITE recommendations and Collier County Traffic Impact Study (TIS) guidelines, no reductions for internal capture or pass-by trips have been taken into consideration. The new SDPA development scenario trip generation is illustrated in Table 2A. The trip generation analysis based on existing allowed conditions is shown in Table 2B. The net new proposed trip generation shows total proposed conditions versus existing allowed (the difference between Table 2A and Table 2B) and is illustrated in Table 2C. Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 6 Table 2A Trip Generation (Proposed SDPA Conditions) – Average Weekday Note(s): (1) sf = square feet Table 2B Trip Generation (Existing Allowed Conditions) – Average Weekday Note(s): (1) sf = square feet Table 2C Trip Generation (Proposed Net New Traffic) – Average Weekday For the purpose of this TIS, the surrounding roadway network link concurrency analysis is analyzed based on projected net new, PM peak hour traffic generated by the project as illustrated in Table 2C. In addition, the site access turn lane analysis is calculated based on the proposed SDPA build-out external trips during the weekday AM and PM peak hour (as shown in Table 2A). Development 24 Hour Two- Way Volume AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Medical-Dental Office Building – 4,185 sf(1) 73 10 3 13 4 12 16 Development 24 Hour Two- Way Volume AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Medical-Dental Office Building – 1,856 sf(1) 32 5 1 6 2 6 8 Development 24 Hour Two- Way Volume AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Proposed SDPA Conditions 73 10 3 13 4 12 16 Existing Allowed Conditions 32 5 1 6 2 6 8 Total Net New External Traffic 41 5 2 7 2 6 8 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 7 Trip Distribution and Assignment The traffic generated by the development was assigned to the adjacent roadways using the knowledge of the area, and as coordinated with Collier County Transportation Planning staff. The assignment of the net new proposed site-generated trip distribution is shown in Table 3, Project Traffic Distribution for PM Peak Hour and is graphically depicted in Figure 2 – Project Distribution by Percentage and by PM Peak Hour. Table 3 Project Traffic Distribution for PM Peak Hour Roadway Link CC AUIR Link ID # Roadway Link Location Distribution of Project Traffic PM Peak Hr Project Traffic Vol.* Enter Exit Tamiami Trail N (SR 45) 99.0 Wiggins Pass Road to Project Driveway 50% SB – 1 NB – 3 Tamiami Trail N (SR 45) 99.0 Project Driveway to Immokalee Road 50% NB – 1 SB – 3 Note(s): *Peak hour, peak direction traffic volumes are underlined and bold to be used in Roadway Link Level of Service calculations. Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 8 Figure 2 – Project Distribution by Percentage and PM Peak Hour Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 9 Background Traffic Future projected background traffic volumes are calculated based on approved growth rates and trip bank volumes for the segments of the roadway network in the study area , as shown in the Collier County 2018 Annual Update and Inventory Report (AUIR). The higher of the two determinations is to be used in the Roadway Link Level of Service analysis. Based on Collier County Transportation Planning Staff guidance, a minimum of 2% growth rate is considered. Table 4 illustrates the projected background peak hour peak direction traffic volume (without project) for the future build-out year 2021. Table 4 Background Traffic without Project (2018 - 2021) 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 2021 Projected Pk Hr, Peak Dir Background Traffic Volume w/out Project (trips/hr) Growth Factor** Trip Bank 2021 Projected Pk Hr, Peak Dir Background Traffic Volume w/out Project (trips/hr) Trip Bank*** Tamiami Trail N (SR 45) 99.0 Wiggins Pass Road to Project Driveway 3,000 2.0% 1.0612 3,184 34 3,034 Tamiami Trail N (SR 45) 99.0 Project Driveway to Immokalee Road 3,000 2.0% 1.0612 3,184 34 3,034 Note(s): *Annual Growth Rate – estimated from 2008-2017 peak hour, peak direction traffic volumes, or 2% minimum. **Growth Factor = (1 + Annual Growth Rate)3. 2021 Projected Volume = 2018 AUIR Volume x Growth Factor. ***2021 Projected Volume = 2018 AUIR Volume + Trip Bank. The projected 2021 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 2018 Annual Update and Inventory Report (AUIR). Future projected 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 Improvement program (CIP) are considered to be committed improvements. As no such improvements are identified in the Collier County 2018 AUIR, the evaluated roadways are anticipated to remain as such through project build-out. The existing and projected future roadway conditions are illustrated in Table 5, Existing and Future Roadway Conditions. Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 10 Table 5 Existing and Future Roadway Conditions Roadway Link CC AUIR Link ID # Roadway Link Location Exist Roadway Min. Standard LOS Exist Peak Dir, Peak Hr Capacity Volume Future Project Build out Roadway Tamiami Trail N (SR 45) 99.0 Wiggins Pass Road to Project Driveway 6D E 3,100 (NB) 6D Tamiami Trail N (SR 45) 99.0 Project Driveway to Immokalee Road 6D E 3,100 (NB) 6D 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 were evaluated to determine the project impacts to the area roadway network in the future. 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 impacts to the area roadway network. Table 6, Roadway Link Level of Service, illustrates the LOS impacts of the project on the studied roadway network. Based on the data contained within the 2018 AUIR, the Tamiami Trail North link from Immokalee Road to Wiggins Pass Road (AUIR Link ID #99.0) is shown to operate with a LOS deficiency in 2021, under background traffic conditions. Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 11 Table 6 Roadway Link Level of Service (LOS) – With Project in the Year 2021 Roadway Link CC AUIR Link ID # Roadway Link Location 2018 Peak Dir, Peak Hr Capacity Volume Roadway Link, Peak Dir, Peak Hr Project Volume Added* 2021 Peak Dir, Peak Hr Volume w/Project ** % Vol. Capacity Impact By Project Min LOS exceeded without Project? Yes/No Min LOS exceede d with Project? Yes/No Tamiami Trail N (SR 45) 99.0 Wiggins Pass Road to Project Driveway 3,100 (NB) NB – 3 3,187 0.10% Yes Yes Tamiami Trail N (SR 45) 99.0 Project Driveway to Immokalee Road 3,100 (NB) NB – 1 3,185 0.03% Yes Yes Note(s): *Refer to Table 3 from this report. **2021 Projected Volume = 2021 background (refer to Table 4) + Project Volume Added. In agreement with the Collier County Growth Management Plan – Transportation Element – Policy 5.2, project traffic that is 1% or less of the adopted peak hour service volume represents a de minimis impact. As illustrated in Table 6, the projected traffic impact is de minimis for the purposes of this application. The analyzed Tamiami Trail link is within the Northwest Transportation Concurrency Management Area (TCMA). The TCMAs designation is provided in Policy 5.6 of the Transportation Element. In agreement with Policy 5.7 of the Transportation Element, the TCMA concurrency is measured on a system-wide basis such that each TCMA shall maintain 85% of its lane miles at or above the LOS standards. Based on the information contained in 2018 AUIR, the Northwest TCMA percent lane miles meeting standard is 98.9%. As illustrated in Policy 5.8(d) – Transportation Element, no impact will be de minimis if it exceeds the adopted LOS standard of any affected designated hurricane evacuation routes within a TCMA. Any impact to a hurricane evacuation route within a TCMA shall require a proportionate share congestion mitigation payment provided the remaining LOS requirements of the TCMA are maintained. As stated in the Collier County Land Development Code (LDC) 6.02.02 L. 5., in order to be exempt from link specific concurrency, new commercial development or redevelopment within Collier County’s designated Transportation Concurrency Management Areas (TCMAs) shall utilize at least 2 of the Transportation Demand Management (TDM) strategies, as may be Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 12 applicable that are listed within that section. This project proposes to utilize the following TDM strategies: Policy 5.5: g) Transit subsidy that would be expected to reduce auto trips generated by the development and increase transit ridership. Policy 5.5: h) Bicycle and pedestrian facilities that would be expected to reduce vehicle miles of travel and automobile work trips generated by the d evelopment. In summary, our findings are as follows: The Tamiami Trail link from Immokalee Road to Wiggins Pass Road exceeds LOS requirements under 2021 background conditions; and that the Northwest TCMA contains sufficient capacity so that the minimum 85% capacity threshold is maintained. The Developer may be required to assist the County with potential capacity/operational improvements that would provide sufficient capacity along Tamiami Trail, from Immokalee Road to Wiggins Pass Road. Site Access Turn Lane Analysis The site has an existing right-in/right-out connection onto US 41. As coordinated with FDOT, the project proposes to close the connection on US 41 and provide one full movement driveway onto River Court. For more details refer to Appendix A: Project Master Site Plan. The site access turn lane analysis is calculated based on the projected SDPA build-out trips during the weekday AM and PM peak hours (as illustrated in Table 2A). Tamiami Trail North (SR 45) is under Florida Department of Transportation (FDOT) jurisdiction and is currently a north-south, six-lane, two-way, divided arterial roadway and has a posted legal speed limit of 55 mph in the vicinity of the project. River Court is a two-lane undivided, no-outlet local roadway which connects to Tamiami Trail North via a right-in/right-out access. The project accesses on River Court are evaluated for turn lane warrants based on the Collier County Construction Standards Handbook: (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 new median openings are permitted, they shall always include left-turn lanes. Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 13 Project Access – River Court The project proposes a full access driveway connection onto River Court. The project is expected to generate 10 vph and 4 vph right-turning movements for the AM and PM peak hour periods, respectively. Based on the minimal traffic projected at this location, turn lane modifications are not recommended. The estimated project trips at driveway locations are illustrated in Appendix D: Turning Movements Exhibits. Improvement Analysis Based on the roadway network link analysis results, the proposed project is not a significant traffic generator for the roadway network traffic at this location. Based on the data contained within the 2018 AUIR, the Tamiami Trail North link from Immokalee Road to Wiggins Pass Road (AUIR Link ID #99.0) is shown to operate with a LOS deficiency in 2021, under background traffic conditions. Based on the site access turn lane analysis results, turn lanes are not warranted at the project proposed access. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project. Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 14 Appendix A: Project Master Site Plan Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 15 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 16 Appendix B: Initial Meeting Checklist (Methodology Meeting) Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 17 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 18 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 19 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 20 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 21 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 22 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 23 Appendix C: Trip Generation Calculations ITE 10th Edition Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 24 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 25 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 26 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 27 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 28 Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 29 Appendix D: Turning Movements Exhibits Holtan Dental Office Expansion – SDPA – TIS – June 2019 Trebilcock Consulting Solutions, PA P a g e | 30 One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2011-2019 Acuity Brands Lighting, Inc. All rights reserved. DSX0-LED Rev. 02/27/19 Page 1 of 8 L D-Series Size 0LED Area Luminaire Specifications Catalog Number Notes Type Introduction The modern styling of the D-Series is striking yet unobtrusive - making a bold, progressive statement even as it blends seamlessly with its environment. The D-Series distills the benefits of the latest in LED technology into a high performance, high efficacy, long-life luminaire. The outstanding photometric performance results in sites with excellent uniformity, greater pole spacing and lower power density. It is ideal for replacing up to 400W metal halide with typical energy savings of 70% and expected service life of over 100,000 hours. EPA:0.95 ft2 (.09 m2) Length:26" (66.0 cm) Width:13" (33.0 cm) Height1:3" (7.62 cm) Height2:7" (17.8 cm) Weight (max): 16 lbs (7.25 kg) Hit the Tab key or mouse over the page to see all interactive elements. H2 W Ordering Information EXAMPLE: DSX0 LED P6 40K T3M MVOLT SPA NLTAIR2 PIRHN DDBXD DSX0 LED Series LEDs Color temperature Distribution Voltage Mounting DSX0 LED Forward optics P1 P4 P7 P2 P5 P3 P6 Rotated optics P101 P121 P111 P131 30K 3000 K 40K 4000 K 50K 5000 K T1S Type I short T2S Type II short T2M Type II medium T3S Type III short T3M Type III medium T4M Type IV medium TFTM Forward throw medium T5VS Type V very short T5S Type V short T5M Type V medium T5W Type V wide BLC Backlight control2 LCCO Left corner cutoff2 RCCO Right corner cutoff2 MVOLT 3,4 120 4 208 4 240 4 277 4 347 4,5 480 4,5 Shipped included SPA Square pole mounting RPA Round pole mounting WBA Wall bracket SPUMBA Square pole universal mounting adaptor 6 RPUMBA Round pole universal mounting adaptor 6 Shipped separately KMA8 DDBXD U Mast arm mounting bracket adaptor (specify finish)7 Control options Other options Finish (required) Shipped installed NLTAIR2 nLight AIR generation 2 enabled8,9 PIRHN Network, high/low motion/ambient sensor10 PER NEMA twist-lock receptacle only (control ordered separate) 11 PER5 Five-pin receptacle only (control ordered separate) 11,12 PER7 Seven-pin receptacle only (leads exit fixture) (control ordered separate) 11,12 DMG 0-10V dimming extend out back of housing for external control (control ordered separate) PIR High/low, motion/ambient sensor, 8-15' mounting height, ambient sensor enabled at 5fc 13,14 PIRH High/low, motion/ambient sensor, 15-30' mounting height, ambient sensor enabled at 5fc 13,14 PIR1FC3V High/low, motion/ambient sensor, 8-15' mounting height, ambient sensor enabled at 1fc 13,14 PIRH1FC3V High/low, motion/ambient sensor, 15-30' mounting height, ambient sensor enabled at 1fc 13,14 FAO Field adjustable output 15 Shipped installed HS House-side shield 16 SF Single fuse (120, 277, 347V) 4 DF Double fuse (208, 240, 480V) 4 L90 Left rotated optics 1 R90 Right rotated optics 1 DDL Diffused drop lens 16 Shipped separately BS Bird spikes 17 EGS External glare shield 17 DDBXD Dark bronze DBLXD Black DNAXD Natural aluminum DWHXD White DDBTXD Textured dark bronze DBLBXD Textured black DNATXD Textured natural aluminum DWHGXD Textured white A+ Capable options indicated by this color background. H1 One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2011-2019 Acuity Brands Lighting, Inc. All rights reserved. DSX0-LED Rev. 02/27/19 Page 2 of 8 1.750" for aluminum poles 2.750" - for other poles type Tenon O.D.Single Unit 2 at 180°2 at 90°3 at 120°3 at 90°4 at 90° 2-3/8"AST20-190 AST20-280 AST20-290 AST20-320 AST20-390 AST20-490 2-7/8"AST25-190 AST25-280 AST25-290 AST25-320 AST25-390 AST25-490 4"AST35-190 AST35-280 AST35-290 AST35-320 AST35-390 AST35-490 Tenon Mounting Slipfitter Drilling Ordering Information Accessories Ordered and shipped separately. DLL127F 1.5 JU Photocell - SSL twist-lock (120-277V) 18 DLL347F 1.5 CUL JU Photocell - SSL twist-lock (347V) 18 DLL480F 1.5 CUL JU Photocell - SSL twist-lock (480V) 18 DSHORT SBK U Shorting cap 18 DSX0HS 20C U House-side shield for P1,P2,P3 and P4 16 DSX0HS 30C U House-side shield for P10,P11,P12 and P13 16 DSX0HS 40C U House-side shield for P5,P6 AND P7 16 DSX0DDL U Diffused drop lens (polycarbonate) 16 PUMBA DDBXD U*Square and round pole universal mounting bracket adaptor (specify finish) 19 KMA8 DDBXD U Mast arm mounting bracket adaptor (specify finish) 6 For more control options, visit DTL and ROAM online. Link to nLight Air 2 26.06 5.96 TYP. 7.30 18.76 .45 TYP. 6.53 TYP. .32 R.09 .19.13 3.30 .13 .14 THRU 12.43 4.31 6.53 .50 78° 59° .38 12.05.30 SEE DETAIL A 4 PLCS. SCALE 2:1 ADETAIL C 90.0090.00 90.0090.00 EGS – External Glare Shield .50 73˚ 12.05 12.476 Mounting Option Drilling Template Single 2 @ 180 2 @ 90 3 @ 90 3 @ 120 4 @ 90 Head Location Side B Side B & D Side B & C Side B, C & D Round Pole Only Side A, B, C & D Drill Nomenclature #8 DM19AS DM28AS DM29AS DM39AS DM32AS DM49AS Minimum Acceptable Outside Pole Dimension SPA #8 2-7/8" 2-7/8" 3.5"3.5"3.5" RPA #8 2-7/8" 2-7/8" 3.5"3.5" 3" 3.5" SPUMBA #5 2-7/8" 3" 4"4" 4" RPUMBA #5 2-7/8" 3.5"5" 5" 3.5"5" NOTES 1 P10, P11, P12 and P13 and rotated options (L90 or R90) only available together. 2 Not available with HS or DDL. 3 MVOLT driver operates on any line voltage from 120-277V (50/60 Hz). 4 Single fuse (SF) requires 120V, 277V or 347V. Double fuse (DF) requires 208V, 240V or 480V. 5 Not available in P4, P7 or P13. Not available with BL30, BL50 or PNMT options. 6 Universal mounting brackets intended for retrofit on existing pre-drilled poles only. 1.5 G vibration load rating per ANCI C136.31. 7 Must order fixture with SPA mounting. Must be ordered as a separate accessory; see Accessories information. For use with 2-3/8" mast arm (not included). 8 Must be ordered with PIRHN. 9 Sensor cover available only in dark bronze, black, white and natural aluminum colors. 10 Must be ordered with NLTAIR2. For more information on nLight Air 2 visit this link 11 Photocell ordered and shipped as a separate line item from Acuity Brands Controls. See accessories. Shorting Cap included. 12 If ROAM® node required, it must be ordered and shipped as a separate line item from Acuity Brands Controls. Shorting Cap included. 13 Reference Motion Sensor table on page 3. 14 Reference PER Table on page 3 to see functionality. 15 Not available with other dimming controls options. 16 Not available with BLC, LCCO and RCCO distribution. Must be ordered with fixture for factory pre-drilling. 17 Must be ordered with fixture for factory pre-drilling. 18 Requires luminaire to be specified with PER, PER5 or PER7 option. See PER Table on page 3. 19 For retrofit use only. Top of Pole 0.563" 1.325"0.400"(2 PLCS) Template #8 A Handhole B C D HANDHOLE ORIENTATION(from top of pole) 2.650" One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2011-2019 Acuity Brands Lighting, Inc. All rights reserved. DSX0-LED Rev. 02/27/19 Page 3 of 8 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T1S Test No. 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T2M Test No. Test No. LTL23457P25 tested in accordance with IESNA LM-79-08.4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T2S Test No. LTL23457P25 tested in accordance with IESNA LM-79-08.4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T3M Test No. LTL23457P25 tested in accordance with IESNA LM-79-08.4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T3S 4 3 2 1 0 -4 -3 -2 -1 T4M Test No. 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 TFTM Test No. 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T5VS Test No. 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T5S Test No. 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T5M Test No. Test No. LTL23451P25 tested in accordance with IESNA LM-79-08.4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T5W 4 3 2 1 0 4321 4 3 2 1 0 -4 -3 -2 -1 BLC Test No. 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 LCCO Test No. 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 Test No. RCCO 4 3 2 1 0 4321 To see complete photometric reports or download .ies files for this product, visit Lithonia Lighting’s D-Series Area Size 0 homepage. Photometric Diagrams Isofootcandle plots for the DSX0 LED 40C 1000 40K. Distances are in units of mounting height (20'). LEGEND 0.1 fc 0.5 fc 1.0 fc One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2011-2019 Acuity Brands Lighting, Inc. All rights reserved. DSX0-LED Rev. 02/27/19 Page 4 of 8 Performance Data Electrical Load Current (A) Performance Package LED Count Drive Current Wattage 120 208 240 277 347 480 Forward Optics (Non-Rotated) P1 20 530 38 0.32 0.18 0.15 0.15 0.10 0.08 P2 20 700 49 0.41 0.23 0.20 0.19 0.14 0.11 P3 20 1050 71 0.60 0.37 0.32 0.27 0.21 0.15 P4 20 1400 92 0.77 0.45 0.39 0.35 0.28 0.20 P5 40 700 89 0.74 0.43 0.38 0.34 0.26 0.20 P6 40 1050 134 1.13 0.65 0.55 0.48 0.39 0.29 P7 40 1300 166 1.38 0.80 0.69 0.60 0.50 0.37 Rotated Optics (Requires L90 or R90) P10 30 530 53 0.45 0.26 0.23 0.21 0.16 0.12 P11 30 700 72 0.60 0.35 0.30 0.27 0.20 0.16 P12 30 1050 104 0.88 0.50 0.44 0.39 0.31 0.23 P13 30 1300 128 1.08 0.62 0.54 0.48 0.37 0.27 Lumen Ambient Temperature (LAT) Multipliers Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F). Projected LED Lumen Maintenance Controls Options Data references the extrapolated performance projections for the platforms noted in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM-80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Motion Sensor Default Settings Option Dimmed State High Level (when triggered) Phototcell Operation Dwell Time Ramp-up Time Ramp-down Time PIR or PIRH 3V (37%) Output 10V (100%) Output Enabled @ 5FC 5 min 3 sec 5 min *PIR1FC3V or PIRH1FC3V 3V (37%) Output 10V (100%) Output Enabled @ 1FC 5 min 3 sec 5 min *for use with separate Dusk to Dawn or timer. Nomenclature Descripton Functionality Primary control device Notes FAO Field adjustable output device installed inside the lumiaire; wired to the driver dimming leads. Allows the lumiaire to be manually dimmed, effectively trimming the light output. FAO device Cannot be used with other controls options that need the 0-10V leads DS Drivers wired independantly for 50/50 luminaire operation The luminaire is wired to two separate circuits, allowing for 50/50 operation. Independently wired drivers Requires two seperately switched circuits. Consider nLight AIR as a more cost effective alternative. PER5 or PER7 Twist-lock photocell receptacle Compatible with standard twist-lock photocells for dusk to dawn operation, or advanced control nodes that provide 0-10V dimming signals. Twist-lock photocells such as DLL Elite or advanced control nodes such as ROAM. Pins 4 & 5 to dimming leads on driver, Pins 6 & 7 are capped inside luminaire PIR or PIRH Motion sensors with integral photocell. PIR for 8-15' mounting; PIRH for 15-30' mounting Luminaires dim when no occupancy is detected. Acuity Controls SBOR Also available with PIRH1FC3V when the sensor photocell is used for dusk-to-dawn operation. NLTAIR2 PIRHN nLight AIR enabled luminaire for motion sensing, photocell and wireless communication. Motion and ambient light sensing with group response. Scheduled dimming with motion sensor over-ride when wirelessly connected to the nLight Eclypse. nLight Air rSDGR nLight AIR sensors can be programmed and commissioned from the ground using the ClAIRity Pro app. Ambient Lumen Multiplier 0°C 32°F 1.04 5°C 41°F 1.04 10°C 50°F 1.03 15°C 50°F 1.02 20°C 68°F 1.01 25°C 77°C 1.00 30°C 86°F 0.99 35°C 95°F 0.98 40°C 104°F 0.97 Operating Hours Lumen Maintenance Factor 25,000 0.96 50,000 0.92 100,000 0.85 One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2011-2019 Acuity Brands Lighting, Inc. All rights reserved. DSX0-LED Rev. 02/27/19 Page 5 of 8 Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Contact factory for performance data on any configurations not shown here. Forward Optics Power Package LED Count Drive Current System Watts Dist. Type 30K (3000 K, 70 CRI) 40K (4000 K, 70 CRI) 50K (5000 K, 70 CRI) Lumens B U G LPW Lumens B U G LPW Lumens B U G LPW P1 20 530 38W T1S 4,369 1 0 1 115 4,706 1 0 1 124 4,766 1 0 1 125 T2S 4,364 1 0 1 115 4,701 1 0 1 124 4,761 1 0 1 125 T2M 4,387 1 0 1 115 4,726 1 0 1 124 4,785 1 0 1 126 T3S 4,248 1 0 1 112 4,577 1 0 1 120 4,634 1 0 1 122 T3M 4,376 1 0 1 115 4,714 1 0 1 124 4,774 1 0 1 126 T4M 4,281 1 0 1 113 4,612 1 0 2 121 4,670 1 0 2 123 TFTM 4,373 1 0 1 115 4,711 1 0 2 124 4,771 1 0 2 126 T5VS 4,548 2 0 0 120 4,900 2 0 0 129 4,962 2 0 0 131 T5S 4,552 2 0 0 120 4,904 2 0 0 129 4,966 2 0 0 131 T5M 4,541 3 0 1 120 4,891 3 0 1 129 4,953 3 0 1 130 T5W 4,576 3 0 2 120 4,929 3 0 2 130 4,992 3 0 2 131 BLC 3,586 1 0 1 94 3,863 1 0 1 102 3,912 1 0 1 103 LCCO 2,668 1 0 1 70 2,874 1 0 2 76 2,911 1 0 2 77 RCCO 2,668 1 0 1 70 2,874 1 0 2 76 2,911 1 0 2 77 P2 20 700 49W T1S 5,570 1 0 1 114 6,001 1 0 1 122 6,077 2 0 2 124 T2S 5,564 1 0 2 114 5,994 1 0 2 122 6,070 2 0 2 124 T2M 5,593 1 0 1 114 6,025 1 0 1 123 6,102 1 0 1 125 T3S 5,417 1 0 2 111 5,835 1 0 2 119 5,909 2 0 2 121 T3M 5,580 1 0 2 114 6,011 1 0 2 123 6,087 1 0 2 124 T4M 5,458 1 0 2 111 5,880 1 0 2 120 5,955 1 0 2 122 TFTM 5,576 1 0 2 114 6,007 1 0 2 123 6,083 1 0 2 124 T5VS 5,799 2 0 0 118 6,247 2 0 0 127 6,327 2 0 0 129 T5S 5,804 2 0 0 118 6,252 2 0 0 128 6,332 2 0 1 129 T5M 5,789 3 0 1 118 6,237 3 0 1 127 6,316 3 0 1 129 T5W 5,834 3 0 2 119 6,285 3 0 2 128 6,364 3 0 2 130 BLC 4,572 1 0 1 93 4,925 1 0 1 101 4,987 1 0 1 102 LCCO 3,402 1 0 2 69 3,665 1 0 2 75 3,711 1 0 2 76 RCCO 3,402 1 0 2 69 3,665 1 0 2 75 3,711 1 0 2 76 P3 20 1050 71W T1S 7,833 2 0 2 110 8,438 2 0 2 119 8,545 2 0 2 120 T2S 7,825 2 0 2 110 8,429 2 0 2 119 8,536 2 0 2 120 T2M 7,865 2 0 2 111 8,473 2 0 2 119 8,580 2 0 2 121 T3S 7,617 2 0 2 107 8,205 2 0 2 116 8,309 2 0 2 117 T3M 7,846 2 0 2 111 8,452 2 0 2 119 8,559 2 0 2 121 T4M 7,675 2 0 2 108 8,269 2 0 2 116 8,373 2 0 2 118 TFTM 7,841 2 0 2 110 8,447 2 0 2 119 8,554 2 0 2 120 T5VS 8,155 3 0 0 115 8,785 3 0 0 124 8,896 3 0 0 125 T5S 8,162 3 0 1 115 8,792 3 0 1 124 8,904 3 0 1 125 T5M 8,141 3 0 2 115 8,770 3 0 2 124 8,881 3 0 2 125 T5W 8,204 3 0 2 116 8,838 4 0 2 124 8,950 4 0 2 126 BLC 6,429 1 0 2 91 6,926 1 0 2 98 7,013 1 0 2 99 LCCO 4,784 1 0 2 67 5,153 1 0 2 73 5,218 1 0 2 73 RCCO 4,784 1 0 2 67 5,153 1 0 2 73 5,218 1 0 2 73 P4 20 1400 92W T1S 9,791 2 0 2 106 10,547 2 0 2 115 10,681 2 0 2 116 T2S 9,780 2 0 2 106 10,536 2 0 2 115 10,669 2 0 2 116 T2M 9,831 2 0 2 107 10,590 2 0 2 115 10,724 2 0 2 117 T3S 9,521 2 0 2 103 10,256 2 0 2 111 10,386 2 0 2 113 T3M 9,807 2 0 2 107 10,565 2 0 2 115 10,698 2 0 2 116 T4M 9,594 2 0 2 104 10,335 2 0 3 112 10,466 2 0 3 114 TFTM 9,801 2 0 2 107 10,558 2 0 2 115 10,692 2 0 2 116 T5VS 10,193 3 0 1 111 10,981 3 0 1 119 11,120 3 0 1 121 T5S 10,201 3 0 1 111 10,990 3 0 1 119 11,129 3 0 1 121 T5M 10,176 4 0 2 111 10,962 4 0 2 119 11,101 4 0 2 121 T5W 10,254 4 0 3 111 11,047 4 0 3 120 11,186 4 0 3 122 BLC 8,036 1 0 2 87 8,656 1 0 2 94 8,766 1 0 2 95 LCCO 5,979 1 0 2 65 6,441 1 0 2 70 6,523 1 0 3 71 5,979 1 0 2 65 6,441 1 0 2 70 6,523 1 0 3 71 Performance Data Lumen Output One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2011-2019 Acuity Brands Lighting, Inc. All rights reserved. DSX0-LED Rev. 02/27/19 Page 6 of 8 Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Contact factory for performance data on any configurations not shown here. Forward Optics Power Package LED Count Drive Current System Watts Dist. Type 30K (3000 K, 70 CRI) 40K (4000 K, 70 CRI) 50K (5000 K, 70 CRI) Lumens B U G LPW Lumens B U G LPW Lumens B U G LPW P5 40 700 89W T1S 10,831 2 0 2 122 11,668 2 0 2 131 11,816 2 0 2 133 T2S 10,820 2 0 2 122 11,656 2 0 2 131 11,803 2 0 2 133 T2M 10,876 2 0 2 122 11,716 2 0 2 132 11,864 2 0 2 133 T3S 10,532 2 0 2 118 11,346 2 0 2 127 11,490 2 0 2 129 T3M 10,849 2 0 2 122 11,687 2 0 2 131 11,835 2 0 2 133 T4M 10,613 2 0 3 119 11,434 2 0 3 128 11,578 2 0 3 130 TFTM 10,842 2 0 2 122 11,680 2 0 2 131 11,828 2 0 2 133 T5VS 11,276 3 0 1 127 12,148 3 0 1 136 12,302 3 0 1 138 T5S 11,286 3 0 1 127 12,158 3 0 1 137 12,312 3 0 1 138 T5M 11,257 4 0 2 126 12,127 4 0 2 136 12,280 4 0 2 138 T5W 11,344 4 0 3 127 12,221 4 0 3 137 12,375 4 0 3 139 BLC 8,890 1 0 2 100 9,576 1 0 2 108 9,698 1 0 2 109 LCCO 6,615 1 0 3 74 7,126 1 0 3 80 7,216 1 0 3 81 RCCO 6,615 1 0 3 74 7,126 1 0 3 80 7,216 1 0 3 81 P6 40 1050 134W T1S 14,805 3 0 3 110 15,949 3 0 3 119 16,151 3 0 3 121 T2S 14,789 3 0 3 110 15,932 3 0 3 119 16,134 3 0 3 120 T2M 14,865 3 0 3 111 16,014 3 0 3 120 16,217 3 0 3 121 T3S 14,396 3 0 3 107 15,509 3 0 3 116 15,705 3 0 3 117 T3M 14,829 2 0 3 111 15,975 3 0 3 119 16,177 3 0 3 121 T4M 14,507 2 0 3 108 15,628 3 0 3 117 15,826 3 0 3 118 TFTM 14,820 2 0 3 111 15,965 3 0 3 119 16,167 3 0 3 121 T5VS 15,413 4 0 1 115 16,604 4 0 1 124 16,815 4 0 1 125 T5S 15,426 3 0 1 115 16,618 4 0 1 124 16,828 4 0 1 126 T5M 15,387 4 0 2 115 16,576 4 0 2 124 16,786 4 0 2 125 T5W 15,506 4 0 3 116 16,704 4 0 3 125 16,915 4 0 3 126 BLC 12,151 1 0 2 91 13,090 1 0 2 98 13,255 1 0 2 99 LCCO 9,041 1 0 3 67 9,740 1 0 3 73 9,863 1 0 3 74 RCCO 9,041 1 0 3 67 9,740 1 0 3 73 9,863 1 0 3 74 P7 40 1300 166W T1S 17,023 3 0 3 103 18,338 3 0 3 110 18,570 3 0 3 112 T2S 17,005 3 0 3 102 18,319 3 0 3 110 18,551 3 0 3 112 T2M 17,092 3 0 3 103 18,413 3 0 3 111 18,646 3 0 3 112 T3S 16,553 3 0 3 100 17,832 3 0 3 107 18,058 3 0 3 109 T3M 17,051 3 0 3 103 18,369 3 0 3 111 18,601 3 0 3 112 T4M 16,681 3 0 3 100 17,969 3 0 3 108 18,197 3 0 3 110 TFTM 17,040 3 0 3 103 18,357 3 0 4 111 18,590 3 0 4 112 T5VS 17,723 4 0 1 107 19,092 4 0 1 115 19,334 4 0 1 116 T5S 17,737 4 0 2 107 19,108 4 0 2 115 19,349 4 0 2 117 T5M 17,692 4 0 2 107 19,059 4 0 2 115 19,301 4 0 2 116 T5W 17,829 5 0 3 107 19,207 5 0 3 116 19,450 5 0 3 117 BLC 13,971 2 0 2 84 15,051 2 0 2 91 15,241 2 0 2 92 LCCO 10,396 1 0 3 63 11,199 1 0 3 67 11,341 1 0 3 68 10,396 1 0 3 63 11,199 1 0 3 67 11,341 1 0 3 68 Performance Data Lumen Output One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2011-2019 Acuity Brands Lighting, Inc. All rights reserved. DSX0-LED Rev. 02/27/19 Page 7 of 8 Performance Data Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Contact factory for performance data on any configurations not shown here. Lumen Output Rotated Optics Power Package LED Count Drive Current System Watts Dist. Type 30K (3000 K, 70 CRI) 40K (4000 K, 70 CRI) 50K (5000 K, 70 CRI) Lumens B U G LPW Lumens B U G LPW Lumens B U G LPW P10 30 530 53W T1S 6,727 2 0 2 127 7,247 3 0 3 137 7,339 3 0 3 138 T2S 6,689 3 0 3 126 7,205 3 0 3 136 7,297 3 0 3 138 T2M 6,809 3 0 3 128 7,336 3 0 3 138 7,428 3 0 3 140 T3S 6,585 3 0 3 124 7,094 3 0 3 134 7,183 3 0 3 136 T3M 6,805 3 0 3 128 7,331 3 0 3 138 7,424 3 0 3 140 T4M 6,677 3 0 3 126 7,193 3 0 3 136 7,284 3 0 3 137 TFTM 6,850 3 0 3 129 7,379 3 0 3 139 7,472 3 0 3 141 T5VS 6,898 3 0 0 130 7,431 3 0 0 140 7,525 3 0 0 142 T5S 6,840 2 0 1 129 7,368 2 0 1 139 7,461 2 0 1 141 T5M 6,838 3 0 1 129 7,366 3 0 2 139 7,460 3 0 2 141 T5W 6,777 3 0 2 128 7,300 3 0 2 138 7,393 3 0 2 139 BLC 5,626 2 0 2 106 6,060 2 0 2 114 6,137 2 0 2 116 LCCO 4,018 1 0 2 76 4,328 1 0 2 82 4,383 1 0 2 83 RCCO 4,013 3 0 3 76 4,323 3 0 3 82 4,377 3 0 3 83 P11 30 700 72W T1S 8,594 3 0 3 119 9,258 3 0 3 129 9,376 3 0 3 130 T2S 8,545 3 0 3 119 9,205 3 0 3 128 9,322 3 0 3 129 T2M 8,699 3 0 3 121 9,371 3 0 3 130 9,490 3 0 3 132 T3S 8,412 3 0 3 117 9,062 3 0 3 126 9,177 3 0 3 127 T3M 8,694 3 0 3 121 9,366 3 0 3 130 9,484 3 0 3 132 T4M 8,530 3 0 3 118 9,189 3 0 3 128 9,305 3 0 3 129 TFTM 8,750 3 0 3 122 9,427 3 0 3 131 9,546 3 0 3 133 T5VS 8,812 3 0 0 122 9,493 3 0 0 132 9,613 3 0 0 134 T5S 8,738 3 0 1 121 9,413 3 0 1 131 9,532 3 0 1 132 T5M 8,736 3 0 2 121 9,411 3 0 2 131 9,530 3 0 2 132 T5W 8,657 4 0 2 120 9,326 4 0 2 130 9,444 4 0 2 131 BLC 7,187 3 0 3 100 7,742 3 0 3 108 7,840 3 0 3 109 LCCO 5,133 1 0 2 71 5,529 1 0 2 77 5,599 1 0 2 78 RCCO 5,126 3 0 3 71 5,522 3 0 3 77 5,592 3 0 3 78 P12 30 1050 104W T1S 12,149 3 0 3 117 13,088 3 0 3 126 13,253 3 0 3 127 T2S 12,079 4 0 4 116 13,012 4 0 4 125 13,177 4 0 4 127 T2M 12,297 3 0 3 118 13,247 3 0 3 127 13,415 3 0 3 129 T3S 11,891 4 0 4 114 12,810 4 0 4 123 12,972 4 0 4 125 T3M 12,290 3 0 3 118 13,239 4 0 4 127 13,407 4 0 4 129 T4M 12,058 4 0 4 116 12,990 4 0 4 125 13,154 4 0 4 126 TFTM 12,369 4 0 4 119 13,325 4 0 4 128 13,494 4 0 4 130 T5VS 12,456 3 0 1 120 13,419 3 0 1 129 13,589 4 0 1 131 T5S 12,351 3 0 1 119 13,306 3 0 1 128 13,474 3 0 1 130 T5M 12,349 4 0 2 119 13,303 4 0 2 128 13,471 4 0 2 130 T5W 12,238 4 0 3 118 13,183 4 0 3 127 13,350 4 0 3 128 BLC 10,159 3 0 3 98 10,944 3 0 3 105 11,083 3 0 3 107 LCCO 7,256 1 0 3 70 7,816 1 0 3 75 7,915 1 0 3 76 RCCO 7,246 3 0 3 70 7,806 4 0 4 75 7,905 4 0 4 76 P13 30 1300 128W T1S 14,438 3 0 3 113 15,554 3 0 3 122 15,751 3 0 3 123 T2S 14,355 4 0 4 112 15,465 4 0 4 121 15,660 4 0 4 122 T2M 14,614 3 0 3 114 15,744 4 0 4 123 15,943 4 0 4 125 T3S 14,132 4 0 4 110 15,224 4 0 4 119 15,417 4 0 4 120 T3M 14,606 4 0 4 114 15,735 4 0 4 123 15,934 4 0 4 124 T4M 14,330 4 0 4 112 15,438 4 0 4 121 15,633 4 0 4 122 TFTM 14,701 4 0 4 115 15,836 4 0 4 124 16,037 4 0 4 125 T5VS 14,804 4 0 1 116 15,948 4 0 1 125 16,150 4 0 1 126 T5S 14,679 3 0 1 115 15,814 3 0 1 124 16,014 3 0 1 125 T5M 14,676 4 0 2 115 15,810 4 0 2 124 16,010 4 0 2 125 T5W 14,544 4 0 3 114 15,668 4 0 3 122 15,866 4 0 3 124 BLC 7919 3 0 3 62 8531 3 0 3 67 8639 3 0 3 67 LCCO 5145 1 0 2 40 5543 1 0 2 43 5613 1 0 2 44 5139 3 0 3 40 5536 3 0 3 43 5606 3 0 3 44 One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2011-2019 Acuity Brands Lighting, Inc. All rights reserved. DSX0-LED Rev. 02/27/19 Page 8 of 8 FEATURES & SPECIFICATIONS INTENDED USE The sleek design of the D-Series Size 0 reflects the embedded high performance LED technology. It is ideal for many commercial and municipal applications, such as parking lots, plazas, campuses, and pedestrian areas. CONSTRUCTION Single-piece die-cast aluminum housing has integral heat sink fins to optimize thermal management through conductive and convective cooling. Modular design allows for ease of maintenance and future light engine upgrades. The LED driver is mounted in direct contact with the casting to promote low operating temperature and long life. Housing is completely sealed against moisture and environmental contaminants (IP65). Low EPA (0.95 ft2) for optimized pole wind loading. FINISH Exterior parts are protected by a zinc-infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering. A tightly controlled multi-stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling. Available in both textured and non-textured finishes. OPTICS Precision-molded proprietary acrylic lenses are engineered for superior area lighting distribution, uniformity, and pole spacing. Light engines are available in 3000 K, 4000 K or 5000 K (70 CRI) configurations. The D-Series Size 0 has zero uplight and qualifies as a Nighttime FriendlyTM product, meaning it is consistent with the LEED® and Green GlobesTM criteria for eliminating wasteful uplight. ELECTRICAL Light engine(s) configurations consist of high-efficacy LEDs mounted to metal- core circuit boards to maximize heat dissipation and promote long life (up to L85/100,000 hours at 25°C). Class 1 electronic drivers are designed to have a power factor >90%, THD <20%, and an expected life of 100,000 hours with <1% failure rate. Easily serviceable 10kV surge protection device meets a minimum Category C Low operation (per ANSI/IEEE C62.41.2). STANDARD CONTROLS The DSX0 LED area luminaire has a number of control options. Dusk to dawn controls can be utilized via optional NEMA twist-lock photocell receptacles. Integrated motion sensors with on-board photocells feature field-adjustable programing and are suitable for mounting heights up to 30 feet. nLIGHT AIR CONTROLS The DSX0 LED area luminaire is also available with nLight® AIR for the ultimate in wireless control. This powerful controls platform provides out-of-the-box basic motion sensing and photocontrol functionality and is suitable for mounting heights up to 40 feet. Once commissioned using a smartphone and the easy-to-use CLAIRITY app, nLight AIR equipped luminaries can be grouped, resulting in motion sensor and photocell group response without the need for additional equipment. Scheduled dimming with motion sensor over-ride can be achieved when used with the nLight Eclypse. Additional information about nLight Air can be found here. INSTALLATION Included mounting block and integral arm facilitate quick and easy installation. Stainless steel bolts fasten the mounting block securely to poles and walls, enabling the D-Series Size 0 to withstand up to a 3.0 G vibration load rating per ANSI C136.31. The D-Series Size 0 utilizes the AERISTM series pole drilling pattern (template #8). Optional terminal block and NEMA photocontrol receptacle are also available. LISTINGS UL Listed for wet locations. Light engines are IP66 rated; luminaire is IP65 rated. Rated for -40°C minimum ambient. U.S. Patent No. D672,492 S. International patent pending. DesignLights Consortium® (DLC) Premium qualified product and DLC qualified product. Not all versions of this product may be DLC Premium qualified or DLC qualified. Please check the DLC Qualified Products List at www.designlights.org/QPL to confirm which versions are qualified. International Dark-Sky Association (IDA) Fixture Seal of Approval (FSA) is available for all products on this page utilizing 3000K color temperature only. WARRANTY 5-year limited warranty. Complete warranty terms located at: www.acuitybrands.com/resources/terms-and-conditions Note: Actual performance may differ as a result of end-user environment and application. All values are design or typical values, measured under laboratory conditions at 25 °C. Specifications subject to change without notice. Capable Luminaire This item is an A+ capable luminaire, which has been designed and tested to provide consistent color appearance and system-level interoperability. • All configurations of this luminaire meet the Acuity Brands’ specification for chromatic consistency • This luminaire is A+ Certified when ordered with DTL® controls marked by a shaded background. DTL DLL equipped luminaires meet the A+ specification for luminaire to photocontrol interoperability1 • This luminaire is part of an A+ Certified solution for ROAM® or XPoint™ Wireless control networks, providing out-of-the-box control compatibility with simple commissioning, when ordered with drivers and control options marked by a shaded background1 To learn more about A+, visit www.acuitybrands.com/aplus. 1. See ordering tree for details. 2. A+ Certified Solutions for ROAM require the order of one ROAM node per luminaire. Sold Separately: Link to Roam; Link to DTL DLL OLWX1 LED Series Performance Package Color Temperature Voltage Controls Finish OLWX1 LED 13W 13 watts 20W 20 watts 40W 40 watts 40K 4000 K 1 50K 5000 K (blank)MVOLT 2 120 120V 3 347 347V (blank)None PE 120V button photocell 1,3 (blank)Dark bronze OLWX1 LED LED Wall Luminaire Ordering Information EXAMPLE: OLWX1 LED 20W 50K NOTES 1 Not available with 347V option. 2 MVOLT driver operates on any line voltage from 120-277V (50/60Hz). 3 Specify 120V when ordering with photocell (PE option). Catalog Number Notes Type One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2014-2018 Acuity Brands Lighting, Inc. All rights reserved. Hit the Tab key or mouse over the page to see all interactive elements. Introduction The OLWX1 is versatile and energy efficient. It is designed to replace up to 250W metal halide while saving over 87% in energy costs. Whether you are mounting it to a recessed junction box, conduit/ through wiring, as an up light, as a down light, or as a flood light – the OLWX1 has all applications covered. Width:7-1/2” (19 cm) Height:8” (20.3 cm) Depth:3” (7.62 cm) Weight: 5 lbs (2.27kg) Specifications FEATURES & SPECIFICATIONS INTENDED USE The versatility of the OLWX1 LED combines a sleek, low-profile wall pack design with energy efficient, low maintenance LEDs for replacing up to 250W metal halide fixtures. Mounting accessories are available to convert the OLWX1 LED into an energy efficient flood light. OLWX1 LED is ideal for outdoor applications such as building perimeters, loading areas, driveways and sign and building flood lighting. CONSTRUCTION Cast-aluminum housing with textured dark bronze polyester powder paint for durability. Integral heat sinks optimize thermal management through conductive and convective cooling. LEDs are protected behind a glass lens. Housing is sealed against moisture and environmental contaminants (IP65 rated). See Lighting Facts label and photometry reports for details. ELECTRICAL Light engine consists of 1 high-efficiency Chip On Board (COB) LED with integrated circuit board mounted directly to the housing to maximize heat dissipation and promote long life (L73/100,000 hours at 25°C). Electronic drivers have a power factor >90% and THD <20% and a minimum 2.5kV surge rating. Flood light mounting accessories include an additional 6kV surge protection device. LEDs are available in 4000K and 5000K CCTs. INSTALLATION Easily mounts to recessed junction boxes with the included wall mount bracket, or for surface mounting and conduit entry - with the included junction box with five 1/2” threaded conduit entry hubs. Flood light mounting accessories (sold separately) include knuckle, integral slipfitter and yoke mounting options. Each flood mount accessory comes with a top visor and vandal guard. Luminaire may be wall or ground mounted in downward or upward orientation. LISTINGS UL Listed to U.S. and Canadian safety standards for wet locations. Rated for -40° C minimum ambient. Tested in accordance with IESNA LM-79 and LM-80 standards. DesignLights Consortium® (DLC) qualified product. Not all versions of this product may be DLC qualified. Please check the DLC Qualified Products List at www.designlights.org to confirm which versions are qualified. WARRANTY 5-year limited warranty. Complete warranty terms located at: www.acuitybrands.com/CustomerResources/Terms_and_conditions.aspx. Note: Actual performance may differ as a result of end-user environment and application. All values are design or typical values, measured under laboratory conditions at 25°C. Specifications subject to change without notice. 8 7-1/2 4-3/8 4-5/8 3 Accessories Ordered and shipped separately. OLWX1TS Slipfitter – size 1 OLWX1YK Yoke – size 1 OLWX1THK Knuckle – size 1 3 2.974.41 4.63 Flush or backbox mount Accessories Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Fixture Model Number CCT System Watts Lumens LPW B U G CRI OLWX1 LED 13W 40K 4000 K 14 W 1,271 91 1 0 0 >70 OLWX1 LED 13W 50K 5000 K 14 W 1,289 92 1 0 0 >80 OLWX1 LED 20W 40K 4000 K 20 W 2,697 135 1 0 0 >70 OLWX1 LED 20W 50K 5000 K 19 W 2,663 140 1 0 0 >70 OLWX1 LED 40W 40K 4000 K 39 W 4,027 101 2 0 0 >70 OLWX1 LED 40W 50K 5000 K 37 W 4,079 110 2 0 0 >70 Performance Data One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2014-2018 Acuity Brands Lighting, Inc. All rights reserved. Lumen Output Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F). Lumen Ambient Temperature (LAT) Multipliers 0°C 10°C 20°C 25°C 30°C 40°C 13W 1.06 1.03 1.01 1.00 0.99 0.96 20W 1.06 1.04 1.01 1.00 0.99 0.96 40W 1.07 1.04 1.01 1.00 0.99 0.96 Projected LED Lumen Maintenance Data references the extrapolated performance projections in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM-80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Operating Hours 0 25,000 50,000 100,000 OLWX1 LED 13W 1.00 0.92 0.85 0.73 OLWX1 LED 20W 1.00 0.92 0.85 0.73 OLWX1 LED 40W 1.00 0.94 0.88 0.79 To see complete photometric reports or download .ies files for this product, visit the Lithonia Lighting OLWX1 LED homepage. Tested in accordance with IESNA LM-79 and LM-80 standards Photometric Diagrams Test No. LTL22697 tested in accordance with IESNA LM-79-08. LEGEND 0.2 fc 0.5 fc 1.0 fc 2.0 fc OLWX1 LED 13W 40K, Mounting height = 10’OLWX1 LED 20W 40K, Mounting height = 12’OLWX1 LED 40W 40K, Mounting height = 15’ Test No. LTL22696 tested in accordance with IESNA LM-79-08.Test No. LTL22695 tested in accordance with IESNA LM-79-08. Input current at given input voltage (amps) Fixture Model Number Rated Power (watts)120V 208V 240V 277V 347V OLWX1 LED 13W 40K 14 W 0.12 0.07 0.06 0.06 0.04 OLWX1 LED 13W 50K 14 W 0.12 0.07 0.06 0.06 0.04 OLWX1 LED 20W 40K 20 W 0.20 0.12 0.10 0.09 0.06 OLWX1 LED 20W 50K 19 W 0.20 0.12 0.10 0.09 0.06 OLWX1 LED 40W 40K 39 W 0.37 0.21 0.19 0.16 0.11 OLWX1 LED 40W 50K 37 W 0.37 0.21 0.19 0.16 0.11 Electrical Load OLWX1 LED Rev. 02/22/18 OLWX1TS Slipfitter – size 1 OLWX1YK Yoke – size 1 OLWX1THK Knuckle – size 1 OLWX1THK Knuckle – size 1 Top Visor and Vandal Guard included with accessories Standard size tenon is 2 1/8”. The slip fitter has a range of 2” to 2 3/8”. Lighting Facts Labels One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2014-2018 Acuity Brands Lighting, Inc. All rights reserved. OLWX1 LED Rev. 02/22/18 OLWX1 LED 13W 40K XXX XX XXX OLWX1 LED 13W 50K XXX XX XXX OLWX1 LED 20W 40K XXX XX XXX OLWX1 LED 20W 50K XXX XX XXX OLWX1 LED 40W 40K XXX XX XXX OLWX1 LED 40W 50K XXX XX XXX techlighting.com 700OWVEX CRI/CCT LENGTH FINISH INPUT VOLTAGE 927 90 CRI, 2700K 930 90 CRI, 3000K 940 90 CRI, 4000K 4 4"H CHARCOAL Z BRONZE W WHITE B BLACK UNV UNV 120V-277V SHIPS WITH OPTIONAL ACRYLIC COVER FOR PROTECTION AGAINST OUTDOOR DEBRIS. DELIVERED LUMENS 554 WATTS 18.7 VOLTAGE Universal 120V - 277V DIMMING 0-10V, ELV, TRAC, CL LIGHT DISTRIBUTION Symmetric or Asymmetric depending on barn doors position MOUNTING OPTIONS Wall OPTICS Adjustable beam spread CCT 2700K, 3000K or 4000K CRI 90+ COLOR BINNING 3-Step BUG RATING B0-U3-G0 DARK SKY Non-Compliant WET LISTED IP65 GENERAL LISTING ETL, ADA CALIFORNIA TITLE 24 Can be used to comply with CEC 2016 Title 24 Part 6 for outdoor use. Registration with CEC Appliance Database not required. START TEMP -30ºC FIELD SERVICEABLE LED Yes CONSTRUCTION Aluminum HARDWARE Stainless Steel FINISH Marine Grade Powder Coat LED LIFETIME L70; 35,000 Hours WARRANTY*5 years WEIGHT 2.4 lbs. * Visit techlighting.com for specific warranty limitations and details. Ships with optional acrylic cover for protection against outdoor debris. VEX WALL SCONCE With its unassuming minimalist profile, The Vex outdoor LED wall sconce features up and down lighting and delivers a wide range of optical control and illumination options in a unique and deceptively simple design. Independent, up and down beam angels from 10° - 120° are achieved with simple tool-free adjustment. Beams can be set symmetric or asymmetric in both directions and are lockable. Angle markers ensure consistent and precise aiming and adjustment from fixture to fixture. Vex is ideal for indoor or outdoor accent lighting, ambient and/or way-finding applications where beam angle is critical and/or being used to add dramatic effects. ORDERING INFORMATION Key features • Tool-free, independent, up/down beam angle adjustment 10° - 120° • Asymmetric or Symmetric Beam Shaping • Lockable • Angle markers for consistent and precise aiming SPECIFICATIONS VEX shown in black VEX shown in charcoal VEX shown in bronze VEX shown in white 7400 Linder Avenue, Skokie, Illinois 60077 T 847.410.4400 F 847.410.4500 FIXTURE TYPE & QUANTITY PROJECT INFO JOB NAME & INFO NOTES © 2017 Tech Lighting, L.L.C. All rights reserved. The “Tech Lighting” graphic is a registered trademark of Tech Lighting, L.L.C. Tech Lighting reserves the right to change specifications for product improvements without notification. techlighting.com 2.3" 58 mm4.6" 117 mm 4.6" 117 mm 3.9" 99 mm 180˚170˚160˚150˚140˚ 130˚ 120˚ 110˚ 100˚ 90˚ 80˚ 70˚ 60˚ 50˚ 40˚30˚20˚10˚0˚ 200 240 160 120 80 40 0 40 80 120 160 200 240 VEX WALL SCONCE Vex PHOTOMETRICS**For latest photometrics, please visit www. techlighting.com/OUTDOOR VEX Total Lumen Output: 554 Total Power: 18.7 Luminaire Efficacy: 29.6 Color Temp: 3000K CRI: 90+ BUG Rating: B0-U3-G0 PUDA-PL20180002194, TREE FARM MPUD November 22, 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: DECEMBER 5, 2019 SUBJECT: PUDA-PL20180002194, TREE FARM MIXED-USE PLANNED UNIT DEVELOPMENT (MPUD) _______________________________________________________________________________ PROPERTY OWNERS AND AGENTS: Owners/Petitioner: Agents: TBC Tree Farm 1, LLC TBC Tree Farm 2, LLC 14004 Roosevelt Boulevard, # 601 Clearwater, FL 33762 D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Richard Yovanovich, Esq. Coleman, Yovanovich, Koester 4001 Tamiami Trail North, Suite 300 Naples, FL 34135 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 07- 54, the Tree Farm Mixed-Use Planned Unit Development (MPUD), to increase the maximum residential dwelling units to 460 for a mix of housing types; to add 105,000 square feet of indoor self-storage; to allow up to 250 hotel units; to allow up to 150 assisted living facility units; to reduce the commercial/office uses from 120,000 square feet to 80,000 square feet; by requiring that all uses are subject to a cap on traffic generation; by revising the development standards; by amending the master plan and revising developer commitments; and by providing an effective date. AGENDA ITEM 9.A.3 PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 2 of 16 PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 3 of 16 PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 4 of 16 PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 5 of 16 GEOGRAPHIC LOCATION: The subject Planned Unit Development (PUD), consisting of 58.84± acres, is located at the intersection of Immokalee Road (CR 846) and Collier Boulevard (CR 951), in Section 22, Township 48 South, Range 26 East, Collier County, Florida. (See the Location Map on page 2 of this Staff Report.) PURPOSE/DESCRIPTION OF PROJECT: The petitioner proposes to increase the number of permitted dwelling units from 281 multi-family or 138 single-family to allow up to 460 dwelling units of varying types including single-family, multi-family, two-family attached, and townhomes. The PUD also proposes a decrease in the permitted retail and office square footage from 120,000 square feet to 80,000 square feet, and to add indoor self-storage as a permitted use up to a maximum of 105,000 square feet. The previously approved trip cap will remain at 580 PM peak hour two-way external trip cap. The petitioner has also modified the Conceptual PUD Master Plan to reflect a minor change recently approved through the PUD Minor Change process, which relocated a small on-site preserve. To date, 54 multi-family units have been constructed within the MPUD. The petitioner is also requesting the removal of the affordable housing developer commitment. The proposed changes to the also PUD include: - the addition of a cross section related to Deviation 1; - the allocation of a minimum of 30% of the density (179 dwelling units) to the Mixed-Use Activity Center Subdistrict; - the allocation of a minimum of 30% of the Activity Center acreage density (54 dwelling units) to the Commercial Mixed-Use District and the balance to within 1/3 mile of the Activity Center boundary; - the allocation of all dwelling units above 281 units to the C/MU district or within 1/3 mile of the Activity Center boundary; - the increase of the density from 4.78 dwelling units per acre to 7.82 dwelling units per acre; - the revision of the hotel/motel .60 floor area ratio (FAR) to a maximum of 250 units; - the removal of the Recreation Area Tract from the Master Plan and the removal of Recreation Area principal and accessory uses and development standards; - the addition of Amenity Area principal and accessory uses and development standards; - a commitment to provide a bicycle and pedestrian interconnection between the C/MU and R tracts; and - the relocation of various deviations to PUD Section 6.8 “Deviations.” For further information, please see Attachment A–Proposed PUD Ordinance. PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 6 of 16 SURROUNDING LAND USE AND ZONING: North: A golf maintenance facility and a construction staging area, and then developed single-family residential with a zoning designation of Esplanade Golf and Country Club of Naples Residential Planned Unit Development (RPUD), with a density of 1.4 dwelling units per acre. East: Plateau Road, a 2 to 4-lane roadway, and then developed commercial, developed and undeveloped single-family and multifamily residential, and a golf maintenance facility with a zoning designation of Heritage Bay PUD. Heritage Bay is also a Development of Regional Impact, with a density of 1.3 dwelling units per acre. South: A drainage easement and then Immokalee Road, a 6-lane divided roadway, and then developed commercial with a zoning designation of Richland PUD, known as Pebblebrooke, with a density of 3.1 units per acre West: Developed multi-family and single-family residential, and undeveloped residential and commercial with a zoning designation of Addie’s Corner Mixed-Use Planned Unit Development (MPUD) with a density of 11.45 dwelling units per acre, and Esplanade Golf and Country Club of Naples Residential Planned Unit Development (RPUD), with a density of 1.4 dwelling units per acre PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 7 of 16 AERIAL PHOTO GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: 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 B-FLUE Consistency Review. Transportation Element: In evaluating this project, staff reviewed the applicant’s July 30, 2019, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the 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 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 Subject Site PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 8 of 16 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 PUD Document provided with the proposed rezoning, the applicant is requesting a maximum of 460 multi-family residential dwelling units, which is an increase of 179 dwelling units from the currently approved 281 dwelling units. The Transportation Impact Statement (TIS) provided with this petition outlines a potential development scenario to address the proposed development requested in the PUD. Specifically, the potential development scenario consists of the 460 multi-family dwelling units noted above, 80,000 square feet of shopping center retail use, and 105,000 square feet of mini-warehouse use. This development scenario results in 520± PM peak hour two-way trips on the adjacent roadways which is 60± PM peak hour two-way trips fewer potential trips than the currently approved development. Staff has evaluated the TIS and agrees that the scenario presents an accurate trip generation calculation, a reasonable trip distribution on the surrounding network, and reflects a reasonable development potential for the proposed PUD. While the scenario does not fully represent the highest best use possible with the PUD; the scenario does result in a potentially lower-traffic generation than currently approved for the development. Additionally, the current trip cap of 580 PM peak hour two-way trips remains as a developer commitment for this project. According to the current 2019 AUIR, Immokalee Road from Logan Boulevard to Collier Boulevard has a current service volume of 3,200 trips, a remaining capacity of approximately 284 trips, and is currently operating at LOS “D.” Immokalee Road from Collier Boulevard to Wilson Boulevard has a current service volume of 3,300 trips, a remaining capacity of approximately 362 trips, and is currently operating at LOS “D.” Also, according to the 2019 AUIR, Collier Boulevard from Vanderbilt Beach Road to Immokalee Road has a current service volume of 3,000 trips, a remaining capacity of approximately 603 trips, and is currently operating at LOS “D.” Based on the information provided in the TIS for this petition, the subject roadway links have sufficient capacity to accommodate the project within the 5-year planning period. Conservation and Coastal Management Element (CCME): Environmental Planning staff has found this project to be consistent with the CCME. The project site consists of 2.02 acres of native vegetation. A minimum of 0.51 acres (25% of 2.02 acres) of native vegetation shall be placed under preservation and dedicated to Collier County. PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 9 of 16 GMP 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 the PUD petition to address environmental concerns. As previously stated, the PUD preserve requirement is 0.51 acres (25% of 2.02 acres), which meets the minimum preservation requirement. No listed animal 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. Utilities Review: The project lies within the regional potable water service area and the north wastewater service area of the Collier County Water-Sewer District (CCWSD). Water and wastewater services are readily available via existing infrastructure on-site and within adjacent rights-of-way, and sufficient water and wastewater treatment capacities are available. Adequate downstream wastewater system capacity must be confirmed at the time of development permit (Site Development Plan (SDP) or Plans and Plat (PPL)) review through a thorough engineering analysis, which will be discussed at a mandatory pre-submittal conference with representatives from the Public Utilities Engineering and Project Management Division, and the Growth Management Development Review Division. Any improvements to the Collier County Water-Sewer District’s wastewater transmission system necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer. Such improvements will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. School Board Review: At this time there is capacity for the proposed development within the middle school concurrency service area and in adjacent currency service areas for the elementary and high school levels. In addition there will be new high school capacity added to this project’s high school concurrency service area with the opening of a new high school in 2023. At the time of SDP or PPL, the development would be reviewed for concurrency to ensure there is capacity either within PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 10 of 16 the concurrency service area the development is located within or in adjacent concurrency service areas. Zoning and Land Development Review: FLUE Policy 5.4 requires new land uses to be compatible with, and complementary to, the surrounding land uses. Staff reviewed the appropriateness of the request to increase the number of residential dwelling units from 281 multi-family or 138 single-family to 460 dwelling units of various types, add 105,000 square feet of self-storage area, 250 hotel units, and decrease commercial/office uses from 175,000 square feet to 120,000 square feet. Staff believes that the proposed development will be compatible with and complementary to the surrounding land uses. The currently approved Development Standards consisting of building heights, yard setbacks, minimum floor area, building separation, and landscape buffering will remain similar to what was previously approved. CONCURRENT LAND USE APPLICATIONS: There was a pre-application meeting held on August 7, 2018 for Tree Farm Townhomes (PL20180002231), an 18.46 acre, 120 unit project. There was another pre-application meeting held on December 12, 2018 for a 5.1± acre 46,000 square foot strip shopping center within the Tree Farm PUD (PPL-PL20180003592 and SDP-PL20180003593). Please see Attachment C-Tree Farm Commercial PPL/SDP Exhibit. To date, no review documents related to these pre-application meetings have been submitted. 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 and discussed in the zoning review analysis, the neighborhood’s existing land use pattern can be characterized as mostly developed commercial and residential. 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. It is also comparable with expected land uses by virtue of its consistency with the FLUE of the GMP. PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 11 of 16 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 proposed changed is being requested in compliance with the LDC provisions because the petitioner wishes to develop a different variety of residential and commercial land uses than what was previously approved. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed changes 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 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 the first development order (SDP or PPL). 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 development 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 PUD Amendment will not reduce light and air to adjacent areas inside or outside the PUD. 10. Whether the proposed change would adversely affect property values in the adjacent area. 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. PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 12 of 16 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 property surrounding the subject site is developed or undergoing development. The basic premise underlying all of the development standards in the LDC is that their sound application, when combined with the site development plan approval process and/or subdivision 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 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 proposed uses 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 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. Any development anticipated by the PUD Document would require considerable site alteration, and this project will undergo extensive evaluation relative to all federal, state, and local development regulations during the SDP and/or PPL processes, and as part of the building permit process. PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 13 of 16 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 project will have to meet all applicable criteria outlined in LDC Section 6.02.00 regarding Adequate Public Facilities (APF), and the project will need to be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities, except as may be exempt by federal regulations. This petition has been reviewed by County staff responsible for jurisdictional elements of the GMP as part of the amendment process, and those staff persons have concluded that no Level of Service will be adversely impacted. The concurrency review for APF is determined at the time of SDP review. The activity proposed by this amendment will have no impact on public facility adequacy in regard to utilities. 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 area is suitable for residential and commercial development. The petitioner will be required to comply with all County regulations regarding drainage, sewer, water, and other utilities. Water distribution and wastewater collection/transmission mains are readily available along Addison Place Drive and at the southeast corner of the PUD, and there are adequate water and wastewater treatment capacities to serve the proposed PUD as amended. 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. PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 14 of 16 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 landscaping and buffering standards are compatible with the adjacent uses. 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. 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 PPL), 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. The CCWSD has sufficient treatment capacity for water and wastewater services to the project. Conveyance capacity must be confirmed at the time of development permit application. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The area has adequate supporting infrastructure, including County water and wastewater mains, to accommodate this project. Furthermore, adequate public facilities requirements will be addressed when development approvals are sought. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. All future development will comply with the LDC and other applicable codes. The petitioner is not requesting any deviations to the LDC. PUDA-PL20180002194, TREE FARM MPUD November 22, 2019 Page 15 of 16 NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM meeting on June 20, 2019, at Saint Monica’s Episcopal Church located at 7070 Immokalee Road, Naples, Florida. Approximately 5 residents attended the meeting along with the Agent’s team. For further information, see the NIM Transcript contained in Attachment D-Application. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the Staff Report for this petition on November 20, 2019. RECOMMENDATION: Planning and Zoning Review staff recommends that the CCPC forward Petition PUDA- PL20180002194, Tree Farm MPUD to the BCC with a recommendation of approval. Attachments: Attachment A-Proposed PUD Ordinance Attachment B-FLUE Consistency Review Attachment C-Tree Farm Commercial PPL/SDP Exhibit. Attachment D- Application Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 1 of 31 TREE FARM MPUD A MIXED-USE PLANNED UNIT DEVELOPMENT REGULATIONS AND SUPPORTING MASTER PLAN GOVERNING THE TREE FARM MPUD, A PLANNED UNIT DEVELOPMENT PURSUANT TO PROVISIONS OF THE COLLIER COUNTY LAND DEVELOPMENT CODE PREPARED FOR: LANDQUEST GROUP 5150 TAMIAMI TRAIL NORTH NAPLES, FLORIDA 34103 PREPARED BY: 6610 Willow Park Drive Suite 200 Naples, Florida 34109 and R. BRUCE ANDERSON CHEFFY PASSIDOMO, P.A. 821 5TH AVENUE SOUTH NAPLES, FLORIDA 34102 AMENDED BY: Q. GRADY MINOR AND ASSOCIATES, P.A. 3800 VIA DEL REY, BONITA SPRINGS, FL 34134 And COLEMAN, YOVANOVICH AND KOESTER, P.A. THE NORTHERN TRUST BUILDING, 4001 TAMIAMI TRAIL NORTH, SUITE 300, NAPLES, FLORIDA 34103 DATE REVIEWED BY CCPC: DATE REVIEWED BY BCC: ORDINANCE NUMBER: 07-54 AMENDMENTS AND APPEAL: HEX 2015-42, HEX 2018-12 EXHIBIT “A” Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 2 of 31 TABLE OF CONTENTS LIST OF EXHIBIT AND TABLES STATEMENT OF COMPLIANCE SECTION I PROPERTY OWNERSHIP AND LEGAL DESCRIPTION SECTION II PROJECT DEVELOPMENT REQUIREMENTS SECTION III COMMERCIAL MIXED-USE DISTRICT (C) SECTION IV RESIDENTIAL DISTRICT (R) SECTION V PRESERVE DISTRICT (P) SECTION VI DEVELOPMENT COMMITMENTS Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 3 of 31 LIST OF EXHIBIT AND TABLES EXHIBIT “A” MPUD MASTER PLAN EXHIBIT “B” DEVIATION #1 CROSS SECTION EXHIBIT “D” COMPLIANCE AGREEMENT TABLE IA FLUE ELIGIBLE DENSITY TABLE IB MPUD DENSITY TABLE II PROJECT LAND USE DISTRICTS TABLE III DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT TABLE IV DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICT TABLE V DEVELOPMENT STANDARDS FOR RECREATIONAL AREA Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 4 of 31 STATEMENT OF COMPLIANCE The development of ±58.84 acres of property in Collier County, Florida, as a Mixed Use Planned Unit Development (MPUD) to be known as the Tree Farm MPUD, shall be in compliance with the goals, objectives, and policies of the Collier County Growth Management Plan (GMP), Land Development Code (LDC) and other applicable codes and ordinances. The commercial and residential uses and recreational facilities of the Tree Farm MPUD will be consistent with the growth policies, land development regulations, and applicable comprehensive planning objectives of each of the GMP elements for the following reasons: 1. The subject property is 58.84+/- acres in size and is designated Urban on the Future Land Use Map, with 40.15 acres located within a residential density band of the Urban Mixed Use District, Urban Residential Subdistrict, and 18.69 acres located within Commercial District, Mixed Use Activity Center Subdistrict, as identified on FLUM. Consistent with the provisions of Objective 1 of the Future Land Use Element (FLUE), all uses contemplated are consistent with these respective designations. 2. Approximately 18.69 acres of the subject property is located within an area identified as Activity Center #3 in the FLUE of the GMP for Collier County. 3. Activity Centers are the preferred locations for concentration of commercial and mixed use development activities. The subject property is located on the northwest corner of the intersection of Immokalee Road and Collier Boulevard (C.R. 951). This strategic location will allow superior access to the site, and provide an ideal location for commercial activities. The project is a mixed use development located within, and less than one mile from, an Activity Center. Therefore, the proposed commercial uses and residential densities are consistent with the FLUE of the Collier County GMP. 4. The development will be compatible and complimentary to existing and planned surrounding land uses (Policy 5.46). 5. The project must comply with the provisions of Division 6.02.01, adequate public facilities requirements of the LDC. Therefore, it will implement, and further Objective 2 of the FLUE, Objective 8 of the Transportation Element, Objective 1.2 of the Sanity Sewer Sub- Element. 6. The maximum allowable density as set forth under the FLUE Density Rating System and Mixed Use Activity Center is as follows: Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 5 of 31 FLUE Designation Acres +/- Eligible Base Units/Acre Eligible Bonus Density/Acre Total Eligible Density/Acre Eligible Gross Density Total DUs Mixed Use Activity Center Subdistrict 18.69 16 N/A 16 299.04 Urban Residential Subdistrict, Density Band 40.15 4 3 7 281.05 Total 58.84 N/A N/A 9.8586 580.00* Table IA: FLUE Eligible Density (* Rounded) FLUE Designation Acres +/- MPUD Density Units/Acre Eligible Density/Acre MPUD Gross DensityTotal DUs Mixed Use Activity Center Subdistrict** 18.69 0.009.58 16 0.00179 Urban Residential Subdistrict, Density Band 40.15 7.00 7 281.05 Total 58.84 4.787.82 9.86 281460.00* Table IB: MPUD Density (*Rounded) ** Per the Future Land Use Element, C. Urban Commercial District, Mixed Use Activity Center Subdistrict: A minimum of 30% of the Activity Center-accumulated density shall be constructed within the Activity Center. The remaining 70% of the Activity Center-accumulated density shall be constructed within 1/3 mile of the Activity Center. The maximum number of the Activity Center-accumulated density must not exceed 179 dwelling units. 7. The MPUD sets forth a maximum density of 281 460 dwelling units or 7.82 dwelling units per gross acre, dispersed throughout the project site in accordance with the Future Land Use Element, (281 multi-family/townhouse or 138 single-family detached units) subject to the vehicular trip cap in Section 6.3.J. of this PUD or 4.78 dwelling units per acre. The Activity Center shall be: developed at a human scale; pedestrian-oriented; and, interconnected with the remaining portions of the project with pedestrian and bicycle facilities. 8. The MPUD has been designed to provide for future vehicular interconnectivity to the west, and has been designed to provide vehicular, pedestrian and bicycle interconnectivity throughout the project, including between the commercial and residential components. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 6 of 31 SECTION I PROPERTY OWNERSHIP AND DESCRIPTION 1.1 PURPOSE The purpose of this Section is to set forth the location and ownership of the property, and to describe the existing conditions of the property proposed to be developed under the project name of the Tree Farm MPUD. 1.2 LEGAL DESCRIPTION BEING PART OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA. PARCEL 1: THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE NORTHEAST QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE EAST 30 FEET AND SOUTH 30 FEET THEREOF AS ACCESS EASEMENT FOR HIGHWAY RIGHT-OF- WAY. PARCEL 2: THE EAST HALF (1/2) OF THE NORTHEAST QUARTER (1/4) OF THE SOUTHEAST QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE EAST 30 FEET AND THE NORTH 30 FEET THEREOF AS AN ACCESS EASEMENT FOR HIGHWAY RIGHT-OF-WAY. PARCEL 3: THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE SOUTHEAST QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, SUBJECT TO AN EASEMENT FOR PUBLIC RIGHT- OF-WAY OVER AND ACROSS THE EAST 30 FEET THEREOF; AND EXCEPTING THE SOUTH 100 FEET THEREOF FOR CANAL RIGHT-OF-WAY. COMMENCING AT THE NORTHEAST CORNER OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE ALONG THE EAST LINE OF THE NORTHEAST QUARTER (1/4) OF SAID SECTION 22, S. 00°51'06" E., A DISTANCE OF 1334.40 FEET TO THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED; THENCE CONTINUE ALONG THE SAID EAST LINE, S. 00°51'06" E., A DISTANCE OF 1334.40 FEET TO THE EAST QUARTER (1/4) CORNER OF SAID SECTION 22; THENCE ALONG THE EAST LINE OF THE SOUTHEAST QUARTER (1/4) OF SAID SECTION 22, S. 00°50'18" E., A DISTANCE OF 2569.47 FEET TO A POINT ON THE NORTH LINE OF A 100 FEET WIDE CANAL RIGHT-OF-WAY; THENCE LEAVING THE SAID EAST LINE, N. 89°57'31" W., A DISTANCE OF 660.13 FEET ALONG THE SAID NORTH LINE; THENCE LEAVING THE SAID NORTH LINE, N. 00°44'25" W., A DISTANCE OF 2568.56 FEET TO A POINT ON THE EAST-WEST QUARTER (1/4) LINE OF SAID Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 7 of 31 SECTION 22; THENCE LEAVING THE SAID EAST-WEST QUARTER (1/4) LINE N. 00°45'01" W., A DISTANCE OF 1334.03 FEET; THENCE N. 89°56'17" E., A DISTANCE OF 653.36 FEET TO THE POINT OF BEGINNING OF THE PARCEL DESCRIBED HEREIN. CONTAINING 2,563,283.4 SQUARE FEET OR 58.84 ACRES MORE OR LESS. SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. 1.3 PROPERTY OWNERSHIP The subject property is owned by: TBC Tree Farm 2, LLC (Folio: 00187400000, and 00187400002) TBC Tree Farm 1, LLC (Folio: 00188040005) Collier County (Folio: 00190041403, 7.42 ac property conveyed fee simple to Collier County – OR4413 PG 3834) 1.4 DEVELOPER The Tree Farm property is intended to be developed by the Tree Farm Land Trust or assignee. All reference to the “developer” as may be contained in this MPUD Document shall mean the Tree Farm Land Trust, unless, and until the subject property described and depicted in this MPUD Document is conveyed, or assigned. It is the responsibility of the Tree Farm Land Trust to notify Collier County, in writing, of the land conveyance, or assignment of the subject property described and depicted in this MPUD Document within six months from the actual conveyance, or assignment. 1.5 PHYSICAL DESCRIPTION The development property is located in Section 22, Township 48 South, Range 26 East, Collier County. It consists of ±58.84 acres located in the northwest corner of the intersection of Immokalee Road (CR 846) and Collier Boulevard (C.R. 951). The property was previously used as a tree nursery. Improvements on the property consist of a small maintenance shed and the property is generally without topographic relief, with the average elevation at approximately 13 feet above mean sea level. The water management system will consist of approximately ±6.4 acres of water management areas that will receive runoff from structures and parking areas. Run-off is collected by catch basins and culvert systems for conveyance to the project’s internal lake system. The project outfall will be at the project’s eastern boundary. Discharge will be into the Cocohatchee Canal that runs along Immokalee Road. Allowable discharge rates will be in accordance with applicable County ordinances. The water management system will be permitted by the South Florida Water Management District (SFWMD) through the Environmental Resource Permit (ERP) process. All rules and regulations of SFWMD will be imposed upon this project including, but not limited to: storm attenuation with a peak discharge rate per Collier County and SFWMD Rules, minimum roadway centerline, perimeter berm and finished floor elevations, and water quality pre- Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 8 of 31 treatment. 1.6 PROJECT DESCRIPTION The Tree Farm MPUD shall be a mixed-use development. The southern ±18.69 acres of the property, located within Activity Center #3, shall allow for a variety of commercial uses. The remainder of the property shall be used for residential development. The commercial land uses within the Activity Center portion of the property are those typically associated with major intersections, including, but not limited to, convenience stores with gas pumps, restaurants, banks, and shopping centers anchored by a major grocery or retail store(s). The commercial uses and signage will be designed to be harmonious with one another and will be compatible with adjacent and nearby land uses. In addition to compliance with all applicable provisions of the LDC, except where deviations are authorized, compatibility and harmony will be achieved by using common architectural elements and common entryway signage and landscape design themes. The amenities proposed to be provided as part of the residential and recreational portion of the project include, but are not limited to structures (clubhouse), and complimentary areas (swimming pool, children’s playground, and tennis facilities) to provide social and recreational space, lakes, natural and landscaped open spaces, and a variety of passive (native preserves) and active recreational opportunities. Access to the property will be from Collier Boulevard (C.R. 951) and will include an access point off Immokalee Road, when a shared access agreement with the adjacent property to the west is negotiated. The access from Immokalee Road will be aligned with the access to the Pebblebrooke Subdivision located south of Immokalee Road, and across from and to the west of subject property. Access from Collier Boulevard is depicted on the MPUD Master Plan as follows: a right in / right out access at approximately 660 feet from the Collier Boulevard, Immokalee Road intersection; a directional median opening at approximately one-quarter (1/4) mile from Collier Boulevard, Immokalee Road intersection; a full median opening at approximately one-half (1/2) mile from the Collier Boulevard, Immokalee Road intersection; and an optional right in/right out access at approximately three quarter (3/4) mile from the Collier Boulevard/Immokalee Road intersection. The directional and full median openings will be aligned with the access points approved for the Heritage Bay DRI, and all access points are subject to review and approval of Collier County Transportation Services Division. All median openings are subject to modification or closure by Collier County in the exercise of its police power. Additionally, this project has provided adequate land to accommodate the widening of Immokalee Road and Collier Boulevard, including intersection improvements and the reconfiguration of the Immokalee canal to facilitate such improvements. The Tree Farm MPUD will be served with centrally provided potable water, sanitary sewer, electric power, and telephone facilities. Additional services will be provided as deemed appropriate. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 9 of 31 1.7 SHORT TITLE This Ordinance shall be known and cited as the “Tree Farm Mixed-Use Planned Unit Development (MPUD) Ordinance”. THIS SPACE INTENTIONALLY LEFT BLANK Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 10 of 31 SECTION II PROJECT DEVELOPMENT REQUIREMENTS 2.1 PURPOSE The purpose of this Section is to generally describe the project plan of development, relationships to applicable County ordinances, the respective land use districts within the Tree Farm MPUD, as well as other project relationships. 2.2 DESCRIPTION OF PROJECT PLAN AND LAND USE DISTRICTS The project Master Plan, including layout of streets and use of land is graphically illustrated by Exhibit “A”, MPUD Master Plan. There shall be four land use districts, portions of which may include water management lakes or facilities, and private rights-of-way or drive aisles. A breakdown of the Tree Farm MPUD land use districts and their respective acreages is presented in Table I. TABLE II PROJECT LAND USE TRACTS DISTRICT TYPE ACREAGE “C/MU” COMMERCIAL MIXED-USE ±18.69* “R” “RA” “ RESIDENTIAL RECREATIONAL AREA ±39.1964 ±0.45 “P” PRESERVE ±0.51 TOTAL 58.84 * Note: the MPUD provides for a total of 7.42 acres of right-of-way conveyance for Collier Boulevard, expansion of Immokalee Road, and improvements to the intersection of these two arterial roadways. This right-of-way conveyance includes 4.34 acres within the “C/MU” Commercial Mixed-Use Tract (Activity Center) and 3.08 acres within the “R” Residential Tract 2.3 MAXIMUM PROJECT DENSITY AND INTENSITY A. The Commercial Mixed-Use District will be limited to 18.69 acres within the designated Activity Center. The Residential District will be limited to 39.19 64 acres. B. Intensity: A maximum of 12080,000 square feet of commercial uses and 105,000 square feet of indoor self-storage uses may be constructed within the Commercial Mixed-Use District, of which a maximum of 100,000 square feet may be retail or office and the balance (above 100,000 square feet) is limited to office use, as set forth in Section 3.3 of this MPUD. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 11 of 31 C. Approved Density: A maximum of 281 460 multi-family/single-family attached/townhouse units and or 138 single-family detached residential dwelling units may be constructed in the total project area subject to the trip cap in Section 6.3.J of this PUD. The gross project area is 58.84± acres. The gross project density, therefore, will be a maximum of 4.787.82 dwelling units per acre. The Activity Center shall be developed at a human scale, be pedestrian-oriented, and be interconnected with the remaining portion of the project with pedestrian and bicycle facilities. 2.4 EXISTING STRUCTURES The existing principal structures within the MPUD boundaries may be retained and utilized through the construction and platting phases of the development. 2.5 NATIVE VEGETATION RETENTION REQUIREMENTS A. A minimum of 0.51 acres (25% of the 2.02 acres of native vegetation on site) is required to be retained or replanted. The Tracts identified as “P,” contain 0.51 +/- acres and fully satisfy the native vegetation requirements. B. This MPUD is subject to a Compliance Agreement entered into and made on June 6, 2005 by and between Collier County and the Tree Farm Land Trust, with respect to vegetation removal on the subject property. This Agreement establishes that 0.51 acres of native preserve shall be provided within the MPUD. A copy of this Compliance Agreement is attached as Exhibit “D”. 2.6 RIGHTS-OF-WAY At the discretion of the developer, the minimum right -of-way width to be utilized for all internal project streets may be fifty feet (50’). Deviation #1 from Section 6.06.01(O) of the LDC. Utilization of lands within all project rights-of-way for landscaping, decorative entranceways, and signage may be allowed subject to review and administrative approval by the Community Development and Environmental Services Administrator, or his designee, for engineering and safety considerations prior to installation. 2.7 FENCES AND WALLS Deviation #2 seeks relief from LDC Section 5.03.02.C, which permits a maximum wall height of 6’ in residential zoning districts and residential components of a PUD, to allow a maximum wall height of 8’ along the perimeter of the PUD, and allow a 12’ wall/berm combination within residential portions of the PUD along Collier Boulevard. The berm portion of the 12’ wall/berm shall be a minimum of 3’ in height. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 12 of 31 2.8 SIGNAGE A. General All signs will be provided in accordance with Chapter 5.06.00 of the LDC except in the following instances. 1. Boundary marker monuments containing project identification signs designed to identify the project, or any major use within the project, shall be permitted in locations depicted on the MPUD Master Plan (Exhibit “A”). Said boundary marker monument shall not exceed 6 feet in height as measured from finished grade at the location of the boundary marker monument. The sign face area for such boundary markers shall not exceed 64 square feet in area and shall not exceed the height or length of the monument on which it is located. If the sign is two-sided, each sign shall not exceed 64 square feet in area. Each sign shall only contain the main project name, insignia or motto of the entire development, and the developer’s name and logo. Boundary marker monuments shall be setback a minimum of 10 feet from any MPUD perimeter property line. DEVIATION #3 2. One off-premises sign may be located to the west of the Tree Farm MPUD generally located near the access to Collier Boulevard from the property immediately adjacent to the west of Tree Farm MPUD. The off-premise sign may deviate from the maximum 12 square foot size set forth in Section 5.06.04.C.15.b.i., but may not exceed 16 square feet in size, and may also deviate from Section 5.06.04.C.15.b.v., which requires such off-site signs to be located within 1000 feet of the intersection of the arterial roadway serving the building, structure or use. DEVIATION #4 Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 13 of 31 SECTION III COMMERCIAL MIXED-USE DISTRICT (C/MU) 3.1 PURPOSE The purpose of this Section is to set forth the development plan for areas designated as District “C/MU”, Commercial on Exhibit “A”, MPUD Master Plan. The general function and purpose of this District is to provide the opportunity for diverse types of commercial activities that deliver goods and services, including entertainment and recreational attractions, to many segments of the population. 3.2 MAXIMUM COMMERCIAL/OFFICE SQUARE FEET AND MINIMUM RESIDENTIAL DEVELOPMENT The 18.69 ± acre commercial area (District “C”), is limited to a maximum of 12080,000 square feet of commercial/office uses, of which a maximum of 100,000 square feet may be retail or office and the balance (above 100,000 square feet) is limited to office use. Indoor storage uses are in addition to the square footages identified above but shall not exceed 105,000 square feet. A minimum of 30 percent of the density generated from the Activity Center acreage shall be developed within the Commercial Mixed Use District, (a minimum of 54 dwelling units) and the balance of the density generated from the Activity Center acreage may be developed within 1/3 mile of the Activity Center boundary. 3.3 PERMITTED USES No building or structure, or part thereof, shall be erected, altered or used, or land used in whole or in part, for other than the following: A. Principal Uses1: 1. Group 0742 – Veterinary services for animal specialties (except outdoor kennel)Group 0742 – Veterinary services for animal specialties (except outdoor kennel); 2. Group 4225 – self storage, indoor self-storage; 2.3. Establishments furnishing point-to-point communications services as outlined under Major Group 48 in the Standard Industrial Classification Manual; no communication towers are permitted. 3.4. Group 5231 – Paint glass, and wallpaper stores; 4.5. Group 5251 – Hardware stores; 1 Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification Manual, 1987 Edition. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 14 of 31 5.6. Group 5261 – Retail nurseries, lawn and garden supply stores; 6.7. Major Group 53 – General merchandise stores. 7.8. Major Group 54 - Food stores. 8.9. Group 5531 – Auto and home supply stores, not including any installation facility; 9.10. Group 5541 – Gasoline stations, not including service facilities; 10.11. Group 7542 – Carwashes only. 11.12. Industry Group 555 – Boat dealers. 12.13. Major Group 56 – Apparel and accessory stores. 13.14. Major Group 57 – Home furniture, furnishings, and equipment stores. 14.15. Major Group 58 – Eating and drinking places. 15.16. Major Group 59 – Miscellaneous Retail. Industry Group Numbers: 596 – nonstore retailers; 598 – and not including retail sale of fireworks. 16.17. Major Groups 60, excluding 6099 check cashing agencies, 61, 62, 63, 64, 65, and 67 in the Standard Industrial Classification Manual. 17.18. Group 7011 – Hotels and motels. The maximum floor area ratio for hotels shall not exceed a factor of 0.60. Not to exceed a maximum of 250 units for the entire PUD. 18 Establishments operating primarily to provide personal services for the following Industry groups: a. 721 – Laundry, cleaning, and garment services, only including Group 7211 – power laundries, family and commercial, Group 7215 – Coin-operated laundries and dry-cleaning, and Group 7217 – carpet and upholstery cleaning; b. 722 – Photographic portrait studios; c. 723 – Beauty shops d. 724 – Barber shops; e. 725 – Shoe repair shops and shoeshine parlors; f. 729 – Miscellaneous personal services, only including Group 7291 Tax return preparation services, and Group 7299 personal services, not elsewhere classified, only including car title and tag service, computer photography or portraits, costume rental, diet workshops, electrolysis (hair removal), genealogical investigation service, hair weaving or replacements service, dress suit or tuxedo rental, and tanning salons. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 15 of 31 19. Establishments operating primarily to provide business services for the following Industry Groups: a. 731 – Advertising, not including Group 7312 outdoor advertising services agencies; b. 733 – Mailing, reproduction, commercial art and photography, and stenographic services; c. 735 – Group 7352 – medical equipment rental and leasing; d. 737 – Computer programming, data processing, and other computer related services, not including Group 7371 – computer programming services. 20. Establishments primarily engaged in developing film and in making photographic prints and enlargements for the trade or for the general public, only including Group 7384, photofinishing laboratories. 21. Group 7513 – Truck rental and leasing, without drivers; Group 7514 – passenger car rental; Group 7515 – passenger car leasing; and Group 7519 – utility trailer and recreational vehicle rental. 22. Group 7631 – Watch, clock, and jewelry repair, and Group 7699 – repair shops and related services, not elsewhere classified. 23. Group 7832 – Motion picture theaters, except drive-in, and Group 7841 – video tape rental. 24. Major Group 79 – Amusement and recreation services, for the following industry numbers: a. Group 7911 – Dance studios, schools and halls b. Group 7922 – Theatrical producers (except motion picture) and Group miscellaneous theatrical services c. Group 7941 – Professional sports clubs and promoters, only including managers of individual professional athletes, and promoters of sports events. d. Group 7991 – Physical fitness facilities e. Group 7999 – Amusement and recreation services, not elsewhere classified, to include moped rental, motorcycle rental, rental of bicycles, schools and camps-sports instructional, scuba and skin diving instruction, sporting goods rental only. 25. Major Group 80 – Health services for the following industry groups: a. 801 – Offices and clinics of doctors of medicine; b. 802 – Offices and clinics of dentists; c. 803 – Offices and clinics of doctors of osteopathy; d. 804 – Offices and clinics of other health practitioners. 26. Major Group 807 – Medical and dental laboratories for the following industry numbers: a. Group 8071 – Medical laboratories; Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 16 of 31 b. Group 8072 – Dental laboratories. 27. Establishments operating primarily to provide legal services as defined under Major Group 81. 28. Group 8231 – Libraries. 29. Membership organizations engaged in promoting the interests of their member as defined under Major Group 86. 30. Establishment operating primarily to provide engineering, accounting, research, and management for the following Industry Numbers: a. Group 8711 – Engineering services b. Group 8712 – Architectural services c. Group 8713 – Surveying services d. Group 8721 – Accounting, auditing and bookkeeping services e. Group 8732 – Commercial economic, sociological, and educational research f. Group 8741 – Management services g. Group 8742 – Management consulting services h. Group 8743 – Public relations services i. Group 8748 – Business consulting services. 31. Offices of government as defined under Major Group 91 – Executive, legislative, and general government, except finance. 32. Residential multi-family dwelling units, whether in a free standing residential building or located in a mixed commercial and residential building. Mixed use buildings shall adhere to the development standards set forth in Table III below. Residential units shall not be located on the first floor of a mixed use building, and shall be subject to a minimum per unit floor area of 1,000 square feet. Residential buildings with no commercial component shall adhere to the development standards set forth in Table IV. A minimum of 54 dwelling units and a maximum of 179 dwelling units shall be constructed within the C/MU designated area consistent with the requirements for Mixed-Use Activity Centers and Growth Management Plan. B. Accessory Uses Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Parking facilities and signage. 2. Uses and structures that are accessory and incidental to the permitted uses within this MPUD Document. 3. One caretaker’s residence. 3.4 DEVELOPMENT STANDARDS Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 17 of 31 A. Table III below sets forth the development standards for land uses within the Tree Farm MPUD Commercial District. Standards not specified herein shall be those specified in applicable sections of the LDC in effect as of the date of adoption of this Ordinance. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 18 of 31 TABLE III DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 sq. ft. N/A AVERAGE LOT WIDTH 100 ft. N/A MINIMUM YARDS (External) From Immokalee Road Canal ROW 25 ft. SPS From Future Extension of Collier Blvd. 25 ft. SPS From Western Project Boundary 25 ft. 15 ft. MINIMUM YARDS (Internal) Internal Drives/ROW 15 ft. 10 ft. Rear 10 ft. 10 ft. Side 10 ft. 10 ft. Lakes 25 ft. 20 ft. Preserves 25 ft. 10 ft. MIN. DISTANCE BETWEEN STRUCTURES 10 ft. or 1/2 the sum of building heights 10 ft. MAXIMUM HEIGHT ZONED ACTUAL Retail Buildings (with or without residential uses) 50 ft. 62 ft. 35 ft. Office Buildings (with or without residential uses) 65 ft. 77 ft. 35 ft. MINIMUM FLOOR AREA 1,000 sq. ft. N/A MAX. GROSS LEASABLE COMMERCIAL AREA 1280,000 sq. ft. N/A INDOOR SELF-STORAGE 105,000 sq. ft.  N/A  No structure may be located closer than 20 feet to the top of bank of a lake (allowing for the required minimum 20 foot wide lake maintenance easement).  Whichever is greater.  Per principal structure, kiosk vendor, concessions, and temporary or mobile sales structures shall be permitted to have a minimum floor area of twenty-five (25) square feet and shall be subject to the accessory structure standards set forth in the LDC.  Total allowable commercial square footage is 1280,000 square feet; however no more than 100,000 may be retail or office and the balance, above 100,000 square feet, if developed, shall be office . Indoor self- storage uses are in addition to the square footages identified above but shall not exceed 105,000 square feet. In the event the property is developed as a unified development with the Addie’s Corner PUD, a zero foot setback shall be allowed along the common property PUD boundary and no landscape buffer shall be required. [Approved HEX Decision 2018-12] Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 19 of 31 SECTION IV RESIDENTIAL DISTRICT (R) 4.1 PURPOSE The purpose of this section is to identify specific development standards for areas designated as “R” on the MPUD Master Plan, Exhibit “A”. Residential uses, infrastructure, perimeter land use buffers, and signage will occur within this District. 4.2 MAXIMUM DWELLING UNITS The maximum number of residential dwelling units allowed within the MPUD shall be established at the time of development plan review, but shall not exceed 281 460 multi- family/single-family attached/townhouse and single family detached residential dwelling units or any combination thereof. Subject to the trip cap in Section 6.3.J of this PUD. or 138 single-family detached units. For the purpose of calculating the project density, 4 assisted living facilities (ALF) units shall constitute 1 residential dwelling unit and the maximum number of ALF units shall not exceed 150 units. Subject to the trip cap in Section 6.3.J of this PUD. a. All dwelling units above 281 shall be located within the C/MU district or within 1/3 mile of the Activity Center boundary. 4.3 USES PERMITTED No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: 1. Single-family attached dwellings (including townhouses intended for fee simple conveyance); 2. Zero lot line dwellings; 3. Single-family detached dwellings; 4. Duplexes, two-family dwellings; 5. Multiple-family dwellings; 6. ALF with ancillary medical uses and personal services for residents and their guests, including but not limited to, beauty salon, bank, pharmacy and convenience store. (Such ancillary medical or personal service uses shall only be accessed from inside the ALF (no exterior access). No external signage or advertising shall be Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 20 of 31 permitted in support of these ancillary medical or personal service uses. B. Residential Accessory Uses: 1. Customary accessory uses and structures including, but not limited to private garages, swimming pools and screened enclosures. 2. Any other principal use which is comparable in the nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (“BZA”) or Hearing Examiner, as applicable. C. Amenity Area: 1. Principal Uses: a. Clubhouses, gazebo, community administrative facilities and recreational facilities intended to serve residents and guests, including leasing and construction offices. b. Any other principal use, which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (“BZA”) or the Hearing Examiner. 2. Accessory Uses: a. Accessory uses and structures customarily associated with the principal uses permitted in this MPUD, including but not limited to swimming pools and spas. b. Water management facilities to serve the project such as lakes. b.c. Open space uses and structures such as, but not limited to, boardwalks, nature trails, gazebos and picnic areas. d. Any other accessory and related use that is determined to be comparable in nature with the foregoing uses and consistent with the permitted accessory uses of this MPUD as determined by the BZA or the Hearing Examiner. 4.4 DEVELOPMENT STANDARDS A. GENERAL: Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Condominium, and/or homeowners' association boundaries shall not be utilized for determining development standards. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 21 of 31 THIS SPACE INTENTIONALLY LEFT BLANK Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 22 of 31 TABLE IV RESIDENTIAL DEVELOPMENT STANDARDS DEVELOPMENT STANDARDS SINGLE- FAMILY DETACHED SINGLE-FAMILY ATTACHED & TOWNHOUSE TWO FAMILY, PATIO 1,2 & ZERO LOT LINE MULTI FAMILY 5 AMENITY AREA6, 9 PRINCIPAL STRUCTURES MINIMUM LOT AREA 2,250 S.F. PER UNIT 2,250 S.F. PER UNIT 2,250 S.F. PER UNIT 10,000 S.F. 10,000 S.F. MIN LOT WIDTH 35 FEET 20 FEET 35 FEET 100 FEET N/A MINIMUM FLOOR AREA 1,000 S.F. 1,000 S.F. 1,000 S.F. 750 S.F./D.U. N/A MIN FRONT YARD 3,4 15 FEET 15 FEET 15 FEET 15 FEET 25 FEET MIN SIDE YARD 5 FEET 0 FEET or 5 FEET 0 FEET or 5 FEET 10 FEET 25 FEET MIN REAR YARD 7.5 FEET 7.5 FEET 7.5 FEET 20 FEET 25 FEET MIN PUD BOUNDARY WEST EAST NORTH SOUTH N.A. N.A. N.A. N.A. 100 FEET 25 FEET 25 FEET 25 FEET MIN PRESERVE SETBACK 25 FEET 25 FEET 25 FEET 25 FEET 25 FEET MIN. DIST. BETWEEN STRUCTURES 10 FEET 10 FEET 10 FEET 20 FEET or ½ ZONED BH, WHICHEVER IS GREATER 20 FEET MAX. ZONED HEIGHT 2 STORIES NTE 42 FEET 2 STORIES NTE 42 FEET 2 STORIES NTE 42 FEET 3 STORIES NTE 50 FEET 2 STORIES NTE 50 FEET ACTUAL HEIGHT 54 FEET 54 FEET 54 FEET 62 FEET 62 FEET ACCESSORY STRUCTURES7, 8 FRONT 10 FEET 10 FEET 10 FEET 10 FEET 15 FEET SIDE 5 FEET 5 FEET 5 FEET 5 FEET 15 FEET REAR 5 FEET 5 FEET 5 FEET 5 FEET 15 FEET Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 23 of 31 PRESERVE SETBACK 10 FEET 10 FEET 10 FEET 10 FEET 25 FEET MAX. BLDG. HT. NOT TO EXCEED [ACTUAL] SPS SPS SPS 3 STORIES NTE 42 FEET 2 STORIES NTE 42 FEET S.P.S .: Same as Principal Structures. NTE: Not To Exceed BH: Building Height General Notes: Front yards shall be measured as follows: If the parcel is served by a public or private right-of-way, setback is measured from the adjacent right-of-way line. If the parcel is served by a private road, setback is measured from the back of curb (if curbed) or edge of pavement (if not curbed). Setback from lake easements for all accessory uses and structures may be zero feet (0 ’). No structure, other than those permitted within the LDC to be located within a required landscape buffer tract or easement, shall encroach into a required landscape buffer tract or easement. Footnotes 1) A patio home is a detached or semi-detached single-family unit from ground to roof wherein each dwelling unit lot is enclosed by a wall located at the lot line, thus creating a private yard between the house and the wall. 2) Setback may be either zero feet (0’) on one side and five feet (5’) on the other side in order to provide a minimum separation between principal structures of ten feet (10’). At the time of application for subdivision plat approval for each tract, a lot layout depicting minimum yard setbacks and building footprint shall be submitted. 3) Front loading garages shall have a minimum front yard setback of twenty -three feet (23’), as measured from the back of sidewalk. Side loaded garages may be located less than twenty -three feet (23’) feet from the back of sidewalk provided that the driveway design allows for parking of vehicles so as not to interfere with or block the sidewalk. These provisions apply to a garage whether attached to the principal structure or detached. 4) For corner lots, only one (1) front yard setback shall be required. The yard that does not contain the driveway shall provide a 10' setback. 5) In the event the property is developed as a unified development with the Addie’s Corner PUD, a zero foot setback shall be allowed along the common property PUD boundary and no landscape buffer shall be required. [Approved HEX Decision 2018-12] 6) Where the Amenity Area abuts residential lots, the required 15’ Type B buffer shall include a 6’ wall. 7) Setback from lake easements for all accessory uses and structures may be zero feet (0’). 8) All landscape Buffer Easements and/or Lake Maintenance Easements shall be located within open space tracts or lake tracts and not be within a residential lot. Where a home site abuts a Landscape Buffer Easement or Lake Maintenance Easement within open space tracts or lake tracts, the accessory structure setback on the residential lot may be reduced to zero (0) feet where it abuts the easement. 9) Applies only to active recreation areas such as pools, outdoor courts, clubhouses and similar uses. Passive recreational uses shall have no PUD boundary setback. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 24 of 31 4.5 PERMITTED USES FOR RECREATIONAL AREA, LABELED “RA” ON MASTER PLAN A. Principal Uses: 1. Clubhouse, gazebo, or other structures intended to provide social and recreational space for the private use of the residents and their guests. 2. Outdoor recreation facilities, such as a community swimming pool, tennis and basketball courts, playgrounds, pedestrian/bicycle pathways, and water features. 3. Passive open space uses and structures, such as but not limited to landscaped areas, gazebos, and park benches. 4. Any other principal use which is comparable in the nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (“BZA”) or Hearing Examiner, as applicable. B. Accessory Uses: 1. Community maintenance areas, and maintenance structures. 2. Any other accessory use which is comparable in nature with the foregoing list of permitted accessory uses, as determined by the Board of Zoning Appeals (“BZA”) or Hearing Examiner, as applicable. THIS SPACE INTENTIONALLY LEFT BLANK Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 25 of 31 TABLE V RECREATIONAL AREA DEVELOPMENT STANDARDS DEVELOPMENT STANDARDS RECREATIONAL AREA PRINCIPAL STRUCTURES MINIMUM LOT AREA 10,000 S.F. MINIMUM LOT WIDTH N/A MINIMUM FLOOR AREA N/A MIN. FRONT YARD 25’ MIN PRESERVE SETBACK 25 FEET MIN. SIDE YARD 25’ MIN. REAR YARD 25’ MIN. DISTANCE BETWEEN STRUCTURES 20’ MAX. ZONED HEIGHT 2 STORIES NTE 50 FEET MAX. ACTUAL HEIGHT 62 FEET ACCESSORY STRUCTURES MIN. FRONT YARD 15’ MIN. SIDE YARD 15’ MIN. REAR YARD 15’ PRESERVE SETBACK 25’ MAX. BUILDING HEIGHT NOT TO EXCEED 2 STORIES NTE 42 FEET NTE: Not to exceed Note: Where the Recreational Area abuts residential lots, the required 15’ Type B buffer shall include a 6’ wall. THIS SPACE INTENTIONALLY LEFT BLANK Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 26 of 31 SECTION V PRESERVE AREA (P) 5.1 PURPOSE The purpose of this section is to set forth the development plan for areas designated as District “P”, Preserve Area on Exhibit “A”, MPUD Master Plan. The primary function and purpose of this District is to preserve and protect vegetation and naturally functioning habitats, such as wetlands, including upland buffers, in their natural, and/or enhanced state. 5.2 USES PERMITTED A. Principal Uses: 1. Open spaces/nature preserves. B. Accessory Uses: 1. Water management structures. 2. Mitigation areas. 3. Passive recreational uses such as pervious nature trails or boardwalks shall be allowed within the preserve areas, as long as any clearing required to facilitate these uses does not impact the minimum required vegetation. For the purpose of this Section, passive recreational uses are those uses that would allow limited access to the preserve in a manner that will not cause any negative impacts to the preserve, such as pervious pathways, benches and educational signs. Fences may be utilized outside of the preserve to provide protection of the preserve in accordance with the applicable requirements set forth in the LDC. Fences and walls shall not be permitted within the preserve area. Perimeter berms and swales shall be located outside preserve boundaries. C. The .51 acre preserve tract depicted on the MPUD Master Plan shall be re-vegetated in compliance with MPUD Exhibit “D”, Compliance Agreement, and in accordance with the applicable provisions of the LDC. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 27 of 31 SECTION VI DEVELOPMENT COMMITMENTS 6.1 PURPOSE The purpose of this Section is to set forth the development commitments for the development of the project. 6.2 GENERAL All facilities shall be constructed in accordance with SDP, subdivision plans (if required), and all applicable State and local laws, codes, and regulations applicable to this MPUD. Except where specifically noted or stated otherwise, the standards and specifications of the LDC shall apply to this project, even if the land within the MPUD is not to be platted. The developer, its successors and assigns, shall be responsible for the commitments outlined in this Document. The developer, its successors or assignee, shall follow the Master Development Plan and the regulations of the MPUD, as adopted, and any other conditions or modifications as may be agreed to in the rezoning of the property. In addition, any successors or assignee in title to the developer are bound by any commitments within this Document. These commitments may be assigned or delegated to a condominium/ homeowners’ association to be created by the developer. Upon assignment or delegation, the developer shall be released from responsibility for the commitments. 6.3 TRANSPORTATION The development of this MPUD Master Development Plan shall be subject to and governed by the following conditions: A. If any required turn lane improvement requires the use of existing County rights -of way or easements, compensating right-of-way shall be provided without cost to Collier County as a consequence of such improvement. B. If, in the sole opinion of Collier County, a traffic signal, or other traffic control device, sign or pavement marking improvement within a public right-of-way or easement is determined to be necessary, the fair share cost of such improvement shall be born e by the developer. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 28 of 31 C. The applicant shall reserve rights-of-way for Collier Boulevard and Immokalee Road expansion and intersection improvements as depicted on the MPUD Master Plan (Right-of-way Reservations Tracts A, B, and C, totaling 7.42 +/- acres). The applicant shall receive impact fee credits in exchange for Right-of-way Reservation Tract B (0.47 acres), but shall not receive impact fee credits for the reservation and eventual dedication of Right-of-way Reservation Tracts A and C. The applicant shall convey by deed, in fee simple, at no cost to the County (other than the aforementioned impact fee credits for Tract B) all lands reserved as depicted on the MPUD Master Plan (as noted herein) within 90 days of written request of the County. D. The applicant shall construct a twelve foot (12’) asphalt greenway within the Immokalee Road canal right-of-way, or within the adjacent right-of-way reservation area, at the discretion of the Collier County Transportation Services Division. The greenway shall be located on the north side of the canal and shall connect to the greenway that Collier County is constructing to the west of the Tree Farm MPUD property. The developer shall provide five (5) parking spaces for public use in close proximity to and accessible from the greenway. These parking spaces may be located within the Commercial Tract, and may be located within the Right-of-way Reservation Tract “A” on a temporary or permanent basis, with approval from Collier County Transportation Services Division. The greenway shall be constructed prior to the issuance of the first certificate of occupancy (CO) within the MPUD. E. The applicant shall design the project stormwater management system so as to accept and treat stormwater from fifty percent (50%) of the impervious area of proposed extension of Collier Boulevard adjacent to the Tree Farm MPUD, in accordance with South Florida Water Management District permitting requirements. F. The applicant shall be responsible for fair share costs of improvements to the Immokalee Road/Collier Boulevard intersection, including bridge replacement and/or widening as may be necessary to construct a minimum of two north and two southbound through lanes as well as necessary turn lanes G. The applicant shall ensure that any easements necessary to facilitate interconnections to properties to the west as shown on the MPUD Master Plan shall be granted by the appropriate instrument(s) at the time of submittal of the first development order application. H. No certificate of occupancy (CO) for development within the Tree Farm MPUD will be issued until 6 laning of the following roadway segments has been substantially completed (that is fully open to traffic): 1. Immokalee Road from Collier Boulevard west to I-75 2. Immokalee Road from Collier Boulevard East to Oil Well Road 3. Collier Boulevard from Immokalee Road south to Golden Gate Boulevard. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 29 of 31 I. Should it become necessary or desirable to construct a wall to mitigate the impacts of noise from Collier Boulevard or Immokalee Road, the owner, successor or assigns shall be responsible for the costs of designing and installing said wall or walls for the portion adjacent to the project boundary. J. The Tree Farm MPUD TIS was based on a development scenario that assumed a variety of commercial uses and a maximum of 281 460 multi-family units. The total trip generation was estimated in the TIS to be 580 PM peak hour two-way external trips to adjacent streets based on ITE trip generation rates. The development scenario analyzed in the TIS may change. However, the Project’s estimated trip generation will not exceed a maximum of 580 PM peak hour two-way external trips to adjacent streets.The maximum total daily trip generation for the PUD shall not exceed 580 two- way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. K. The owner shall provide a bicycle and pedestrian interconnection between the C -MU and R tracts as required by the MUAC. 6.4 UTILITIES The development of this MPUD Master Development Plan shall be subject to and governed by the following conditions: A. The developer shall reserve one (1) area to be granted as an easement to Collier County for a raw water well. The dimension of this well easement will be at a maximum of 80 feet by 50 feet. The approximate location of this well easement is depicted on the MPUD Master Plan. The water well easement site is located at the northeastern corner of the MPUD, and can be accessed from Collier Boulevard Extension. The grant of this easement shall occur at the time of site development plan or final plat approval for the area within the development phase that contains the well easement site. At the time of the site development plan and/or final plat submittal, the developer shall provide the well site easement that meets the standard setback requirements for water wells. 6.5 ENVIRONMENTAL A. The development shall comply with the guidelines and recommendations of the U.S. Fish and Wildlife Service (USF&WS) and the Florida Fish and Wildlife Conservation Commission (FFWCC) regarding potential impacts to “listed species”. A Big Cypress Fox Squirrel Management Plan shall be submitted to Environmental Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 30 of 31 Services Staff for review and approval prior to site plan/construction plan approval. Where protected species are observed on site, a Habitat Management Plan for those protected s pecies, or their habitats shall be submitted to Environmental Services Staff for review and approval prior to site plan/construction plan approval. 6.6 AFFORDABLE-WORKFORCE HOUSING: A. The applicant shall provide 15% of the total units built in the project in the affordable housing price range or workforce housing, i.e., for those who earn up to 150% of the median income as calculated annually using the Collier County median income figure for a family of four as determined by the United States Housing and Urban Development Department (HUD). The applicant will use the most current median income figure as defined above at the time of sale to determine if that unit falls into the 150% median income or below. Currently, that would allow a sales price of up to $321,000. The applicant will provide verification of the sales prices to Collier County’s Housing and Human Services Department. The form of verification shall be determined between the applicant and the Collier County Housing and Human Services Division. 6.76.6 PUD MONITORING One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close - out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is TBC Tree Farm 1, LLC, 14004 Roosevelt Boulevard, Suite 601, Clearwater, Florida 33762. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner’s agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. 6.86.7 MISCELLANEOUS A. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. (Section 125.022, FS) B. All other applicable state or federal permits must be obtained before commencement of the development. Words underlined are additions; words struck through are deletions Tree Farm MPUD, PL20180002194 Last Revised 08/29/2019 Page 31 of 31 6.8 DEVIATIONS A. Deviation #1 At the discretion of the developer, the minimum right-of-way width to be utilized for all internal project streets may be fifty feet (50'). Deviation #1 from section 6.06.01(0) of the LDC. Utilization of lands within all project right-of-way for landscaping. Decorative entranceway and signage may be allowed subject to review and administrative approval by the community development and environmental services administrator, or his designee, for engineering and safety considerations prior to installation. [Approved in Ord. 07-54] B. Deviation #2 Relief from LDC Section 5.03.02.C, which permits a maximum wall height of 6' in residential zoning districts and residential components of a PUD, to allow a maximum wall height of 8' along the perimeter of the PUD, and allow a 12' wall/berm combination within residential portions of the PUD along Collier Boulevard. The berm portion of the 12' wall/berm shall be minimum of 3' in height. [Approved in Ord. 07-54] C. Deviation #3 Boundary marker monuments containing project identification signs designed to identify the project, or any major use within the project, shall be permitted in location depicted on the MPUD master plan (Exhibit "A"). Said boundary marker monument shall not exceed 6 feet in height as measured from finished grade at the location of the boundary marker monument. The sign face area for such boundary markers shall not exceed 64 square feet in area and shall not exceed the height or length of the monument, which it is located. If the sign is two- sided, each sigh shall not exceed 64 square feet in area. Each sign shall only contain the main project name, insignia or motto of the entire development, and the developer's name and logo. Boundary marker monuments shall be setback a minimum of 10 feet from any MPUD perimeter property line. [Approved in Ord. 07-54] D. Deviation #4 One off-premises sign may be located to west of the tree farm MPUD generally located near the access to collier boulevard from the property immediately adjacent to the west of Tree Farm MPUD. The off-premise sign may deviate from the maximum 12 square foot size set forth in section 5.06.04.C.15.b.i.G.2.a., but may not exceed 16 square feet in size, and may also deviate from section 5.06.04.C.15.b.vG.2.e., which requires such off-site signs to be located within 1,000 feet of the intersection of the arterial roadway serving the building, structure or use. [Approved in Ord. 07-54] i Lq n Ir rl I n n 1 rl m j I r l E zj z li ZJ f S h jiI I N o o a o zG tl1 zfa CIJ erj C tl1 00fll seN 00 Jo l c w i G tI1 6 U C C n z l Tj I III ni I I I l I I II Il l il I I 1lLr I I il 1 I if II rI I I O E 1 5 11 r lj II 1 Ii I 1 II gg2 oR z s g tIj f2o 01 nS Q I l d etj I i ItI Exhibit A to HEX No. 2015-42 Page 31 of 38 1 1 TREE FAR V LA D TRUST ERIL PHOTOGRAPH TREE FARM MPUD RIllA L t J 0 0 1 Il tI1ee i r t or brptr PI P it lLnJg r m Exhibit A to HEX No. 2015-42 Page 32 of 38 Exhibit A to HEX No. 2015-42 Page 34 of 38 Exhibit A to HEX No. 2015-42 Page 35 of 38 I 1 111I WhHHO H1mmlp8 g I I g c o I F o j I I I I III IIIIII I 1 i I I I 0 l o i 7 lll and TREE FAR 1 LAND TRGST CONCEPTUAL R A TER i i ANACE VIE iT PLJ f I l f04SVIKJlII5 t S3 S3NlJ OOlIBJ1SrodOI1HIonj tMlj ll1II 1 1 Y2L 1 O S ig i 7 Ii j I f il I I 01iI r 1 lt fL lfIII i I i 1 I J r J n i H c i tp i 11JjItl i t Htr11Frl IiI 11 il fts cc li i Ii IifilIifLcLlIltlJ I i I I I I V F a I Ilmi l d Iii11fIJf n C c o 1 I Ii ir n o Z n trI ii e r m m @ 00trIC O Z ii r Z TREE FARM MPUD D XT C CONSULTING avil Surveyin Mpping 5 y Exhibit A to HEX No. 2015-42 Page 36 of 38 II I II I I 1 Tf 19 lib I e N o z x i 1 I I iI Ii i I I I I I i i TREE FARM LAND TRUST CONCEPTUAL WATER IA JACDilENT PLAN g 0 N o fii l x t ur i r I l I TREE FARM MPUD 1 R1fI fL C T c l TJ n IEIjG5m Ro I I lJzT@ I o n tT1 tT1 c tJj l ng llccr Sulw rs lnlP r P Llne rrojcr lom Exhibit A to HEX No. 2015-42 Page 37 of 38 I I e I I I I I r z IfnI I I I I I I u n 6 z n I n I I I I II Vct I lIJ I iIi 1 I IIIc I 0 I c r s V TRLE F R 1 L D TRUST Rn SECTIONS i l I IiIi Ii l s TREE FARM MPUD CD F 1 C tp i i jISI I Ic I T o i g 1z k c 0 ist i L I I I L RlVl L I I Exhibit A to HEX No. 2015-42 Page 38 of 38 12' TRAVEL LANE 2' 6' (SOD)12' TRAVEL LANE 2' 6' (SOD) 5' CONCRETE SIDEWALK FUTURE C/MU DEVELOPMENT AVERAGE EXISTING GROUND ELEV = VARIES STABILIZED SUBGRADE LIMEROCK BASE ASPHALT CONCRETE 50' R.O.W. / ACCESS EASEMENT TREE FARM MPUD 10' TYPE "D" LANDSCAPE BUFFER / PUE TYPE "F" CURB AND GUTTER (TYP) 5' CONCRETE SIDEWALK FUTURE C/MU DEVELOPMENT 10' TYPE "D" LANDSCAPE BUFFER / PUE GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 www.GradyMinor.com Fort Myers: 239.690.4380 Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 5 Growth Management Department Zoning Division Comprehensive Planning Section MEMORANDUM To: Nancy Gundlach, PLA # 1244, AICP, Principal Planner Zoning Services Section, Zoning Division From: Sue Faulkner, Principal Planner, Comprehensive Planning Section, Zoning Division Date: November 12, 2019 Subject: Future Land Use Element (FLUE) Consistency Review PETITION NUMBER: PUDA-PL20180002194 (Review 3A) PETITION NAME: Tree Farm MPUD REQUEST: The petitioner is requesting to amend the Mixed Use Planned Unit Development (PUDA), Ord. No. 07-54, adopted on June 26, 2007. An administrative minor change to the PUD, dated November 26, 2018, last amended the Tree Farm MPUD to combine two preserve areas into a single area and relocate a recreational area tract from the western boundary to a central area within the PUD. Requested changes included in this petition are: • Increase the permitted number of dwelling units from 281 multi-family/townhomes or 138 single- family detached dwelling units to allow up to 460 dwelling units of varying types, including single- family attached (including townhouses intended for fee simple conveyance), zero lot line dwellings, single-family detached dwellings, duplexes – two family dwellings, multi-family dwellings, and Assisted Living Facilities (ALF) with ancillary medical uses and personal services for residents. The ALF allows a maximum number of units not to exceed 150. The applicant is using the following conversion ratio for ALF: 4 ALF units = 1 residential dwelling unit. • All dwelling units above 281, which would be up to a maximum of 179 DUs (460 – 281 = 179DUs) shall be located within the Commercial/Mixed Use (C/MU) district or within 1/3 mile of the Activity Center boundary. • A decrease in the permitted retail and office square footage from 120,000 square feet to 80,000 square feet AND to add indoor self-storage as a permitted use up to an additional 105,000 square feet. • The 580 PM peak hour two-way external trip cap will remain. • The applicant is requesting the removal of the affordable housing developer commitment. LOCATION: The ±58.84-acre subject Mixed Use Planned Unit Development (MPUD) is located at the northwest corner of the intersection of Immokalee Road (C.R. 846) and future Collier Boulevard (C.R. 951) extension, in Section 22, Township 48 South, Range 26 East. Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 5 COMPREHENSIVE PLANNING COMMENTS: Approximately 18.69 acres of the subject MPUD are designated Urban – Commercial District, Mixed Use Activity Center Subdistrict (#3). The remaining ±40.15 acres of this MPUD are designated Urban – Mixed Use District, Urban Residential Subdistrict and are within a Residential Density Band as identified on the Future Land Use Map of the Growth Management Plan (GMP). The Future Land Use Element states, “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 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 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.” The proposed MPUD allows a variety of commercial/office uses in the southern ±18.69 acres of the property (portion located within the Mixed Use Activity Center Subdistrict #3). The remainder of the property (±40.15 acres) will be used for residential development. The commercial uses in the existing MPUD were previously reviewed and found consistent with the Mixed Use Activity Center (MUAC) Subdistrict; however, the MUAC limits hotel density to 26 units/acre, which is not specified in the PUD. A new commercial use is being added with this petition in Section III, 3.3 Permitted Uses, A. Principal Uses – Group 4225 – self storage, indoor self-storage. Section III, Subsection 3.2 is proposed to be amended as follows: “The 18.69 ± acre commercial area (District ‘C’), is limited to a maximum of 80,000 square feet of commercial/office uses. Indoor storage uses are in addition to the square footages identified above but shall not exceed 105,000 square feet.” Relevant to this petition, the Mixed Use Activity Center Subdistrict is intended to accommodate a variety of residential and non-residential uses, including mixed use development. Mixed use projects within the Mixed Use Activity Center allow a maximum density of 16 residential units per gross acre and density is calculated based upon the gross project acreage within the Activity Center. The FLUE provisions below apply to this mixed use project and must be included in the PUD. 1) the mixed use component of the project within the Activity Center Subdistrict shall include a minimum of thirty percent (30%) of the Activity Center-accumulated density; 2) the dwelling units distributed outside the Activity Center shall be located within one third (1/3) of a mile of the Activity Center boundary; and, 3) the portion of the project within the Activity Center shall be developed at a human scale, be pedestrian-oriented, and be interconnected with the remaining portion of the project with pedestrian and bicycle facilities. Staff Analysis of the FLUE Provisions listed above: 1) The PUD states that a minimum of 30% of the Activity Center-accumulated density (minimum of 54 DUs) shall be constructed within the Activity Center. This is provided for in the PUD Statement of Compliance - footnote to Table IB; PUD Section 3.2: Maximum Commercial/Office Square Feet and Minimum Residential Development; and Section 3.3: Permitted Uses – A. Principal Uses, #32. 2) The PUD states that the remaining 70% of the Activity Center-accumulated density shall be constructed within 1/3 mile of the Activity Center. The maximum number of the Activity Center- accumulated density must not exceed 179 dwelling units. This is provided for in the PUD Statement of Compliance - footnote to Table IB; PUD Section 3.2: Maximum Commercial/Office Square Feet and Minimum Residential Development; and Section 4.2: Maximum Dwelling Units, a. Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 3 of 5 3) The PUD states that the Activity Center shall be developed at a human scale; pedestrian-oriented; and, interconnected with the remaining portions of the project with pedestrian and bicycle facilities (Statement of Compliance #7; PUD Section 2.3 C.: Approved Density). This petition meets all three FLUE provisions for a mixed use project within the Mixed Use Activity Center. The purpose of the Urban Residential Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. Relevant to this petition, the Urban Residential Subdistrict permits residential development (variety of unit types) at a base density of 4 DU/A and a maximum of 16 DU/A, subject to the Density Rating System provisions. The proposed residential portion of the subject MPUD located outside the Activity Center Subdistrict #3 is located entirely within a Residential Density Band surrounding the Activity Center and is therefore eligible for a density bonus of 3 additional DU/A, yielding a total eligible density of 7 DU/A in the Urban Residential Subdistrict. Table 1, on page 3, shows the calculations for density eligibility; it is based on acreage that is inclusive of the +7.42 total acres of ROW conveyed to Collier County and no longer owned by petitioner. The petition is requesting a maximum of 460 dwelling units of varying housing types. Relevant to this petition, the eligible density can be calculated in the following way: Density for such a project is calculated based upon the gross project acreage within the Activity Center and gross project acreage within the Urban Residential Subdistrict within a Residential Density Band. The Tree Farm PUD Section II, Table II ‘Project Land Use Tracts’ indicates there are ±18.69 acres in the Commercial Mixed Use (C/MU) District, ±39.64 acres in the Residential ‘R’ District (including ±0.45 acres of ‘RA’ Recreational Area District), and ±0.51 acres in the ‘P’ Preserve District for a total of ±58.84 acres. There is a note with Table II that states the MPUD provides for a total of 7.42 acres of right-of-way (4.34 acres within the C/MU. The proposed density is calculated with the 7.42 acres of right-of-way included. The applicant is requesting a maximum of 460 dwelling units in the Tree Farm MPUD, with 281 dwelling units (or more) located within the 40.15 acres of the Urban Residential Subdistrict. Since the applicant is requesting a total of 460 DUs with 281 derived from the Urban Residential Subdistrict, that leaves 179 dwelling units being derived from the Mixed Use Activity Center Subdistrict #3 (460 DUs – 281 DUs = 179 DUs). Table I depicts the maximum eligible number of units that could have been requested. Table II depicts the maximum number of units being requested. Table 1: FLUE Eligible Density (*Rounded) FLUE Designation Acres +/- Eligible Base Units/Acre Eligible Bonus Density/ Acre Total Eligible Density/Acre Eligible Total DUs Mixed Use Activity Center Subdistrict 18.69 16 n/a 16 299 Urban Residential Subdistrict, Density Band 40.15 4 3 7 281 Total 58.84 n/a n/a 9.86 580* Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 4 of 5 Table 2: MPUD Density (*Rounded) FLUE Designation Acres +/- MPUD Density Units/Acre Eligible Density/Acre MPUD Total DUs Mixed Use Activity Center Subdistrict 18.69 9.6 16 179 Urban Residential Subdistrict, Density Band 40.15 7 7 281 Total 58.84 7.82 9.86 460* FLUE Policies are stated below in italics; each is followed by staff analysis in bold text within [brackets]. 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 leaves this determination to the Zoning Services Section’s staff as part of their review of the petition in its entirety.] FLUE Objective 7 and Relevant Policies Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. [The proposed four (4) project entrances are provided from Collier Boulevard Extension, not a collector or arterial roadway shown on Map TR 3.0 in the Transportation Element. Both the approved Addie’s Corner MPUD Master Plan (the adjoining MPUD to the west of Tree Farm) and the proposed Tree Farm MPUD Master Plan show a future shared access point that will allow a shared roadway that leads from an ingress/egress point to Immokalee Road and the roadway will travel through Tree Farm to access Collier Blvd. Extension. With these two MPUDs sharing one access to Immokalee Road, Tree Farm can avoid a spacing concern being closer to the Collier Blvd Extension and Immokalee Road intersection. The two MPUDs can also eliminate the high cost of a second bridge across the intervening Cocohatchee Canal by sharing one bridge.] 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 Tree Farm MPUD Master Plan, dated June 2018, does not show internal accesses and loop roads throughout both the commercial and residential components of this project. However, two east-west roads are shown that transverse the MPUD and have arrows indicating land in the PUD will be able to access these two internal roads.] 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 Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 5 of 5 Element. [A proposed interconnection to the project to the west is planned and shown on the MPUD Master Plan. A shared access road is proposed with the Addie’s Corner MPUD to the west. This roadway would connect to an ingress/egress point on Immokalee Road (C.R. 846) on the western boundary of the Addie’s Corner MPUD. Collier Blvd. Extension lies to the east of the MPUD and the Cocohatchee Canal and Immokalee Road lies to the south. The Esplanade Golf and Country Club (which is significantly built out along these boundaries) lies to the north and northwest of Tree Farm and no interconnection is proposed with this adjoining development, nor does it appear feasible.] 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. [A variety of housing types will be allowed with this MPUD amendment. In Section II, Table II, approximately 0.45 acres is listed as Recreation District and 0.51 acres are shown as Preserve District and may provide common open space. As no LDC deviation is requested, sidewalks will be required per the LDC. Civic facilities are not specifically listed; however, a typical accessory use for residential developments is a clubhouse – which is sometimes used for community meetings and as a polling place.] PETITION ON CITYVIEW CONCLUSION Based on the above analysis, staff finds the subject petition consistent with the FLUE. cc: David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section, Zoning Division Raymond V. Bellows, Manager, Zoning Services Section, Zoning Division Tree Farm PUDA PL20180002194 R3A.docx X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SCALE:1" = 100'IMMOKALEE ROAD COLLIER BOULEVARDADDISON PLACE DR ADDISON PLACE APARTMENTS (294 UNITS) ESPLANADE GOLF AND COUNTRY CLUB TREE FARM RESIDENTIAL (22,000 SF) (14,543 SF)(5,500 SF) (2,500 SF) (2,000 SF) FUTURE COMMERCIAL TRACT FUTURE COMMERCIAL TRACT 50' R.O.W. TRACT 50' ACCESS EASEMENT REVISIONS: No:Revision:Date: 00 25'50'100'200'300' Bar Scale: 1" = 100' CIVIL ENGINEERING · LANDSCAPE ARCHITECTURE · ENVIRONMENTAL CONSULTING · LAND PLANNING · SITE PLANNING · CONSTRUCTION MANAGEMENT · OWNER REPRESENTATIVE PROJECT: TITLE: OWNER/CLIENT/CONSULTANT: PROFESSIONAL SEALS: Sheet Number:of File Number: Project Number: Vertical Scale: Horizontal Scale: Date: Drawn by: Designed by: City B 1 1 E D C A County:[Save Date: 12/3/2018 8:15:29 AM] [Saved By: AAvila] [Plot Date: 12/3/2018 8:17:21 AM] [Plotted By: Alejandro Avila] [Original Size: 24x36] [Drawing Path: P:\Active_Projects\P-BROK-001\001_Tree_Farm_PUD\Design_Permit\Drawings-Civil\Exhibits\X23-Tree_Farm_Commercial-PPL-SDP\P-BROK-001-001-X23.dwg]2 2 3 3 4 4 5 5 6 6 PROFESSIONAL ENGINEER: FLORIDA LICENSE NUMBER: SEC:RGE:TWP: NOTES: 2600 Golden Gate Parkway Naples, Florida 34105 Phone: 239.403.6700 Fax: 239.261.1797 Email: info@pen-eng.com Website: www.pen-eng.com Florida Certificate of Authorization #28275 TREE FARM COMMERCIAL TREE FARM COMMERCIAL PPL / SDP EXHIBIT THE BROOKLINE COMPANIES, LLC 22 48S 26E NAPLES COLLIER ALEJANDRO AVILA ALEJANDRO AVILA DECEMBER 2018 1" = 100' N.T.S. P-BROK-001-001 P-BROK-001-001-X23 C-X23 01 01 DATUM NOTE: ALL ELEVATIONS ARE BASED ON NAVD 88 (NORTH AMERICAN VERTICAL DATUM OF 1988). 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 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: ________________ 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: ______ 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. 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. COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 July 30, 2018 Page 6 of 11 STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST APPLICANT CONTACT INFORMATION Name of Applicant(s): _______________________________________________________________ Address: _________________________________ City: ___________ State: ________ ZIP: _______ Telephone: ____________________ Cell: _____________________ Fax: ______________________ E-Mail Address: ____________________________________________________________________ Address of Subject Property (If available): ______________________________________________ City: _________________ State: ________ ZIP: _________ PROPERTY INFORMATION Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Metes & Bounds Description: _________________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ TYPE OF SEWAGE DISPOSAL TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System Provide Name: __________________________ d. Package Treatment Plant (GPD Capacity): _________________________ e. Septic System TYPE OF WATER SERVICE TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System Provide Name: __________________________ d. Private System (Well) Total Population to be Served: ________________________________________________________ Peak and Average Daily Demands: A. Water-Peak: _________ Average Daily: __________ B. Sewer-Peak: _________ Average Daily: __________ If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: ____________________________________________________ COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 July 30, 2018 Page 7 of 11 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. __________________________________________________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ Collier County Utility Dedication Statement: If the project is located within the service boundaries of Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. __________________________________________________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre-application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. 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) 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 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 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 Tree Farm MPUD (PL20180002194) Applicant / Agent Information August 3, 2018 Page 1 of 1 Applicant Agent Information.docx Applicant: Name of Applicant: William B. Yeomans, Jr. Firm: TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC Address: 14004 Roosevelt Blvd #601C City: Clearwater State: FL Zip: 33762 Telephone: 315.372.3722 E-Mail Address: bill.yeomans@brooklinecompanies.com Agent: Name of Agent: D. Wayne Arnold, AICP Firm: Q. Grady Minor & Associates, P.A. Address: 3800 Via Del Rey City: Bonita Springs State: FL Zip: 34134 Telephone: 239-947-1144 E-Mail Address: warnold@gradyminor.com and Name of Agent: Richard D. Yovanovich, Esq. Firm: Coleman, Yovanovich & Koester, P.A. Address: 4001 Tamiami Trail North, Suite 300 City: Naples State: FL Zip: 34103 Telephone: 239-435-3535 E-Mail Address: ryovanovich@cyklawfirm.com Tree Farm MPUD (PL20180002194) Legal Description November 28, 2018 Page 1 of 1 Legal Description.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com BEING PART OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA. PARCEL 1: THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE NORTHEAST QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE EAST 30 FEET AND SOUTH 30 FEET THEREOF AS ACCESS EASEMENT FOR HIGHWAY RIGHT-OF-WAY. PARCEL 2: THE EAST HALF (1/2) OF THE NORTHEAST QUARTER (1/4) OF THE SOUTHEAST QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE EAST 30 FEET AND THE NORTH 30 FEET THEREOF AS AN ACCESS EASEMENT FOR HIGHWAY RIGHT-OF-WAY. PARCEL 3: THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE SOUTHEAST QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, SUBJECT TO AN EASEMENT FOR PUBLIC RIGHT- OF-WAY OVER AND ACROSS THE EAST 30 FEET THEREOF; AND EXCEPTING THE SOUTH 100 FEET THEREOF FOR CANAL RIGHT-OF-WAY. COMMENCING AT THE NORTHEAST CORNER OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE ALONG THE EAST LINE OF THE NORTHEAST QUARTER (1/4) OF SAID SECTION 22, S. 00°51'06" E., A DISTANCE OF 1334.40 FEET TO THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED; THENCE CONTINUE ALONG THE SAID EAST LINE, S. 00°51'06" E., A DISTANCE OF 1334.40 FEET TO THE EAST QUARTER (1/4) CORNER OF SAID SECTION 22; THENCE ALONG THE EAST LINE OF THE SOUTHEAST QUARTER (1/4) OF SAID SECTION 22, S. 00°50'18" E., A DISTANCE OF 2569.47 FEET TO A POINT ON THE NORTH LINE OF A 100 FEET WIDE CANAL RIGHT-OF-WAY; THENCE LEAVING THE SAID EAST LINE, N. 89°57'31" W., A DISTANCE OF 660.13 FEET ALONG THE SAID NORTH LINE; THENCE LEAVING THE SAID NORTH LINE, N. 00°44'25" W., A DISTANCE OF 2568.56 FEET TO A POINT ON THE EAST-WEST QUARTER (1/4) LINE OF SAID SECTION 22; THENCE LEAVING THE SAID EAST-WEST QUARTER (1/4) LINE N. 00°45'01" W., A DISTANCE OF 1334.03 FEET; THENCE N. 89°56'17" E., A DISTANCE OF 653.36 FEET TO THE POINT OF BEGINNING OF THE PARCEL DESCRIBED HEREIN. CONTAINING 2,563,283.4 SQUARE FEET OR 58.84 ACRES MORE OR LESS. SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. Tree Farm MPUD (PL20180002194) Evaluation Criteria June 3, 2019 Page 1 of 6 TFPUDA 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. Narrative statement The application proposes to amend the Tree Farm MPUD to increase the permitted number of dwelling units from 281 multi-family or 138 single family to allow up to 460 dwelling units of varying types including single family, multi-family, two family attached and townhomes. The PUD also proposes to decrease the permitted commercial/office square footage from 120,000 square feet to 80,000 square feet, and to add indoor self-storage as a permitted use up to a maximum of 105,000 square feet. The trip cap will remain at the previously approved 580 PM peak hour two-way external trip cap. The application also modifies the Conceptual PUD Master Plan to reflect a minor change recently approved through the PUD Minor Change process (HEX 2018-12), which relocated the small on-site preserve. To date, 54 multi-family dwelling units have been constructed within the MPUD. The applicant is also requesting the removal of the affordable housing developer commitment, as has been done with other recently amended MPUDs. PUD Rezone Considerations (LDC Section 10.02.13.B) 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. Approximately, 18.69+/- acres of the existing MPUD is located within Mixed Use Activity Center #3, and the balance of the 58.8+/- acre PUD is within a residential density band. The site has direct access to Collier Boulevard and shares an internally accessible frontage road with the neighboring Addie’s Corner MPUD, which provides access to Immokalee Road. The site has availability of water, sewer and other urban services. The project developer is a party to a Developer Contribution Agreement, which addresses the project’s traffic impacts. The site remains suitable for a mixed-use master planned community and the project has been found to be consistent with the Collier County Growth Management Plan. Tree Farm MPUD (PL20180002194) Evaluation Criteria June 3, 2019 Page 2 of 6 TFPUDA 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 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 project is under the ownership of TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC 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.) The proposed revisions to the Tree Farm MPUD are consistent with the Col lier County Growth Management Plan. The commercial mixed-use component is entirely with the boundaries of Activity Center #3. Residential uses are permitted in both the areas designated as MU, Mixed Use and the areas identified as R, Residential on the Conceptual PUD Master Plan. Based on the accumulated density from the 18.89 acres located within the Activity Center Boundary and the residential density band, the project is eligible to seek up to 580 dwelling units. The 460 proposed dwelling units are within the eligible density range. No changes are proposed that affect other elements of the Growth Management Plan, and the project has previously been found by staff, Collier County Planning Commission and the Board of County Commissioners to be consistent with the Growth Management Plan. 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 project remains compatible both internally and externally. No modifications to buffer, building heights, or other factors affecting compatibility are proposed. The project will continue to utilize the frontage road shared with the neighboring Addi e’s Corner MPUD. e. The adequacy of usable open space areas in existence and as proposed to serve the development. No changes to the overall amount of open space is proposed and the mixed use project will maintain the minimum of 30% open space which will consist of buffers, lakes, preserve areas and other common open spaces. Tree Farm MPUD (PL20180002194) Evaluation Criteria June 3, 2019 Page 3 of 6 TFPUDA 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. Adequate infrastructure exists to permit development of the project as proposed. g. The ability of the subject property and of surrounding areas to accommodate expansion. Given the proximity to other approved and developed PUD’s there is no opportunity to expand the boundaries of this PUD. 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 applicatio n of such regulations. Deviations have previously been approved for this project. No additional deviations are proposed. LDC Section 10.02.08 F - 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 the 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. As described above the project is consistent and will be consistent with the Collier County Growth Management Plan. 2. The existing land use pattern. The pattern of development in the vicinity of the property is a range of retail and office commercial as well as gated residential developments. Fifty-four multi-family rental apartments have been constructed within the Tree Farm PUD to date. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The PUD is an existing PUD and the amendment will not create an isolated district. Tree Farm MPUD (PL20180002194) Evaluation Criteria June 3, 2019 Page 4 of 6 TFPUDA 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 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The existing PUD boundaries are logically drawn and the proposed amendment does not modify the PUD boundary. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The proposed development is consistent with the Collier Cou nty Growth Management Plan’s goals and objectives to have a mixed-use development at this location. Demand for close-in residential development has steadily increased and the property owner is seeking to increase the number of residential dwellings in response to the increased demand. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change will not negatively influence living conditions. Landscape buffers will be established in accordance with the LDC to provide for appropriate screening between adjacent uses. The PUD contains development standards including building setbacks, building heights and maximum intensities of use. No external impacts result from the proposed changes. 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 TIS indicates that the traffic impacts are not increased above the existing trip cap. The project will pay impact fees to provide dollars toward other future system requirements. The applicant has also entered into a Developer Contribution Agreement for roadway improvements. 8. Whether the proposed change will create a drainage problem. No, the project will continue to discharge to the Immokalee Road canal and discharge rates will be approved through the SFWMD permit requirements. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The development of this site will not reduce light and air to adjacent properties. 10. Whether the proposed change will adversely affect property values in the adjacent area. Tree Farm MPUD (PL20180002194) Evaluation Criteria June 3, 2019 Page 5 of 6 TFPUDA 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 site is partially within an activity center and is within a density band and has been designated as such since 1989. No diminution of property values will result from the proposed development due to inclusion of appropriate development standards and buffers . 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. All adjacent properties are developed or are under development. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. No, the project is designed consistent with the Growth Management Plan and does not constitute a special privilege. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The existing zoning is MPUD, which is consistent with the Growth Management Plan. The proposed zoning is necessary in order to increase the allowable residential density for the project. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. No, the proposed development is comparable in scale to other projects developed in Activity Centers and proximate to major intersections in Collier County. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. The site is already zoned MPUD and the increase in the number of dwelling units is consistent with the Growth Management Plan. 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. Lakes and other infrastructure excavations will be required. The land has partially been cleared in support of the existing residential development of 54 dwellings. 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 Tree Farm MPUD (PL20180002194) Evaluation Criteria June 3, 2019 Page 6 of 6 TFPUDA 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 Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended. All levels of service will be maintained after development of the site as a mixed-use center. 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 . The project is consistent with the Comprehensive Plan for the county as a mixed-use activity center. The site has been designed consistent with the buffering standards for the LDC. Applicant/Agent may also send site plans or conceptual plans for review in advance if desired. PL20170003446 PRE-APP INFORMATION Assigned Ops Staff: Camden Smith  Name and Number of who submitted pre-app request Sharon Umpenhour / 239-947-1144 / sumpenhour@gradyminor.com  Agent to list for PL# D. Wayne Arnold, AICP, Q. Grady Minor and Associates, P.A. **Please copy Sharon Umpenhour (sumpenhour@gradyminor.com) on all emails pertaining to this project.  Owner of property (all owners for all parcels) Parcel ID Number 00188040005 TBC Tree Farm 1, LLC, 14004 Roosevelt Boulevard, Suite 601, Clearwater, Florida 33762 Parcel ID Number 00187240000 and 00187400002 TBC Tree Farm 2, LLC, 14004 Roosevelt Boulevard, Suite 601, Clearwater, Florida 33762  Confirm Purpose of Pre-App: (Rezone, etc.) PUD Amendment  Please list the density request of the project if applicable and number of homes/units/offices/docks (any that apply):  Details about Project (choose type that applies): PUDA – Applicant is proposing to Increase project density and add an additional amenity area. REQUIRED Supplemental Information provided by: Sharon Umpenhour Senior Planning Technician sumpenhour@gradyminor.com 239-947-1144 Created April 5, 2017 Location: K:\CDES Planning Services\Current\Zoning Staff Information STAFF FORM FOR SUPPLEMENTAL PRE-APPLICATION MEETING INFORMATION 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 8677 Addison Place Cir n PUD Amendment S22, T48S, R26E - see attached 00188040005, 00187400002, 00187240000 and 00190041403 8799 Immokalee Road Tree Farm MPUD PL2017-3914 & PL2018-2231 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Please Return Approved Checklist By: Email Personally picked up Applicant Name: Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Division. FOR STAFF USE ONLY Folio Number Folio Number Folio Number Folio Number Folio Number Folio Number Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED Fax Email/Fax:Phone: Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) Rev. 6/9/2017 Page 2 of 2 00187240000 8/6/2018 00187400002 00188040005 00190041403 n Sharon Umpenhour 239-947-1144 sumpenhour@gradyminor.com Friday, September 29, 2017 12:08:34 PM - 16- Aerial Location Map.pdf - Foxit PhantomPDF Friday, September 29, 2017 12:18:26 PM - 05 - 2015-7-15 Clean MPUD Doc.pdf - Foxit PhantomPDF IMMOKALEE RD COLLIER BLVDSource: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community TREE FARM MPUD Aerial Photograph . SUBJECT PROPERTY 750 0 750375 Feet 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: ____________________________________________________ TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC 14004 Roosevelt Blvd #601C Clearwater FL 33762 315.372.3722 bill.yeomans@brooklinecompanies.com northwest corner of Collier Blvd. and Immokalee Road Naples FL 34120 22 48 26 N.A.N.A.N.A. Please see "legal description" document N.A.N.A.00188040005, 00187240000 and 00187400002 X X 173.6 185,175 124.0 132,268 2021 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. N.A. N.A. 460Dwelling Units69ksf Shopping Center11ksf sit down restaurant (high turnover)10.5ksf Mini‐WarehouseCalculate Peak Water Demand from Residential UsesResidential Average Daily Flow =460Units350GPDUnitResidential Average Daily Flow =161,000 GPDResidential Peak Day Demand =161,000 Gal1Day1.35Peak Day FactorDay1440MinutesResidential Peak Day Demand =150.9gpm Calculate Peak Water Demand from Non‐Residential UsesShopping Center FlowsRetail Average Daily Flow =69,000sf0.1GPD Wastewater1.4GPD WatersfGPD WWRetail Average Daily Flow =9,660GPDRetail Peak Day Demand =9,660 Gal1Day1.35Peak Day FactorDay1440MinutesRetail Peak Day Demand =9.1gpm Sit Down Restaurant FlowsAssume Restaurant Density =45 sf / restaurant seatAssumed Number of Restaurant Seats =11,000 sf restaurant area45sf / restaurant seatAssumed Number of Restaurant Seats =244 restaurant seatsCalculate potable water demands from restaurant use:Restaurant Average Daily Flow =244seats40GPD Wastewater1.4GPD Waterseat GPD WWRestaurant Average Daily Flow =13,689GPDRestaurant Peak Day Demand =13,689 Gal1Day1.35Peak Day FactorDay1440MinutesRestaurant Peak Day Demand =12.8gpm Mini Warehouse / Self Storage FlowsAssume 800 self storage units and two employees per shift and 24 hour operationSelf Storage Average Daily Flow =200Units1GPD Wastewater1.4GPD WaterUnit GPD WWSelf Storage ADF (first 200 units) =280 GPDSelf Storage ADF (units above 200) =600Units0.5GPD Wastewater1.4GPD WaterUnit GPD WWSelf Storage ADF (units above 200) =420 GPD Self Storage Employee Average Daily Flow =2employees3shifts15GPD WW1.4GPD Watershift day employee GPD WWSelf Storage Employee Average Daily Flow =126GPDMini Warehouse Average Daily Flow =826 GPDMini Warehouse Peak Day Demand =826 Gal1Day1.35Peak Day FactorDay1440MinutesRestaurant Peak Day Demand =0.8gpm SummaryADF Peak Day ADF* Peak Day(GPD) (gpm) (GPD) (gpm)161,000 150.9 115,000 107.89,660 9.1 6,900 6.513,689 12.8 9,778 9.2826 0.8 590 0.6Total for Scenario185,175 173.6 132,268 124.0* Sanitary sewer ADF calculated as Water ADF divided by 1.4Self Storage (Mini Warehouse)Potable WaterProposed Land UseHigh Turnover RestaurantResidentialRetailSanitary Sewer Traffic Impact Analysis Tree Farm Mixed-Use Planned Unit Development (MPUD) Amendment Collier County, FL 07/30/2019 Prepared for: Prepared by: Q. Grady Minor and Associates, PA 3800 Via Del Rey Bonita Springs, FL 34134 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 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 2 Statement of Certification I certify that this Traffic Impact Analysis 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 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 3 Table of Contents Project Description ....................................................................................................................................... 4 Trip Generation ............................................................................................................................................. 5 Conclusion ..................................................................................................................................................... 7 Appendices Appendix A MPUD Master Plan ................................................................................................................... 8 Appendix B Initial Meeting Checklist (Methodology Meeting) .................................................................. 11 Appendix C Trip Generation Calculations ITE 10th Edition ......................................................................... 17 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 4 Project Description The Tree Farm project is an existing approved Mixed-Use Planned Unit Development (MPUD) – Collier County Ordinance No. 07-54, as may be amended (HEX 2015-42 & HEX 2018-12), and has a total site gross area of approximately 58.85 acres. The project site is located in north Naples, on the north-west quadrant of Immokalee Road (CR 846) and Collier Boulevard (CR 951) intersection, in Section 22, Township 48 South, Range 26 East, in Collier County, Florida. Refer to Fig. 1 – Project Location Map, which follows and Appendix A: MPUD Master Plan. Fig. 1 – Project Location Map Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 5 The Collier County approved ordinance currently allows the site to be developed with up to 281 residential dwelling units and a maximum of 120,000 sf of commercial/office uses (of which a maximum of 100,000 sf may be retail and the balance is limited to office use). The existing approved mixed-use development scenario and various proposed scenarios under this MPUD amendment are illustrated in Table 1 – Proposed Development Program, below. Table 1 Existing/Potential Development Program Development Land Use [SIC Code in Brackets] ITE Land Use Code Total Size MPUD Existing Approved Trip Cap**** Residential [N/A] 220 – Multifamily Housing (Low-Rise)** 281 du** Office [80, 8071, 8072] 720 – Medical-Dental Office Bldg. 11,000 sf Retail[all PUD principal uses possible—typical for a shopping center—as an inline/outparcel use— refer to PUD permitted commercial uses for applicable SIC Codes] 820 – Shopping Center 94,000 sf Services [5411, 5541] 945 – Gasoline Station* 12 pumps* MPUD Proposed Retail [all PUD principal uses possible—typical for a shopping center—as an inline/outparcel use— refer to PUD permitted commercial uses for applicable SIC Codes] 820—Shopping Center 80,000 Mini-Warehouse [4225] 151—Mini-Warehouse 105,000 sf Residential[N/A] 220— Multifamily Housing (Low-Rise) *** 460 du*** Note(s): *Gasoline/Service Station with Convenience Market – 6,000 sf. **Up to 138 Single-Family dwelling units (LUC 210) or up to 281 Multi-Family dwelling units (LUC 220). *** Includes apartments, townhouses and condominiums. Up to 226 Single-Family dwelling units (LUC 210). ****Per Hex 2015-42, MPUD Document Section VI.6.3.J”…the Project’s estimated trip generation will not exceed a maximum of 580 pm peak hour two-way external trips to adjacent streets.” As illustrated in Table 1, proposed Tree Farm MPUD amendment will continue to be developed as a mixed-use project. A methodology meeting was held with the Collier County Transportation Planning staff on April 5, 2019 – refer to Appendix B: Initial Meeting Checklist (Methodology Meeting). Trip Generation The project provides the highest and best use scenario with respect to the project’s trip generation. The project’s site trip generation is based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition and the software program OTISS – Online Traffic Impact Study Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 6 Software (most current version). The ITE rates and equations are used for the trip generation calculations, as applicable. The ITE – OTISS trip generation calculation worksheets are provided in Appendix B: Trip Generation Calculations ITE 10th Edition. The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. Per Collier County TIS Guidelines and Procedures, the internal capture trips should be reasonable and should not exceed 20% of the total project trips. For this project, the software program OTISS is used to generate the internal capture trips. The OTISS process follows the trip balancing approach as recommended in the ITE Trip Generation Handbook, 3rd Edition. The resulting internal capture rates are below the county limits. Consistent with a conservative approach, the applicable internal capture ITE PM peak hour rates were reduced 50%. 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. Per Collier County TIS Guidelines and Procedures, the pass-by capture rate for peak hour should not exceed 25% for shopping centers (LUC 820) and 50% for gas stations (LUC 945). The daily pass-by rate is assumed to be 10% lower than the peak hour rate. The existing approved Tree Farm MPUD trip generation is illustrated in Table 2A. The proposed Tree Farm MPUD amendment development trip generation is illustrated in Table 2B. Table 2A Trip Generation (MPUD Existing Approved per Trip cap/Use Limits) – Average Weekday 24 Hour Two- Way Volume PM Peak Hour ITE Land Use Size Enter Exit Total Multifamily Housing (Low-Rise)** 281 du 2,083 93 55 148 Medical-Dental Office Bldg. 11,000 sf 335 11 28 39 Shopping Center 94,000 sf 5,764 249 270 519 Gasoline Station* 12 pumps* 2,464 86 82 168 Total Traffic 10,646 439 435 874 Internal Capture*** 822 48 48 96 Total External 9,824 391 387 778 Pass-By Trips**** 1,665 100 99 199 Total to Adjacent Streets 8,159 291 288 579 Note(s): * Gasoline/Service Station with Convenience Market – 6,000 sf. ** Includes apartments, townhouses and condominiums. *** Internal Capture – not to exceed 20% of total traffic - ITE PM peak hour internal capture rates were reduced 50%.—Daily value = 10% **** Pass-By Rates – PM Peak Hour 25%; Daily 15%. Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 7 Table 2B Trip Generation (MPUD Amendment – Proposed) – Average Weekday 24 Hour Two- Way Volume PM Peak Hour ITE Land Use Size Enter Exit Total Multifamily Housing (Low-Rise) * 460 du 3,437 145 85 230 Shopping Center 80,000 sf 5,166 221 240 461 Mini-Warehouse 105,000 sf 159 8 10 18 Total Traffic 8,762 374 335 709 Internal Capture ** 102 42 42 84 Total External 8,660 332 293 625 Pass-By Trips *** 767 52 53 105 Total to Adjacent Streets 7,893 280 240 520 Note(s): *Includes apartments, townhouses and condominiums. **Internal Capture – not to exceed 20% of total traffic - ITE PM peak hour internal capture rates were reduced 50%. ***Pass-By Rates – PM Peak Hour 25%; Daily 15%. The project estimated net new volume traffic shown in Table 2C reflects the highest impact PM peak hour traffic under proposed MPUD amendment conditions (Table 2B), versus the existing approved MPUD trip cap conditions – Table 2A. Table 2C Trip Generation (Proposed Net New Traffic) – Average Weekday 24 Hour Two- Way Volume PM Peak Hour Land Use Enter Exit Total MPUD Proposed Amendment (Total to Adjacent Streets) 7,893 280 240 520 Maximum Allowed MPUD Existing Approved (Total to Adjacent Streets) 8,159 291 288 579 Net Increase (Net Decrease) (266) (11) (48) (59) Conclusion As illustrated in Table 2C, from a traffic stand point, the proposed Tree Farm MPUD amendment is less intensive compared to what was most recently approved. The maximum total daily trip generation for the proposed development shall not exceed 520 two-way PM peak hour net new trips based on the land use codes in the ITE Trip Generation Manual in effect at the time of application for SDP/SDPA or subdivision plat approval. Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 8 Appendix A MPUD Master Plan Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 9 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 10 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 11 Appendix B Initial Meeting Checklist (Methodology Meeting) Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 12 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 13 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 14 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 15 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 16 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 17 Appendix C Trip Generation Calculations ITE 10th Edition Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 18 ITE Trip Generation Manual 10th Edition – LUC Descriptions Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 19 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 20 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 21 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 22 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 23 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 24 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 25 MPUD Existing Approved per Trip Cap – ITE Site Trip Generation Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 26 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 27 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 28 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 29 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 30 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 31 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 32 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 33 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 34 MPUD Proposed Scenario – ITE Site Trip Generation Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 35 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 36 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 37 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 38 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 39 Tree Farm MPUD Amendment – TIA – July 2019 Trebilcock Consulting Solutions, PA P a g e | 40 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 information is completed the District will forward all information to that person) Mailing address: _____________________________________________________________________________________ Telephone#: _____________________________ Fax: _________________________Email_________________________ 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:___________________________ Tree Farm MPUD Collier County 00188040005, 00187240000 and 00187400002 northwest corner of Collier Blvd. and Immokalee Road Collier Boulevard and Immokalee Road TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC D. Wayne Arnold, AICP of Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 239.947.1144 warnold@gradyminor.com 2019-01-29 10:39:32 January 29, 2019 Commercial and Residential Commercial and Residential Tree Farm MPUD Tree Farm MPUD 138 281 138 322 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 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 1 of 30 TREE FARM MPUD A MIXED-USE PLANNED UNIT DEVELOPMENT REGULATIONS AND SUPPORTING MASTER PLAN GOVERNING THE TREE FARM MPUD, A PLANNED UNIT DEVELOPMENT PURSUANT TO PROVISIONS OF THE COLLIER COUNTY LAND DEVELOPMENT CODE PREPARED FOR: TREE FARM LAND TRUST 2600 GOLDEN GATE PARKWAY, SUITE 105 NAPLES, FLORIDA 34105 LANDQUEST GROUP 5150 TAMIAMI TRAIL NORTH NAPLES, FLORIDA 34103 PREPARED BY: 6610 Willow Park Drive Suite 200 Naples, Florida 34109 and GEORGE L. VARNADOE, ESQUIRE PASSIDOMO, CHEFFY & JOHNSON, LLP 821 FIFTH AVENUE SOUTH, SUITE 201 NAPLES, FLORIDA 34112R. BRUCE ANDERSON CHEFFY PASSIDOMO, P.A. 821 5TH AVENUE SOUTH NAPLES, FLORIDA 34102 Exhibit A to HEX No. 2015-42 Page 1 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 2 of 30 DATE REVIEWED BY CCPC: DATE REVIEWED BY BCC: ORDINANCE NUMBER: 07-54 AMENDMENTS AND APPEAL: EXHIBIT “A” TABLE OF CONTENTS LIST OF EXHIBIT AND TABLES STATEMENT OF COMPLIANCE SECTION I PROPERTY OWNERSHIP AND LEGAL DESCRIPTION SECTION II PROJECT DEVELOPMENT REQUIREMENTS SECTION III COMMERCIAL MIXED-USE DISTRICT (C) SECTION IV RESIDENTIAL DISTRICT (R) SECTION V PRESERVE DISTRICT (P) SECTION VI DEVELOPMENT COMMITMENTS Exhibit A to HEX No. 2015-42 Page 2 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 3 of 30 LIST OF EXHIBIT AND TABLES EXHIBIT “A” MPUD MASTER PLAN EXHIBIT “B” LEGAL DESCRIPTION EXHIBIT “C” SCHEDULE OF DEVIATIONS EXHIBIT “D” COMPLIANCE AGREEMENT TABLE IA FLUE ELIGIBLE DENSITY TABLE IB MPUD DENSITY TABLE II PROJECT LAND USE DISTRICTS TABLE III DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT TABLE IV DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICT TABLE V DEVELOPMENT STANDARDS FOR RECREATIONAL AREA Exhibit A to HEX No. 2015-42 Page 3 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 4 of 30 STATEMENT OF COMPLIANCE The development of ±58.84 acres of property in Collier County, Florida, as a Mixed Use Planned Unit Development (MPUD) to be known as the Tree Farm MPUD, shall be in compliance with the goals, objectives, and policies of the Collier County Growth Management Plan (GMP), Land Development Code (LDC) and other applicable codes and ordinances. The commercial and residential uses and recreational facilities of the Tree Farm MPUD will be consistent with the growth policies, land development regulations, and applicable comprehensive planning objectives of each of the GMP elements for the following reasons: 1. The subject property is 58.84+/- acres in size and is designated Urban on the Future Land Use Map, with 40.15 acres located within a residential density band of the Urban Mixed Use District, Urban Residential Subdistrict, and 18.69 acres located within Commercial District, Mixed Use Activity Center Subdistrict, as identified on FLUM. Consistent with the provisions of Objective 1 of the Future Land Use Element (FLUE), all uses contemplated are consistent with these respective designations. 2. Approximately 18.69 acres of the subject property is located within an area identified as Activity Center #3 in the FLUE of the GMP for Collier County. 3. Activity Centers are the preferred locations for concentration of commercial and mixed use development activities. The subject property is located on the northwest corner of the intersection of Immokalee Road and the future Collier Boulevard (C.R. 951) Extension. This strategic location will allow superior access to the site, and provide an ideal location for commercial activities. The project is a mixed use development located within, and less than one mile from, an Activity Center. Therefore, the proposed commercial uses and residential densities are consistent with the FLUE of the Collier County GMP. 4. The development will be compatible and complimentary to existing and planned surrounding land uses (Policy 5.4). 5. The project must comply with the provisions of Division 6.02.01, adequate public facilities requirements of the LDC. Therefore, it will implement, and further Objective 2 of the FLUE, Objective 8 of the Transportation Element, Objective 1.2 of the Sanity Sewer Sub- Element. 6. The maximum allowable density as set forth under the FLUE Density Rating System is as follows: Exhibit A to HEX No. 2015-42 Page 4 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 5 of 30 Table IA: FLUE Eligible Density (* Rounded) T able IB: MPUD Density (*Rounded) 7. The MPUD sets forth a maximum density of 425 281 dwelling units (281 multi- family/single family attached/townhouse or 138 single-family detached units) or 7.224.78 dwelling units per acre. The MPUD requires that a minimum of 15 percent of the density generated from the Activity Center shall be constructed within the Activity Center portion of the project. Additionally, the balance of the density accumulated from the Activity Center acreage shall be located within one third (1/3) of a mile of the Activity Center boundary. The portion of the project within the The Activity Center shall be: developed at a human scale; pedestrian-oriented; and, interconnected with the remaining portions of the project with pedestrian and bicycle facilities. 8. The MPUD has been designed to provide for future vehicular interconnectivity to the west, and has been designed to provide vehicular, pedestrian and bicycle interconnectivity throughout the project, including between the commercial and residential components. FLUE Designation Acres +/- Eligible Base Units/Acre Eligible Bonus Density/Acre Total Eligible Density/Acre Eligible Gross Density Mixed Use Activity Center Subdistrict 18.69 16 N/A 16 299.04 Urban Residential Subdistrict, Density Band 40.15 4 3 7 281.05 Total 58.84 N/A N/A 9.85 580.00* FLUE Designation Acres +/- MPUD Density Units/Acre Eligible Density/Acre MPUD Gross Density Mixed Use Activity Center Subdistrict 18.69 7.700.00 16 143.910.00 Urban Residential Subdistrict, Density Band 40.15 4.007.00 7 281.05 Total 58.84 7.224.78 9.859.86 425281.00* Exhibit A to HEX No. 2015-42 Page 5 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 6 of 30 SECTION I PROPERTY OWNERSHIP AND DESCRIPTION 1.1 PURPOSE The purpose of this Section is to set forth the location and ownership of the property, and to describe the existing conditions of the property proposed to be developed under the project name of the Tree Farm MPUD. 1.2 LEGAL DESCRIPTION BEING PART OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA. PARCEL 1: THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE NORTHEAST QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE EAST 30 FEET AND SOUTH 30 FEET THEREOF AS ACCESS EASEMENT FOR HIGHWAY RIGHT-OF-WAY. PARCEL 2: THE EAST HALF (1/2) OF THE NORTHEAST QUARTER (1/4) OF THE SOUTHEAST QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE EAST 30 FEET AND THE NORTH 30 FEET THEREOF AS AN ACCESS EASEMENT FOR HIGHWAY RIGHT-OF-WAY. PARCEL 3: THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE SOUTHEAST QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, SUBJECT TO AN EASEMENT FOR PUBLIC RIGHT- OF-WAY OVER AND ACROSS THE EAST 30 FEET THEREOF; AND EXCEPTING THE SOUTH 100 FEET THEREOF FOR CANAL RIGHT-OF-WAY. COMMENCING AT THE NORTHEAST CORNER OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE ALONG THE EAST LINE OF THE NORTHEAST QUARTER (1/4) OF SAID SECTION 22, S. 00°51'06" E., A DISTANCE OF 1334.40 FEET TO THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED; THENCE CONTINUE ALONG THE SAID EAST LINE, S. 00°51'06" E., A DISTANCE OF 1334.40 FEET TO THE EAST QUARTER (1/4) CORNER OF SAID SECTION 22; THENCE ALONG THE EAST LINE OF THE SOUTHEAST QUARTER (1/4) OF SAID SECTION 22, S. 00°50'18" E., A DISTANCE OF 2569.47 FEET TO A POINT ON THE NORTH LINE OF A 100 FEET WIDE CANAL RIGHT-OF-WAY; THENCE LEAVING THE SAID EAST LINE, N. 89°57'31" W., A DISTANCE OF 660.13 FEET ALONG THE SAID NORTH LINE; THENCE LEAVING THE SAID NORTH LINE, N. 00°44'25" W., A DISTANCE OF 2568.56 FEET TO A POINT ON THE EAST-WEST QUARTER (1/4) LINE OF SAID Exhibit A to HEX No. 2015-42 Page 6 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 7 of 30 SECTION 22; THENCE LEAVING THE SAID EAST-WEST QUARTER (1/4) LINE N. 00°45'01" W., A DISTANCE OF 1334.03 FEET; THENCE N. 89°56'17" E., A DISTANCE OF 653.36 FEET TO THE POINT OF BEGINNING OF THE PARCEL DESCRIBED HEREIN. CONTAINING 2,563,283.4 SQUARE FEET OR 58.84 ACRES MORE OR LESS. SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. 1.3 PROPERTY OWNERSHIP The subject property is owned by: Thomas S. Monaghan (Tree Farm Land Trust) (Folio: 00187400000, 00187400002, and 00188040005) Collier County (Folio: 00190041403, 7.42 ac property conveyed fee simple to Collier County – ORG4413 PG 3834 1.4 DEVELOPER The Tree Farm property is intended to be developed by the Tree Farm Land Trust or assignee. All reference to the “developer” as may be contained in this MPUD Document shall mean the Tree Farm Land Trust, unless, and until the subject property described and depicted in this MPUD Document is conveyed, or assigned. It is the responsibility of the Tree Farm Land Trust to notify Collier County, in writing, of the land conveyance, or assignment of the subject property described and depicted in this MPUD Document within six months from the actual conveyance, or assignment. 1.5 PHYSICAL DESCRIPTION The development property is located in Section 22, Township 48 South, Range 26 East, Collier County. It consists of ±58.84 acres located in the northwest corner of the intersection of Immokalee Road (CR 846) and the future extension of Collier Boulevard (C.R. 951). The property was previously used as a tree nursery. Improvements on the property consist of a small maintenance shed and the property is generally without topographic relief, with the average elevation at approximately 13 feet above mean sea level. The water management system will consist of approximately ±7.26.4 acres of water management areas that will receive runoff from structures and parking areas. Run-off is collected by catch basins and culvert systems for conveyance to the project’s internal lake system. The project outfall will be at the project’s eastern boundary. Discharge will be into the Cocohatchee Canal that runs along Immokalee Road. Allowable discharge rates will be in accordance with applicable County ordinances. The water management system will be permitted by the South Florida Water Management District (SFWMD) through the Environmental Resource Permit (ERP) process. All rules and regulations of SFWMD will be imposed upon this project including, but not limited to: storm attenuation with a peak discharge rate per Collier County and SFWMD Rules, Exhibit A to HEX No. 2015-42 Page 7 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 8 of 30 minimum roadway centerline, perimeter berm and finished floor elevations, and water quality pre-treatment. 1.6 PROJECT DESCRIPTION The Tree Farm MPUD shall be a mixed-use development. The southern ±18.65 69 acres of the property, located within Activity Center #3, shall allow for a variety of commercial and residential uses. The remainder of the property shall be used for residential development. The commercial land uses within the Activity Center portion of the property are those typically associated with major intersections, including, but not limited to, convenience stores with gas pumps, restaurants, banks, and shopping centers anchored by a major grocery or retail store(s). The commercial uses and signage will be designed to be harmonious with one another and will be compatible with adjacent and nearby land uses. In addition to compliance with all applicable provisions of the LDC, except where deviations are authorized, compatibility and harmony will be achieved by using common architectural elements and common entryway signage and landscape design themes. The amenities proposed to be provided as part of the residential and recreational portion of the project include, but are not limited to structures (clubhouse), and complimentary areas (swimming pool, children’s playground, and tennis facilities) to provide social and recreational space, lakes, natural and landscaped open spaces, and a variety of passive (native preserves) and active recreational opportunities. Access to the property will be from the future extension of Collier Boulevard (C.R. 951) and will include an access point off Immokalee Road, when a shared access agreement with the adjacent property to the west is negotiated. The access from Immokalee Road will be aligned with the access to the Pebblebrooke Subdivision located south of Immokalee Road, and across from and to the west of subject property. Access from the future extension of Collier Boulevard is depicted on the MPUD Master Plan as follows: a right in/right out access at approximately 660 feet from the Collier Boulevard, Immokalee Road intersection; a directional median opening at approximately one-quarter (1/4) mile from Collier Boulevard, Immokalee Road intersection; and a full median opening at approximately one- half (1/2) mile from the Collier Boulevard, Immokalee Road intersection; and an optional right in/right out access at approximately three quarter (3/4) mile from the Collier Boulevard/Immokalee Road intersection. The directional and full median openings will be aligned with the access points approved for the Heritage Bay DRI, and all access points are subject to review and approval of Collier County Transportation Services Division. Additionally, this project has provided adequate land to accommodate the widening of Immokalee Road and Collier Boulevard, including intersection improvements and the reconfiguration of the Immokalee canal to facilitate such improvements. Additionally, the project is designed to provide for adequate land to accommodate the extension of Immokalee Road, the possibility of an eventual six-laning of Collier Boulevard (adjacent to the project), and for the future widening of Collier Boulevard, including intersection improvements and potential relocation of the Collier Boulevard canal to facilitate such intersection improvements. The Tree Farm MPUD will be served with centrally provided potable water, sanitary sewer, Exhibit A to HEX No. 2015-42 Page 8 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 9 of 30 electric power, and telephone facilities. Additional services will be provided as deemed appropriate. Exhibit A to HEX No. 2015-42 Page 9 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 10 of 30 1.7 SHORT TITLE This Ordinance shall be known and cited as the “Tree Farm Mixed-Use Planned Unit Development (MPUD) Ordinance”. THIS SPACE INTENTIONALLY LEFT BLANK Exhibit A to HEX No. 2015-42 Page 10 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 11 of 30 SECTION II PROJECT DEVELOPMENT REQUIREMENTS 2.1 PURPOSE The purpose of this Section is to generally describe the project plan of development, relationships to applicable County ordinances, the respective land use districts within the Tree Farm MPUD, as well as other project relationships. 2.2 DESCRIPTION OF PROJECT PLAN AND LAND USE DISTRICTS The project Master Plan, including layout of streets and use of land is graphically illustrated by Exhibit “A”, MPUD Master Plan. There shall be three four land use districts, portions of which may include water management lakes or facilities, and private rights-of-way or drive aisles. A breakdown of the Tree Farm MPUD land use districts and their respective acreages is presented in Table I. TABLE II PROJECT LAND USE TRACTS DISTRICT TYPE ACREAGE “C/MU” COMMERCIAL MIXED-USE ±18.69* “R” “RA” RESIDENTIAL RECREATIONAL AREA ±39.6439.19 ±0.45 “P” PRESERVE ±0.51 TOTAL 58.84 * Note: the MPUD provides for a total of 7.42 acres of right-of-way Reservation conveyance for future extension of Immokalee Road Collier Boulevard, expansion of Immokalee RoadCollier Boulevard, and improvements to the intersection of these two arterial roadways. This right-of-way reservation conveyance includes 4.34 acres within the “C/MU” Commercial Mixed-Use Tract (Activity Center) and 3.08 acres within the “R” Residential Tract 2.3 MAXIMUM PROJECT DENSITY AND INTENSITY A. The Commercial Mixed-Use District will be limited to 18.69 acres within the designated Activity Center. The Residential District will be limited to 39.6439.19 acres. B. Intensity: A maximum of 175,000120,000 square feet of commercial uses may be constructed within the Commercial Mixed-Use District, of which a maximum of 100,00043,500 square feet may be retail or office and the balance (above 143,500100,000 square feet) is limited to office use, as set forth in Section 3.3 of this MPUD. Exhibit A to HEX No. 2015-42 Page 11 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 12 of 30 C. Approved Density: A maximum of 425 281 multi-family/single-family attached/townhouse units or 138 single-family detached residential dwelling units may be constructed in the total project area. The gross project area is 58.84± acres. The gross project density, therefore, will be a maximum of 7.224.78 dwelling units per acre. A minimum of 15 percent of the density generated from the Activity Center acreage shall be constructed within the activity center portion of the project. Additionally, the balance of the density accumulated from the Activity Center acreage shall be located within one third (1/3) of a mile of the Activity Center boundary. The portion of the project within the The Activity Center shall be developed at a human scale, be pedestrian-oriented, and be interconnected with the remaining portion of the project with pedestrian and bicycle facilities. 2.4 EXISTING STRUCTURES The existing principal structures within the MPUD boundaries may be retained and utilized through the construction and platting phases of the development. 2.5 NATIVE VEGETATION RETENTION REQUIREMENTS A. A minimum of 0.51 acres (25% of the 2.02 acres of native vegetation on site) is required to be retained or replanted. The Tracts identified as “P,” contain 0.51 +/- acres, and fully satisfying the native vegetation requirements. B. This MPUD is subject to a Compliance Agreement entered into and made on June 6, 2005 by and between Collier County and the Tree Farm Land Trust, with respect to vegetation removal on the subject property. This Agreement establishes that 0.51 acres of native preserve shall be provided within the MPUD. A copy of this Compliance Agreement is attached as Exhibit “D”. 2.6 RIGHTS-OF-WAY At the discretion of the developer, the minimum right-of-way width to be utilized for all internal project streets may be fifty feet (50’). Deviation #1 from Section 6.06.01(O) of the LDC Utilization of lands within all project rights-of-way for landscaping, decorative entranceways, and signage may be allowed subject to review and administrative approval by the Community Development and Environmental Services Administrator, or his designee, for engineering and safety considerations prior to installation. 2.7 FENCES AND WALLS Deviation #2 seeks relief from LDC Section 5.03.02.C, which permits a maximum wall height of 6’ in residential zoning districts and residential components of a PUD, to allow a maximum wall height of 8’ along the perimeter of the PUD, and allow a 12’ wall/berm combination within residential portions of the PUD along Collier Boulevard. The berm portion of the 12’ wall/berm shall be a minimum of 3’ in height. Exhibit A to HEX No. 2015-42 Page 12 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 13 of 30 2.72.8 SIGNAGE A. General All signs will be provided in accordance with Chapter 5.06.00 of the LDC except in the following instances. 1. Boundary marker monuments containing project identification signs designed to identify the project, or any major use within the project, shall be permitted in locations depicted on the MPUD Master Plan (Exhibit “A”). Said boundary marker monument shall not exceed 6 feet in height as measured from finished grade at the location of the boundary marker monument. The sign face area for such boundary markers shall not exceed 64 square feet in area and shall not exceed the height or length of the monument on which it is located. If the sign is two-sided, each sign shall not exceed 64 square feet in area. Each sign shall only contain the main project name, insignia or motto of the entire development, and the developer’s name and logo. Boundary marker monuments shall be setback a minimum of 10 feet from any MPUD perimeter property line. DEVIATION #23 2. One off-premises sign may be located to the west of the Tree Farm MPUD generally located near the access to Collier Boulevard from the property immediately adjacent to the west of Tree Farm MPUD. The off-premise sign may deviate from the maximum 12 square foot size set forth in Section 5.06.04.C.15.b.i., but may not exceed 16 square feet in size, and may also deviate from Section 5.06.04.C.15.b.v., which requires such off-site signs to be located within 1000 feet of the intersection of the arterial roadway serving the building, structure or use. DEVIATION #24 3. Signage, as permitted by the LDC or this MPUD, may be placed within the right-of-way reservation tracts with approval from Collier County Transportation Services Staff, provided that any such signage be removed or relocated outside of the right-of-way reservation tract within which the subject sign is located, within 60 days of written request to do so by Collier County Transportation Services Division. The County shall bear no responsibility for any costs to remove or relocated such signage. Exhibit A to HEX No. 2015-42 Page 13 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 14 of 30 SECTION III COMMERCIAL MIXED-USE DISTRICT (C/MU) 3.1 PURPOSE The purpose of this Section is to set forth the development plan for areas designated as District “C/MU”, Commercial on Exhibit “A”, MPUD Master Plan. The general function and purpose of this District is to provide the opportunity for diverse types of commercial activities that deliver goods and services, including entertainment and recreational attractions, to many segments of the population. 3.2 MAXIMUM COMMERCIAL/OFFICE SQUARE FEET AND MINIMUM RESIDENTIAL DEVLOPMENT The 18.69 ± acre commercial area (District “C”), is limited to a maximum of 175,000120,000 square feet of commercial/office uses, of which a maximum of 143,500100,000 square feet may be retail or office and the balance (above 143,500100,000 square feet) is limited to office use. A minimum of 5,000 square feet shall be developed with professional or medical office use. A minimum of 15 percent of the density generated from the Activity Center acreage shall be developed within the Commercial-Mixed-Use District, and the balance of the density generated from the Activity Center acreage may be developed within 1/3 mile of the Activity Center boundary. No more that 50% of the allowable commercial square footage may be developed prior to the development of at least one-half of the minimum required dwelling units within the Activity Center, and no more that 75% of the maximum allowable commercial square footage may be developed prior to the development of the remaining 50% of the minimum required residential dwelling units within the Activity Center. 3.3 PERMITTED USES No building or structure, or part thereof, shall be erected, altered or used, or land used in whole or in part, for other than the following: A. Principal Uses1: 1. Group 0742 – Veterinary services for animal specialties (except outdoor kennel) 2. Establishments furnishing point-to-point communications services as outlined under Major Group 48 in the Standard Industrial Classification Manual; no communication towers are permitted. 3. Group 5231 – Paint glass, and wallpaper stores; 4. Group 5251 – Hardware stores; 1 Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification Manual, 1987 Edition. Exhibit A to HEX No. 2015-42 Page 14 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 15 of 30 5. Group 5261 – Retail nurseries, lawn and garden supply stores; 6. Major Group 53 – General merchandise stores. 7. Major Group 54 - Food stores. 8. Group 5531 – Auto and home supply stores, not including any installation facility; 9. Group 5541 – Gasoline stations, not including service facilities; 10. Group 7542 – Carwashes only. 11. Industry Group 555 – Boat dealers. 12. Major Group 56 – Apparel and accessory stores. 13. Major Group 57 – Home furniture, furnishings, and equipment stores. 14. Major Group 58 – Eating and drinking places. 15. Major Group 59 – Miscellaneous Retail. Industry Group Numbers: 596 – nonstore retailers; 598 – and not including retail sale of fireworks. 16. Major Groups 60, excluding 6099 check cashing agencies, 61, 62, 63, 64, 65, and 67 in the Standard Industrial Classification Manual. 17. Group 7011 – Hotels and motels. The maximum floor area ratio for hotels shall not exceed a factor of 0.60. 18 Establishments operating primarily to provide personal services for the following Industry groups: a. 721 – Laundry, cleaning, and garment services, only including Group 7211 – power laundries, family and commercial, Group 7215 – Coin-operated laundries and dry-cleaning, and Group 7217 – carpet and upholstery cleaning; b. 722 – Photographic portrait studios; c. 723 – Beauty shops d. 724 – Barber shops; e. 725 – Shoe repair shops and shoeshine parlors; f. 729 – Miscellaneous personal services, only including Group 7291 Tax return preparation services, and Group 7299 personal services, not elsewhere classified, only including car title and tag service, computer photography or portraits, costume rental, diet workshops, electrolysis (hair removal), genealogical investigation service, hair weaving or replacements service, dress suit or tuxedo rental, and tanning salons. Exhibit A to HEX No. 2015-42 Page 15 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 16 of 30 19. Establishments operating primarily to provide business services for the following Industry Groups: a. 731 – Advertising, not including Group 7312 outdoor advertising services agencies; b. 733 – Mailing, reproduction, commercial art and photography, and stenographic services; c. 735 – Group 7352 – medical equipment rental and leasing; d. 737 – Computer programming, data processing, and other computer related services, not including Group 7371 – computer programming services. 20. Establishments primarily engaged in developing film and in making photographic prints and enlargements for the trade or for the general public, only including Group 7384, photofinishing laboratories. 21. Group 7513 – Truck rental and leasing, without drivers; Group 7514 – passenger car rental; Group 7515 – passenger car leasing; and Group 7519 – utility trailer and recreational vehicle rental. 22. Group 7631 – Watch, clock, and jewelry repair, and Group 7699 – repair shops and related services, not elsewhere classified. 23. Group 7832 – Motion picture theaters, except drive-in, and Group 7841 – video tape rental. 24. Major Group 79 – Amusement and recreation services, for the following industry numbers: a. Group 7911 – Dance studios, schools and halls b. Group 7922 – Theatrical producers (except motion picture) and Group miscellaneous theatrical services c. Group 7941 – Professional sports clubs and promoters, only including managers of individual professional athletes, and promoters of sports events. d. Group 7991 – Physical fitness facilities e. Group 7999 – Amusement and recreation services, not elsewhere classified, to include moped rental, motorcycle rental, rental of bicycles, schools and camps-sports instructional, scuba and skin diving instruction, sporting goods rental only. 25. Major Group 80 – Health services for the following industry groups: a. 801 – Offices and clinics of doctors of medicine; b. 802 – Offices and clinics of dentists; c. 803 – Offices and clinics of doctors of osteopathy; d. 804 – Offices and clinics of other health practitioners. 26. Major Group 807 – Medical and dental laboratories for the following industry numbers: a. Group 8071 – Medical laboratories; b. Group 8072 – Dental laboratories. Exhibit A to HEX No. 2015-42 Page 16 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 17 of 30 27. Establishments operating primarily to provide legal services as defined under Major Group 81. 28. Group 8231 – Libraries. 29. Membership organizations engaged in promoting the interests of their member as defined under Major Group 86. 30. Establishment operating primarily to provide engineering, accounting, research, and management for the following Industry Numbers: a. Group 8711 – Engineering services b. Group 8712 – Architectural services c. Group 8713 – Surveying services d. Group 8721 – Accounting, auditing and bookkeeping services e. Group 8732 – Commercial economic, sociological, and educational research f. Group 8741 – Management services g. Group 8742 – Management consulting services h. Group 8743 – Public relations services i. Group 8748 – Business consulting services. 31. Offices of government as defined under Major Group 91 – Executive, legislative, and general government, except finance. 32. Residential multi-family dwelling units, whether in a free standing residential building or located in a mixed commercial and residential building. Mixed use buildings shall adhere to the development standards set forth in Table III below. Residential units shall not be located on the first floor of a mixed use building, and shall be subject to a minimum per unit floor area of 1,000 square feet. Residential buildings with no commercial component shall adhere to the development standards set forth in Table IV. B. Accessory Uses Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Parking facilities and signage. 2. Uses and structures that are accessory and incidental to the permitted uses within this MPUD Document. 3. One caretaker’s residence. 3.4 DEVELOPMENT STANDARDS A. Table III below sets forth the development standards for land uses within the Tree Farm MPUD Commercial District. Standards not specified herein shall be those specified in applicable sections of the LDC in effect as of the date of adoption of this Ordinance. Exhibit A to HEX No. 2015-42 Page 17 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 18 of 30 TABLE III DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT * No structure may be located closer than 20 feet to the top of bank of a lake (allowing for the required minimum 20 foot wide lake maintenance easement). ** Whichever is greater. *** This is an estimate of Actual Height given the LDC definition thereof, and the following facts and assumptions: a) the property is not located within a flood zone; b) the Actual Height set forth above assumes a maximum of 3 feet of vertical feet in distance from existing ground elevation to the average height of the centerline of the adjacent road and a maximum of 9 additional feet for architectural roof treatments above the maximum Zoned Height limit; and c) the Actual Height cannot be fully ascertained until an applicable Site Development Plan is submitted. **** Per principal structure, kiosk vendor, concessions, and temporary or mobile sales structures shall be permitted to have a minimum floor area of twenty-five (25) square feet and shall be subject to the accessory structure standards set forth in the LDC. ***** Total allowable commercial square footage is 175,000120,000 square feet; however no more than 143,500100,000 may be retail or office and the balance, above 143,500100,000 square feet, if developed, shall be office. SECTION IV PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 sq. ft. N/A AVERAGE LOT WIDTH 100 ft. N/A MINIMUM YARDS (External) From Immokalee Road Canal ROW 25 ft. SPS From Future Extension of Collier Blvd. 25 ft. SPS From Western Project Boundary 25 ft. 15 ft. MINIMUM YARDS (Internal) Internal Drives/ROW 15 ft. 10 ft. Rear 10 ft. 10 ft. Side 10 ft. 10 ft. Lakes 25 ft. 20 ft.* Preserves 25 ft. 10 ft. MIN. DISTANCE BETWEEN STRUCTURES 10 ft. or 1/2 the sum of building heights** 10 ft. MAXIMUM HEIGHT ZONED ACTUAL Retail Buildings (with or without residential uses) 50 ft. 62 ft.*** 35 ft. Office Buildings (with or without residential uses) 65 ft. 77 ft.*** 35 ft. MINIMUM FLOOR AREA 1,000 sq. ft.**** N/A MAX. GROSS LEASABLE COMMERCIAL AREA 175,000120,000 sq. ft.***** N/A Exhibit A to HEX No. 2015-42 Page 18 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 19 of 30 RESIDENTIAL DISTRICT (R) 4.1 PURPOSE The purpose of this section is to identify specific development standards for areas designated as “R” on the MPUD Master Plan, Exhibit “A”. Residential uses, infrastructure, perimeter land use buffers, and signage, as well as project recreational/social facilities will occur within this District. 4.2 MAXIMUM DWELLING UNITS The maximum number of residential dwelling units allowed within the MPUD shall be established at the time of development plan review, but shall not exceed 425 281 multi- family/single-family attached/townhouse residential dwelling units or 138 single-family detached units. Since 15% of the density generated from the Activity Center acreage are required to be developed within the Commercial Mixed Use District, and the remaining density generated from the Activity Center acreage must be developed within 1/3 mile of the Activity Center boundary (as depicted on Exhibit A, the MPUD Master Plan), the remainder of the dwelling units may be developed north of the line on the MPUD demarcating the 1/3 mile distance from the Activity Center boundary. For the purpose of calculating the project density, 4 assisted living facilities (ALF) units shall constitute 1 residential dwelling unit and the maximum number of ALF units shall not exceed 150 units. 4.3 USES PERMITTED No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: 1. Single-family attached dwellings (including townhouses intended for fee simple conveyance); 2. Zero lot line dwellings; 3. Single-family detached dwellings; 4. Duplexes, two-family dwellings; 5. Multiple-family dwellings; 6. ALF with ancillary medical uses and personal services for residents and their guests, including but not limited to, beauty salon, bank, pharmacy and convenience store. (Such ancillary medical or personal service uses shall only be accessed from inside the ALF (no exterior access), and shall not exceed 2,000 square feet in aggregate. No external signage or advertising shall be permitted in support of these ancillary medical or personal service uses. Exhibit A to HEX No. 2015-42 Page 19 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 20 of 30 B. Accessory Uses: 1. Customary accessory uses and structures including, but not limited to clubhouses, private garages, swimming pools with, or without and screened enclosures, tennis courts, tot lots, playgrounds and other outdoor recreation facilities. 4.4 DEVELOPMENT STANDARDS A. GENERAL: Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Condominium, and/or homeowners' association boundaries shall not be utilized for determining development standards. B. Minimum Residential Density within Activity Center: A minimum of 15 percent of the density generated from the Activity Center shall be constructed within the 18.69 acre Mixed Use Activity Center portion of the project, and the balance of the density accumulated from the Activity Center may be developed within 1/3 mile of the northern boundary of the Activity Center, or within the Activity Center. THIS SPACE INTENTIONALLY LEFT BLANK TABLE IV RESIDENTIAL DEVELOPMENT STANDARDS Exhibit A to HEX No. 2015-42 Page 20 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 21 of 30 DEVELOPMENT STANDARDS SINGLE- TWO-FAMILY, SINGLE- FAMILY PATIO1, 2 & CLUBHOUSE/ FAMILY ATTACHED & ZERO LOT MULTI RECREATION DETACHED TOWNHOUSE LINE FAMILY BUILDINGS4 PRINCIPAL STRUCTURES MINIMUM LOT AREA 2,250 S.F. 2,250 S.F. 2,250 S.F. 10,000 S.F. 10,000 S.F. PER UNIT PER UNIT PER UNIT MINIMUM LOT WIDTH 35 FEET 20 FEET 35 FEET 100 FEET N/A MINIMUM FLOOR AREA 1,000 S.F. 1,000 S.F. 1,000 S.F. 1,000 S.F/D.U. N/A MIN FRONT YARD 3,4 15 FEET 15 FEET 15 FEET 15 FEET N/A MIN SIDE YARD 56 FEET 0 FEET or 0 FEET or 15 10 FEET N/A 65 FEET 56 FEET MIN REAR YARD 15 7.5 FEET 15 7.5 FEET 15 7.5 FEET 20 FEET N/A MIN PRESERVE SETBACK 25 FEET 25 FEET 25 FEET 25 FEET 25 FEET MIN. DIST. BETWEEN STRUCTURES 12 10 FEET 12 10 FEET 12 10 FEET 20 FEET or N/A ½ ZONED BH, WHICIHEVER IS GREATER MAX. ZONED HEIGHT 2 STORIES NTE 2 STORIES NTE 2 STORIES NTE 3 STORIES NTE 2 STORIES NTE 42 FEET 42 FEET 42 FEET 50 FEET 50 FEET ACTUAL HEIGHT 5 54 FEET 54 FEET 54 FEET 62 FEET 62 FEET ACCESSORY STRUCTURES FRONT 10 FEET 10 FEET 10 FEET 10 FEET N/A SIDE 5 FEET 5 FEET 5 FEET 5 FEET N/A REAR 5 FEET 5 FEET 5 FEET 5 FEET N/A PRESERVE SETBACK 3 10 FEET 10 FEET 10 FEET 10 FEET N/A MAX. BLDG. HT. SPS SPS SPS 3 STORIES NTE 2 STORIES NTE NOT TO EXCEED 42 FEET 42 FEET S.P.S.: Same as Principal Structures. NTE: Not To Exceed BH: Building Height Exhibit A to HEX No. 2015-42 Page 21 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 22 of 30 General Notes: Front yards shall be measured as follows: If the parcel is served by a public or private right-of-way, setback is measured from the adjacent right-of-way line. If the parcel is served by a private road, setback is measured from the back of curb (if curbed) or edge of pavement (if not curbed). Setback from lake easements for all accessory uses and structures may be zero feet (0’). No structure, other than those permitted within the LDC to be located within a required landscape buffer tract or easement, shall encroach into a required landscape buffer tract or easement. Footnotes 1) A patio home is a detached or semi-detached single-family unit from ground to roof wherein each dwelling unit lot is enclosed by a wall located at the lot line, thus creating a private yard between the house and the wall. 2) Setback may be either zero feet (0’) on one side and six feet (6’)five feet (5’) on the other side in order to provide a minimum separation between principal structures of twelve ten feet (12’10’). At the time of application for subdivision plat approval for each tract, a lot layout depicting minimum yard setbacks and building footprint shall be submitted. 3) Front loading garages shall have a minimum front yard setback of twenty-three feet (23’), as measured from the back of sidewalk. Side loaded garages may be located less than twenty-three feet (23’) feet from the back of sidewalk provided that the driveway design allows for parking of vehicles so as not to interfere with or block the sidewalk. These provisions apply to a garage whether attached to the principal structure or detached. 4) Although neither setbacks nor separation between structures are applicable to the clubhouse and other recreation structures located on the clubhouse tract, neither the clubhouse or any other recreational structures shall be located closer than twenty (20’) feet from any residential building or residential or preservation tract boundary. 5) This is an estimate of actual height given the LDC definition thereof, and the following facts and assumptions: a) the property is not located within a flood zone; b) the actual height set forth above assumes a maximum of 3 feet of vertical feet in distance from existing ground elevation to the average height of the centerline of the adjacent road and a maximum of 9 additional feet for architectural roof treatments above the maximum zoned height limit; and c) the actual height cannot be fully ascertained until an applicable site development plan is submitted. 4) For corner lots, only one (1) front yard setback shall be required. The yard that does not contain the driveway shall provide a 10’ setback. Exhibit A to HEX No. 2015-42 Page 22 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 23 of 30 4.5 PERMITTED USES FOR RECREATIONAL AREA, LABELED “RA” ON MASTER PLAN A. Principal Uses: 1. Clubhouse, gazebo, or other structures intended to provide social and recreational space for the private use of the residents and their guests. 2. Outdoor recreation facilities, such as a community swimming pool, tennis and basketball courts, playgrounds, pedestrian/bicycle pathways, and water features. 3. Passive open space uses and structures, such as but not limited to landscaped areas, gazebos, and park benches. 4. Any other principal use which is comparable in the nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (“BZA”) or Hearing Examiner, as applicable. B. Accessory Uses: 1. Community maintenance areas, and maintenance structures. 2. Any other accessory use which is comparable in nature with the foregoing list of permitted accessory uses, as determined by the Board of Zoning Appeals (“BZA”) or Hearing Examiner, as applicable. THIS SPACE INTENTIONALLY LEFT BLANK Exhibit A to HEX No. 2015-42 Page 23 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 24 of 30 TABLE V RECREATIONAL AREA DEVELOPMENT STANDARDS DEVELOPMENT STANDARDS RECREATIONAL AREA PRINCIPAL STUCTURES MINIMUM LOT AREA 10,000 S.F. MINIMUM LOT WIDTH N/A MINIMUM FLOOR AREA N/A MIN. FRONT YARD 25’ MIN PRESERVE SETBACK 25 FEET MIN. SIDE YARD 25’ MIN. REAR YARD 25’ MIN. DISTANCE BETWEEN STRUCTURES 20’ MAX. ZONED HEIGHT 2 STORIES NTE 50 FEET MAX. ACTUAL HEIGHT 62 FEET ACCESSORY STRUCTURES MIN. FRONT YARD 15’ MIN. SIDE YARD 15’ MIN. REAR YARD 15’ PRESERVE SETBACK 25’ MAX. BUILDING HEIGHT NOT TO EXCEED 2 STORIES NTE 42 FEET NTE: Not to exceed Note: Where the Recreational Area abuts residential lots, the required 15’ Type B buffer shall include a 6’ wall. Exhibit A to HEX No. 2015-42 Page 24 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 25 of 30 THIS SPACE INTENTIONALLY LEFT BLANK Exhibit A to HEX No. 2015-42 Page 25 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 26 of 30 SECTION V PRESERVE AREA (P) 5.1 PURPOSE The purpose of this section is to set forth the development plan for areas designated as District “P”, Preserve Area on Exhibit “A”, MPUD Master Plan. The primary function and purpose of this District is to preserve and protect vegetation and naturally functioning habitats, such as wetlands, including upland buffers, in their natural, and/or enhanced state. 5.2 USES PERMITTED A. Principal Uses: 1. Open spaces/nature preserves. B. Accessory Uses: 1. Water management structures. 2. Mitigation areas. 3. Passive recreational uses such as pervious nature trails or boardwalks shall be allowed within the preserve areas, as long as any clearing required to facilitate these uses does not impact the minimum required vegetation. For the purpose of this Section, passive recreational uses are those uses that would allow limited access to the preserve in a manner that will not cause any negative impacts to the preserve, such as pervious pathways, benches and educational signs. Fences may be utilized outside of the preserve to provide protection of the preserve in accordance with the applicable requirements set forth in the LDC. Fences and walls shall not be permitted within the preserve area. Perimeter berms and swales shall be located outside preserve boundaries. C. The .51 acre preserve tract depicted on the MPUD Master Plan shall be re-vegetated in compliance with MPUD Exhibit “D”, Compliance Agreement, and in accordance with the applicable provisions of the LDC. Exhibit A to HEX No. 2015-42 Page 26 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 27 of 30 SECTION VI DEVELOPMENT COMMITMENTS 6.1 PURPOSE The purpose of this Section is to set forth the development commitments for the development of the project. 6.2 GENERAL All facilities shall be constructed in accordance with SDP, subdivision plans (if required), and all applicable State and local laws, codes, and regulations applicable to this MPUD. Except where specifically noted or stated otherwise, the standards and specifications of the LDC shall apply to this project, even if the land within the MPUD is not to be platted. The developer, its successors and assigns, shall be responsible for the commitments outlined in this Document. The developer, its successors or assignee, shall follow the Master Development Plan and the regulations of the MPUD, as adopted, and any other conditions or modifications as may be agreed to in the rezoning of the property. In addition, any successors or assignee in title to the developer are bound by any commitments within this Document. These commitments may be assigned or delegated to a condominium/ homeowners’ association to be created by the developer. Upon assignment or delegation, the developer shall be released from responsibility for the commitments. 6.3 TRANSPORTATION The development of this MPUD Master Development Plan shall be subject to and governed by the following conditions: A. All internal roads, driveways, alleys, pathways, sidewalks and interconnections to adjacent developments shall be operated and maintained by an entity created by the developer and Collier County shall have no responsibility for maintenance of any such facilities. AB. If any required turn lane improvement requires the use of existing County rights-of- way or easements, compensating right-of-way shall be provided without cost to Collier County as a consequence of such improvement. CB. If, in the sole opinion of Collier County, a traffic signal, or other traffic control device, sign or pavement marking improvement within a public right-of-way or easement is determined to be necessary, the fair share cost of such improvement shall be borne by the developer. Exhibit A to HEX No. 2015-42 Page 27 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 28 of 30 DC. The applicant shall reserve rights-of-way for the future Collier Boulevard extension and Immokalee Road expansion and intersection improvements as depicted on the MPUD Master Plan (Right-of-way Reservations Tracts A, B, and C, totaling 7.42 +/- acres). The applicant shall receive impact fee credits in exchange for Right-of-way Reservation Tract B (0.47 acres), but shall not receive impact fee credits for the reservation and eventual dedication of Right-of-way Reservation Tracts A and C. The applicant shall convey by deed, in fee simple, at no cost to the County (other than the aforementioned impact fee credits for Tract B) all lands reserved as depicted on the MPUD Master Plan (as noted herein) within 90 days of written request of the County. ED. The applicant shall construct a twelve foot (12’) asphalt greenway within the Immokalee Road canal right-of-way, or within the adjacent right-of-way reservation area, at the discretion of the Collier County Transportation Services Division. The greenway shall be located on the north side of the canal and shall connect to the greenway that Collier County is constructing to the west of the Tree Farm MPUD property. The developer shall provide five (5) parking spaces for public use in close proximity to and accessible from the greenway. These parking spaces may be located within the Commercial Tract, and may be located within the Right-of-way Reservation Tract “A” on a temporary or permanent basis, with approval from Collier County Transportation Services Division. The greenway shall be constructed prior to the issuance of the first certificate of occupancy (CO) within the MPUD. FE. The applicant shall design the project stormwater management system so as to accept and treat stormwater from fifty percent (50%) of the impervious area of proposed extension of Collier Boulevard adjacent to the Tree Farm MPUD, in accordance with South Florida Water Management District permitting requirements. GF. The applicant shall be responsible for fair share costs of improvements to the Immokalee Road/Collier Boulevard intersection, including bridge replacement and/or widening as may be necessary to construct a minimum of two north and two southbound through lanes as well as necessary turn lanes HG. The applicant shall ensure that any easements necessary to facilitate interconnections to properties to the west as shown on the MPUD Master Plan shall be granted by the appropriate instrument(s) at the time of submittal of the first development order application. IH. No certificate of occupancy (CO) for development within the Tree Farm MPUD will be issued until 6 laning of the following roadway segments has been substantially completed (that is fully open to traffic): 1. Immokalee Road from Collier Boulevard west to I-75 2. Immokalee Road from Collier Boulevard East to 43rd Avenue N.W.Oil Well Road 3. Collier Boulevard from Immokalee Road south to Golden Gate Boulevard. Exhibit A to HEX No. 2015-42 Page 28 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 29 of 30 HI. Should it become necessary or desirable to construct a wall to mitigate the impacts of noise from Collier Boulevard or Immokalee Road, the developer owner successor or assignee shall be responsible for the costs of designing and installing said wall or walls for the portion adjacent to the project boundary. J. The Tree Farm MPUD TIS was based on a development scenario that assumed a variety of commercial uses and a maximum of 281 multi-family units. The total trip generation was estimated in the TIS to be 580 PM peak hour two-way external trips to adjacent streets based on ITE trip generation rates. The development scenario analyzed in the TIS may change. However, the Project’s estimated trip generation will not exceed a maximum of 580 PM peak hour two-way external trips to adjacent streets. 6.4 UTILITIES The development of this MPUD Master Development Plan shall be subject to and governed by the following conditions: A. The developer shall reserve two one (1) areas to be granted as an easements to Collier County for a raw water wells. The dimensions of these this well easements shall not to exceed 100 feet by 100 feetbe at a maximum 80 feet by 50 feet. The approximate location of thisthese well easements is depicted on the MPUD Master Plan. The northerly raw water well easement site is located at the northeastern corner of the MPUD, and can be accessed from Immokalee Road ExtensionCollier Boulevard Extension. There are two possible locations for the southerly raw water well easement site, Option A is located on the westerly boundary of the project, south of the “P” Preserve Tract, and is adjacent to an internal drive which, if selected, will include the necessary access and utility easements. Option B is located at the southeast corner of the project and is located adjacent to Right-of-way Reservations Tracts A and B, and can be accessed from Immokalee Road Extension. The grant of these this easements shall occur at the time of site development plan or final plat approval for the area within the development phase that contains the respective well easement sites. At the time of the site development plan and/or final plat submittal, the developer shall provide the well site easement that meets the standard setback requirements for water wells. The developer shall also provide a temporary access easement within Right-of-way Reservation Tract C should the Collier County Utilities Division require access to the well sites prior to the grant of said right-of-way to Collier County. 6.5 ENVIRONMENTAL A. The development shall comply with the guidelines and recommendations of the U.S. Fish and Wildlife Service (USF&WS) and the Florida Fish and Wildlife Conservation Commission (FFWCC) regarding potential impacts to “listed species”. A Big Cypress Fox Squirrel Management Plan shall be submitted to Environmental Exhibit A to HEX No. 2015-42 Page 29 of 38 Text underlined is added; Text struck-through is deleted. TREE FARM MPUD PL20140000640 July 29 October 23, 2015 30 of 30 Services Staff for review and approval prior to site plan/construction plan approval. Where protected species are observed on site, a Habitat Management Plan for those protected species, or their habitats shall be submitted to Environmental Services Staff for review and approval prior to site plan/construction plan approval. 6.6 AFFORDABLE-WORKFORCE HOUSING: A. The applicant shall provide 15% of the total units built in the project in the affordable housing price range or workforce housing, i.e., for those who earn up to 150% of the median income as calculated annually using the Collier County median income figure for a family of four as determined by the United States Housing and Urban Development Department (HUD). The applicant will use the most current median income figure as defined above at the time of sale to determine if that unit falls into the 150% median income or below. Currently, that would allow a sales price of up to $321,000. The applicant will provide verification of the sales prices to Collier County’s Housing and Human Services Department. The form of verification shall be determined between the applicant and the Collier County Housing and Human Services Division. B. The applicant shall make voluntary contributions to the Collier County Affordable Housing Trust Fund of $1,000 per dwelling unit and $0.50 per commercial square foot built in the project. THIS SPACE INTENTIONALLY LEFT BLANK Exhibit A to HEX No. 2015-42 Page 30 of 38 i Lq n IrrlInn1rlmj I r l E z j z li ZJ f S h ji I I N o o a o zG tl1 zfa CIJ erj C tl1 00fll seN 0 0 Jo l c w i G tI1 6 U C C n z l Tj I III niI I IlI I II Il l il I I 1lLr I I il 1 I if II rI I I O E 1 5 11 r lj II 1Ii I 1 II gg2 oR z s g tIj f2o 01 nS Q I l d e tj I i ItI Exhibit A to HEX No. 2015-42 Page 31 of 38 1 1 TREE FAR V LA D TRUST ERIL PHOTOGRAPH TREE FARM MPUD RIllA L t J 0 0 1 Il tI1ee i r t or brptr PI P it lLnJg r m Exhibit A to HEX No. 2015-42 Page 32 of 38 I Un f ol FS iat f 0 q 0 liP 1ii 1m r I i j I fI II i I i 11 r rL a fs1 li I t I ihih I I I II m I I I I i W r i 11m z I I I I 1 l I i i r 1OSVljIJlO j c 0 1 I OOlSWOBns lNxJIS3 S3 V1 3 OOllB la83dOINll11Iond 000I3 O 1 7 I n l d e I I Ii 8 111i5 U l illi il l iII l i j 1 111 I q e Imc j r I i IIlei f 1 1 il 1 to 1 I it I K Ii H l h f W i 5 1 1 1 p iJfi H f c i i I 1 N F l1 i J I i ll rr t ll I I I I 1fI 1 I I I I I ij I H p tt F lf lli Ii III It c I I l J I II 1 1 J Ii 1l 1 i 1 F 1 I I s l Iill L I If r lJ r 09 M T 0 11 u onIji W il i i 2 C ll n i ii I Ii i I Ii i i EXHIBIT A RLE FAR y L DTRGST TREE FAR vI MPUD MPUD MASTER PLAN i i c Iii i 1 P 1m i 1 1fl1 ill1 p I I J f G tI1 Tj ze I e tj D lT mc CONSULTING Civil Engining Surveying Mappjng D r 5 h Exhibit A to HEX No. 2015-42 Page 33 of 38 Exhibit A to HEX No. 2015-42 Page 34 of 38 Exhibit A to HEX No. 2015-42 Page 35 of 38 I1111I Wh HHO H 1m mlp8 g I I g c o I F o j I I I I III III III I 1 i I I I 0 l o i 7 lll and TREE FAR 1 LAND TRGST CONCEPTUAL R A TER i i ANACE VIE iT PLJ fIl f04SVIKJlII5 t S3 S3NlJ OOlIBJ1SrodOI1HIonjtMljll1II11Y2L1OSigi7 IijIfilII01iIr1lt fL lfIII i I i 1 I J rJniHc itpi 11JjItl i t Htr11Frl IiI 11 il fts cc li i Ii IifilIifLcLl I l tl J I i I I I I V F a I Ilmi l d I ii 1 1 f IJf n C c o 1I Iiir n o Z n trI ii e r m m @ 00 trIC O Z ii r Z TREE FARM MPUD D XT C CONSULTING avil Surveyin Mpping 5 y Exhibit A to HEX No. 2015-42 Page 36 of 38 IIIII I I 1 Tf 19 lib I e N o z x i 1 I I i I Ii i I I I I I i i TREE FARM LAND TRUST CONCEPTUAL WATER IA JACDilENT PLAN g0 N o fii l x t u r i r I l I TREE FARM MPUD 1 R1fI fL C T c l TJ n IEIjG5m Ro I I lJz T@ I o n tT1 tT1 c tJj l ng llccr Sulw rs lnlP r P Llne rrojcr lom Exhibit A to HEX No. 2015-42 Page 37 of 38 I I e I I I I I r z Ifn I I I I I I I u n 6 z n I n I I I I II Vct I lIJ I i Ii 1 I I I Ic I 0 I c r s V TRLE F R 1 L D TRUST Rn SECTIONS i l I Ii Ii Ii l s TREE FARM MPUD CDF 1 C t p i i jISI I Ic I T o i g 1z k c 0 is t i L I I I L RlVl L I I Exhibit A to HEX No. 2015-42 Page 38 of 38 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 30, 2019 RE: Neighborhood Information Meeting (NIM); Petition PL20180002194, Tree Farm Mixed-Use Planned Unit Development (MPUD) Dear Property Owner: 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 TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC (Applicants) on Thursday, June 20, 2019, 5:30 pm at Saint Monica’s Episcopal Church, 7070 Immokalee Road, Naples, FL 34119. TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC have submitted a formal application to Collier County, seeking approval of a Planned Unit Development (PUD) Amendment. This application proposes to amend the MPUD to increase the permitted number of dwelling units from 281 multi-family or 138 single family to allow up to 460 dwelling units of varying types including single family, multi-family, two family attached and townhomes. The PUD also proposes a decrease in the permitted commercial/office square footage from 120,000 square feet to 80,000 square feet, and to add indoor self-storage as a permitted use up to a maximum of 105,000 square feet. The pre viously approved trip cap will remain at the previously approved 580 PM peak hour two-way external trip cap. The application also modifies the Conceptual PUD Master Plan to reflect a minor change recently approved through the PUD Minor Change process, which relocated the small on-site preserve. To date, 54 multi-family dwelling units have been constructed within the MPUD. The subject property (Tree Farm MPUD) is comprised of approximately 58.84± acres, located on the Northwest quadrant of Immokalee Road and Collier Boulevard in Section 22, Township 48 South, Range 26 East, Collier County, Florida. Project information is posted online at www.gradyminor.com/planning. If you have questions or comments, they can be directed by mail, phone, fax or e-mail to: sumpenhour@gradyminor.com, phone 239-947-1144, fax 239-947-0375, Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs, Florida 34134. Project information is posted online at www.gradyminor.com/planning. Sincerely, Sharon Umpenhour Senior Planning Technician Project Location Map PL20180002194 500' 5/7/2019 Site: Tree Farm MPUD 1 NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 ADAMS, CURTIS C & DEBRA J 9710 NICKEL RIDGE CIR NAPLES, FL 34120---4660 QUARRY PHASE 2 BLK N LOT 20 AVRAMIS, BILL G & ANA M 5937 ASHFORD LANE NAPLES, FL 34110---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 32 BARNETT, ROBERT M & KIM T 8718 WALTON POND CIR BLOOMINGTON, MN 55438---0 QUARRY PHASE 2 BLK N LOT 13 BARTOLOTTA, ANTHONY L 8789 CAVANO ST E NAPLES, FL 34119---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 34 BLUE LAND HOLDINGS LLC 4175 BROKEN BACK RD NAPLES, FL 34119---0 22 48 26 W1/2 OF S1/2 OF W1/2 OF SE1/4 OF NE1/4, LESS S 30FT BLUE LAND HOLDINGS LLC 4175 BROKEN BACK ROAD NAPLES, FL 34119---0 22 48 26 E1/2 S1/2 W1/2 SE1/4 NE1/4 LESS S 30' BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY 3301 TAMIAMI TRL E NAPLES, FL 34112---4961 PEBBLEBROOKE LAKES THAT PORTION OF TRACT R-1 AS DESC IN OR 2279 PG 1915 &LYING N OF TRACT 8 OF BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY 3301 TAMIAMI TRL E NAPLES, FL 34112---4961 PEBBLEBROOKE LAKES THAT PORTION OF TRACT R-1 DESC IN OR 2397 PG 2190 CARNEY, MICHAEL A & ROSE MARIE 9806 NICKEL RIDGE CIR NAPLES, FL 34117---0 QUARRY PHASE 2 BLK N LOT 2 CASBARRO, JOSEPH & GEORGINA 9762 NICKEL RIDGE CIR NAPLES, FL 34120---4660 QUARRY PHASE 2 BLK N LOT 12 CC ADDISON PLACE LLC 2020 SALZEDO STREET 2ND FLOOR CORAL GABLES, FL 33134---0 ADDISON PLACE TRACT R CC ADDISON PLACE LLD 2020 SALZEDO STREET 2ND FLOOR CORAL GABLES, FL 33134---0 ADDISON PLACE TRACT A CHARLES GRANT CAREY REV TRUST JEAN LOUISE CAREY 8743 CAVANO ST E NAPLES, FL 34119---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 44 COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES, FL 34112---0 22 48 26 THOSE PORTIONS FOR R/W AS DESC IN OR 4413 PG 3834 COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES, FL 34112---0 HERITAGE BAY COMMONS TRACT G COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES, FL 34112---0 HERITAGE BAY COMMONS TRACT R-1 COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES, FL 34112---0 HERITAGE BAY COMMONS TRACT R-3 COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES, FL 34112---0 HERITAGE BAY COMMONS TRACT R-4 AND THOSE PORTIONS OF TRACT A,TRACT J, TRACT K FOR R/W AS DESC IN OR 4333 PG 4184 COLLIER COUNTY % OFFICE OF COUNTY ATTORNEY STE 800 NAPLES, FL 34112---0 22 48 26 A PARCEL OF LAND AS DESC IN OR 5087 PG 93 1.5 AC CVS 75479 FL L L C % CVS CAREMARK CORPORATION 1 CVS DR #8927-01 WOONSOCKET, RI 02895---6146 CAMERON COMMONS UNIT ONE TRACT 2 FLOW WAY COMMUNITY DEVELOPMENT DISTRICT % JP WARD & ASSOCIATES LLC 2900 NE 12TH TER STE 1 OAKLAND PARK, FL 33334---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL TRACT O1A FURTICELLA, EDWARD J MARILYN FURTICELLA 8762 CAVANO ST E NAPLES, FL 34110---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 31 HADDAD, PAUL L 9774 NICKEL RIDGE CIR NAPLES, FL 34120---0 QUARRY PHASE 2 BLK N LOT 9 HALE LIVING TRUST P O BOX 1674 MORRISTOWN, TN 37816---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 29 HANLEY, TIMOTHY P & MONICA A 9796 NICKEL RIDGE CIRCLE NAPLES, FL 34120---0 QUARRY PHASE 2 BLK N LOT 4 HANNON, CATHERINE & KEVIN 8767 CAVANO ST E NAPLES, FL 34119---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 38 HARTHMAN, AUSTIN E 5800 ARLINGTON AVE 9-A BRONX, NY 10471---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 25 HATCHER, DAWN L P O BOX 111646 NAPLES, FL 34110---0 22 48 26 N 1/2 OF N 1/2 OF W 1/2 OF SE 1/4 OF NE 1/4 5 AC OR 1526 PG 243 HATCHER, MAXINE I 4190 BROKEN BACK RD NAPLES, FL 34119---9705 22 48 26 S1/2 OF N1/2 OF W1/2 OF SE1/4 OF NE 1/4 HECKLER, MARK A & VERONICA 1058 LINWOOD AVE VALPARAISO, IN 46383---0 QUARRY PHASE 2 BLK N LOT 11 ITZKOWITZ, MITCHELL 4 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YEOMANS 14004 ROOSEVELT BLVD #601C CLEARWATER, FL 33762---0 22 48 26 E1/2 OF SE1/4 OF SE1/4, LESS CANAL R/W S 100FT,LESS THOSE PORTIONS AS DESC IN OR 4413 PGS 3836-3838 TBC TREE FARM 2 LLC % BROOKLINE COMPANIES LLC ATTN: JAMES T MURPHY 14004 ROOSEVELT BLVD STE 601C CLEARWATER, FL 33762---0 22 48 26 E1/2 OF NE1/4 OF SE1/4, LESS THAT PORTION FOR R/W AS DESC IN OR 4413 PG 3838 TBC TREE FARM 2 LLC % THE BROOKLINE COMPANIES LLC ATTN: JAMES T MURPHY 14004 ROOSEVELT BLVD STE 601C CLEARWATER, FL 33762---0 22 48 26 E1/2 OF SE1/4 OF NE1/4, LESS THAT PORTION FOR R/W AS DESC IN OR 4413 PG 3838 POList_500_PL20180002194.xls PL20180002194 500' 5/7/2019 Site: Tree Farm MPUD 2 THOMAS, BERNADETTE SAM SIVARTSEN 8697 DILILLO CT NAPLES, FL 34119---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 12 THOMAS, CHRISTIAN & SOPHIA 8785 CAVANO ST E NAPLES, FL 34119---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 35 TINWOOD-PEBBLEBROOKE LLC C/O PROPERTY TAX DEPT PO BOX 790830 SAN ANTONIO, TX 78279---830 PEBBLEBROOKE PLAZA LOT 3 TREE PLATEAU CO INC 5637 STRAND BLVD #201 NAPLES, FL 34110---0 26 48 26 NW1/4 OF NW1/4 LESS R/W & ADDITIONAL R/W DESC IN OR 2568 PG 1176 AND OR 3328 PG 1487 WALGREEN CO REAL ESTATE PROPERTY TAX PO BOX 1159 DEERFIELD, IL 60015---6002 PEBBLEBROOKE PLAZA LOT 1 WEISGAL, JAMES & NELLY 8763 CAVANO ST E NAPLES, FL 34119---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 39 WHITLOCK FAMILY REV TRUST 8746 CAVANO ST E NAPLES, FL 34119---9837 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 27 POList_500_PL20180002194.xls Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 1 of 19 D. Wayne Arnold: Is that gonna be audible for everybody? Does that work? Okay. Well, we’ll go ahead and get the meeting started. Sharon, are you ready to go on? Okay. D. Wayne Arnold, GradyMinor Engineering, and we’re here for the Tree Farm, a mixed-use planned development, um, zoning amendment that we’re doing. Sharon Umpenhour from our office has the recorder and we’re required by the county to record and make an audio transcript of the meeting tonight. Norm Trebilcock, sitting here in the second row, is our Transportation Engineer on the project and Rich Yovanovich, sitting right behind him, is our Land Use Attorney. Uh, our engineer for the project, Dan Waters with Peninsula Engineering, should be here shortly. He’s checking on a job site, but he’ll be here. And I’ll introduce Gil Martinez. Gil is the Principal Planner for Collier County. He’s sitting in the back row. And Gil is the so-called project manager from the county’s perspective on this project so he’s here to listen and take notes and, uh, report back to the other, uh, departments with any, uh, questions or comments that are made relative to, uh, those departments. So, we’re here tonight to revise the existing project that’s, uh, been approved for many years. Uh, if you all live in the area, which I’m sure you do, you’ve seen there’s 54 units that are under construction and almost complete that are in the Tree Farm PUD. And it’s the project that’s located, uh, at the northwest corner of Immokalee Road and Collier Boulevard. I’m gonna skip forward to show you an aerial just so we’re all clear on where we are. And you can see in this exhibit, the – uh, the units that have been constructed are sort of – uh, you can see them on the lower third of the plan on the western boundary. So, this project has been approved. They’ve participated with Collier County on some of the long-term improvements that they’re making for the intersection of Immokalee Road and Collier Boulevard. The canal has fairly recently been relocated. The bridge is under construction. There will be an interconnection with this project and Addie’s Corner, which is immediately to the west where the Addison Place Apartments have been constructed. I’m gonna go back and just tell you – so, the project has been approved for commercial and residential. And what we’re proposing to do is increase the number of residential units to – from 281 multi- family, or 138 single family, to allow up to 460 dwelling units of Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 2 of 19 varying types. We’re at the same time proposing to reduce the commercial office square footage from 120,000 square feet to 80,000 square feet and then we’re adding back in a provision to add up to 105,000 square feet of indoor self-storage. All of that being said, there’s a trip cap that was established for this project when they participated in the improvements for Immokalee Road and Collier Boulevard, and that trip cap will remain the same even though we are modifying the intensity of the residential and commercial. Uh, we’re also cleaning up the Master Plan. There have been a few minor changes to this project since its original conception and this has gone through the hearing examiner process. So, we’re incorporating those revisions into this document. We’re cleaning up the Master Plan to reflect some of those minor changes as well. So, one of the significant features of this project is that the circle and box that are showing in red on this exhibit represent an activity center boundary and a density band. And you can see the project in yellow, we’re entirely within the density band, partially within the activity center boundary, which is why we qualify for 580 dwelling units in total. We’re seeking 460, so we’re seeking less units than the county could allow us to request. And I would point out that the county has said these are the areas where we do want higher densities and intensities of development. This is a little bit, um, closer-in image of just the project. And the point of – I know this isn’t showing on the LED screen, but, like, apartments – maybe Dan Waters, who has just walked in. Dan is in the back of the room. He’s our engineer [inaudible] [00:04:15]. He might not be able to point out where those 54 units are under construction. But it’s part of the Addison Place Apartments that’s actually being built in the Tree Farm mixed-used planned development. This is the approved zoning Master Plan that’s part of the record for the county. It’s, uh, got a break line in it because it’s such a long, steep piece of property. But the – the main features of the project remain the same. And this is what we are proposing as a new one. We put it in an aerial just for context. So, the lower portion of the site that’s in the activity center will be either commercial or mixed- use. So, we know that allows the residential that’s under construction. It also allows a variety of commercial uses and the proposed indoor self-storage. Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 3 of 19 And then, to the north, in the area attached that’s labeled “R” on this plan, it allows for residential uses that are allowed and also proposed for the project. We have not modified any of the proposed heights for the residential units. We’re simply changing the number of units that are allowed for the project. This is another aerial photograph showing you some more detail, in the context of an aerial photograph, of how we relate to our neighbors and the intersection down at Collier and Immokalee Road. And, again, I put this up just as kind of an ending slide for us because we’re gonna turn it over to you all to ask any additional questions that you may have and our team will be happy to try to answer any of those questions you do have. So, I’m gonna leave this up as our concluding slide and, uh, try to take any questions that you may have. And if I could just, before we get started with that, one at a time, please. And we’ll try to make sure that we – uh, and if you can just indicate, uh, your name if you’re okay or just that you’re a nearby resident or something. It’s really just for the – when the Planning Commissioners listen to the tape or hear the transcription, they want to make sure that it’s not – we want to make sure that who said – that an audience member is asking the question or the developer. So, just one at a time so we can make sure that we capture what you’re saying. Yes, sir? Ed Staley: My name is Ed Staley. I live at Esplanade. If I understand what you’re saying, all of the commercial will be adjacent to Addie’s Corner and residential will be adjacent to, um, the Delillo Property, uh, Blue Landscaping, the Hatcher parcel as you head up. So, that will all be residential? D. Wayne Arnold: That’s correct. Everything outside of the commercial activity center boundary will be dedicated residential only. Of course, our mixed- use tract that’s in the activity center allows both residential and commercial. So, all of our commercial will have to be, uh, in that area adjacent to Addison’s Place. Ed Staley: You mentioned you’re not asking for a modification with respect to the height. Um, could you, relative to the height of the existing apartment buildings at Addison Place, could you just – instead of just using feet because that’s difficult to understand sometimes – but how do the height restrictions that you are not changing, how are they relative to the existing, uh, height of the Addison Place Apartments? D. Wayne Arnold: Well, we don’t have an end user in mind so I don’t – can’t tell you specifically. One of the changes that the staff has, uh, requested that Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 4 of 19 we make early in this process, right now the PUD document that’s in place specifies numbers of stories and height. We’re eliminating the number of stories because the county likes to deal in a zone from actual height, which are also expressed, but not numbers of stories. So, that is one of the more specific changes we’re making in the document itself. It looks like Rich is looking for the height. If I can just take one pause, Rich [inaudible] [00:07:56] in my document. I’ll just hand it to you. So, I’m gonna – if we can just take one second. Maybe I can take another – or another question, and I’ll come back to you about height. Ed Staley: Okay. D. Wayne Arnold: Yes, sir? Steve Santoro: My name is Steve Santoro. I live in the Quarry. We’re relatively new in the area, but a few questions that I’ve got. You talk about the self- serve storage. Can you describe – is it as I’m picturing when we see self-serve storage? We have, like, maybe 50 units to it. Is that what you mean? D. Wayne Arnold: Well, the indoor self-storage that we typically, uh, talk about, and I think that the county anticipates, is going to be indoor air- conditioned self-storage. Uh, we’ve worked on several of the lock- up and cube smart facilities in the area so it would be one where you have indoor – it may have some outdoor garage doors, but primarily it’s going to be indoor air-conditioned storage. It’s not an outdoor storage lot or anything of that nature. Steve Santoro: Okay. Can you just share with us the access and egress points? I assume you have nothing on Immokalee. Everything is coming off of Collier? D. Wayne Arnold: You are correct. Our only access to Immokalee Road directly would be through the Addie’s Corner parcel and across the new bridge that’s been constructed west of Collier Boulevard. And it shows up – I wish the pointer would show up here. But our access point is actually where it says Addie’s Corner on this exhibit. And the internal access road that’s shown, there’s a new bridge there that accesses – Richard Yovanovich: Do you have a pointer? Steve Santoro: Oh, there you go. Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 5 of 19 D. Wayne Arnold: This one looks even better. Oh, it’s not. Okay. Sure. I think I can reach it. So, here we are. There’s an internal frontage road that will come across Addie’s Corner project and then go south and there’s a bridge that’s depicted on this aerial, where that would be our access – our most direct access for the commercial to Immokalee Road. The other access points are shown on the Master Plan as being – I don’t know. Norm, do you know if it’s three or four total off of Collier Boulevard Extension? Norman Trebilcock: Um, there’s – there’s four there. D. Wayne Arnold: Four total on Collier Boulevard Extension. Steve Santoro: On the Collier Boulevard, would one of the access points be directly across from where the Quarry has its side entrance? Norman Trebilcock: Yeah. Yes. D. Wayne Arnold: Norm, do you want to answer that? Norman Trebilcock: Okay. Sure. The way it appears, it’s there like that. D. Wayne Arnold: So, it’s near the northern two thirds? That would be one of our primary access points to the residential tracts. Norman Trebilcock: And there’s one just further north there [inaudible] [00:10:34] Joe Kisbaum: Is that where the light is? The traffic light? D. Wayne Arnold: Is there going to be a traffic signal there, Norm? Norman Trebilcock: No. That’s not – I don’t believe there’s any planned – planned at this location here or anything. Steve Santoro: I’m sorry. You said there were no lights planned at all? Norman Trebilcock: We weren’t – we weren’t planning on a light here. There’s some typical language that the county will have, uh, if and when a signal is warranted. That kind of thing and do a fair share quorum. But – but we haven’t planned anything there. There may be something for the Quarry. I don’t know, but, uh, not – not on our part. D. Wayne Arnold: Thanks, Norm. Okay. Rich Yovanovich: Your height is 50 feet zoned and 62 feet actual. Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 6 of 19 D. Wayne Arnold: Is that for residential? Rich: That’s for multi-family. D. Wayne Arnold: For multi-family, the zoned height is 50 feet and the actual, Rich, was? Rich: Sixty-two. D. Wayne Arnold: Sixty-two feet. Joe Kisbaum: That’s five, six stories. Right? D. Wayne Arnold: It probably – in the 50 feet, you probably get closer to four would be my guess. Dan Waters also worked on Addison Place and we have heights that are similar. Not exactly those, but – Dan Waters: Yeah. Those are – so, I’m going by memory. But those are four- story buildings and I believe they have a 52-foot actual height, which is basically from the ground to the tippy-top of it. And then a, uh, zone height, which measures, you know, on the pitched roof, halfway up. Um, I think it’s about 47- or 48-feet zone height. D. Wayne Arnold: Yeah. So, we’re not substantially greater than those numbers in what we’re proposing. Yes, sir? Male Resident 1: How many additional trips are you estimating on Collier as a result of your project once it’s fully built out? D. Wayne Arnold: The question was how many trips we’re estimating on Collier Boulevard? Male Resident 1: Additional trips. D. Wayne Arnold: Norm, can you, uh, answer that? Norman Trebilcock: The project has an existing trip – what they call a trip count. And so it’s 580 p.m. peak hour, two-way trips is the trip count. So, we’ll hold to that. That’s what [inaudible] [00:12:33] D. Wayne Arnold: Did you have another question? Male Resident 1: No. Thank you. [Crosstalk] D. Wayne Arnold: Okay. Anybody else? Yes? Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 7 of 19 Joe Kisbaum: Yeah. I’m Joe Kisbaum. I live at the Quarry and my home is closest to, uh, Nickel Ridge, which is the, uh, the first set of homes that are closest to Collier. I have several questions, having lived through the Esplanade. How much blasting will you do? Because there was a considerable amount of blasting for Esplanade and they had to video tape homes and so forth because of concerns about it. Do you have, uh, any idea whether that’s going to occur? Dan Waters: There won’t be any blasting. The – the county’s got regulations that basically say if you’re gonna do blasting, you have to be a certain distance from a right-of-way line or a structure. Joe Kisbaum: Okay. Dan Waters: In this case, this is such a – a – Joe Kisbaum: Narrow. Dan Waters: – narrow site – yeah – that we wouldn’t meet any of that criteria and wouldn’t be able to blast. Joe Kisbaum: Because there was a lot of blasting with Esplanade. Dan Waters: Oh, I’m sure. Yeah. There was a lot of rock. Joe Kisbaum: And it affected – yeah. Yeah. Second question. What about a buffer? People like us are now – there’s a bit of a buffer, but as you can see from the map, Quarry Drive is very close to – and you know where Quarry Drive is, right? That’s the interior road in – in Quarry. Uh, it’s very close to the Collier Extension or whatever. We used to call it Broken Neck Road. Uh, what kind of setback will there be from that road, in terms of your closest homes or buildings or structures to that Collier Extension? Are you gonna be butted right up against it or will there be a buffer? Will there be a berm? Will there be any separation? Wayne Arnold: The County will definitely require us – and we would want a landscape buffer, obviously, to Collier Boulevard as well. And then, of course, the right-of-way would continue to separate us as would the new frontage road. So, I think we’ve got a decent separation. Our buffer requirement against the road is, I think, a Type D buffer, which requires trees. And, uh – but my guess is that the developer or whoever the end user is will want to certainly supplement that to provide a decent buffer from Collier Boulevard Extension. But it varies, too, whether it’s a multi-family end user or a single-family Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 8 of 19 end user. Joe Kisbaum: Well, what we noticed at the Quarry is the buffer wasn’t really – and the berm was inadequate even after they did the building at Esplanade. And they’ve had to add more trees and it’s been more costly to our development, um, just because they didn’t anticipate the height of the buildings or some of the other things that might be coming in. D. Wayne Arnold: Okay. Any other questions there from you, sir? Joe Kisbaum: I’m – I’m sure I’ll think of others. I’ll let other people talk. D. Wayne Arnold: All right. Anybody else? Yes, sir. Dennis Lundgren: Yeah. I’m Dennis Lundgren and I also live in the Quarry, uh, just off Quarry Drive down at Cobalt Cove. And my question is is there any thoughts of further developing the Collier Extension to be two lanes each way, uh, as part of this development or keeping that space, uh, available for the two lanes each way when Collier does get expanded? D. Wayne Arnold: I think that’s the answer. And, Norm, I’ll let you confirm that, if you don’t mind. Norman Trebilcock: Sure. Yes. Um, so, Collier Boulevard, that section you see, that is master planned for four lanes. So, the two lanes that you see there will ultimately be the two northbound lanes. And so then, on the other side, would be the other two. So, there’s adequate right of way for that. Dennis Lundgren: So, it’s just the two lanes currently – Norman Trebilcock: Correct. Dennis Lundgren: And that will stay that way through this development? Norman Trebilcock: Correct. We wouldn’t trigger any – Dennis Lundgren: And the space is there and it’s set aside for Collier to go to two lanes each way? Norman Trebilcock: Right. Dennis Lundgren: Or more. I’m not sure what their big plan is, if they’re gonna go to two or three lanes each way. Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 9 of 19 Norman Trebilcock: The – the old Master Plan for that road had been, um, just as a four- lane section so it had been planned. And that’s why, like what Wayne said, that’s why you’ll see that the things will be offset a bit because you’ll have a wider right of way there to accommodate. Dennis Lundgren: So, it will still dead-end at the Esplanade back entrance? Norman Trebilcock: Um, correct. We’re not involved in any extension of that road. I mean, long-term, you’ll see the long-range planned [inaudible] [00:16:52] extension, you know, up to Lee County but we’re not involved with that. Dennis Lundgren: As -- as part of your buffer, are you considering any sound abatement buffers with regard to either side of Collier Extension? D. Wayne Arnold: At this point, no. I don’t think we know enough about who our end users are going to be for the residential component. That’s probably going to be their own individual choice if they decide to put up a wall or just decide to buffer themselves with landscaping, but we don’t have a specific plan for that. Dennis Lundgren: Who decides if there’s a need for that? D. Wayne Arnold: Well, ultimately, it’s gonna be the developer who is going to make that decision. I mean, after the fact, the county road expansion projects, you can -- you can, uh, approach them about putting, you know, in a sound wall that would be taller than the normal decorative walls that you see along your community or any others. But, at this point, I just don’t know. Dennis Lundgren: There’s nothing now but the intent is you probably would not do anything on the east side of the Collier Extension? D. Wayne Arnold: No. There are no plans to be on the east side of the extension. Yeah. Well, the project doesn’t go on the east side of the extension. Norman Trebilcock: It’s on the right side, right? D. Wayne Arnold: I’m sorry. Right. The west side. Dennis Lundgren: So, you’re doing everything of yours on the west side – D. Wayne Arnold: That’s correct. Dennis Lundgren: – and it hasn’t been totally determined whether it’s a visual and Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 10 of 19 sound buffer? D. Wayne Arnold: That’s correct. It has not been determined. Dennis Lundgren: When is that determined and will we know about it? D. Wayne Arnold: Well, the determination is going to be decided by the developer. We haven’t asked for any deviations for exceeding the kind of walls or anything that would be typical of sound walls. Norman Trebilcock: Yeah, there’s a normal code. [Crosstalk] Ed Staley: Ed Staley again. D. Wayne Arnold: Yes, sir? Ed Staley: Following up on the general question with respect to buffers, um, I believe you were involved and may recall that the, uh, uh, when Addie’s Corner was developed, um, there was some contentious whatever – back and forth – between the Esplanade folks and the Addie’s Corner folks. Uh, it got resolved. Um, both sides, I think, gave a little. Um, there was extra buffering, there were extra trees planted, an agreement was reached. Since you will be abutting, um, again, um, a substantial portion of, uh, Esplanade – with the exception of the blue landscaping parcel, it will be all, uh, Esplanade – do you intend – do you intend that perhaps it would be beneficial to avoid what was a contentious issue in the past, uh, and perhaps, uh, reach out to the folks at Esplanade, uh, and maybe work with them, uh, on the question of buffering and planting some things like that. Uh, you know, perhaps to, um, stave off or avoid, um, uh, some of the problems that existed with respect to Addie’s Corner? Do you think that would be a, uh, a sensible business judgment? D. Wayne Arnold: Well, I think we’re always happy to talk to our neighbors. And I can’t make a commitment for the propert y owner tonight because he’s not here, but I can certainly talk to the property owner and suggest that we talk and reach out to the Esplanade representatives. Ed Staley: I suggest it only because, in this situation, in contrast to perhaps others, we do have a bit of a history. And, um, that could be, you know, looked at, uh, maybe from both sides, learned from, uh, and, uh, a good outcome achieved, uh, by some, uh, intelligent Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 11 of 19 forethought. My only point. D. Wayne Arnold: Yeah. Good suggestion. Thank you. Anybody else? Yes? Male Speaker: I have another question. Will there be any additional lighting provided on the Collier Extension as part of this project? Right now, there is no street lighting at all on that street. And besides what you might be doing internally, will anything be happening along the street to get better – better lighting on the street itself? D. Wayne Arnold: Do you all not have lighting under any entrance on Collier Boulevard? Because it seems – the county typically requires us to have landscape lighting – Male Speaker: There is. Norm Trebilcock: I think he’s talking about the roadway itself. There wouldn’t be any requirement for that. D. Wayne Arnold: It’s at, uh, entrances, the county requires us to have a certain, you know, certain lighting or at the intersection, but not necessarily along the entire segment. Male Speaker: So, who’s responsible for doing that? The county? D. Wayne Arnold: Yes. Norm Trebilcock: Yeah. Male Speaker: They are? Do you know if they are going to do that as part of this project? Rich Yovanovich: Part of our project? D. Wayne Arnold: It wouldn’t be typical. Rich Yovanovich: Not as part of our project. Male Speaker: In conjunction with it. Rich Yovanovich: I don’t think they have any plans to do that as part of our project. Male Speaker: So, the Collier Extension will remain dark? And it will just have whatever lights filter through from either side to light the roadway? D. Wayne Arnold: I think at this point in time, yes. Only the entrances are planning to Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 12 of 19 be lighted. And the county – I don’t know what their plans are. My sense would be that when they go to the four-lane program at some point in the future, that you might see a different lighting configuration. Male Speaker: So, at this point, they just don’t care because it’s only two lanes? D. Wayne Arnold: I don’t know. I wouldn’t say that they don’t care, but I don’t think it’s probably one of their requirements. And I can’t speak for the county’s transportation department. Male Speaker: I think it’s – I think it’s more of a safety issue because if you were on that street and you had a road problem and you had to get out, you know, you’re in the dark. D. Wayne Arnold: Sure. Understood. D. Wayne Arnold: I don’t think we’re in control of that. Male Speaker: Okay. D. Wayne Arnold: It’s the county’s right [inaudible] [00:22:15]. Yes, sir? Joe Kisbaum: It’s Joe Kisbaum again from the Quarry. We were told by the county that the extension is gonna hook into Logan and not go all the way up, uh, as it was originally designed, uh, to go up to – uh, what’s the next crossroad? D. Wayne Arnold: Bonita Beach Road. Joe Kisbaum: Bonita Beach Road. Is that accurate? D. Wayne Arnold: Logan – yeah. The way that – Joe Kisbaum: It’s gonna bend over to Logan. D. Wayne Arnold: Correct. So, it does get there, but through Logan because Logan then ties – Joe Kisbaum: Right. But they also said they – at least through 2040, they said it remains as a two-lane road and not a four-lane road. Do you have any information on that? Because we had a big meeting about that issue and – Norm Trebilcock: I mean, the transportation planning staff is best because they kind of keep track better of, um, lane calls and triggers and stuff. And Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 13 of 19 because you have that two-lane Logan and then you’d have potentially a two-lane Collier Boulevard, it may be pushed out further because essentially you have four lanes of road that will go – Joe Kisbaum: Because they’re focusing on Logan as the egress up to – for – for, uh, Logan up to Bonita Beach Road. Norm Trebilcock: Yeah. So, the section of Logan, um, close to where this would tie in, actually is a four-lane section of Logan. Joe Kisbaum: Up there? Norm Trebilcock: Yeah. It widens out there. So, that’s the whole idea where you have these two two-lane roads then coming into a four-lane section right at that intersection there. And then that will tie into Bonita Beach Road. I believe that’s – Joe Kisbaum: And then one other question. What about the overpass that they plan to build at the corner of Immokalee and Collier? Are you aware that they are wanting to do an overpass? Norm Trebilcock: Yeah. This – this project actually provided some of the footprint land for that overpass that Wayne shows in our map. Joe Kisbaum: Do you know exactly where it will be? Because it’s been a big contention about us not getting a light at the entrance of the Quarry and them using that access road – I don’t know if the Quarry people know about the big meeting that they had about going through some of our property to access the commercial property there. You know what I’m referring to? Ed Staley: Yeah. It might stall traffic. Joe Kisbaum: And they wanted a light there and they said, “We can’t put a light because of this planned overpass.” And I just wondered do you know where it’s going to start and where it’s going to end? D. Wayne Arnold: Yes, we do. Generally speaking, we do know. It’s going to start, um, probably a little – Norm, I don’t know if you want to point where. Norman Trebilcock: Yeah. You can kind of see the canal – you see this canal configuration? Joe Kisbaum: Yeah. Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 14 of 19 Norman Trebilcock: That’s where the [inaudible] [00:24:37] and that really defines the footprint. That defines the footprint of the overpass. So, it comes back and ties in back here. So, it’s – you know, at that point is where it ties back in. About a half mile. It’ll be very similar to the one at, uh, Airport Road and Golden Gate Parkway, where it goes about a half mile, um, in either direction. Joe Kisbaum: So, Immokalee would go over Collier? Norman Trebilcock: Correct. D. Wayne Arnold: Yes. Norman Trebilcock: Yeah. And then you see it over here. That’s why the canal got pushed over and that’s why the bridge is so far back from Collier Boulevard because eventually this will be part of the overpass. Joe Kisbaum: Okay. And that will reduce the congestion at that corner, obviously. Norman Trebilcock: Correct. It’ll – it’ll make it flow really well just like the one at Airport and Golden Gate Parkway does. Joe Kisbaum: Correct. Norman Trebilcock: The difference is, you know, that there’s, you know, two six-lane roads crossing each other. Joe Kisbaum: Well, you know, everybody knows that Immokalee is called a failed road. It’s been designated as being totally, uh, bombarded by cars. And with all this additional building, I think this is gonna be done before anything else gets done. Norman Trebilcock: Yeah. The flyover will really help relieve all that flow. You know, the folks that just want to go east-west. Female Resident 1: Yeah. But that’s not happening until what? 2040 or something? Norman Trebilcock: It’s – Joe Kisbaum: Is it that far out? Female Resident 1: Yeah. It’s that far out. Joe Kisbaum: I thought they were gonna do it sooner. Female Resident 1: So, I guess my question is what do we do from – I’m a resident of Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 15 of 19 Twin Eagles. I have 750 homes going in across the street from me. We’re gonna have 400 homes across from the public on the southeast side. Now you have another 400 going in. I mean, what are we supposed to do? We have no way to go north. We can’t get on 75 in season. If we ever had to evacuate, we’re screwed basically. And there’s nothing that’s coming. D. Wayne Arnold: Yeah. You’re getting the traffic signals in the fairly near future. Female Resident 1: But a traffic signal is not gonna allow us to go north if we need to go north. D. Wayne Arnold: No. And then there will be a Vanderbilt Beach Road extension, too, that’s going to be a reliever for the Immokalee Road traffic. Norman Trebilcock: Right. D. Wayne Arnold: So, there are a couple of things that are in the near term works that may help you. Female Resident 1: But none of this gets to – the problem for us it is it gets clogged at 75 and Immokalee. You...I mean, we go south down Vanderbilt and then come up 41 to go north because you can’t get through 75 and Immokalee Road. And now we have another 400 here and 800 – 1,500, plus what’s going on down east of us. D. Wayne Arnold: Right. Well, I think the important part of this project, and as I mentioned, we’re limited to a certain number of trips associated with this property because of, uh, the developer agreement that was established back when this project first came through. So, we’re living with the trip cap that was established under that agreement. Even though we’re changing the mix of commercial and residential today, we’re still going to have the same trip cap associated with this piece of property. So, um, the impact is really meant to be, uh, a wash at this point. Female Resident 1: So, what kind of commercial do you envision? D. Wayne Arnold: Well, we’ve got a long list of commercial. The county– since this is an activity center, I would venture to say most of our uses are very comparable to a general commercial C4 zoning, which probably doesn’t mean anything to you, but it’ll allows the full gamut of most of the retail you see. Probably one anomaly that’s not a true C4 use is the indoor self-storage. But a lot of planned developments that we’ve worked on, we incorporate those because they’re such a necessary part of what we do because we just don’t build enough storage into our homes. Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 16 of 19 But, um, you’re gonna see things that allows eating places and it allows – I think it allows a gas convenience facility, it allows a retail grocery store, it allows a little bit of everything. But, again, that commercial, it’s – it – it is – uh, there were provisions made in these two projects so that they could share buffering and developing with the Addie’s Corner project to the west so we could develop more of a seamless commercial opportunity there, so it didn’t seem like we had as fragmented of a development pattern. So, there were some reductions – Joe Kisbaum: So, it looks like it only goes back to where that pump station is? I’m trying to understand how deep the commercial part will be. What would it line up with? That pump station that they built? Norm Trebilcock: I don’t know where the pump station is. So, you can kind of see it. It lines up – Joe Kisbaum: Right there. Right? D. Wayne Arnold: Yeah. Joe Kisbaum: And what’s across there? The pump station? It’s past the emergency room. Norm Trebilcock: I don’t know what pump station you’re talking about. But it’s kind of where – you see where your road winds around here? Right at that initial curve? Joe Kisbaum: Okay. Norm Trebilcock: That might be a good point of reference for you. Right at that – I’d call it a tangent of a curve [inaudible] [00:29:01]. Joe Kisbaum: Yeah. There’s a wall there. If you don’t know that area, there’s a wall around – I think it’s a pump station they said they built. Norm Trebilcock: Oh, okay. Dan Waters: I don’t think it’s – D. Wayne Arnold: I’m not familiar with the pump station. Dan Waters: I don’t think – it’s probably a little bit north of that pump station. But I think you’re close. Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 17 of 19 Joe Kisbaum: A little north? Dan Waters: I’m going off – Joe Kisbaum: Close? Dan Waters: Yeah. I’m going off – yeah. Yes. Here. Joe Kisbaum: And then everything is residential behind there? D. Wayne Arnold: That’s correct. D. Wayne Arnold: Everything north of that. Joe Kisbaum: And do you go all the way back to Esplanade? They have a – what do you guys have back – oh, that gentleman left. Uh, there’s some sort of a storage building or golf course maintenance building way in the back. [Crosstalk] Dan Waters: On the north end? Joe Kisbaum: Yeah. On the north end. D. Wayne Arnold: I kind of know of what the building is in Esplanade. Joe Kisbaum: So, you go right up to that? Or? D. Wayne Arnold: That’s correct. That’s our northern limit. Mm-hmm. Joe Kisbaum: Okay. Okay. D. Wayne Arnold: Didn’t mean to lose the crowd. Joe Kisbaum: People are leaving. D. Wayne Arnold: Anything else? Anybody not have a chance to ask a question? Joe Kisbaum: Will you meet again? How about the final question: are you gonna have another meeting once this more fully develops so we get a better sense of the final plan? D. Wayne Arnold: This is our required neighborhood information meeting and just – I usually wrap up with this so it’s probably a good segue. We’re going to be going forward to the Collier County Planning Commission. Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 18 of 19 We don’t have a firm date established for that public hearing yet, but you’ll get notice if you got notice of this meeting. You should get notice from the county for the planning commission hearing. They’ll then make a recommendation to the Board of County Commissioners and we’re probably on track to, sometime in the fall, to get to the Board of County Commissioners. We’re back in and undergoing some review. We haven’t had too many significant comments from the county on our initial submittal, so we would expect to get to the planning commission – what are we? In June? Possibly August, I guess. Joe Kisbaum: And if everything moves, when would you break ground on the second – D. Wayne Arnold: Uh, I don’t know. I think it really just depends on, you know, the overall economy and when and who the end users for residential would be. The commercial, obviously, it already has 54 dwelling units in the commercial mixed use tract that have been constructed by the Baron Collier family. So, I don’t know what else is going to happen. I don’t think there’s anything imminently planned. Ed Staley: What’s your best case? D. Wayne Arnold: Well, probably, best case is going to be if we get through this process to obtain the additional residential units, then that could happen as early as late fall of this year, theoretically. But I don’t think there are any plans or plats in place for that. So, you know, that process takes six months typically. So, realistically, it’s early 2020 to see groundbreaking here for the, uh, other residential tracts in the project. Commercial could happen a little bit sooner because we can without platting to a site plan review for the county and that’s a little bit shorter process. Joe Kisbaum: And would you work from the front back? Or from the back front? Is there any thought as to how – because every development has a strategy? They want to complete this area before we go to the next. D. Wayne Arnold: Well, I think the way the set it up – it clearly sets up as two separate development opportunities. So, we could have easily at least two separate developers come in here. And, you know, whichever one comes to the table first and decides which tract they want, we haven’t programmed that at this point in time. Yes, sir? Ed Staley: Is, uh, anything in place that once you start development? Say Phase 1 is the commercial and 2 is the residential. Uh, and once you Transcript PL20180002194 Tree Farm MPUD 06-20-2019 NIM Page 19 of 19 started, and you will complete it and not leave it abandoned or incomplete for long periods of time because of whatever reasons, whether it’s funding or anything else? D. Wayne Arnold: Yeah. The county does make us bond certain infrastructure things, so if they – the developer can’t complete things, they have the money to capture the bond and then make those improvements. And then there are time limits on our site plan approvals and things that require us to do certain things. Dan would probably have a better answer for you, but the county doesn’t encourage us to just languish with a development and let it sit stagnant. Ed Staley: Yeah. I ask that only because the first thing you’re gonna do is remove all the trees and foliage that are along there. And once that’s done, if you don’t do anything to follow up, you’ve got a pretty barren area. And, uh, I don’t think either the Quarry or Esplanade would like to have that there. Joe Kisbaum: Well, all the animals will come over like when they cleared Esplanade – Esplanade. We got the bears and the – you know, you’re displacing a lot of the nature. D. Wayne Arnold: Of course. Yeah. Yeah. And we’ll be required to, obviously, put in our buffers [inaudible] [00:33:21] development. Anything else? We appreciate everybody coming out and, uh, grab one of Sharon’s cards if you’d like. The PowerPoint presentation is on our web site; gradyminor.com/plans is how you get there. And, uh, feel free to stay in touch. Thank you. [End of Audio] Duration: 34 minutes Petition PL20180002194 Tree Farm MPUD Amendment June 20, 2019 Neighborhood Information Meeting •TBC Tree Farm 1, LLC and TBC Tree Farm 2, LLC –Applicant •D. Wayne Arnold, AICP, Professional Planner –Q. Grady Minor & Associates, P.A. •Richard D. Yovanovich, Esq., Land Use Attorney –Coleman, Yovanovich & Koester, P.A. •Dan Waters, PE, Civil Engineer –Peninsular Engineering •Norman Trebilcock, PE, Traffic Engineer –Trebilcock Consulting Solutions, PA 2 Project Team Current Zoning:Tree Farm Mixed-use Planned Development (MPUD) Future Land Use:Mixed Use Activity Center and Residential Density Band Project Acreage:58.84+/-acres Approved:June 26,2007 by Ordinance Number 07-54 Amended:10-27-2015 HEX No.2015-42 and 07-05-2018 HEX No.2018-12 3 Project Information 4 •Increase the permitted number of dwelling units from 281 multi-family or 138 single family to allow up to 460 dwelling units of varying types including single family, multi -family, two family attached and townhomes. Maximum allowed density under the GMP is 580. •Decrease the permitted commercial/office square footage from 120,000 square feet to 80,000 square feet. •Add indoor self-storage as a permitted use up to a maximum of 105,000 square feet. •Modify the Conceptual PUD Master Plan to reflect a minor change recently approved (HEX 2018-12), which relocated the small on-site preserve. •Remove the affordable housing developer commitment. •Project has already paid for its traffic impacts Proposed Request 5 •Located on the Northwest quadrant of Immokalee Road and Collier Boulevard Extension •Section 22, Township 48 South, Range 26 East Project Location Map Subject Property Collier Blvd. Ext. Immokalee Rd 6 •Portion of the project located within Activity Center #3 •Located within Residential Density Band Future Land Use 7 •54 dwelling units under construction Aerial Map Subject Property Immokalee Rd Collier Blvd. Ext. 8 •Ordinance 07-54, Exhibit A Master Plan •Ordinance 07-54, Exhibit A Master Plan Notes Approved Master Plan 9 •Proposed Exhibit A Master Plan •Proposed Exhibit A Master Plan Notes Proposed Master Plan 10 Aerial Master Plan Overlay •Date aerial flown: January 2019, Collier County Property Appraiser 11 Conclusion CU-PL20180002693, IMMOKALEE GUADALUPE CENTER November 21, 2019 Page 1 of 10 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT- PLANNING & REGULATION HEARING DATE: DECEMBER 5, 2019 SUBJECT: CU-PL20180002693, IMMOKALEE GUADALUPE CENTER ______________________________________________________________________________ PROPERTY OWNER/AGENT: Owners: Agents: Barron Collier Partnership, LLLP D. Wayne Arnold, AICP 2600 Golden Gate Parkway Q. Grady Minor and Associates, P.A. Naples, FL 34105 3800 Via Del Rey Bonita Springs, FL 34134 Richard Yovanovich, Esq. Coleman, Yovanovich, Koester 4001 Tamiami Trail North, Suite 300 Naples, FL 34135 REQUESTED ACTION: To have the Collier County Planning Commission (CCPC) consider an application for the establishment of a conditional use to allow a private school and preschool with child care services in the Agricultural (A) zoning district pursuant to Sections 2.03.01.A.1.c.10 and 2.03.01.A.1.c.11 of the Collier County Land Development Code. GEOGRAPHIC LOCATION: The subject 9± acres of a 15.97± acre parcel is located on the south side of Westclox Street, approximately half a mile west of Carson Road in Immokalee, in Section 31, Township 46 South, Range 29 East, Collier County, Florida. (See the location map on the following page.) AGENDA ITEM 9.A.4 CU-PL20180002693, IMMOKALEE GUADALUPE CENTER November 21, 2019 Page 2 of 10 CU-PL20180002693, IMMOKALEE GUADALUPE CENTER November 21, 2019 Page 3 of 10 CU-PL20180002693, IMMOKALEE GUADALUPE CENTER November 21, 2019 Page 4 of 10 CU-PL20180002693, IMMOKALEE GUADALUPE CENTER November 21, 2019 Page 5 of 10 PURPOSE/DESCRIPTION OF PROJECT: The petitioner seeks a Conditional Use in the Agricultural (A) zoning district for a pre-school for up to 350 children, ages 6 weeks to 5 years old, and a learning academy for up to 150 high school students. A pre-application meeting for a Site Development Plan (SDP) (PL20190002400) was held on November 7, 2019. To date, no SDP review documents have been submitted. The Conceptual Site Plan (see previous page) depicts the proposed building area, parking and vehicular use areas, water management area, and dry detention area. The Conceptual Site Plan also depicts a 6-foot height fence along the property boundaries along with a 15-foot wide Type B landscape buffer along all internal property boundaries, and a 10-foot wide Type D landscape buffer along the street right-of-way boundary. Site ingress/egress is depicted from two access points on Westclox Street. Water and sewer service is provided by the Immokalee Water and Sewer District. For further information, please see Attachment A–Proposed Resolution. SURROUNDING LAND USE & ZONING: SUBJECT PARCEL: The site is currently vacant, in the Agricultural (A) zoning district, with a ST/W-4 Special Treatment Overlay SURROUNDING: North: Westclox Street, then Eden Park Elementaty School in the Agricultural Mobile Home Overlay (A-MHO) zoning district East: Mobile homes in the Village Residential (VR) zoning district with a ST/W-4 Special Treatment Overlay South: Single-family homes in the Liberty Landing RPUD zoning district with a ST/W-4 Special Treatment Overlay West: Single-family homes in the RSF-5(4) (Residential Single-Family) zoning district CU-PL20180002693, IMMOKALEE GUADALUPE CENTER November 21, 2019 Page 6 of 10 AERIAL GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: 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 B-FLUE Consistency Review. Transportation Element: The project is consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan, which states: “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not 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. A petition or application SUBJECT PROPERTY CU-PL20180002693, IMMOKALEE GUADALUPE CENTER November 21, 2019 Page 7 of 10 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.” According to the Transportation Impact Statement (TIS) dated August 26, 2019, provided with this petition, the proposed Eden Park Guadalupe Center will generate a projected total of +/- 243 PM Peak Hour, two-way trips for the proposed facility. There is adequate capacity on the roadway network to accommodate the proposed facility. Therefore, the subject Conditional Use can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Conservation and Coastal Management Element (CCME): Environmental review staff has found this project to be consistent with the Conservation and Coastal Management Element (CCME). The project site is 9 acres which consists of the cleared agriculture fields. ANALYSIS: Before any Conditional Use recommendation can be offered to the Board of Zoning Appeals (BZA), the Collier County Planning Commission (CCPC) must make findings that: 1) approval of the Conditional Use will not adversely affect the public interest and will not adversely affect other property of uses in the same district of the neighborhood; and 2) all specific requirements for the individual Conditional Use will be met; and 3) satisfactory provisions have been made concerning the following matters, where applicable: 1. Section 2.03.02 A.1.c.10. and 11 ., of the LDC permits conditional uses in the Agriculture (A) zoning district. The requested use for a private school and preschool with child care services is permitted as conditional uses in the Agriculture (A) zoning district, subject to the standards and procedures established in section 10.08.00, conditional uses procedures, of the LDC. 2. Consistency with the Land Development Code (LDC) and the Growth Management Plan (GMP). This request is consistent with the GMP and this project will be in compliance with the applicable provisions of the LDC. CU-PL20180002693, IMMOKALEE GUADALUPE CENTER November 21, 2019 Page 8 of 10 3. Ingress and egress to the property and proposed structures thereon, with particular reference to automotive and pedestrian safety and convenience, traffic flow and control, and access in case of fire or catastrophe. Ingress and egress to the subject property is provided by two points along Westclox Street. A west bound left turn storage lane and compensating right-of-way will be provided at time of SDP, if necessary. In addition, the petitioner has provided an internal driveway loop to increase the onsite traffic control, flow and access. The minimum parking requirements will be provided per the LDC at the time of SDP. 4. The affect the Conditional Use would have on neighboring properties in relation to noise, glare, economic or odor effects. If approved, the proposed private school and preschool with child care services should have minimal impact on neighboring properties in relation to glare, economic or noise effects. This is because activities at the subject property are generally concentrated inside the school building. To mitigate for any noise or glare impacts to the existing and future neighbors, the applicant will provide a 15-foot wide Type B along landscape buffer with a fence or a wall along the east, south and west property boundaries. Along the street right-of-way, a 10-foot wide Type D landscape buffer will be provided. 5. Compatibility with adjacent properties and other property in the district. The proposed private school and preschool with child care services is located across from another school, Eden Park Elementary School. The proposed school building will be set back approximately 65-110 feet from the residences along the western property line, approximately 100 feet from the residences along the southern property line and approximately 240 feet from the mobile home residences along the east property line. Also, the proposed building will not exceed 35 feet in zoned building height. Impacts on surrounding neighbors would be minimized and compatibility with the surrounding properties insured, as required by Policy 5.4 of the FLUE. Based on the above findings, this conditional use should, with the stipulations outlined in this staff report be recommended for approval. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: Environmental Services staff has reviewed the petition to address environmental concerns. The property has been historically cleared and maintained clear of native vegetation. The Site Plan does not show a preserve, since no minimum preservation is required. There were no observed listed species 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. CU-PL20180002693, IMMOKALEE GUADALUPE CENTER November 21, 2019 Page 9 of 10 NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM meeting on August 6, 2019, at CareerSource Southwest Florida, located at 750 South 5th Street, Immokalee, Florida. Approximately 4 residents attended the meeting along with the Agent’s team. The residents objected to the petition because of flooding and traffic congestion that they are currently experiencing. The residents fear that the construction of the new school will further exacerbate the flooding and traffic conditions in the neighborhood. For further information, see the NIM Transcript contained in Attachment C-Application. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the staff report for this petition on November 19, 2019. RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward Petition CU- PL20180002693 to the Board of Zoning Appeals (BZA) with a recommendation of approval subject to the following conditions: 1. The Conditional Use is limited to what is shown on the site plan, identified as “Immokalee Guadalupe Center – Conditional Use Site Plan” prepared by Q. Grady Minor and Associates, P.A., dated 06/19. The final design must be in compliance with all applicable federal, state and county laws and regulations. The Zoning Division Director may approve minor changes in the location, siting, or height of buildings, structures, and improvements authorized by this conditional use, so long as these minor changes remain consistent with all applicable development standards. 2. Should Westclox Street be extended, the developer will be responsible for the cost of construction of all site related turn lanes, as well as for compensating right-of-way. 3. At the time of Site Development Plan (SDP), the applicant shall submit plans illustrating that outdoor lighting for the parking areas shall be designed to reduce light spillage beyond the property lines. Attachments: Attachment A-Resolution Attachment B-FLUE Consistency Review. Attachment C-Application Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 2 Growth Management Department Zoning Division, Comprehensive Planning Section Memorandum To: Gil Martinez, Principal Planner Zoning Division, Zoning Services Section From: Sue Faulkner, Principal Planner, Comprehensive Planning Section Date: July 16, 2019 Subject: Immokalee Area Master Plan Consistency Review PETITION NUMBER: Conditional Use - PL20180002693 – Rev 2 PETITION NAME: Immokalee Guadalupe Center – CU – Review 2 REQUEST: To obtain a Conditional Use (CU) #10 and #11 pursuant to the Land Development Code (LDC) Section 2.03.01 on a ±9.0-acre site zoned Agriculture District (A) for the operation of a pre-school for up to 350 children, ages six weeks to 5 years old and a learning academy for up to 150 high school students. Submittal 2 addressed Collier County Transportation Planning concerns in the TIS and on the Master Plan. LOCATION: The ±9.0 acre site is located on the south side of Westclox Street (at the western end of the road), approximately 150 feet east of Peace Way and approximately ½ mile west of Carson Road in Immokalee, in Section 31, Township 46 South, Range 29 East. COMPREHENSIVE PLANNING COMMENTS: The ±9.0-acre subject property is designated Urban, Mixed Use District, Low Residential Subdistrict, as depicted on the Immokalee Area Master Plan Future Land Use Map and in the Immokalee Area Master Plan (IAMP) Element of the Growth Management Plan (GMP). The subject site is currently zoned Rural Agricultural District (‘A’). The petitioner is requesting a Conditional Use for two uses in the Agriculture District: (1) a pre-school for ages 6 weeks to 5 years old (with approximately 350 students), and (2) a learning academy for high school students (with approximately 150 students). This site is currently undeveloped. The IAMP states: “Non-residential uses permitted within the Residential designation are limited to those uses that are compatible and/or support the residential character of the ar ea. 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.” Therefore, the proposed uses are consistent with the IAMP. Certain applicable Future Land Use Element (FLUE) policies are shown below in italics followed by staff analysis in bold text. Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 2 FLUE Policy 5.6 (shown below in italics) followed by staff analysis in [bracketed bold text]. 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 staff as part of their review of the petition.] Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. [The subject property (as shown on the Conditional Use Site Plan) only fronts on Westclox Street, depicted as a major collector roadway in the Transportation Element (Map TR-3) of the Growth Management Plan, and is shown with two access points on Westclox Street – one for service and refuse and the other as the main entrance for the pre-school and learning academy.] 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 Plan as proposed is a single development project. No loop road (drive) or internal access is shown on the Master Concept Plan – parking aisles will allow for circulation.] 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 Conditional Use Site Plan does not show any interconnections with the residential developments to the east, south or west. All three of these bordering residential developments are built-out; and therefore, staff finds that no interconnections are feasible. The northern boundary of the property is adjacent to Westclox Street. The entire property is shown on the Conditional Use Site Plan with a 6’ high chain link fence with gated entry.] 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. [Most of this policy is not applicable, given that this is a single non-residential development. The Conditional Use Site Plan indicates sidewalks within the site with pedestrian connections to the sidewalk on Westclox Street. No deviations were requested with this petition, so therefore, the site should comply with the Land Development Code. Sometimes schools are used for community meetings and as a polling place.] CONCLUSION Based on the above analysis, staff finds the subject petition consistent with the Immokalee Area Master Plan of the Growth Management Plan. PETITION ON CITYVIEW cc: Michael Bosi, AICP, Director, Zoning Division David Weeks, AICP, Growth Management Manager, Zoning Division, Comprehensive Planning Section Raymond V. Bellows, Manager, Zoning Division, Zoning Services Section CU-PL20180002693 Immokalee Guadalupe Center R2.docx Barron Collier Partnership LLLP Barron Collier Partnership LLLP 2600 Golden Gate Pkwy Naples FL 34105 239-262-2600 DGenson@barroncollier.com D. Wayne Arnold, AICP / Richard D. Yovanovich, Esq. Q. Grady Minor & Associates, P.A. / Coleman, Yovanovich & Koester, P.A. 3800 Via Del Rey Bonita Springs FL 34134 239.947.1144 / 239.435.3535 warnold@gradyminor.com / yovanovich@cyklawfirm.com 2180 West SR 434, Ste 5000 2180 West SR 434, Ste 5000 Liberty Landing Homeowners Association Inc. C/O Sentry Management, Inc Longwood FL 32779 Independence Estates Homeowners Association Inc. C/O Sentry Management, Inc Longwood FL 32779 00071760007 N.A.N.A. 31 46 29 N.A.N.A.N.A. Irregular Irregular 396,114+/-9+/- South side of Westclox Street across from the Eden Park Elementary School A-MHO Eden Park Elementary School Liberty Landing RPUD Residential VR Residential and undeveloped RSF-5(4)Residential N.A.N.A.N.A. N.A.N.A.N.A. N.A.N.A.N.A. N.A. Agricultural Child care services Undeveloped agricultural land N.A. Barron Collier Partnership LLLP 2600 Golden Gate Pkwy Naples FL 34105 239-262-2600 DGenson@barroncollier.com Not available Immokalee 34 46 29 N.A.N.A.N.A. N.A.N.A.00071760007 See Boundary Survey X Immokalee Water Sewer District X Immokalee Water Sewer District Not applicable Not applicable Not applicable X X X X X X X 2019-03-18 09:25:23 D. Wayne Arnold, AICP Immokalee Guadalupe Center (PL20180002693) Evaluation Criteria March 27, 2019 Page 1 of 3 BCIGC Evaluation Criteria.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 section 10.08.00 and Chapter 3 C.1 of the Administrative Code, staff’s recommendation to the reviewing body shall be based upon a finding that the granting of the conditional use will not adversely affect the public interest and that the specific requirements governing the individual conditional use, if any, have been met. Further, satisfactory provision and arrangement have been made concerning the following matters, where applicable. On a separate page, provide a narrative statement describing a request for a conditional use and a detailed response to the criteria listed below. Specify how and why the request is consistent with each of the criteria. Narrative The subject property is approximately 9+/- acres in size and is located on the south side of Westclox Street in Immokalee. The property is designated Urban Mixed Use District, Mixed Use Subdistrict on the Immokalee Area Master Plan (IAMP) Future Land Use Map. The property is zoned A, Agriculture. The Immokalee Gaudalupe Center proposes to acquire the property with the intent to develop a pre-school and learning academy on the property. The IAMP provides that lands within the Urban Area may be permitted non-residential land uses that are compatible with the residential character of the area, including day care centers and public and private schools. This conditional use application requests Conditional Uses # 10 Private Schools and #11 Child Care Centers, of the A, Agriculture zoning district. Guadalupe Center proposes to develop the site with an early childhood center designed to provide pre-school services to 350 children, ages six weeks to 5 years old. The Guadalupe Center will also provide a college preparatory private school program known as the Tutor Corps Learning Academy to serve 150 high school students. The conditional use application provides a conceptual conditional use site plan, which identifies the location of the project access points on Westclox Street, the location of the pre-school and college preparatory buildings, parking areas, recreation areas, and water management. a. Describe how the project is consistent with the Collier County Land Development Code and Growth Management Plan. Include information on how the request is consistent with the applicable section or portions of the Future Land Use Element. The Urban areas of the IAMP, in addition to residential uses, per mit a variety of non-residential uses including day care centers, churches, private and public schools, libraries, open space and recreational uses, and essential services. The proposed childcare center and private school uses are consistent with the Urban Mixed Use District, Mixed Use Subdistrict of the IAMP. Immokalee Guadalupe Center (PL20180002693) Evaluation Criteria March 27, 2019 Page 2 of 3 BCIGC Evaluation Criteria.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 1.1.5 of the IAMP indicates that the County will designate uses such as schools, day care and similar uses within reasonable walking distance of those portions of the community, which are or will be pedestrian in nature. The prosed day care center and private school are located immediately across the street from an elementary school and is located in a neighborhood, which has a significant number of residences, which are accessible to the subject property via sidewalk connections on Westclox Street. Projects in Immokalee are also subject to the Collier County Growth Management Plan in addition to the IAMP. Policy 5.6 of the Future Land Use Element requires that new projects are compatible with and complementary to the surrounding land uses. The proposed day care center and school will be located across the street from an existing elementary school, which will provide complementary services for the children of Immokalee. The project will also provide landscape buffers and setbacks consistent with the use to insure compatibility between the adjacent properties. The properties developed to the west and south are developed with single - family residences and contain vegetative buffers. The property to the east is developed with mobile homes. Policy 7.1 encourages developers to connect fronting collector or arterial roadways. The Guadalupe Center will have direct access to Westclox Street, which serves as a collector road for the Immokalee community. Policy 7.2 encourages development of loop roads in order to reduce vehicular congestion on nearby collector roads. The proposed conditional use site plan demonstrates that the school facilities will be served by an internal loop driveway, w hich will provide vehicular stacking for drop off and pick up without creating traffic back -ups onto Westclox Street. Policy 7.3 encourages new developments to connect their local streets with adjoining neighborhoods. Due to the proposed use of the site for pre-school and older teens, it is not feasible or safe to provide interconnections, which would encourage through traffic. Additionally, properties to the south, west and east are developed and vehicular connections are not possible. The property was previously in agricultural production and was previously cleared. There are no native vegetative habitats on site; therefore, there are no native vegetation requirements per the Conservation and Coastal Management Element of the Growth Management Plan. The project is consistent with the IAMP and Collier County Growth Management Plan. b. Describe the existing or planned means of ingress and egress to the property and proposed structure thereon with particular reference to automotive and pedestrian safety and convenience, traffic flow and control, and access in case of fire or catastrophe. Immokalee Guadalupe Center (PL20180002693) Evaluation Criteria March 27, 2019 Page 3 of 3 BCIGC Evaluation Criteria.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Ingress and egress to the site will be via two access points on Westclox Street. The site will be designed to provide for vehicular circulation and queuing for student drop off and pick up. The drop-off area along the front of the building will be designed to be one-way traffic, for efficiency of drop off and safety of pedestrians. c. Describe the effect the conditional use will have on neighboring properties in relation to noise, glare, economic impact, and odor. The proposed pre-school and after school programs will have little impact on neighboring properties with regard to noise. The property immediately to the north is developed as an elementary school. Although properties to the west and south are developed with single-family residences, there should be minimal impacts from the proposed school use. The outdoor play area is shown on the conceptual site plan and is oriented toward the center of the site and will be separated from the nearby residences with landscape buffers. The site will generally be in use during daytime hours therefore, there should not be issues related to glare. It is not anticipated that the school uses will have any negative economic impact on nearby property. d. Describe the site’s and the proposed use’s compatibility with adjacent properties and other properties in the district. The proposed school uses are permitted in residential designated areas of the IAMP. The conditional use site plan demonstrates the location of the parking and building improvements, which have been oriented toward the center of the site. Buffers meeting the requirements of the LDC where the community facility use is adjacent to single family residential will be provided and will insure compatibility of the school uses with the neighboring property. e. Please provide any additional information which you may feel is relevant to this request. The Guadalupe Center provides high quality academic programming for early learning as well as high school age students. Studies conducted by the Guadalupe Center indicate that most newer housing in the Immokalee area has been constructed in the northern portion of the community. The location on Westclox Street will provide the learning center in close proximity to many of the area children who will benefit from the early learning center and college preparatory programs. 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 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 02/21/2019D. Wayne Arnold, AICP (PARCEL 1)PARCEL No. 00071760007BARRON COLLIER PARTNERSHIP LLP(ORB 4998, PG 865)V A C A N T(396,114 SQ. FT. / 9.09 AC. ±)S00°52'58"E 627.51'(C)N85°10'10"W 632.45'(C)N00°35'35"W 634.27'(C)S84°31'45"E 629.97'(C)627.45'(C)629.27'(C)(PARCEL 1)(PARCEL 2)(PARCEL 2)BARRON COLLIER PARTNERSHIP LLPPARCEL No. 00071040604(ORB 4998, PG 865)(ORB 4112, PG 760)(44,843 SQ. FT. / 1.03 AC.±)N05°28'15"E30.00'(C)(D)N84°31'46"W 176.24'(C)(D)N00°35'35"W 30.17'(C)N84°31'45"W 660.15'(C)L2 L1 S84°31'45"E 833.22'(C) 833.20'(D)N00°11'31"W 30.38'(M)N84°36'21"W 176.43'(M)N05°07'50"E30.12'(M)S84°31'16"E 833.38'(M)DATE:PROJECT NO.FILE NO.SCALE:SHEET NUMBERREVISIONS DESCRIPTIONDATE JOHNSON ENGINEERING, INC.2350 STANFORD COURTNAPLES, FLORIDA 34112PHONE: (239) 434-0333FAX: (239) 334-3661E.B. #642 & L.B. #64209-17-182018124331-46-291"=40'1 OF 1SECTIONS 30 & 31, TOWNSHIP 46 SOUTH, RANGE 29 EAST COLLIER COUNTY, FLORIDA 02-21-19 REVIEW OF TITLE COMMITMENT PARCEL No. 00071760007 & PARCEL No. 00071040604 (OFFICIAL RECORDS BOOK 4998, PAGE 865) (OFFICIAL RECORDS BOOK 4112, PAGE 760) PUBLIC RECORDS OF COLLIER COUNTY, FLORIDABOUNDARY ANDTOPOGRAPHICSURVEY(PARCEL 1)(PARCEL 2) DRY DETENTION A R E A PROPERTY LINE MINIMUM 15' WIDE TYPE 'B' LANDSCAPE BUFFER MINIMUM 15' WIDE TYPE 'B' LANDSCAPE BUFFER 50' MINIMUM BUILDINGSETBACKWATER MANAGEMENT AREA MINIMUM 10' WIDE TYPE 'D' LANDSCAPE BUFFER BUILDING AREA 30' MINIMUM BUILDING SETBACK 30' MINIMUM BUILDING SETBACK MINIMUM 15' WIDE TYPE 'B' LANDSCAPE BUFFER ZONED: VR USE:RESIDENTIAL ZONED: VR USE:UNDEVELOPED ZONED: LIBERTY LANDING RPUD USE:RESIDENTIAL ZONED: RSF-5(4) USE:RESIDENTIAL ZONED: A-MHO USE:EDEN PARK E.S. WESTCLOX ST.50' MINIMUMBUILDING SETBACKSERVICE AND REFUSE AREA X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 6' HIGH CHAIN LINK FENCE 6' HIGH CHAIN LINK FENCE WITH GATED ENTRY SEE NOTE #3 (WEST BOUND TURN LANE, COMPENSATING ROW)EXISTING PEDESTRIAN CROSSWALK GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 www.GradyMinor.com Fort Myers: 239.690.4380 0 120'60' SCALE: 1" = 120' WHEN PLOTTED @ 8.5" X 11" GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 www.GradyMinor.com Fort Myers: 239.690.4380 SITE INFORMATION: ZONING A, AGRICULTURAL SITE AREA: 9+/- AC. SETBACKS (MINIMUM): PRINCIPAL STRUCTURE: FRONT (WESTCLOX ST.)50' REAR (SOUTH)50' SIDE (EAST AND WEST)30' ACCESSORY STRUCTURES: FRONT (WESTCLOX ST.)10' REAR (SOUTH)15' SIDE (EAST AND WEST)15' PARKING REQUIREMENTS: REQUIRED:115 (1 PER EMPLOYEE OF THE LARGEST WORK SHIFT (1 SPACE X 80 EMPLOYEES = 80) AND 1 SPACE FOR EVERY 10 CHILDREN/ADULTS (0.1 X 350 = 35)) PROVIDED:115 NOTES: 1.ALL ON-SITE LIGHTING SHALL BE SHIELDED AND DIRECTED AWAY FROM ADJOINING PROPERTIES. 2.THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTING REQUIREMENTS. 3.A WEST BOUND LEFT TURN STORAGE LANE AND COMPENSATING RIGHT-OF-WAY WILL BE PROVIDED AT TIME OF SDP, IF NECESSARY. 4.PRESERVE NOT REQUIRED. Westclox ST Carson RD PEACE WAY JUSTICE CIR LIBERTY WAYProverbs LNThomas LNAMERICA WAY Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Guadalupe Center Location Map . 500 0 500250 Feet Subject Property 2 6 0 0 G O L D E N G A T E P A R K W A Y N A P L E S F L O R I D A 3 4 1 0 5 P H O N E ( 2 3 9 ) 2 6 2 - 2 6 0 0 F A X ( 2 3 9 ) 2 6 1 – 1 7 9 7 Memorandum Date: 1 March 2019 To: Wayne Arnold Cc: David Genson From: Bruce Layman Re: Guadalupe Center CU Environmental Data – Proof of pre-ordinance site clearing In response to Collier County inquiry during pre-application conference for the Guadalupe Center CU, this memorandum represents proof of the whole site being cleared and improved as crop or grove agriculture prior to adoption of the County’s clearing ordinance (Ord. 75-21) in 1975. Per the attached aerial dated 12-4-1969, the on-site agricultural improvements were clearly in place - predating the 1975 ordinance. The red parcel limits on the attached aerials are approximations, based upon regional landmarks. The whole site retains the character of fallow crop land (FLUCCS 261) and it is labelled as such on the attached exhibit. Since becoming fallow, three native trees recruited and meet, or exceed, the size thresholds described in 3.05.07.A.2. They include one slash pine (16” DBH) and two cabbage palms (11’ and 15’ clear trunks). With a proposed institutional land use, and a minimum native preserve requirement of 15%, the number of trees to be preserved would be 0.45 (i.e., 3 trees x 15% = 0.45), which rounds to zero. Therefore, no native trees are required to be preserved on this site. ⚫ Page 2 Traffic Impact Statement Guadalupe Center – Eden Park – Conditional Use (CU) Rezone Collier County, FL 8/26/2019 Prepared for: Prepared by: Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Phone: 239.947.1144 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 Collier County Transportation Review Fee* – Major Study – $1,500.00 Note - *to be collected at time of first submittal Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 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 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 3 Table of Contents Project Description ................................................................................................ 4 Trip Generation...................................................................................................... 5 Trip Distribution and Assignment........................................................................... 6 Background Traffic ................................................................................................. 9 Existing and Future Roadway Network .................................................................. 9 Project Impacts to Area Roadway Network-Link Analysis .....................................10 Site Access and Intersection Analysis ....................................................................11 Mitigation of Impact .............................................................................................18 Appendices Appendix A: Project Master Site Plan .................................................................19 Appendix B: Initial Meeting Checklist (Methodology Meeting) ..........................22 Appendix C: Trip Generation Calculations ITE 10th Edition ................................29 Appendix D: Turning Movements Exhibits ..........................................................36 Appendix E: Traffic Counts – Eden Park Elementary – May 28, 2019 ..................39 Appendix F: Intersection Analyses – Synchro Reports .........................................54 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 4 Project Description The Guadalupe Center – Eden Park project is located south of Westclox Street, south of Eden Park Elementary School in Immokalee, Florida, in Section 31, Township 46 South, Range 29 East in Collier County. Refer to Figure 1 - Project Location Map, which follows, and Appendix A: Project Master Site Plan. Figure 1 - Project Location Map The property is currently a vacant parcel approximately 9 acres in total size and is currently zoned as Rural Agricultural District – “A” with approved provisional use for private schools and child care center facilities. As allowed by a conditional use (CU) of the approved zoning, the Guadalupe Center – Eden Park proposes to develop a 350 student pre-kindergarten (pre-K) learning facility. The site will also provide a college preparatory tutoring service for up to 150 high school students. The tutoring will take place in the afternoon once regular classes have let out for the day and generally will not be concurrent with the pre-kindergarten students use of the facility. In order to account for any overlap of pre-K and tutoring activities, a combined trip generation is considered for the PM peak hour. The proposed land uses are illustrated in the Table 1, Proposed Development Program. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 5 Table 1 Proposed Development Program Land Use – [SIC Code in Brackets] ITE LUC Total Size Day Care Center – [8211] 565 350 students High School – [8211] 530 150 students A methodology meeting was held with the Collier County Transportation Planning staff on March 5, 2019, via email (refer to Appendix B: Initial Meeting Checklist (Methodology Meeting)). For purposes of this evaluation, the project build-out year is assumed to be consistent with the Collier County 2024 planning horizon. Access to the subject site is proposed as two full movement connections onto Westclox Street. Trip Generation The project’s site trip generation is based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. The software program OTISS – Online Traffic Impact Study Software (most current version) was used to create the raw unadjusted trip generation for the project. The ITE rates are used for the trip generation calculations. The ITE – OTISS trip generation calculation worksheets are provided in Appendix C: Trip Generation Calculations ITE 10th Edition. Based on ITE recommendations, no reductions for internal capture or pass-by trips have been taken into consideration. A 20% traffic reduction for the pre-K use is utilized to reflect an anticipated high percentage of students walking to the facility from adjacent neighborhoods. The proposed build-out trip generation for the project is illustrated in Table 2. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 6 Table 2 Trip Generation – (Proposed Build-out Conditions) – Average Weekday Proposed Build-out 24 Hour Two-Way Volume AM Peak Hour PM Peak Hour Land Use Size Enter Exit Total Enter Exit Total Pre-kindergarten Facility 350 students 1,432 145 128 273 130 147 277 Pre-kindergarten Facility Traffic Reduction (286) (29) (26) (55) (26) (29) (55) Tutoring Service 150 students 304 N/A* N/A* N/A* 10 11 21 Total External 1,450 116 102 218 114 129 243 Note: *No tutoring services traffic are anticipated for the AM peak hour. 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 (total 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. The surrounding roadway network link concurrency analysis will be based on the total external PM peak hour trips generated as shown in Table 2. The Table 2 total external AM and PM peak hour trip generation values are used for turn lane analysis as identified in the methodology. Trip Distribution and Assignment The new traffic generated by the proposed development was assigned to the adjacent roadways using the knowledge of the area and as coordinated with Collier County Transportation Planning Staff. The assignment of the net new prop osed site-generated trip distribution is shown in Table 3, Project Traffic Distribution for PM Peak Hour and is graphically depicted in Figure 2 – Project Distribution by Percentage and by PM Peak Hour. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 7 Table 3 Project Traffic Distribution for PM Peak Hour Roadway Link Collier County AUIR Link ID # Roadway Link Location Distribution of Project Traffic PM Peak Hr Project Traffic Vol.** Enter Exit Westclox Street* N/A Project Access to Carson Rd 100% WB – 114 EB – 129 Westclox Street 116.0 Carson Rd to SR 29 10% WB – 11 EB – 13 Carson Road* N/A Westclox St to Lake Trafford Rd 55% NB – 63 SB – 71 Lake Trafford Road* N/A Lake Trafford to Carson Rd 30% EB – 34 WB – 39 Lake Trafford Road 47.0 Carson Rd to SR 29 25% WB – 29 EB – 32 New Market Road W* N/A East of SR 29 10% WB – 11 EB – 13 Note(s): *Not a Collier County Monitored Roadway. **Peak hour, peak direction traffic volumes are underlined and bold to be used in Roadway Link Level of Service calculations. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 8 Figure 2 - Project Distribution by Percentage and by PM Peak Hour Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 9 Background Traffic Average background traffic growth rates were estimated for the segments of the roadway network in the study area using the Collier County Transportation Planning Staff guidance of a minimum 2% growth rate, or the historical growth rate from annual traffic counts (estimated from 2008 through 2017), whichever is greater. Another way to derive the background traffic is to use the 2018 AUIR volume plus the trip bank volume. 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 build-out year 2024. Table 4 Background Traffic without Project (2018 - 2024) 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 2024 Projected Pk Hr, Peak Dir Background Traffic Volume (trips/hr) Growth Factor** Trip Bank (trips/ hr) 2024 Projected Pk Hr, Peak Dir Background Traffic Vol (trips/hr) Trip Bank*** Westclox Road 116.0 Carson Rd to SR 29 210 4.00% 1.2653 266 0 210 Lake Trafford Road 47.0 Carson Rd to SR 29 500 2.79% 1.1795 590 51 551 Note(s): *Annual Growth Rate – estimated from 2008 – 2017 traffic counts or 2% minimum. **Growth Factor = (1 + Annual Growth Rate)6. 2024 Projected Volume = 2018 AUIR Volume x Growth Factor. ***2024 Projected Volume = 2018 AUIR Volume + Trip Bank. The projected 2024 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 2018 Annual Update and Inventory Report (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 Improvement program (CIP) are considered to be committed improvements. The existing and future roadway conditions are illustrated in Table 5, Existing and Future Roadway Conditions. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 10 Table 5 Existing and Future Roadway Conditions Roadway Link CC AUIR Link ID # Roadway Link Location Exist Roadway Min. Standard LOS Exist Peak Dir, Peak Hr Capacity Volume Future Project Build out Roadway Westclox Road 116.0 Carson Rd to SR 29 2U D 800 (WB) 2U Lake Trafford Road 47.0 Carson Rd to SR 29 2U D 800 (EB) 2U 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 were evaluated to determine the project impacts to the area roadway network in the future (2024). 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 accesse d by the project; 3% for other subsequent links and if the roadway is projected to exceed the adopted LOS standard. Based on these criteria, the projects impacts are significant on the analyzed Lake Trafford Road link. The analyzed links are not projected to exceed the adopted LOS standard with or without the project at 2024 buildout conditions. Table 6, Roadway Link Level of Service illustrates the LOS impacts of the project on the roadway network closest to the project. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 11 Table 6 Roadway Link Level of Service (LOS) – With Project in the Year 2024 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)* 2024 Peak Dir, Peak Hr Volume w/Project ** % Volume Capacity Impact By Project Min LOS exceeded without Project? Yes/No Min LOS exceeded with Project? Yes/No Westclox Road 116.0 Carson Rd to SR 29 800 (W) WB – 11 277 1.4% No No Lake Trafford Road 47.0 Carson Rd to SR 29 800 (E) EB – 32 622 4.0% No No Note(s): *Refer to Table 3. **2024 Projected Volume = 2024 background (refer to Table 4) + Project Volume added. Site Access and Intersection Analysis Access to the subject site is proposed via two full movement connections onto Westclox Street. Based on the trip generation results, both the AM and the PM peak hour traffic are used in the project access turn lane analysis. For more details refer to Appendix A: Project Master Site Plan. Westclox Road is a 2-lane, undivided, no outlet roadway under Collier County jurisdiction, with posted legal speed limit of 25 mph in the vicinity of the project. Based on FDOT Standard Plans Index 711-001 (sheet 11 of 13) for a design speed of 35 mph, the minimum turn lane length is 145 feet (which includes a 50 foot taper) plus required queue. Project access is evaluated for turn lane warrants based on Collier County Right-of-way Manual: (a) two-lane roadways – 40vph for right-turn lane/20vph for left-turn lane; (b) multi-lane divided roadways – right turn lanes shall always be provided; and (c) when new 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 in an average one-minute period for right-turning movements, and two-minute period for left-turning movements, within the peak hour traffic. The minimum queue length is 25 feet and the queue/vehicle is 25 feet. For more details refer to Appendix D: Turning Movements Exhibits. The project is south of the Eden Park Elementary School (school) and the projects east and west accesses are aligned with the school’s parent/student drop-off and bus-drop off driveways respectively. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 12 In addition, the project does not provide an on-site interconnection between the support services driveway (western access) and the driveway being used for the facility public operations (eastern access) as a measure to prevent undesirable operational conflicts for this institutional use. This access layout is similar to that of the Eden Park Elementary School across the street f rom the project. As documented in Collier County Access Management policy, with respect to driveway spacing, Section 3.09.2.1 states: “There shall be no more than one connection per road frontage”. Due to the nature of the development, a second driveway is desirable and, as suc h, the project access configuration would be non-conforming. Project Access – Westclox Road – Eastern Driveway – Westclox connects to the project with two full access driveways on the northern property boundary. The eastern connection is expected to accommodate 93vph and 91vph westbound entering movements during the AM and PM peak hours, respectively, which is above the County threshold for left-turning volumes. A dedicated westbound left-turn lane is warranted at this location. Traffic counts were performed on Tuesday May 28, 2019 and Wednesday May 29, 2019 on Westclox Street to determine the traffic impact of the school on the street at the project accesses. Tuesday May 28 had the highest traffic volumes of the 2 days and is used in this analysis, and the AM peak hour had the greater volume of the AM and PM peak hour periods. For details, see Appendix E: Traffic Counts – Eden Park Elementary – May 28, 2019. The school’s parent/student drop-off is aligned with the projects eastern access. The school had an entering volume at the parent/student drop-off of 304vph during the AM peak hour. The school generally provides enough space for entering vehicles to stack on the school property while children are dropped off so that no vehicles are stacking out ont o Westclox Street. The opposing (eastbound) traffic at this location is comprised primarily of exiting school bus traffic and provided 5vph eastbound trips during the AM peak hour. Based on projected inbound traffic, a westbound left-turn lane is recommended to provide a minimum of 150 feet (100 feet of storage plus 50 feet of taper). Safer traffic operations are supported due to the low speed nature of Westclox at this location with minimal opposing traffic. Project Access – Westclox Road – Western Driveway The projects western access is expected to accommodate 23vph and 23vph westbound entering movements during the AM and PM peak hours, respectively, which is above the County threshold for left-turning volumes. A dedicated westbound left-turn lane is warranted at this location. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 13 The school had an entering volume at the bus drop-off of 6vph during the AM peak hour. The school provides enough space for busses to stack on the school property while children are dropped off so that no busses are stacking ou t onto Westclox Street. The posted speed limit for Westclox Road is 25 mph in the vicinity of the project. As this is a no outlet roadway, there is no opposing traffic at this location. In addition, the project offers approximately 140 feet of stacking within the driveway throat. Due to the no outlet, low-speed nature of this connection and the available stacking on the project’s property, a left-turn lane into the project is not recommended at this location. Intersection Traffic Volumes In order to determine the traffic conditions in the vicinity of the subject site, intersection turning movement counts were performed at the school entrance intersections on Tuesday May 28, 2019. AM and PM peak period turning movement data were collected in 15-minute intervals from 7-9 AM, and from 4-6 PM. A summary of the intersection turning movement counts is provided in Appendix E: Traffic Counts – Eden Park Elementary – May 28, 2019. Traffic count volumes collected are adjusted for peak season conditions by using the peak season conversion factor (PSCF) as illustrated in FDOT 2018 Peak Season Factor Category Report. For this report the PSCF utilized is 1.06. The future 2024 AM and PM peak hour background traffic volumes for the intersections were calculated based on a 2% growth rate for through volumes and 1% growth rate for turning movement volumes. Forecasted traffic generated by the project (total external trips) is assigned to the subject intersections generally consistent with the project trip distribut ion and assignment. The existing intersection lane configuration is illustrated in Figure 3 and Figure 4. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 14 Figure 3 – Eastern Access – Existing Conditions Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 15 Figure 4 – Western Access – Existing Conditions Intersection Capacity Analyses An assessment of the Level of Service (LOS) and volume to capacity ratio analysis of the subject intersections are conducted using Synchro 10 (Trafficware Group Inc.). This software has the capability of utilizing the Highway Capacity Manual 6th Edition (HCM 6), 2010 (HCM 2010) and HCM 2000 methodologies to analyze signalized and unsignalized intersections. In addition, Synchro implements the Intersection Capacity Utilization (ICU) 2003 method for determining intersection capacity. This method compares the current volume to the intersection’s ultimate capacity. The HCM control delay is used as the basis for determining LOS, ranging from LOS A to LOS F using the delay ranges for signalized intersections. For two-way stop-controlled intersections, the LOS is defined in terms of the average control delay for each minor-street movement (or shared movement) as well as major-street left-turns. According to HCM, the level of service criterion for intersections is shown in Figure 5. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 16 Figure 5 Level of Service for Intersections Based on HCM guidelines, the general description of each LOS is as follows: LOS A – free flow; LOS B – stable flow with slight delays, LOS C – stable flow with acceptable delays, LOS D – approaching unstable flow with tolerable delay and unfavorable progression, LOS E – unstable flow with intolerable delay and poor progression to all movements, and LOS F – forced flow (congested and queues fail to clear) and poor progression to all movements. The LOS for overall approach or intersection is determined solely by the control delay. In addition, if the volume-to-capacity (V/C) ratio for a lane group exceeds 1.0, LOS F is assigned to the individual lane group. The volume to capacity ratio (V/C), also referred to as degree of saturation, represents the sufficiency of an intersection to accommodate the vehicular demand. A V/C ratio less than 0.85 generally indicates that adequate capacity is available and vehicles are not expected to experience significant queues and delays. As the V/C ratio appro aches 1.0, traffic flow may become unstable, and delay and queuing conditions may occur. Once the demand exceeds the capacity (a V/C ratio greater than 1.0), traffic flow is unstable and excessive delay and queuing is expected. For design purposes, a V/C ratio between 0.85 and 0.95 is generally utilized for the peak hour of the horizon year. As such, each intersection movement is analyzed to ensure that the threshold value of V/C failure (1.0) is not exceeded. For this analysis, a 2% value is utilized for the percent heavy vehicle in the 2019 peak hour intersection analyses and 5% is utilized for the future 2024 peak hour intersection analysis. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 17 Peak Hour Factor (PHF) – PHF is the ratio of the hourly volume to the peak 15-minute flow rate for that hour. As illustrated in Appendix E, the raw intersection turning movement counts provide the existing PHF value for each intersection which is utilized for the existing intersection analyses. The future 2024 PHF are calculated, based on engineering judgement, as 0.80 for the eastern intersection and 0.60 for the western access. Synchro Analyses Results The results of the Synchro intersection analyses for AM and PM peak hour conditions are summarized in Table 1. Synchro intersection worksheets are provided in Appendix F: Intersection Analyses – Synchro Reports. Table 7 Operational Analysis – AM/PM Peak Hour Traffic Existing Control Type Western Access Eastern Access 2-way STOP Controlled 2-way STOP Controlled 2019 Traffic without project Capacity/LOS Failure* No/No No/No 2024 Traffic without project Capacity/LOS Failure* No/No No/No 2024 Traffic with project** Capacity/LOS Failure* No/No No/No 2024 Traffic with project related improvements with project Capacity/LOS Failure* No/No No/No Note(s): * For any movement LOS F and/or V/C ratio is greater than 1. Intersection Improvements Intersection improvements needed to address transportation deficiencies are recommended based on the Synchro analyses results illustrated in Table 7. An improvement recommended at the eastern access to enhance safe operations and LOS include utilizing Traffic Control Staff to assist with efficient traffic movement during the AM peak hour when students are arriving at the elementary school. Current (2019) Traffic Conditions – without project The analyzed intersections do not exceed the adopted LOS standard under 2019 conditions. Future (2024) Traffic Conditions – without project Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 18 The analyzed intersections do not exceed the adopted LOS standard under 2024 background conditions. Future (2024) Traffic Conditions – with project The Westclox Road eastern access intersection is not projected to exceed the adopted LOS standard under future 2024 background traffic conditions with project. Future (2024) Traffic Conditions with additional pr oject related improvements in place – with project In order to improve the level of service at the projects eastern access, Traffic Control Staff can be utilized during the AM peak hour to allow for increase efficiency of traffic operations. Improvement Analysis Based on the concurrency test results, the proposed project is a significant traffic generator for the roadway network at this location. The analyzed links are not projected to exceed the adopted LOS standard with or without the project at 2024 buildout conditions. Based upon the results of turn lane analysis performed for the proposed access points, a dedicated turn-lane is recommended at the projects eastern access. Based on the results of the Intersection analysis, no Level of Service defi ciencies are shown for the projects access intersections with or without the project. In addition, consistent with the Synchro analysis results, turn lane improvements illustrated in the Site Access Analysis are recommended at the projects eastern access intersection as well as utilizing Traffic Control Staff during the AM peak hour at this intersection. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 19 Appendix A: Project Master Site Plan Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 20 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 21 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 22 Appendix B: Initial Meeting Checklist (Methodology Meeting) Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 23 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 24 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 25 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 26 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 27 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 28 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 29 Appendix C: Trip Generation Calculations ITE 10th Edition Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 30 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 31 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 32 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 33 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 34 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 35 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 36 Appendix D: Turning Movements Exhibits Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 37 Note: Depicted Site Plan superseded and used for limited purpose of illustrating turning movements into and out of the project. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 38 Note: Depicted Site Plan superseded and used for limited purpose of illustrating turning movements into and out of the project. Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 39 Appendix E: Traffic Counts – Eden Park Elementary – May 28, 2019 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 40 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 41 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 42 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 43 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 44 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 45 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 46 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 47 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 48 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 49 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 50 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 51 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 52 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 53 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 54 Appendix F: Intersection Analyses – Synchro Reports Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 55 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 56 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 57 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 58 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 59 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 60 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 61 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 62 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 63 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 64 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 65 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 66 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 67 Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019 Trebilcock Consulting Solutions, PA P a g e | 68 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 July 18, 2019 RE: Neighborhood Information Meeting (NIM); Petition PL20180002693, Immokalee Guadalupe Center Conditional Use (CU) Dear Property Owner: 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 Barron Collier Partnership LLLP (Applicants) will be held on Tuesday, August 6, 2019, 5:30 pm at CareerSource Southwest Florida, 750 South 5th Street, Immokalee, FL 34142. Barron Collier Partnership LLLP submitted a formal application to Collier County, seeking approval of a Conditional Use. This application requests Conditional Uses # 10 Private Schools and #11 Child Care Centers, of the A, Agriculture zoning district. The Immokalee Guadalupe Center proposes to acquire the property with the intent to develop the site with an early childhood center designed to provide pre-school services to 350 children, ages six weeks to 5 years old and provide a college preparatory private school program to serve 150 high school students. The subject property (Parcel Number 00071760007) is comprised of 9± acres, located on the south side of Westclox Street, west of Carson Road in Section 31, Township 46 South, Range 29 East, Collier County, Florida. Project information is posted online at www.gradyminor.com/planning. If you have questions or comments, they can be directed to Sharon Umpenhour, Senior Planning Technician, Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs, Florida 34134, sumpenhour@gradyminor.com, phone 239-947-1144, fax 239-947-0375. Sincerely, Sharon Umpenhour Senior Planning Technician Project Location Map 1 NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 ACEVEDO, ANTONIO MARTINEZ MARIA S HERNANDEZ DE MARTINEZ 3719 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 120 ALCIME, MARIE B 1505 PEACE WAY IMMOKALEE, FL 34142---2440 INDEPENDENCE PHASE TWO LOT 138 ALMANZA, RAUL FRIAS ROSA PEREZ FRIAS 1388 AMERICA WAY IMMOKALEE, FL 34142---2421 INDEPENDENCE PHASE TWO LOT 154 ALMANZA, RAYMUNDO ROSAS LETICIA ROSAS 3890 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 90 AMBRIZ, ANA R 1436 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 117 AMERI-SCAPE OF SW FLORIDA INC PO BOX 8839 NAPLES, FL 34101---0 31 46 29 BEG AT NW CNR OF NE 1/4 OF SEC 31, E 800FT, S 270 FT TO POB, E 196FT, S 170FT,W 196FT, N 170FT TO POB ANOFILS, PABILIEE 3700 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 44 ANTOINE, REBECCA 3636 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 29 ARROYO, RAUL MENDOZA LIDIA AGUILAR MENDOZA PO BOX 2215 IMMOKALEE, FL 34143---2215 LIBERTY LANDING LOT 24 AVELLANEDA, JOSE S MARISOL MENDOZA 3728 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 51 AYALA, MAGDA PO BOX 1290 IMMOKALEE, FL 34143---1290 31 46 29 BEG AT SE COR OF W1/2 OF NE1/4 OF NE1/4, W 495FT TO POB, W 1485FT, N 440FT, E 1485FT, S 440FT TO BAHENA, ANTONIO NAVARRETE ARACELI MARTINEZ 1405 AMERICA WAY IMMOKALEE, FL 34142---0 INDEPENDENCE PHASE TWO LOT 112 BAPTISTE, ROMENER 3680 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 39 BARRON COLLIER P'SHIP LLLP 2600 GOLDEN GATE PKWY NAPLES, FL 34105---3227 31 46 29 COMM N1/4 CNR, N 84 DEG W 650FT, S 664.6FT, N 87 DEG W 479.8FT, S 1882.76FT,ELY 200FT ALG SR 850, NLY BARRON COLLIER P'SHIP LLLP 2600 GOLDEN GATE PKWY # 200 NAPLES, FL 34105---3227 30 46 29 S1/2 OF SW1/4, LESS THAT PORTION AS DESC IN OR 4112 PG 0760, LESS THAT PORT AS DESC IN OR 4656 PG 713 BARRON COLLIER P'SHIP LLLP 2600 GOLDEN GATE PKWY # 200 NAPLES, FL 34105---3227 31 46 29 S1/2 OF NE1/4, LESS R/W, LESS OR 739-675,730-906, 621-1273, 770- 196,LESS OR 2280 PG 762 BASILIO, ALFONSO PEREZ CARINA E MARTINEZ FIGUEROA 3506 WESTCLOX ST IMMOKALEE, FL 34143---351 30 46 29 BEG 780FT W OF SE CNR OF SW1/4 OF SE1/4, N 180FT TO POB, CONT N 60FT, W 130FT,S 60FT, E 130FT TO POB .18 AC BAZILE, CIDOUANE & EDRINE 3643 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 105 BELIZAIRE, PASSIANA 3660 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 35 BELLEVUE, EVELYNE 3776 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 63 BRIGNOL, MICHELINE DACHNA CIVIL PO BOX 1267 IMMOKALEE, FL 34143---1267 LIBERTY LANDING LOT 123 BUSTAMANTE, JOSE N GOMEZ HERMINIA GOMEZ 3631 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 102 BUSTAMANTE, RAFAEL & MARGARITA PO BOX 1218 IMMOKALEE, FL 34143---1218 INDEPENDENCE PHASE TWO LOT 150 CALIXTE, MAGDALA DUMAY 3760 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 59 CALVAIRE, MARC RAYMOND ORGETTE O CALVAIRE 3632 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 28 CALVAIRE, RUTH D 3607 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 96 CANTAVE, PHANELY 3885 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 148 CARILUS, MINOUCHE 3624 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 26 CARRILLO, MARTHA L 3655 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 108 CHARLES, MARIE WISLAINE 3804 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 70 CHAVIS, FELIX IRMA I IBARRA 3767 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 126 CHERILUS, FRANCOIS JOCELINE CHERILUS CLERVIL 3756 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 58 CISNEROS, LLASMIN NICOLE 3886 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 89 COLUNGA, FRUCTOSO & URBANA PO BOX 192 IMMOKALEE, FL 34143---192 INDEPENDENCE PHASE TWO LOT 108 CONDE, SIMON M & SOILA N 1397 AMERICA WAY IMMOKALEE, FL 34142---2423 INDEPENDENCE PHASE TWO LOT 111 CRUZ, SOYLA M 3652 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 33 CUEVAS, GERARDO CASTRO MARIA C LEON DECASTRO 1467 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 128 CUEVAS, LUIS A TOPETE CYNTHIA PONCE VEGA 3899 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 150 DE LEON, MARIA L PO BOX 5195 IMMOKALEE, FL 34143---0 31 46 29 COMM AT NW CNR OF NE1/4, E 150FT TO POB, E 60FT, S 440FT, W 60FT, N 440FT TO POB .61 AC OR 407 PG DELEON, LETICIA 1447 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 125 DELVA. JACKSON & ANDREMENE PO BOX 1381 IMMOKALEE, FL 34143---0 LIBERTY LANDING LOT 138 DESANTIAGO, JOSE LESLIE MANDUJANO 1496 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 146 DESTIN, PELICIEUX & MARIE A 3834 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 76 DEWRELL, TRACEY & MARA 336 S ESPLANADE ALPHARETTA, GA 30009---0 31 46 29 COMM NW CNR SEC 31, S 84DEG E 1616.64FT, S00DEG E 664.60FT, N85DEG W 478.47FT TO POB, S00DEG E 1482.74FT, N87 DOLY, ERMILUS & EMANETTE 1470 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 149 DRICE, MARIE LILA PO BOX 3433 IMMOKALEE, FL 34143---3433 INDEPENDENCE PHASE TWO LOT 153 DUMEL, NADEJE M 1489 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 134 EDEN GARDENS II LLC PO BOX 343529 FLORIDA CITY, FL 33034---529 31 46 29 BEG NE CNR OF NW1/4 OF NE1/4 OF NE1/4, RUN S 440FT TO POB, CONT S 440FT, W 1980FT, N 440FT, E 1980FT TO EDMOND, JUMEL & GINA 3779 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 129 ELISME, BETTY 3695 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 114 ESPINOZA, BRENDA 3783 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 130 ESPINOZA, RAMIRO & PATRICIA PO BOX 118 IMMOKALEE, FL 34143---118 INDEPENDENCE PHASE TWO LOT 107 ETIENNE, JOSEPH R & ROSE M 3711 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 118 EXAMA, NESLIE 3877 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 146 FRANCISCO, MARIA T 3604 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 21 FRANCISCO, MIGUEL A GASPAR 3608 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 22 FRANCOIS, SAUL SERGE JEAN V GABRIEL JEAN FRANCOIS 3874 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 86 FREDERIC, SADILIA 1501 PEACE WAY IMMOKALEE, FL 34142---2440 INDEPENDENCE PHASE TWO LOT 137 FRIAS, MIGUEL A & LETICIA 3712 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 47 FRIAS, RICARDO MARIA NATIVIDAD FRIAS 1413 AMERICA WAY IMMOKALEE, FL 34142---2430 INDEPENDENCE PHASE TWO LOT 114 FUSSELL, PATRICIA L 3413 WESTCLOX ST IMMOKALEE, FL 34142---2033 31 46 29 BEG AT NW COR OF NE1/4 RUN E 600FT TO POB, E 200FT, S 440FT, W 200FT, N 440FT TO POB 2.02 AC G & J RENTALS INC 613 CORBEL DR NAPLES, FL 34110---0 30 46 29 E 132FT OF W 660FT OF N1/2 OF SW1/4 OF SE1/4,LESS N 30FT FOR ROAD R/W G & J RENTALS INC 613 CORBEL DR NAPLES, FL 34110---0 30 46 29 E 264FT OF W 528FT OF NW1/4 OF SW1/4 OF SE1/4,LESS N 30FT FOR ROAD R/W G & J RENTALS INC 613 CORBEL DR NAPLES, FL 34110---0 30 46 29 COMM NW CNR OF SW1/4 OF SE1/4, S 330FT TO POB, S 330FT, E 264FT, N 330FT, W 264FT TO POB & COMM AT NW CNR G AND E S GONZALEZ TRUST MARY GRACE ZETINA PO BOX 2705 IMMOKALEE, FL 34143---2705 30 46 29 W 130 FEET OF E 520 FEET OF S 660 FEET OF SW1/4 OF SE1/4 130FT TO POB 2 AC OR 163 PG GALVAN, EDGAR M JACQUELINE RAMIREZ MENDOZA 3699 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 115 GALVAN, FRANCISCO RAQUEL LIGAS 3807 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 136 GAMEZ, FABIEN P O BOX 8839 NAPLES, FL 33101---0 31 46 29 COMM NW CNR OF NE1/4, E 800FT TO POB, E 196FT, S 270FT, W 196FT, N 270FT TO POB OR 521 PG 298 GARCIA, RICK 3881 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 147 GARCIA, VALERIO F JUANA LOPEZ REYNOSO 1500 PEACE WAY IMMOKALEE, FL 34142---2439 INDEPENDENCE PHASE TWO A LOT 145 GARCON, CLEMENT & IDELETTE 1497 PEACE WAY IMMOKALEE, FL 34142---0 INDEPENDENCE PHASE TWO LOT 136 GARZA JR, SALVADOR PO BOX 36 IMMOKALEE, FL 34143---0 30 46 29 BEG AT A PT 260FT W OF SE COR OF SW1/4 OF SE1/4,RUN N 660FT, W 130FT, S 660FT, E 130FT TO POB, LESS N GOMEZ, JUAN CARLOS RAELIA SOSA GOMEZ 3819 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 139 GONZALEZ, ALEJANDRO ALICIA QUINTANILLA 1400 AMERICA WAY IMMOKALEE, FL 34142---2429 INDEPENDENCE PHASE TWO LOT 151 GONZALEZ, ELIGIO JACOBO CLARA JACOBO PO BOX 894 IMMOKALEE, FL 34143---894 30 46 29 BEG 780FT W OF SE CNR OF SW1/4 OF SE1/4, N 240FT TO POB, CONT N 120FT, W 130FT, S 120FT, E 130FT TO GONZALEZ, GUADALUPE & EVA 3601 WESTCLOX ST IMMOKALEE, FL 34142---2029 31 46 29 BEG AT NW COR OF NE1/4, RUN E ALG N SEC LI 150FT, S 440FT, W 150FT, N 310FT,E 75FT, N 100FT, W 75FT GONZALEZ, JOSUE DANIEL REBECCA A GONZALEZ 3418 WESTCLOX ST IMMOKALEE, FL 34142---0 30 46 29 BEG AT PT 520FT, W OF SE CNR OF SW1/4 OF SE1/4,RUN THENCE N 660FT, W 130FT,S 660FT, E 130FT TO POB 2 AC GONZALEZ, LUIS & ELISA 1513 PEACE WAY IMMOKALEE, FL 34142---2440 INDEPENDENCE PHASE TWO A LOT 140 GONZALEZ, OLIVIA M 3501 WESTCLOX ST IMMOKALEE, FL 34142---2031 31 46 29 BEG NW CNR OF NE1/4,E 505FT TO POB, E 95FT, S 440FT, W 95FT, N 440FT TO POB .96 AC OR 1973 PG 1068 GRIMALDO JR, AGUSTIN MARICELA MARIE GRIMALDO 3866 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 84 Notice: 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. The recipient may not transfer this data to others without consent from the CCPA. Petition: PL20180002693 | Buffer: 1000' | Date: 6/19/2019 | Site Location: 00071760007 POList_1000_PL20180002693_1.xls 2 GUZMAN, MAGDONY IRENE 3838 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 77 HABIITAT FOR HUMANITY INC 11145 TAMIAMI TRAIL EAST NAPLES, FL 34113---0 LIBERTY LANDING LOT 18 HABITAT FOR HUMANITY COLLIER COUNTY INC 11145 TAMIAMI TRL E NAPLES, FL 34113---0 LIBERTY LANDING LOT 125 HABITAT FOR HUMANITY OF COLLIER COUNTY INC 11145 TAMIAMI TRL E NAPLES, FL 34113---0 LIBERTY LANDING TRACT A HABITAT FOR HUMANITY OF COLLIER COUNTY INC 11145 TAMIAMI TRL E NAPLES, FL 34113---7753 INDEPENDENCE PHASE TWO A TRACT R HABITAT FOR HUMANITY OF COLLIER COUNTY INC 11145 TAMIAMI TRL E NAPLES, FL 34113---7753 LIBERTY LANDING TRACT R HABITAT FOR HUMANITY INC 11145 TAMIAMI TRAIL EAST NAPLES, FL 34113---0 LIBERTY LANDING LOT 133 HABITAT FOR HUMANITY OF CC INC 11145 TAMIAMI TRAIL EAST NAPLES, FL 34113---0 LIBERTY LANDING LOT 74 HABITAT FOR HUMANITY OF CC INC 11145 TAMIAMI TRAIL EAST NAPLES, FL 34113---0 LIBERTY LANDING LOT 131 HABITAT FOR HUMANITY OF CC INC 11145 TAMIAMI TRL E NAPLES, FL 34113---0 LIBERTY LANDING LOT 135 HABITAT OF HUMANITY OF CC INC 11145 TAMIAMI TRAIL EAST NAPLES, FL 34113---0 LIBERTY LANDING LOT 104 HARRIS, MARIE SONIA 1380 AMERICA WAY IMMOKALEE, FL 34142---2421 INDEPENDENCE PHASE TWO LOT 156 HERNANDEZ, BULMARO HERMELINDA HERNANDEZ 1432 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 118 HERNANDEZ, JOSE LUIS SANTIZ ERIKA ZARAGOZA CARDENAS 3858 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 82 HERRERA, ROY REBECCA ANN GARZA 3870 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 85 HOLLAND, SUEKO N 3647 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 106 HUGHES, TRACIA S 3740 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 54 IBARRA, ALEJANDRA 3853 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 140 INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC % SENTRY MANAGEMENT, INC 2180 W STATE RD 434, STE 5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT P3 INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC % SENTRY MANAGEMENT, INC 2180 W STATE RD 434, STE 5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT P6 INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC % SENTRY MANAGEMENT, INC 2180 W STATE RD 434, STE 5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT WM 3 INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC % SENTRY MANAGEMENT, INC 2180 W STATE RD 434, STE 5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT WM 6 INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC %SENTRY MGMT, INC 2180 W STATE RD 434 #5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT P4 INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC %SENTRY MGMT, INC 2180 W STATE RD 434 #5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT WM 7 INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC %SENTRY MGMT, INC 2180 W STATE RD 434, #5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT P5 INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC %SENTRY MGMT, INC 2180 W STATE RD 434, #5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT WM 5 IRIZARRY, HILDA 3811 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 137 IRIZARRY, ROBINSON & EMMA 3506 WESTCLOX ST IMMOKALEE, FL 34142---2032 30 46 29 BEG 910FT W OF SE CNR OF SW1/4 OF SE1/4, RUN N 660FT, W 130FT, S 660FT, E 130FT TO POB 1.88 AC OR 620 PG JACKSON, FRANCES O 1417 AMERICA WAY IMMOKALEE, FL 34142---2430 INDEPENDENCE PHASE TWO LOT 115 JAIMES, NIELIDA 3627 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 101 JEAN BAPTISTE SERGOT SOUVERAIN MARIE E SOUVERAIN 3672 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 38 JEAN, BLANDEL & JUDITH 3729 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 121 JEAN, LOUIS M ANTOINISE ADRASSE JEAN 1213 DAMEN ST E LEHIGH ACRES, FL 33974---0 LIBERTY LANDING LOT 119 JEAN, MARIE 3768 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 61 JEAN, MARIE GERALDE 3720 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 49 JEANNOT, WALNA 3707 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 117 JOCILIEN, SADINE & CELARES 3873 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 145 JORCELIN, MARIE G 3724 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 50 JOSEPH, CRISLA 3788 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 66 JOSEPH, GIVER 3775 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 128 JOSEPH, JEAN D & MARIE M 1509 PEACE WAY IMMOKALEE, FL 34142---2440 INDEPENDENCE PHASE TWO A LOT 139 JOSEPH, MADELEINE 1481 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 132 JOSEPH, PIERRE SOLANO MARIE CHANTALE ESPERANCE 3764 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 60 JULES, JACQUELINE 1512 PEACE WAY IMMOKALEE, FL 34142---0 INDEPENDENCE PHASE TWO A LOT 142 LARA, ARTURO A LARA BEATRIZ LARA 3648 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 32 LEANDRE, YVON 3664 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 36 LEZAMA, NORBERTO CHAVARRIA BEATRIS A IBARRA 3708 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 46 LIBERTY LANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT C-3 LIBERTY LANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT C-4 LIBERTY LANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT C-5 LIBERTY LANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT C-6 LIBERTY LANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT C-7 LIBERTY LANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT P-1 LIBERTYLANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT L-1 LOEZA, LORENZO & ROBERTINA 3862 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 83 LOFTON, RONDA J 1488 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 148 LOUIMARE, EMMANUEL 3540 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 30 LOUIMARE, LUTHERKEN BEATRICE LOUIMARE 3667 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 111 LOUIS, ELIETTE 3814 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 71 LUEVANO, ELSA 1508 PEACE WAY IMMOKALEE, FL 34142---2439 INDEPENDENCE PHASE TWO A LOT 143 LUNA JR, ROBERT ANN LAURA GALVAN-FRIAS 3703 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 116 MADDY, DHERMAN 3751 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 122 MANDUJANO, RUBEN CAMILA MARTINEZ DE MANDUJANO 3696 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 43 MARC, JEAN R MARIE P JEAN PIERRE 1493 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 135 MARTINEZ III, ERASMO TERESA ANN HINOJOSA 3685 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 112 MARTINEZ, ARMANDO ESCOBEDO GRISELDA ESCOBEDO 1443 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 124 MARTINEZ, FRANCES 3850 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 80 MARTINEZ, NICOLAS JUANA-MARIA ESTRADA MARTINEZ 3736 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 53 MARTINEZ, NORA L 3898 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 92 MARTINEZ, RIGOBERTO & MARIA C 3615 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 98 MARTINEZ, ROBERT & JUANI G 3656 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 34 MATEO, ANDRES & MARIA 3651 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 107 MATHURIN, SERGE & MICHELENE 3603 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 95 MENDEZ, JOSE RODRIGUEZ HERMELINDA RUIZ SILERIO 3818 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 72 MENDOZA, AGNES 1428 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 119 MENDOZA, PASTOR & ELOISA 1455 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 127 MERCURE, RITHA PO BOX 3273 IMMOKALEE, FL 34143---3273 LIBERTY LANDING LOT 41 METELUS, RAYMONDE FRITZ HYACINTHE PO BOX 1282 IMMOKALEE, FL 34143---1282 LIBERTY LANDING LOT 68 MILLER, JENNIFER ROBIN 3882 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 88 MONTEZ, ELVA 1479 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 131 MORENO, CARLOS ANA C MARTHOS AGUILLON 3889 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 149 MUNOZ, DANIEL & ROSALINA T PO BOX 3618 IMMOKALEE, FL 34143---3618 LIBERTY LANDING LOT 23 MUNOZ, JUAN G & M OLGA PO BOX 2342 IMMOKALEE, FL 34143---2342 INDEPENDENCE PHASE TWO LOT 116 NIETO, EVANGELINA 3744 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 55 NUNEZ, JEREMY CHRISTINA A HINOJOSA 3906 JUSTICE CIR IMMOKALEE, FL 34142---2306 LIBERTY LANDING LOT 94 POList_1000_PL20180002693_1.xls 3 NUNEZ, JOEL DELGADO ISABEL DELGADO LUGO PO BOX 932 IMMOKALEE, FL 34143---932 INDEPENDENCE PHASE TWO LOT 113 OCHOA, PETRA GARZA 3902 JUSTICE CIR IMMOKALEE, FL 34142---2306 LIBERTY LANDING LOT 93 OLVERA, JOSE ANGEL NORA BEATRIZ OLVERA 3592 LIBERTY WAY IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 19 ORPHEE, YVROSE 3865 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 143 ORTEGA, CLAUDIO JUANA FRANCO VASQUEZ 1389 AMERICA WAY IMMOKALEE, FL 34142---2423 INDEPENDENCE PHASE TWO LOT 109 ORTIZ, ALFREDO MANUEL VEGA MARIA ELENA ARREOLA DE-VEGA 3748 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 56 ORTIZ, LEONARDO HERNANDEZ BLANEY HERNANDEZ 3716 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 48 ORTIZ, TAMMY DELORES 3894 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 91 PANIAGUE, SAUVEUR ROSE MADIANIE PIERRE-PAUL 3771 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 127 PARKER, KNORSHEEKA KIERA D 3611 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 97 PAUL, MARIE JEAN 3792 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 67 PENALOZA, JOSE M & ARACELY PO BOX 3051 IMMOKALEE, FL 34143---3051 LIBERTY LANDING LOT 31 PEREZ, RAUDEL SALAZAR MARIA R SALAZAR 1471 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 129 PIERRE, JOSEPH J DENISE PIERRE CELICOURT 3861 JUSTICE CIR PO BOX 1429 IMMOKALEE, FL 34143---1429 LIBERTY LANDING LOT 142 PIERRE, KENOLD & MARIE G 3684 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 40 PIERRE, LONEVE ROSE B SEPPE 3780 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 64 PIERRE-PAUL, FRANCOIS 3752 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 57 PLANTIN, LEONEL & MARIE A 3659 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 109 PLATA, DIEGO BIANCA PLATA PO BOX 1104 IMMOKALEE, FL 34143---1104 30 46 29 BEG 780FT W OF SE CNR OF SW1/4 OF SE1/4, N 600FT TO POB, N 60FT, W 130FT,S 60FT, E 130FT TO POB .18 AC PRIME, CARMETA PO BOX 2651 IMMOKALEE, FL 34143---2651 LIBERTY LANDING LOT 110 RAMIREZ, FELIPE ISABEL CRISTINA RAMIREZ 3513 WESTCLOX ST IMMOKALEE, FL 34142---2031 31 46 29 COM AT NW CNR OF NE1/4, E 410FT TO POB, E 190FT, S 440FT, W 190FT, N 440FT TO POB, LESS E 95FT .96 RAMIREZ, FELIPE ISABEL CRISTINA RAMIREZ 3513 WESTCLOX ST IMMOKALEE, FL 34142---2031 31 46 29 COM NW CRN OF NE1/4 SEC RUN E 210FT FOR POB, E 200FT, S 440FT, W 200FT, N 440FT TO POB 2.02 AC OR 1042 RAMIREZ, OSCAR A GOMEZ MYRA GOMEZ RAMIREZ 3623 JUSTICE CIR IMMOKALEE, LA 34142---0 LIBERTY LANDING LOT 100 REFERENCE ONLY NOW SEE INDEPENDENCE PHASE TWO-A PB 48 PG 19 51677516507/51677516646 INDEPENDENCE PHASE TWO TRACT R REGIS, DJENIE 3635 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 103 RESENDIZ, ELOY IVAN MARCELINA RESENDIZ 3619 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 99 REYNA EST, EDNA 3504 WESTCLOX ST IMMOKALEE, FL 34142---2010 30 46 29 BEG 780FT W OF SE CNR OF SW1/4 OF SE1/4, N 360FT TO POB, CONT N 60FT, W 130FT, S 60FT, E 60FT TO POB REYNA EST, EDNA 3504 WESTCLOX ST TRLR C IMMOKALEE, FL 34142---2010 30 46 29 BEG 780FT W OF SE CNR OF SW1/4 OF SE1/4 OF N 420FT TO POB, N 60FT, W 130FT, S 60FT, E 130FT TO POB REYNA, HILDA 3556 WESTCLOX ST IMMOKALEE, FL 34142---2032 30 46 29 BEG AT PT 1040FT W OF SE CNR OF SW1/4 OF SE1/4 TO POB, N 175FT, W 130FT,S 175FT, E 130FT TO POB, AND RINCHER, GLADYS 3692 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 42 RIOS, LINDA PO BOX 5201 IMMOKALEE, FL 34143---5201 INDEPENDENCE PHASE TWO LOT 110 ROBINSON, RHONDA D 1485 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 133 ROCHER, MARIE MARLENE 3668 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 37 RODRIGUEZ, ALBERTO ESPINOZA WENDY E HERNANDEZ ORTIZ 3878 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 87 RODRIGUEZ, J JESUS BUSTAMANTE MARIA S BUSTAMANTE 3791 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 132 RODRIGUEZ, LUIS PO BOX 377 FELDA, FL 33930---0 30 46 29 COMM 780FT W OF SE CNR OF SW1/4 OF SE1/4, N 30FT TO POB, N 150FT, W 130FT, S 150FT, E 130FT TO POB .45 AC RODRIGUEZ, MARICELA PERFECTO MENERA JR PO BOX 2114 IMMOKALEE, FL 34143---2114 30 46 29 BEG AT PT 650FT, W OF SE CNR OF SW1/4 OF SE1/4,RUN THENCE N 660FT, W 130FT,S 660FT, E 130FT TO POB 2 AC ROJAS, ALEJANDRO MARIA E MENDOZA VILLEGAS 1435 PEACE WAY IMMOKALEE, FL 34142---0 INDEPENDENCE PHASE TWO LOT 122 ROJAS, JOSE L & AMALIA 1439 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 123 SAINT HILAIRE, LOUNDY MARIE C SAINT HILAIRE 1475 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 130 SANCHEZ, JOSE JESUS GLORIA ANNA RAMIREZ 3842 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 78 SANON, FAVINEL & FANETTE 3691 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 113 SCHOOL DISTRICT-EPE EDEN PARK ELEMENTARY SCHOOL 3650 WESTCLOX ST IMMOKALEE, FL 34142---2012 30 46 29 THAT PORTION OF THE S1/2 OF THE SW1/4 AS DESC IN OR 4112 PG 760 SCHOOL DISTRICT-EPE2 EDEN PARK ELEMENTARY SCHOOL % SUPERINTENDENT 5775 OSCEOLA TRL NAPLES, FL 34109---919 30 46 29 A 20FT WIDE STRIP DESC AS: BEGIN NE CNR TRACT P5 OF INDEPENDENCE PHASE TWO IN PB 43 PGS 64-66, N 05DEG E SCHOOL DISTRICT-LTE LAKE TRAFFORD ELEMENTARY % SUPERINTENDENT 5775 OSCEOLA TRL NAPLES, FL 34109---919 31 46 29 BEG NW COR SEC., S 2656.38FT, E 1352.89FT, N 40.06 TO POB, E 660FT, N 990FT, W 660FT, S 990FT POB SEGURA, JOSE H MARIA DE LOURDES SEGURA 1504 PEACE WAY IMMOKALEE, FL 34142---2439 INDEPENDENCE PHASE TWO A LOT 144 SENAT, JONEL & MICHELINE 3620 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 25 SHACKLETON, JEAN WILDY MARIE DERBIE SHACKLETON 3854 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 81 SMITH, WILLIE A 3857 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 141 SOTO, MARCO A PAREDES DINORA PAREDES 1451 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 126 SOUFFRANT, NAJAC 1396 AMERICA WAY IMMOKALEE, FL 34142---2421 INDEPENDENCE PHASE TWO LOT 152 STROUD, MARICELA PO BOX 364 IMMOKALEE, FL 34143---364 30 46 29 BEG 780FT W OF SE CNR OF SW1/4 OF SE1/4, N 480FT TO POB, CONT N 120FT, W 130FT, S 120FT, E 130FT TO THOMAS, RUTH E PO BOX 384 FELDA, FL 33930---384 30 46 29 BEG AT PT 1170FT W OF SE CNR OF SW1/4 OF SE1/4 RUN N 660FT, W 150FT, S 660FT, E 150FT TO POB 2.17 AC TIRA, JEAN H FLEURILIA SENATUS 3704 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 45 TORRES JR, ANGEL RAFAEL MILLY GRACE FIGUEROA IRIZARRY 3869 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 144 TORRES, JANIXSA LYNN 3800 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 69 TREJO, SAMUEL REBECCA CASTRO 3628 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 27 VALDEZ, NAOMI 1492 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 147 VASALLO, ANAY PERAZA 3772 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 62 VEGA, JOSE G GOMEZ MARGARITA ORTIZ DE GOMEZ 3759 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 124 VEGA, MARIA G 3830 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 75 VERA, ELIAS D VILLEGAS MARIA GUADALUPE RAMIREZ 3846 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 79 VERA, JAVIER GONZALEZ 3799 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 134 VILLAGOMEZ, ANA C VILLEGAS 3822 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 73 VILLEGAS, DAVID MARIA M LIGAS DE VILLEGAS 1384 AMERICA WAY IMMOKALEE, FL 34142---2421 INDEPENDENCE PHASE TWO LOT 155 VILLEGAS, MARIA T 3596 LIBERTY WAY IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 20 WHATLEY, WILLIE PO BOX 1126 IMMOKALEE, FL 34143---1126 30 46 29 S 90FT OF N 660FT OF FOLL DESC PROP, COMM AT NW CNR OF SW1/4 OF SE1/4, E 660FT TO POB, S 660FT, E ZAPATA, FLORINDA MENDEZ 3784 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 65 ZARAGOZA, IGNACIO MARIA ZARAGOZA BENITEZ 3732 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 52 POList_1000_PL20180002693_1.xls Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 1 of 18 Wayne Arnold: Okay. [crosstalk 00:00:01] We're gonna go ahead and open up the meeting. I'm Wayne Arnold. I'm with Grady Minor and Associates, an engineering and planning company. Speaker 2: Can you speak up? I'm deaf. Wayne Arnold: Okay, sure. Speaker 2: Please. Wayne Arnold: I'll try to speak up as loud as I can. Speaker 2: (laughs) Wayne Arnold: And uh... Speaker 2: I'll give you my voice. Wayne Arnold: We're here representing the Guadalupe Center. Sharon Umpenhour sitting over here is recording the meeting. We're required to record this for the county. John English is... next to her who's representing Barron Collier Companies that are, own the property and are going to be the engineer for the project. And this is Debra Forester. If, you all don't know Deb. She's the CRA Director for the county. And Gil Martinez is Principal Planner with Collier County, and he's handling our application that's going through the process. Wayne Arnold: So, the current property is zoned agriculture, and it's a little over nine acres, and we're proposing a conditional use. And a conditional use, it's not a zoning change per se, but it would authorize, if approved, allow us to build a private school and a childcare center on the property. [crosstalk 00:00:58] Uh, proposing around 350, uh, children and about 150, I think... [crosstalk 00:01:04] about 150, um, senior high students. Speaker 2: A high school. Wayne Arnold: Yeah, high school, after school program. So... that's, uh, the, the request. So, what we have to do is show the county, this is the property, so orient everybody and make sure you understand. We're right across from the high school... and then I'm not sure where you all live. Speaker 4: That's not a high school, I don't think. Speaker 2: That's the elementary. Wayne Arnold: Not a high school. I'm sorry. I'm sorry, the elementary school. Speaker 2: She and I are right down the street from it. Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 2 of 18 Wayne Arnold: So you're... east of there on Westclox in this area? Speaker 2: I'm right next to the trailer park. Wayne Arnold: Okay. Speaker 2: Me. She's right next to Thomas Lane. Speaker 4: Mm-hmm (affirmative). Speaker 5: And then, she's on the other side, so... Wayne Arnold: So the property, it's been cleared and it's formerly an ag site, and that's why it has agricultural zoning. Speaker 5: It's an ag site? Wayne Arnold: Agricultural site. Speaker 5: Oh, I thought you said an [crosstalk 00:01:56] Speaker 2: It's not been cleared yet and, and... Wayne Arnold: Yes, it's been cleared. Speaker 2: Well, I'll let you finish and then I'll mouth off. Wayne Arnold: Yes, let me finish my short presentation. I'll be happy to answer any questions. So, one of the things we have to do as part of the conditional use process is to develop a conceptual site plan for the property. So we're proposing two access points on Westclox. They're immediately across from the school entrance points. The building area for the school buildings would be, um, farther south from there. Parking area and circulation for cars and drop off and pick up for the children up front, um, off of Westclox. And then, uh, we were showing a larger water management area on the site, as well as some other dry detention that we're required to provide to meet the county, uh, drainage requirements. And we're not changing again the development standards so we're proposing setbacks, 50 feet from Westclox, 50 feet from our southern property line, and then 30 feet from the east and west property lines. Those are consistent with the agricultural, uh, building setback standards. Wayne Arnold: So, the building area obviously would be where the two school buildings will be constructed to allow the children to, uh, have a place for their preschool and the after school programs. So, there's really... that's kind of the simple version of what we're proposing to do. I know I heard some of your conversation that, uh... so we'd be happy to answer some of the questions you have about what we're proposing. I'm sure you're all [crosstalk 00:03:16] familiar with Guadalupe Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 3 of 18 Center and what they do, because they've got a couple facilities in town, so I'm sure you're familiar with Guadalupe. Speaker 2: Are you going to make another road going to Lake Trafford? [crosstalk 00:03:29] Speaker 5: I did some research. Wayne Arnold: The question is, "Are we going to make another road going to Lake Trafford?" [crosstalk 00:03:31] Mr. Fussell: You can't get... a school bus and a car down tha- there now... off Westclox Street. So what are we going to do about that now? Wayne Arnold: We're not proposing to have any road going south to Lake Trafford Road. Speaker 4: Not immediately. Wayne Arnold: I don't think there's any long term plan for the county to create a road- Speaker 4: So, what are they going to do about- [crosstalk 00:03:50]. Speaker 2: Can you give it in writing that you won't four- lane the road? Wayne Arnold: Well Westclox is a county road, and it's our only form of access. It's the only access we have that's, currently functions for the school. [crosstalk 00:03:55]. Can we do one at a time? She's got to record this and have it transcribed, so let's just try to do one at a time. Everybody will have a chance to ask. Speaker 4: The problem with this is... I can't see it... We've got eleven, twelve schools in Immokalee. Guadalupe's wanting to go in and be a- a private school. I mean, I thought there were poor people in them. I thought they couldn't feed themselves. I seen, I used to work for the, the road department. I worked for the water plant. The uh, you know. The road department know that they go to get it free. He- here's the question. You want to open a daycare center for 350 kids. That's about money, that's not a freebie. They're not going to do it for free. Then you want another school when we already have a total of twelve schools... for a 100 an... population of 125,000 people. Why, wh- why do they think it necessary to go in there and... bring that land up as high as the school and put all the water back on us? We've already been through that one time. The whole street, both sides went under water. Speaker 2: Yeah. Speaker 4: When we raised Cain about it, what we got... was the ditch dug. I told them, if the wa... you can call it the sheet flow. You may call it whatever you like. It's the natural flow of water, which flows southwest. They went to the end where the school is, and dug a canal. The water still backs up on us. Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 4 of 18 Speaker 2: Mm-hmm (affirmative)- Speaker 4: And I have a pond in my backyard. I also... They've allowed the housing project and more houses to be built. Still underwater. They put a retention pond right behind my two and a half acres. Speaker 4: We are the ones that's gonna suffer if th- this is, school is... and I know you're their attorneys. If this school is allowed to be put in there, there is no way you can get in and out of your yard from seven o'clock in the morning or earlier, until after eight... and from before three to almost four. You would definitely, I promise you, you would have to four-lane that road, and to four-lane that road they would take our property. Wayne Arnold: Well, I don't think the county- Speaker 4: I- I know so. Wayne Arnold: ... has any plans to four-lane Westclox. John are you aware of any? Speaker 4: Well, maybe, maybe, maybe you don't want to tell it. Maybe they didn't tell it, but I, I already heard about it. I know about it. Wayne Arnold: Well, [crosstalk 00:06:20] it's a county road. We don't really have the ability to four-lane a county road. John, do you want to maybe just talk a little about what you have to do to deal with the water management aspect of building a facility like that? [crosstalk 00:06:29] Speaker 4: Am I wrong? Mr. Fussell: No, you're right. Speaker 4: I- I studied up on it and I just, I don't see, I don't see, we don't need more, s- especially on the street that I've called home for over forty years. I've been in this town since I was three days old, I'm 66. Speaker 2: The thing is too when they don't park, they don't go all the way to the school to pick up the kids. They park on our yards. They broke my, my sewer and they broke my water, uh, meter... because they, they don't care. These people don't have driver licenses because they are Negroes. I'm sorry, that's my nationality. But they don't go to the school to pick up their kids 'cause they're afraid they're gon' be stopped by the cops, but the cops don't ever come around. And we have that problem. Don't you have that problem? Barbara Fussell: They pull right across the road- [crosstalk 00:07:22] Speaker 2: Yeah. They, they just park wherever they want to. Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 5 of 18 Speaker 4: Lady said she didn't have to move out of our yard. Just parked right there waiting on her child. This is part of the problem that we're dealing with now. At this school over here, the middle school, the high school, there's four roads leading in and out. They built this scho- school knowing it is illegal to put a school... not your fault. I'm not blaming you, but it's the law. You cannot build a school with one way in and one way out. But they did it and got away with it. Am I wrong? John English: N- It's not illegal... No, no. Speaker 2: You can not do that. Show me one school in, in this... little town I live in, that has one way in and one way out. John English: Well, I- I'm certainly not an expert. I'm not a lawyer. Ca- I, I... Speaker 2: I'm not either. John English: I'm an engineer, but um, I- I'm not familiar WITH any law... on state statute that says... Speaker 2: Read up on it. John English: Well, okay. Then I'll take you at your word. I- I- In some of your... you're making some points that are your opinion and that's what we're here for. Ou- Ou- Our goal in this meeting is... somebody sees a need to do something and so they are going to, they're trying to accomplish that thing. We're, we're simply here to present that, what that is to you and you can form your opinions, and there's a process that this will go through, that this is a, just one step in the process. Speaker 2: Yeah. John English: I can't personally as an engineer speak... I- I'm not going to be able to address your concerns- Speaker 2: I understand. John English: ... with whether the use is needed, whether it's a great idea or not. Uh, those types of things I can't answer. What I can tell you is what, as an engineer, I can tell you what the rules I do know about. So, I know that, to the point of cars parking in your yard. Well, I cannot tell people where to park or what to do, but what I can, what we can do... is design a site that has... enough parking that- Speaker 2: They're not going to do it. John English: I understand that. I can't speak to that, right? I, I can't... No different than I can tell, tell people what speed limit they have to drive. We can put a speed limit but I'm not in their car. I can't sit there and [crosstalk 00:09:24] Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 6 of 18 Speaker 2: Oh no. They go fast through there. [crosstalk 00:09:26] John English: But what we can do is, we can design a site that, uh, that has sufficient parking so that no one really, no one needs to park in anyone else's yard. In other words we're not going to create a situation that has insufficient parking, so that they would be... they would have to park. Do you see what I'm saying? Speaker 2: Yes. Mr. Fussell: How many acres are you saying is down there? Speaker 2: Nine. John English: That's a nine acre- Mr. Fussell: Nine acres, and you can do all that with what you're wanting to put in, plus a parking lot? Wayne Arnold: Mm-hmm (affirmative)- Speaker 2: And the water... You gonna make- [crosstalk 00:09:59]? John English: Yeah, you can see on this plan, there's a water management area. Pretty significant portion decided. John's looking at it for water management. We've also got another small retention area back here on the southern portion of the property. Mr. Fussell: What is, wh- [crosstalk 00:10:14] I'm sort of lost over here. John English: Okay. [crosstalk 00:10:16] Here's Westclox. Mr. Fussell: Where is that, that, th- John English: Here's Westclox. Here's our parking area. Mr. Fussell: Okay. John English: Here's our building area. Mr. Fussell: Mm-hmm (affirmative)- John English: And then here's our water management system. [crosstalk 00:10:25] Speaker 2: Right in front of the elementary school? [crosstalk 00:10:29] John English: So the elementary school is right there. [crosstalk 00:10:30] Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 7 of 18 Speaker 2: The wetland you're speaking of... is, is, is um... west of the school? John English: It's east of the school building. John English: G- Go back. So let's, let's get our terminology, just, just, 'cause I know. I do this all the time, so I... Speaker 2: I know exactly what you're- John English: He puts water man- This says water management and that's the terminology that's commonly used in the development world. But what this is, this would be a pond. Speaker 2: A retention pond. John English: We're not creating a wet land. We would be digging a pond. Which is a low spot on our, on this property. Mr. Fussell: Okay. John English: That all the surface water during a storm event would be- [crosstalk 00:11:02] Mr. Fussell: I understand what you're saying now. You're going to dig a retention pond. John English: That's it. Wayne Arnold: Yep. John English: It wouldn't technically be retention, it would be detention. Mr. Fussell: Yeah. Speaker 4: But that property- [crosstalk 00:11:12] John English: It would hold the majority of it, and would slowly let it bleed out. Speaker 4: ... right? John English: Yeah, let it bleed out. [crosstalk 00:11:17] D- Discharge at some prescribed rate. What's that? Speaker 4: The only problem that, I think, I-I-I'm glad you want to build something like that, I don't care about that, but when the land gets built so high up like right behind our house... they went in and they built the apartments. They brought everything up. John English: Mm-hmm (affirmative)- Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 8 of 18 Speaker 4: They took two culverts out. We've been living a nightmare for nine years now. John English: Mm-hmm (affirmative)- Speaker 4: We're livin' in water. Mr. Fussell: Th- Th- That's not this- Speaker 4: No, no, I'm not, but what I'm saying [crosstalk 00:11:44] when you build this... that's gonna come up so that would mean the water's gonna come back down on us again. John English: So... Speaker 4: That's what I'm afraid of. Speaker 2: That's what's gonna happen. John English: So... there, the state has rules. There, there, and down here we live in what's known as the South Florida Water Management District and that is a state agency. And they, they set out rules for the development of property to protect people, neighbors, et cetera. Speaker 4: But it's not happening... John English: Well, so- Speaker 4: They haven't protected us. Speaker 2: It's not. John English: I've done, I've been through a lot of these. And, and, I- I- I... Speaker 4: I know you're trying, but it's not true. John English: I- I- I don't know what hap- I don't know exactly what transpired behind you that caused problems. I don't. I know that, that, there are rules in place that are s- that are meant to protect from adverse problems. Now, in this particular case, where relatively, this piece of property is relatively isolated. We've got a community right here, they're elevated. Got a community right here, it's the same community, but they surround us two sides. It's elevated. We have a county ditch here, so that's already [crosstalk 00:12:55] that's already a drainage conveyance. Speaker 4: Excuse me, you're saying that where you're gonna build the school's where I looked at, is elevated property? Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 9 of 18 John English: No, nope. Wayne Arnold: Next door to it. John English: This neighbor? Speaker 4: Yes. John English: This neighbor. So our two, two, these two sides are elevated. Wayne Arnold: Wanna see it [inaudible 00:13:10]. Speaker 4: Because that property that they wanna buy is way below. That's gonna have to be elevated [crosstalk 00:13:17] causing the water to run back. John English: That's what, so I was in the proce- process of explaining the characteristics of this particular piece of property. We already, it's already developed on these two sides. So the land is e- is elevated. We have a road, a county road in front of us. Speaker 4: Right. John English: It's elevated. And on this side, we have a county conveyance ditch that moves water south. So, we, uh, we, anything that rains here, we're gong to collect. The rules say, you have to take your own water ma- runoff, and you have to store it, and then you release it slowly. That's how the rules work, and so we've made provision for that. Speaker 2: They need to build that first, before they start building that. Speaker 4: Can I, can I tell you something? Speaker 2: Because they didn't do that with the school. John English: Yes. Speaker 4: I know you're just an engineer, but I've gotten three letters within a month, okay? And this water, go to my yard now, I have a pond in my back yard, they cut the flow of water off. And then when they realized... it's not your fault, it's not your fault. I wanna make that clear. When they realized, "Oh, well, oh wow, we boo-booed." She lives there, they live there, and I live there. What did they do after they were told by the people, "You're going to inundate us with water?" So they did, it looked like everybody... and I do have photographs. It looked like everybody just built on water. So what did they do? I said it before. They went where the school is, the school, the trailer park was underwater. [crosstalk 00:14:55] They dug a ditch going to Lake Trapper. [crosstalk 00:14:59] Lake Trapper can't hold that kind of water. Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 10 of 18 Speaker 4: The building that's going on in our community, right where we live, has absolutely flooded us. There, there's nowhere for the water to run. I have a retention pump behind me, they have a, a, a, the housing project where I've actually videoed the water running from the housing project. They have retention ponds that hold no water. The one behind my house? My pond is a heck of a lot deeper than you- [crosstalk 00:15:31] Mr. Fussell: The retention pond's running over right now, and it's running over on my land. Speaker 4: [inaudible 00:15:40] John English: The, the, the development to your south, you're saying? Mr. Fussell: Yes. Speaker 4: The one right behind our- Mr. Fussell: They did not study, and the county was honest. They come out and they said, "Mr. Fussell we're very sorry, but we did not study the sheet flow of the water." I've lived there since I was a small kid. We'd never been flooded until they put that [crosstalk 00:15:57] housing project behind it. Speaker 4: They did disturb the natural flow of water, but... John English: So I wanna make two statements. One is... that may well have happened, I don't know, I'm not familiar with the situation. But that's... that's, if what you're portraying is somebody blocked the nat- the historical flow of water to the south- Speaker 4: Yeah. They had blocked the ditches that go to Lake Trapper. [crosstalk 00:16:22] John English: I just want to be clear, we w- we're not proposing something similar here. We, we are, to your west, we are isolated. We have development on two sides. We have a county road in front of us and we have a county drainage ditch on our other side. So we're not blocking anybody's historical sheet flow. And the rules will te- the rules we will have to meet will say, you have to first put a berm around your property to contain, when it rains on your property, you have to contain that rain. And then we're going to put a pond, because the rules say we, you have to store what rains on your property. Speaker 4: That's, that's what I have behind my property. And I tell you, I- I give you my word, I've went to the housing project. My pond is loaded with water and fish. There's no water in that retention pond and the water, they, I proved my point, the owner came out and said, he said, "What should I do?" I said, "First you take all those trees down, and you dig a ditch. You dig a ditch behind my fence." [crosstalk 00:17:25] Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 11 of 18 Mr. Fussell: You, you have said what you're gonna do. That, and... [crosstalk 00:17:33] I, I'm well pleased with that. I, I'm- Speaker 4: I'm okay with that. [crosstalk 00:17:34] Mr. Fussell: I'm well pleased with your berm, or your, your, I have no problems with it at all... [crosstalk 00:17:38] It's a good thing. Speaker 2: [crosstalk 00:17:38] Yeah, before they put dirt in there. John English: Yeah, the retention pond, some of the dirt out of the retention area will actually be used to support the- [crosstalk 00:17:50] Speaker 2: But that's not what they did with the, the elementary. Speaker 4: They're not giving you nothing in writing that they're not gonna four-lane that road because they're only a- attorneys- Mr. Fussell: They're not, they're not here to- [crosstalk 00:17:55] John English: Yeah, we don't represent the county. Speaker 4: That's what I'm saying. Mr. Fussell: It has nothing to do with the road. Wayne Arnold: This is our meeting to show [crosstalk 00:17:58] what we plan for the- Mr. Fussell: Yeah, right here. Wayne Arnold: But I- I- do know that Debra's taking a lot of notes, and we have a Stormwater Department in Collier County. So I'm guessing that Deb or Gill will probably reach out to stormwater and let them know that you've got some flooding issues that probably need to be addressed. Speaker 4: We have some major flood issues. [crosstalk 00:18:17] Speaker 2: What's gonna happen when all these illegals are sent back? Which Trump has said he's gon' do. What's gonna happen to all these schools? They're gon' be empty. Wayne Arnold: I can't really speak to that. Speaker 2: Well, I'm telling you, if, if, if it happens the way, uh, Drumpus is saying, I call him Drumpus, that's now, 'cause that's what I think of him, but if he sends all the illegals back, if, me as mother, I wouldn't leave my kids. But these people, they have seven kids, you know why? Because they get $200 in food stamps for each Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 12 of 18 child. I raised five kids and they wouldn't even give me reduced lunch in school. Be- you know why? Because my deadbeat ex-husband, it was on there he was supposed to give me child support, which he didn't. But these illegals they get $200, they get Medicare, WIC, and they get all that free on our money. When they're sent back all those schools are gonna be empty, what cha gonna do with 'em? John English: Don't know. Wayne Arnold: I can't answer that question. Speaker 4: How are, how are the people gonna pay for private school? They can't, they say they can't eat. Wayne Arnold: It's, the school, it's, uh- Mr. Fussell: They're not. [crosstalk 00:19:22] Speaker 2: It's not gonna be private. It's gonna be free for 'em. Mr. Fussell: They're not gonna pay for nothing- Wayne Arnold: ... the Guadalupe Center provides... John English: I- I- I'm not sure, I'm not sure h- h- whether people pay fees to have their kids here or not. I just don't understand how that works. Speaker 4: Yeah, it's a sliding scale, so... Speaker 2: Yeah, it's, they pay variable. [crosstalk 00:19:44] John English: So, Deb has some information she wants to share with you. Deb Forester: I was just gonna say, so the CRA has been working- Speaker 4: I cannot hear you, hun. Deb Forester: The Community Redevelopment Agency, the Immokalee group that's here in Immokalee, they've been working with Collier County on a Stormwater Master Plan. So all the drainage issues that you've been talking about, we've been working very closely to have a comprehensive approach to stormwater. So when Mr. Arnold mentioned, um, us reaching out to Stormwater, your concerns in this area, there may be an opportunity to partner with the developer, uh, to help with some of the other drainage issues. So that's what we're working on is some partnerships, and trying to get stormwater improvements done. Stormwater projects are very expensive because you need land, you need pipes, you need, um, the ability to convey that water and have it treated in the right Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 13 of 18 way. So we've been slowly trying to come up with some stormwater projects that we could fund. And with the county's partnership and the CRA's partnership we've done a couple of small projects, but next year we hope to continue that. Deb Forester: So, um, I'm taking your comments and I'm going to talk to Stormwater, um, and let them know and see if there can't be some way we can, uh, work on some efforts whenever anybody- Speaker 4: That's all we ask for. We just want it collected so we can get the water off of us. [crosstalk 00:21:12] Mr. Fussell: We've been asking for five years. [crosstalk 00:21:17] Five to seven years. [crosstalk 00:21:20] Deb Forester: Well, it takes money, it takes land, and so, the Stormwater Department hasn't been able to purchase some land or receive some land out in that Lake Trapper area, so that's gonna help. So it is a longterm process- Speaker 5: Well they did offer us something, but I'm not willing to do it. The county did not give me my property. I'm not going to sign a piece of the property over to have the water taken off of me that they put on me. And that's what has took place- Speaker 4: Did you see, they're, they're, they're creating the problem. I worked for a man years ago for the Road Department. He clearly said, "If there's not a problem, don't make one." [crosstalk 00:21:59] And we never had this problem in Immokalee. They, Collier County doesn't care about Immokalee. Deb Forester: Well, I think, um, we've been trying really hard to do that. And so we have a plan, and it's gonna be a longterm plan, and we're trying to implement it, uh, whenever we can. So, uh, you're more than welcome to come to our CRA meetings. I invite you to go to the town hall meeting I just gave you the flier on, and um, participate on that. So... Speaker 2: When did Guadalupe de- uh, decide that, uh, have they purchased the property? W- Wayne Arnold: No. [crosstalk 00:22:33] Speaker 2: When did they, can you tell me when they decided they, that they wanted to purchase the property? Wayne Arnold: Uh, we filed the application back when, Sharon, you remember? It was shortly after that. Sharon Umpenhou: May? [crosstalk 00:22:42] Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 14 of 18 Wayne Arnold: May? Sharon Umpenhou: May? June? [crosstalk 00:22:49] Speaker 2: And they can't even fix our roads to be four-laned. Speaker 4: You should see my ditch. Wayne Arnold: June... Speaker 4: My ditch, I can't even mow my front yard because it's so deep- [crosstalk 00:23:00] The road, the, the, the road it looks like trash live there. The, the leaves are that high because we can't get a mower in. Wayne Arnold: Well I think you all need to reach out at your town hall meeting and talk to your, your officials Speaker 4: When did they decide they want to build, purchase the- Wayne Arnold: When did they file the application, Sharon? Sharon Umpenhou: Um, I'm looking, I think it was M- May. [crosstalk 00:23:22] Wayne Arnold: This year? John English: Wayne, I think it was sometime in- Sharon Umpenhou: June. John English: ... spring of this year- Sharon Umpenhou: Beginning of June. John English: ... um, earlier in the spring of this year. Speaker 4: Excuse me? John English: Earlier in the spring of this year? Probably in the late... [inaudible 00:23:36] Speaker 4: You don't know approximate dates? John English: I don't know the date that they made their contract with their employer companies, I don't. I know when we filed our applications. I don't know when their conversations started. Speaker 4: And he's showing me all this here, water retention, and callin' it somethin' else. I promise you, I give you my word, mark it if you've got a little blue book. That Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 15 of 18 water right there that you think you're gonna hold in? Not gonna happen. At the end of my street- Wayne Arnold: March. Speaker 4: ... where they dug the canal, where, if you want to call it a canal- [crosstalk 00:24:21] That, you're gonna, you're gonna have to dig yourself a pond. I'm telling you, that's not gonna stop it. [crosstalk 00:24:32] Mr. Fussell: The school, the school has no problems with, with their retention pond. That part they got right. [crosstalk 00:24:39] Speaker 2: Yeah, but at the beginning they didn't. Mr. Fussell: Well, at the beginning. But, uh... Speaker 2: They did at the school, they built two retention ponds. Mr. Fussell: Well I remember that. But still- [crosstalk 00:24:50] Speaker 2: We all got flooded. Speaker 4: That's what I'm saying, and the retention pond's there, but i- it flooded both sides of the street. Speaker 2: It was six weeks I had to wear my rubber boots to go out to my car. Take 'em off when I got in the car 'cause- [crosstalk 00:25:01] Speaker 4: We're not here to give you a hard time. We're here to explain what we're going through. Wayne Arnold: Oh, I understand what you're going through, I'm, I guess, you know, I'm struggling with we represent this nine acre parcel, and we don't have the same circumstance you have. I'm sorry that you have the issues you have. I think you need to make sure the county understands that there are issues there so they can deal with them. [crosstalk 00:25:23] Speaker 4: Seven o'clock, third shift. 12 hour shifts. You tell me this one here, I, I- I don't wanna put this on you because- [crosstalk 00:25:34] Wayne Arnold: I appreciate you all coming out. Speaker 4: ... you will have to elevate that property, and he's gonna show me and I'm gonna shut up, and then you show me... I'm gonna, I'm trying to be lady-like here, but this, this... Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 16 of 18 Wayne Arnold: Okay. Well that's, that's really it. That's our opportunity to listen to you. I can't- [crosstalk 00:25:56] Hang on, one at a time, please. [inaudible 00:25:56] Well, that's not really a consideration for the zoning process we're in. This is really one of- Speaker 2: You're the attorneys, am I correct? [crosstalk 00:26:07] Wayne Arnold: I'm not an attorney. I'm, I'm a land planner- [crosstalk 00:26:08] Sharon Umpenhou: Wayne. Wayne. Wayne Arnold: Ma'am, we're trying to record this. I can't hear two conversations for the tape. So, yeah, we're going through this process. You're welcome to participate. If you had notice for this, there'll be a sign posted on the property as well when we have a public hearing, and you're welcome to attend that public hearing and prov- provide any comments that you want. Speaker 2: Why are you having it in Naples? Wayne Arnold: Well, the hearing examiner meetings are scheduled in Naples. I don't know if they will hold a special meeting in Immokalee. I don't know, I don't make that decision. This is, this is our meeting, I don't, I don't get to dictate where the county holds its meetings. But, so, the process, we don't have a hearing date scheduled yet. But probably in the next couple of months, uh, we'll be ready to get to a hearing and that's where there'll be public input if you wish to participate, or feel free to write a letter, you can send Sharon an email, send Gill an email, send Deb an email, you know. It's, we're happy to, uh- [crosstalk 00:27:04] Speaker 2: They need to have it here- [crosstalk 00:27:07] Speaker 4: I'm sorry, talkin' 'bout we're giving you all a hard time and we're not. We're- Wayne Arnold: No, I appreciate you all coming out. I mean... John English: (laughs) We're, y- we, we've been doing this a long time, it's [crosstalk 00:27:22] your chance to talk- Wayne Arnold: Your comments are not, um... Speaker 4: [crosstalk 00:27:24] Angry, and we are because of the water, but, and I know that you're here about the school so I totally understand it. I'm only venting so somebody [crosstalk 00:27:32] say something to the county. They're doing what they want. The schools... I'm gonna tell you straight up, I disagree with giving 'em all three schools and not paying nothing. So I believe [inaudible 00:27:43] done this for years. They're giving, they're, they're, they're, believe me, I, I work there, I know. [inaudible 00:27:50] But let's forget all that. It's free. Guadalupe Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 17 of 18 gets it all for free. Then they come down our street and want to build two schools. Then they make somethin' off of the, wh- who, I thought they were poor? Speaker 2: They're not, they're richer than we are. Speaker 4: No- [crosstalk 00:28:08] Speaker 2: The Catholic, they're the richest church in the world. [crosstalk 00:28:12] Sheila Oxx: Yeah (laughs). We are. We're a nonprofit organization, so... Speaker 2: ... a public school. They're laughing, it's funny. Wayne Arnold: No- Speaker 2: It's true! [crosstalk 00:28:19] Wayne Arnold: This is not a public school. This is not a public school. [crosstalk 00:28:24] Speaker 4: It's a private school. [crosstalk 00:28:24] Sheila Oxx: It's, we're a nonprofit organization. Speaker 4: Nonprofit. So nobody pays nothin'? Wayne Arnold: No, that's not what nonprofit means. It means they get donations, some people pay fees, it's a sliding scale for, based on your income how much you pay to go to school there. Speaker 4: Guess what? Wayne Arnold: So... Speaker 4: We'll be paying taxes on it. I don't want any more taxes. I got three letters on taxes (laughs). Did you get the one about- [crosstalk 00:28:46] Speaker 5: Jesus Christ. Tax me out of my home. This is sin. I raised two children there and, I, I mean... [crosstalk 00:28:56] Wayne Arnold: Well, thanks for your comments. Speaker 2: Ms. Thomas, from the trailer park? Had to dig a ditch between her property and my property because we were so flooded when Irma came by. Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM Page 18 of 18 Wayne Arnold: Well, I think we were all in the same boat for Irma but, um. Anyway, I appreciate all of you coming out tonight and sharing your comments with us, and uh, please stay involved. Mr. Fussell: Thank you very much. [crosstalk 00:29:19] Wayne Arnold: You're welcome. Petition PL20180002693 Immokalee Guadalupe Center Conditional Use August 6, 2019 Neighborhood Information Meeting •Barron Collier Partnership LLLP –Applicant •D. Wayne Arnold, AICP, Professional Planner –Q. Grady Minor & Associates, P.A. •Richard D. Yovanovich, Esq., Land Use Attorney –Coleman, Yovanovich & Koester, P.A. •John English, PE, Civil Engineer –Peninsular Engineering •Norman Trebilcock, PE, Traffic Engineer –Trebilcock Consulting Solutions, PA 2 Project Team Current Zoning:A,Agricultural Future Land Use:Urban Mixed Use District,Mixed Use Subdistrict on the Immokalee Area Master Plan Project Acreage:9+/-acres 3 Project Information 4 •Proposed conditional Use #10 Private Schools and #11 Child Care Centers •Pre-school services to 350+/-children, ages six weeks to 5 years old •College preparatory private school program known as the Tutor Corps Learning Academy to serve 150 +/-high school students Proposed Request 5 Project Location Map N N. 15thSt. ( S.R. 29)Westclox St. Lake Trafford Rd. Eden Park E. S.Carson Rd. 6 2019 Aerial N •Approximately half a mile west of Carson Rd. •Section 31, Township 46 South, Range 29 East 7 Proposed Conceptual Site Plan 8 Conclusion N