Agenda 01/14/2020 Item #17C (Ordinance - Tree Farm MPUD, PL20180002194)01/14/2020
EXECUTIVE SUMMARY
This item requires that ex parte disclosure be provided by Commission members. Should a
hearing be held on this item, all participants are required to be sworn in. Recommendation to
approve an Ordinance amending Ordinance 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 air-conditioned indoor self-
storage; to allow up to 140 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.
[PL20180002194]
OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and
recommendations along with the recommendations of the Collier County Planning Commission (CCPC)
regarding the above referenced petition and render a decision regarding the petition; and ensure the
project is in harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS: The 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
air-conditioned 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 140 units;
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- 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.
FISCAL IMPACT: The PUD Amendment (PUDA) by and of itself will have no fiscal impact on Collier
County. There is no guarantee that the project, at build-out, will maximize its authorized level of
development. However, if the PUDA is approved, a portion of the land could be developed, and the new
development will result in an impact on Collier County public facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the
impacts of each new development on public facilities. These impact fees are used to fund projects
identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the
adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of
concurrency management, the developer of every local development order approved by Collier County is
required to pay a portion of the estimated Transportation Impact Fees associated with the project in
accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected
prior to issuance of a building permit include building permit review fees. Please note that impact fees
and taxes collected were not included in the criteria used by staff and the Planning Commission to
analyze this petition.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: Comprehensive Planning staff has reviewed
the proposed PUDA and has found it consistent with the Future Land Use Element (FLUE) of the GMP.
See attachment: FLUE Consistency Review.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC,
heard Petition PUDA-PL20180002194, Tree Farm PUD on December 5, 2019, and voted 7-0 to forward
this petition to the Board with a recommendation of approval subject to the following revisions to the
PUD Document:
- The hotel shall have a maximum of 140 rooms.
- The self-storage shall be air-conditioned indoor with no outdoor storage. Storage units
with roll-up doors are not required to be air-conditioned.
- The Amenity area building height shall be 35 feet zoned height and 45 feet actual height.
- The hotel and self-storage development standards shall be the same as commercial
development standards.
- Essential Service housing shall be applied to 30% of the residential units.
The requested revisions have been made. See Attachment A-Proposed PUD Ordinance.
No letters of objection have been received. Therefore, this petition has been placed on the Summary
Agenda.
LEGAL CONSIDERATIONS: This is an amendment to the existing Tree Farm Mixed-Use Planned
Unit Development (Ordinance No.07-54). The burden falls upon the applicant for the amendment to
prove that the proposal is consistent with all of the criteria set forth below. The burden then shifts to the
Board of County Commissioners, should it consider denial, that such denial is not arbitrary,
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discriminatory or unreasonable. This would be accomplished by finding that the amendment does not
meet one or more of the listed criteria.
Criteria for PUD Amendments
Ask yourself the following questions. The answers assist you in making a determination for approval
or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contract , or
other instruments or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense? Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed PUD with the goals, objectives and policies of the
Growth Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the
development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring
the adequacy of available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate
expansion.
8. Consider: Conformity with PUD regulations, or as to desirable modifications of such
regulations in the particular case, based on determination that such modifications are justified
as meeting public purposes to a degree at least equivalent to literal application of such
regulations.
9. Will the proposed change be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan?
10. Will the proposed PUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested PUD Rezone result in the possible creation of an isolated district
unrelated to adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed
amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
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21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance
with existing zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses under the
proposed zoning classification.
25. Consider: The impact of development resulting from the proposed PUD rezone on the
availability of adequate public facilities and services consistent with the levels of service
adopted in the Collier County Growth Management Plan and as defined and implemented
through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as
amended.
26. Are there other factors, standards, or criteria relating to the PUD rezone request that the
Board of County Commissioners shall deem important in the protection of the public health,
safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written
materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies,
letters from interested persons and the oral testimony presented at the Board hearing as these items relate
to these criteria. This item has been approved as to form and legality, and requires an affirmative vote of
four for Board approval. (HFAC)
RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends
that the Board of County Commissioners approve the request for Petition PUDA -PL20180002194, Tree
Farm PUD.
Prepared by: Nancy Gundlach, AICP, PLA, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Staff Report -Tree Farm-Final 11-22-19(flat) (PDF)
2. Attachment A-Proposed PUD Ordinance 12-11-19 (PDF)
3. Attachment B- FLUE Consistency Review 11-12-19 (PDF)
4. Attachment C-Tree Farm Commercial PPL-SDP Exhibit 11-14-19(flat) (PDF)
5. [Linked] Attachment D-Application (PDF)
6. Legal Ad - Agenda ID 11070 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.C
Doc ID: 11070
Item Summary: This item requires that ex parte disclosure be provided by Commission members.
Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to
approve an Ordinance amending Ordinance 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 air-conditioned indoor self-storage; to allow up to 140 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. [PL20180002194]
Meeting Date: 01/14/2020
Prepared by:
Title: Planner, Principal – Zoning
Name: Nancy Gundlach
12/10/2019 2:02 PM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
12/10/2019 2:02 PM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 12/10/2019 2:49 PM
Zoning Ray Bellows Additional Reviewer Completed 12/12/2019 6:03 PM
Growth Management Department James C French Deputy Department Head Review Completed 12/13/2019 12:27 AM
Growth Management Department Thaddeus Cohen Department Head Review Completed 12/16/2019 4:22 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 12/30/2019 10:43 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 12/30/2019 2:36 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 12/31/2019 9:23 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 12/31/2019 11:23 AM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 01/02/2020 4:22 PM
Board of County Commissioners MaryJo Brock Meeting Pending 01/14/2020 9:00 AM
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PUDA-PL20180002194,TREE FARM MPUD November 22, 2019
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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.
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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
-t
For further information, please see Attachment A Proposed PUD Ordinance.
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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 -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
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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 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:
n 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
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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
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 o f approximately 284 trips,and is
. Im mokalee 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
. 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 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.
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GMP Conclusion:
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 re
,and Section 10.02.08 F., Nature of Requirements of Planning Commission Report
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 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-ry 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
hool
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
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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 analys is:
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 portion of this report and discussed in the
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.
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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).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.
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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 b e 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.
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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
:
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.
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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.
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.
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NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM meeting on June 20, 2019,at
located at 7070 Immokalee Road, Naples, Florida. Approximately 5 residents attended the meeting
. 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
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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”
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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
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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
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STATEMENT OF COMPLIANCE
The development of ±58.84 acres of property in Collier County, Florida, as a Mixed Use Planned
Unit Development (MPUD) to be known as the Tree Farm MPUD, shall be in compliance with the
goals, objectives, and policies of the Collier County Growth Management Plan (GMP), Land
Development Code (LDC) and other applicable codes and ordinances. The commercial and residential
uses and recreational facilities of the Tree Farm MPUD will be consistent with the growth policies,
land development regulations, and applicable comprehensive planning objectives of each of the GMP
elements for the following reasons:
1. The subject property is 58.84+/- acres in size and is designated Urban on the Future Land Use
Map, with 40.15 acres located within a residential density band of the Urban Mixed Use
District, Urban Residential Subdistrict, and 18.69 acres located within Commercial District,
Mixed Use Activity Center Subdistrict, as identified on FLUM. Consistent with the provisions
of Objective 1 of the Future Land Use Element (FLUE), all uses contemplated are consistent
with these respective designations.
2. Approximately 18.69 acres of the subject property is located within an area identified as
Activity Center #3 in the FLUE of the GMP for Collier County.
3. Activity Centers are the preferred locations for concentration of commercial and mixed use
development activities. The subject property is located on the northwest corner of the
intersection of Immokalee Road and 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:
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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.
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SECTION I
PROPERTY OWNERSHIP AND DESCRIPTION
1.1 PURPOSE
The purpose of this Section is to set forth the location and ownership of the property, and to
describe the existing conditions of the property proposed to be developed under the project
name of the Tree Farm MPUD.
1.2 LEGAL DESCRIPTION
BEING PART OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, OF COLLIER
COUNTY, FLORIDA.
PARCEL 1:
THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE NORTHEAST
QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE EAST 30 FEET
AND SOUTH 30 FEET THEREOF AS ACCESS EASEMENT FOR HIGHWAY RIGHT-OF-
WAY.
PARCEL 2:
THE EAST HALF (1/2) OF THE NORTHEAST QUARTER (1/4) OF THE SOUTHEAST
QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE EAST 30 FEET
AND THE NORTH 30 FEET THEREOF AS AN ACCESS EASEMENT FOR HIGHWAY
RIGHT-OF-WAY.
PARCEL 3:
THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE SOUTHEAST
QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA, SUBJECT TO AN EASEMENT FOR PUBLIC RIGHT- OF-WAY OVER
AND ACROSS THE EAST 30 FEET THEREOF; AND EXCEPTING THE SOUTH 100 FEET
THEREOF FOR CANAL RIGHT-OF-WAY.
COMMENCING AT THE NORTHEAST CORNER OF SECTION 22, TOWNSHIP 48 SOUTH,
RANGE 26 EAST;
THENCE ALONG THE EAST LINE OF THE NORTHEAST QUARTER (1/4) OF SAID
SECTION 22,
S. 00°51'06" E., A DISTANCE OF 1334.40 FEET TO THE POINT OF BEGINNING OF THE
PARCEL HEREIN DESCRIBED;
THENCE CONTINUE ALONG THE SAID EAST LINE, S. 00°51'06" E., A DISTANCE OF
1334.40 FEET TO THE EAST QUARTER (1/4) CORNER OF SAID SECTION 22; THENCE
ALONG THE EAST LINE OF THE SOUTHEAST QUARTER (1/4) OF SAID SECTION 22,
S. 00°50'18" E., A DISTANCE OF 2569.47 FEET TO A POINT ON THE NORTH LINE OF A
100 FEET WIDE CANAL RIGHT-OF-WAY;
THENCE LEAVING THE SAID EAST LINE, N. 89°57'31" W., A DISTANCE OF 660.13 FEET
ALONG THE SAID NORTH LINE;
THENCE LEAVING THE SAID NORTH LINE, N. 00°44'25" W., A DISTANCE OF 2568.56
FEET TO A POINT ON THE EAST-WEST QUARTER (1/4) LINE OF SAID
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SECTION 22;
THENCE LEAVING THE SAID EAST-WEST QUARTER (1/4) LINE N. 00°45'01" W., A
DISTANCE OF 1334.03 FEET;
THENCE N. 89°56'17" E., A DISTANCE OF 653.36 FEET TO THE POINT OF BEGINNING
OF THE PARCEL DESCRIBED HEREIN.
CONTAINING 2,563,283.4 SQUARE FEET OR 58.84 ACRES MORE OR LESS. SUBJECT
TO EASEMENTS AND RESTRICTIONS OF RECORD.
1.3 PROPERTY OWNERSHIP
The subject property is owned by:
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-
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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.
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1.7 SHORT TITLE
This Ordinance shall be known and cited as the “Tree Farm Mixed-Use Planned Unit
Development (MPUD) Ordinance”.
THIS SPACE INTENTIONALLY LEFT BLANK
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SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.1 PURPOSE
The purpose of this Section is to generally describe the project plan of development,
relationships to applicable County ordinances, the respective land use districts within the Tree
Farm MPUD, as well as other project relationships.
2.2 DESCRIPTION OF PROJECT PLAN AND LAND USE DISTRICTS
The project Master Plan, including layout of streets and use of land is graphically illustrated
by Exhibit “A”, MPUD Master Plan. There shall be 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.
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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.
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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
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SECTION III
COMMERCIAL MIXED-USE DISTRICT (C/MU)
3.1 PURPOSE
The purpose of this Section is to set forth the development plan for areas designated as District
“C/MU”, Commercial on Exhibit “A”, MPUD Master Plan. The general function and purpose
of this District is to provide the opportunity for diverse types of commercial activities that
deliver goods and services, including entertainment and recreational attractions, to many
segments of the population.
3.2 MAXIMUM COMMERCIAL/OFFICE SQUARE FEET AND MINIMUM
RESIDENTIAL 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 air-conditioned self-storage with no outside
storage. Storage units with roll up doors are not required to be air conditioned.
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.
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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 250140 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.
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19. Establishments operating primarily to provide business services for the following
Industry Groups:
a. 731 – Advertising, not including Group 7312 outdoor advertising
services agencies;
b. 733 – Mailing, reproduction, commercial art and photography, and
stenographic services;
c. 735 – Group 7352 – medical equipment rental and leasing;
d. 737 – Computer programming, data processing, and other computer
related services, not including Group 7371 – computer programming
services.
20. Establishments primarily engaged in developing film and in making photographic
prints and enlargements for the trade or for the general public, only including
Group 7384, photofinishing laboratories.
21. Group 7513 – Truck rental and leasing, without drivers; Group 7514 – passenger
car rental; Group 7515 – passenger car leasing; and Group 7519 – utility trailer
and recreational vehicle rental.
22. Group 7631 – Watch, clock, and jewelry repair, and Group 7699 – repair shops
and related services, not elsewhere classified.
23. Group 7832 – Motion picture theaters, except drive-in, and Group 7841 – video
tape rental.
24. Major Group 79 – Amusement and recreation services, for the following industry
numbers:
a. Group 7911 – Dance studios, schools and halls
b. Group 7922 – Theatrical producers (except motion picture) and Group
miscellaneous theatrical services
c. Group 7941 – Professional sports clubs and promoters, only including
managers of individual professional athletes, and promoters of sports
events.
d. Group 7991 – Physical fitness facilities
e. Group 7999 – Amusement and recreation services, not elsewhere
classified, to include moped rental, motorcycle rental, rental of bicycles,
schools and camps-sports instructional, scuba and skin diving instruction,
sporting goods rental only.
25. Major Group 80 – Health services for the following industry groups:
a. 801 – Offices and clinics of doctors of medicine;
b. 802 – Offices and clinics of dentists;
c. 803 – Offices and clinics of doctors of osteopathy;
d. 804 – Offices and clinics of other health practitioners.
26. Major Group 807 – Medical and dental laboratories for the following industry
numbers:
a. Group 8071 – Medical laboratories;
b. Group 8072 – Dental laboratories.
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27. Establishments operating primarily to provide legal services as defined under
Major Group 81.
28. Group 8231 – Libraries.
29. Membership organizations engaged in promoting the interests of their member
as defined under Major Group 86.
30. Establishment operating primarily to provide engineering, accounting,
research, and management for the following Industry Numbers:
a. Group 8711 – Engineering services
b. Group 8712 – Architectural services
c. Group 8713 – Surveying services
d. Group 8721 – Accounting, auditing and bookkeeping services
e. Group 8732 – Commercial economic, sociological, and educational
research
f. Group 8741 – Management services
g. Group 8742 – Management consulting services
h. Group 8743 – Public relations services
i. Group 8748 – Business consulting services.
31. Offices of government as defined under Major Group 91 – Executive,
legislative, and general government, except finance.
32. Residential multi-family dwelling units, whether in a free standing residential
building or located in a mixed commercial and residential building. Mixed use
buildings shall adhere to the development standards set forth in Table III
below. Residential units shall not be located on the first floor of a mixed use
building, and shall be subject to a minimum per unit floor area of 1,000 square
feet. Residential buildings with no commercial component shall adhere to the
development standards set forth in Table IV. 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.
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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.
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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.
Hotel and self-storage 50 ft. 62 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]
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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
permitted in support of these ancillary medical or personal service uses.
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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.
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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,
WHICHEVE
R IS
GREATER
20 FEET
MAX. ZONED HEIGHT 2 STORIES
NTE 42
FEET
2 STORIES NTE
42 FEET
2 STORIES
NTE
42 FEET
3 4 STORIES
NTE 50
FEET
2 STORIES
NTE 5035
FEET
ACTUAL HEIGHT 54 FEET
54 FEET 54 FEET 62 FEET 6245 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
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REAR 5 FEET 5 FEET 5 FEET 5 FEET 15 FEET
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.
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4.5 PERMITTED USES FOR RECREATIONAL AREA, LABELED “RA” ON MASTER
PLAN
A. Principal Uses:
1. Clubhouse, gazebo, or other structures intended to provide social and recreational space for the
private use of the residents and their guests.
2. Outdoor recreation facilities, such as a community swimming pool, tennis and basketball
courts, playgrounds, pedestrian/bicycle pathways, and water features.
3. Passive open space uses and structures, such as but not limited to landscaped areas, gazebos,
and park benches.
4. Any other principal use which is comparable in the nature with the foregoing list of permitted
principal uses, as determined by the Board of Zoning Appeals (“BZA”) or Hearing
Examiner, as applicable.
B. Accessory Uses:
1. Community maintenance areas, and maintenance structures.
2. Any other accessory use which is comparable in nature with the foregoing list of
permitted accessory uses, as determined by the Board of Zoning Appeals (“BZA”)
or Hearing Examiner, as applicable.
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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.
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SECTION V
PRESERVE AREA (P)
5.1 PURPOSE
The purpose of this section is to set forth the development plan for areas designated as District
“P”, Preserve Area on Exhibit “A”, MPUD Master Plan. The primary function and purpose of
this District is to preserve and protect vegetation and naturally functioning habitats, such as
wetlands, including upland buffers, in their natural, and/or enhanced state.
5.2 USES PERMITTED
A. Principal Uses:
1. Open spaces/nature preserves.
B. Accessory Uses:
1. Water management structures.
2. Mitigation areas.
3. Passive recreational uses such as pervious nature trails or boardwalks shall be
allowed within the preserve areas, as long as any clearing required to facilitate
these uses does not impact the minimum required vegetation. For the purpose
of this Section, passive recreational uses are those uses that would allow
limited access to the preserve in a manner that will not cause any negative
impacts to the preserve, such as pervious pathways, benches and educational
signs. Fences may be utilized outside of the preserve to provide protection of
the preserve in accordance with the applicable requirements set forth in the
LDC. Fences and walls shall not be permitted within the preserve area.
Perimeter berms and swales shall be located outside preserve boundaries.
C. The .51 acre preserve tract depicted on the MPUD Master Plan shall be re-vegetated
in compliance with MPUD Exhibit “D”, Compliance Agreement, and in accordance
with the applicable provisions of the LDC.
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SECTION VI
DEVELOPMENT COMMITMENTS
6.1 PURPOSE
The purpose of this Section is to set forth the development commitments for the development
of the project.
6.2 GENERAL
All facilities shall be constructed in accordance with SDP, subdivision plans (if required), and
all applicable State and local laws, codes, and regulations applicable to this MPUD. Except
where specifically noted or stated otherwise, the standards and specifications of the LDC shall
apply to this project, even if the land within the MPUD is not to be platted. The developer, its
successors and assigns, shall be responsible for the commitments outlined in this Document.
The developer, its successors or assignee, shall follow the Master Development Plan and the
regulations of the MPUD, as adopted, and any other conditions or modifications as may be
agreed to in the rezoning of the property. In addition, any successors or assignee in title to the
developer are bound by any commitments within this Document. These commitments may be
assigned or delegated to a condominium/ homeowners’ association to be created by the
developer. Upon assignment or delegation, the developer shall be released from responsibility
for the commitments.
6.3 TRANSPORTATION
The development of this MPUD Master Development Plan shall be subject to and governed
by the following conditions:
A. 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 borne by
the developer.
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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.
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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
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Services Staff for review and approval prior to site plan/construction plan approval. Where
protected species are observed on site, a Habitat Management Plan for those protected species,
or their habitats shall be submitted to Environmental Services Staff for review and approval
prior to site plan/construction plan approval.
6.6 AFFORDABLE-WORKFORCE HOUSING:
A. The applicant shall provide 15% of the total units built in the project in the affordable housing
price range or workforce housing, i.e., for those who earn up to 150% of the median income
as calculated annually using the Collier County median income figure for a family of four as
determined by the United States Housing and Urban Development Department (HUD). The
applicant will use the most current median income figure as defined above at the time of sale
to determine if that unit falls into the 150% median income or below. Currently, that would
allow a sales price of up to $321,000. The applicant will provide verification of the sales prices
to Collier County’s Housing and Human Services Department. The form of verification shall
be determined between the applicant and the Collier County Housing and Human Services
Division.
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.
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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]
6.9 ESSENTIAL SERVICE PERSONNEL HOUSING
1. The Developer agrees that thirty percent of the rental housing units constructed within the
project will as they become available be offered for rent first to Essential Service Personnel
(ESP) persons involved in providing essential services in Collier County, as defined as
follows: Those individuals employed in the community as teachers, educators, other school
district employees, community college and university employees, police and fire personnel,
health care personnel, and government employees.
2. In an effort to attract ESP renters, the Developer will provide written notification at a
minimum to Collier County and its Constitutional Officers, the Collier County School
District, all local hospitals, City of Naples, City of Marco Island, Everglades City, and all
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independent fire districts that ESP units are available to be rented and will be set aside for
the applicable period described below. Any printed advertising for the development shall
identify the project prioritizes units for ESP.
3. The period of time that the rental unit will be reserved and advertised first for ESP persons
will be a minimum of 60 days from the date the unit is first advertised for rent and 30 days
thereafter when a unit is offered for rent due to a projected or actual vacancy. If an ESP
renter is not committed to a lease within the initial 60 day, or subsequent 30-day period, the
unit may be offered for rent to a non ESP renter. The Developer will notify the Community
and Human Services Division 60 days prior to the initial availability of the units in order for
Community and Human Services to also contact the entities named in 2. above.
4. The restriction to provide units first to ESP renters shall remain in effect for 15 years.
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12' TRAVEL LANE
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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
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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.
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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.
17.C.3
Packet Pg. 2160 Attachment: Attachment B- FLUE Consistency Review 11-12-19 (11070 : PL20180002194 Tree Farm MPUD)
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*
17.C.3
Packet Pg. 2161 Attachment: Attachment B- FLUE Consistency Review 11-12-19 (11070 : PL20180002194 Tree Farm MPUD)
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
17.C.3
Packet Pg. 2162 Attachment: Attachment B- FLUE Consistency Review 11-12-19 (11070 : PL20180002194 Tree Farm MPUD)
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
17.C.3
Packet Pg. 2163 Attachment: Attachment B- FLUE Consistency Review 11-12-19 (11070 : PL20180002194 Tree Farm MPUD)
XXX 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 XXX X X X X X X X X X X X X X X
X X X X X X X XXXXX
X XXXXXXXXXX 1" = 100'50' R.O.W. TRACT50' ACCESS EASEMENTREVISIONS:No:Revision:Date:0025'50'100'200'300'Bar Scale: 1" = 100'PROJECT:TITLE:OWNER/CLIENT/CONSULTANT:PROFESSIONAL SEALS:Sheet Number:ofFile Number:Project Number:Vertical Scale:Horizontal Scale:Date:Drawn by:Designed by:CityB11EDCACounty:2233445566PROFESSIONAL ENGINEER:FLORIDA LICENSE NUMBER:SEC:RGE:TWP:NOTES:TREE FARMCOMMERCIALTREE FARMCOMMERCIAL PPL /SDP EXHIBITTHE BROOKLINECOMPANIES, LLC2248S26ENAPLESCOLLIERALEJANDRO AVILAALEJANDRO AVILADECEMBER 20181" = 100'N.T.S.P-BROK-001-001P-BROK-001-001-X23C-X230101DATUM NOTE:ALL ELEVATIONS ARE BASED ON NAVD 88(NORTH AMERICAN VERTICAL DATUM OF 1988).17.C.4
Packet Pg. 2164 Attachment: Attachment C-Tree Farm Commercial PPL-SDP Exhibit 11-14-19(flat) (11070 : PL20180002194 Tree Farm MPUD)
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NOTICE OF PUBLIC HEARING
NOIITE OF INTENT TO
CONSIDER AN ORDINAN€E
Notr{e is herebv oiven tha.i apubli( hearinq w;tT Se tr.ta u,the Collier ciuntv goara oiCounty Commissionerson
tanuary 14,2020, in the Boardof CoLrntv Commissioners
Meeting Room, Third Floor,Collier covernment Center.3299 Tamiami Trail F,<+ Nr:-
ples FL.. the d.;;; oi-i;r;1;
Commirsioners (BCC) wilt conlsider the enactmeilt of a
County Ordinanae. The meet-inq will commen(e at 9:00A.fu. The title of the oro-
poged Ordinance is as follo;sl
AN ORDINANCE OF THE
BOARO Of (OUNTY (OMMIS.
SIONERS OF COLLIER COUNTY,
fLORIDA AMENDING ORDI.
NANCE NUMBER 07.54, THE
TREE FARM MIXED.USE PLAN.NCD UNIT DEVELOPMENT(MPUD}, TO INCREASE THEMAXIMUM RESIDENTIAL
DWELLINC UNITS TO 460 FOR
A MIX OF HOU5ING TYPES; TO
ADD IO5,OOO SQUARE fEET OF
AIR.CONDITIONED INDOOR
SELF-STORAGE; TO ALLOW Up
TO 140 HOTEL UNITS; TO AL,
LOW UP TO J5O ASsISTED LIV-ING FACILITY UNITS; TO RE"DUCE THE
COMMEf,CIAUOFFI'E USES
FROM 12O,OOO SQUARE FEET
TO 80,000 SQUARE FEET; By
REQUIRING THAT ALL USES
ARE SUBJECT TO A CAP ON
TRAFFIC GENERATION; BY RE-VISING THE DEVETOPMENT
5-r ANDARDS; 8Y AMENDTNG
THE MASTER PLAN AND REVI.SING DEVELOPER COMMIT.
MENTS. THE SUB.,ECT PROPER.
TY IS LOCATED AT THE INTER.
SECTION OF IMMOKALEE
ROAD (CR 846) AND COLLTER
BOULEVARD (CR 951), IN SEC.TION 22, TOWNSHIP 4S
sOUTH, MNGE 26 EAsT, COL.
LIER COUNTY. FLORIDA, CON.
SISTING OF 58.84! ACRES:
AND BY PROVIDING AN EFFEC:
TrvE DATE. [P120t80002194]
A (opy o{ the propo5ed Ord;-nan(e ij on frle with the Clerkto ihe Board and is availablefor inspedion. All intErelt€dparties are invited to attend
and be heard.
NOTE: All per5ons wishino to
speak on any aqenda item
must register wiih the Countymanager Pflor to presentation
ot the aqenda irem to be ad-dressed lndrvidual soeaker!will be lim;ted to 3 hinutes
on any item. The selection of
any individu3l to speak on behalf of an organization orgroup is encouraqed- lf rec-ognized by the Chairman. a
spokelperson lor a qroup ororqanization may be allotted10 minutes to ipeak on an
item.
Persons wishino to have wrir-ten or qraphii material5 in(luded in the Boa.d agendapa(ket5 must submit said ma-terial a minimum of 3 weeksprior to the .respective public
T
14
?
heEring. ln any (ase. written
materiaG ifitended to be con-
sidered bv the Board shall be
submitted- to the appropriate
coLrnlv staff a minimum of
seven davs prior to the public
hearino. ali materiak u5ed in
oresen(ations before the
board will become a Perma_
nent pari of the record.
Anv oerson who decides to
ao6eil anv de(ision of the
soard ,\,ili need a record of
the proceedings Pertainingthereto and theretore, may
need to ensure that a verba
tim re(ord o{ the pro<eedinqs
is made, \ /hich record includes
ihe testimonY and evidence
upon which the appeal is
lf you are a person !!ith a dis
abilitv who needs any a<com-
modition in order to Participate in thrs Proceeding, You
are entitled, at no (ott to you,
to the orDvision of certain as_qrstan(d. Please (ontaG the
Collier Countv Facilities Man-
aoement Division, located at
3i35 Tamiami Trail East, Suite
I01, N.ples, FL 34112-5356,
(239) 252-8380, at leatt two
davs orior to the meetinq. A5_
si<ieci listeninq devi(et for the
hearinq impaired are availa_
ble in th€ Board of County
Commissioners otfice.
BOARD OI COUNTY COMM15-
SIONER5
COLLIER COUNTY, FLORIDA
WILLIAM L. MCDANIEL, ,,R,,
CHAIRI{AN
CRYSTAL K, KINZEL, CLERK
By: Martha Vergara, DePuty
(lerk
(SEAL)
Pub Date. Dec 25, 2019
#r960919
17.C.6
Packet Pg. 2165 Attachment: Legal Ad - Agenda ID 11070 (11070 : PL20180002194 Tree Farm MPUD)
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
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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
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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
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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
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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
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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%.
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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.
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Appendix A
MPUD Master Plan
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Appendix B
Initial Meeting Checklist (Methodology Meeting)
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Appendix C
Trip Generation Calculations ITE 10th Edition
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ITE Trip Generation Manual 10th Edition – LUC Descriptions
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MPUD Existing Approved per Trip Cap – ITE Site Trip Generation
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MPUD Proposed Scenario – ITE Site Trip Generation
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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
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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
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DATE REVIEWED BY CCPC:
DATE REVIEWED BY BCC:
ORDINANCE NUMBER: 07-54
AMENDMENTS AND APPEAL:
EXHIBIT “A”
TABLE OF CONTENTS
LIST OF EXHIBIT AND TABLES
STATEMENT OF COMPLIANCE
SECTION I PROPERTY OWNERSHIP AND LEGAL DESCRIPTION
SECTION II PROJECT DEVELOPMENT REQUIREMENTS
SECTION III COMMERCIAL MIXED-USE DISTRICT (C)
SECTION IV RESIDENTIAL DISTRICT (R)
SECTION V PRESERVE DISTRICT (P)
SECTION VI DEVELOPMENT COMMITMENTS
Exhibit A to HEX No. 2015-42
Page 2 of 38
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LIST OF EXHIBIT AND TABLES
EXHIBIT “A” MPUD MASTER PLAN
EXHIBIT “B” LEGAL DESCRIPTION
EXHIBIT “C” SCHEDULE OF DEVIATIONS
EXHIBIT “D” COMPLIANCE AGREEMENT
TABLE IA FLUE ELIGIBLE DENSITY
TABLE IB MPUD DENSITY
TABLE II PROJECT LAND USE DISTRICTS
TABLE III DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT
TABLE IV DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICT
TABLE V DEVELOPMENT STANDARDS FOR RECREATIONAL AREA
Exhibit A to HEX No. 2015-42
Page 3 of 38
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STATEMENT OF COMPLIANCE
The development of ±58.84 acres of property in Collier County, Florida, as a Mixed Use Planned
Unit Development (MPUD) to be known as the Tree Farm MPUD, shall be in compliance with the
goals, objectives, and policies of the Collier County Growth Management Plan (GMP), Land
Development Code (LDC) and other applicable codes and ordinances. The commercial and
residential uses and recreational facilities of the Tree Farm MPUD will be consistent with the
growth policies, land development regulations, and applicable comprehensive planning objectives
of each of the GMP elements for the following reasons:
1. The subject property is 58.84+/- acres in size and is designated Urban on the Future Land
Use Map, with 40.15 acres located within a residential density band of the Urban Mixed Use
District, Urban Residential Subdistrict, and 18.69 acres located within Commercial District,
Mixed Use Activity Center Subdistrict, as identified on FLUM. Consistent with the
provisions of Objective 1 of the Future Land Use Element (FLUE), all uses contemplated
are consistent with these respective designations.
2. Approximately 18.69 acres of the subject property is located within an area identified as
Activity Center #3 in the FLUE of the GMP for Collier County.
3. Activity Centers are the preferred locations for concentration of commercial and mixed use
development activities. The subject property is located on the northwest corner of the
intersection of Immokalee Road and the future Collier Boulevard (C.R. 951) Extension.
This strategic location will allow superior access to the site, and provide an ideal location
for commercial activities. The project is a mixed use development located within, and less
than one mile from, an Activity Center. Therefore, the proposed commercial uses and
residential densities are consistent with the FLUE of the Collier County GMP.
4. The development will be compatible and complimentary to existing and planned
surrounding land uses (Policy 5.4).
5. The project must comply with the provisions of Division 6.02.01, adequate public facilities
requirements of the LDC. Therefore, it will implement, and further Objective 2 of the
FLUE, Objective 8 of the Transportation Element, Objective 1.2 of the Sanity Sewer Sub-
Element.
6. The maximum allowable density as set forth under the FLUE Density Rating System is as
follows:
Exhibit A to HEX No. 2015-42
Page 4 of 38
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Table IA: FLUE Eligible Density (* Rounded)
T
able IB: MPUD Density (*Rounded)
7. The MPUD sets forth a maximum density of 425 281 dwelling units (281 multi-
family/single family attached/townhouse or 138 single-family detached units) or 7.224.78
dwelling units per acre. The MPUD requires that a minimum of 15 percent of the density
generated from the Activity Center shall be constructed within the Activity Center portion
of the project. Additionally, the balance of the density accumulated from the Activity
Center acreage shall be located within one third (1/3) of a mile of the Activity Center
boundary. The portion of the project within the The Activity Center shall be: developed at
a human scale; pedestrian-oriented; and, interconnected with the remaining portions of the
project with pedestrian and bicycle facilities.
8. The MPUD has been designed to provide for future vehicular interconnectivity to the west,
and has been designed to provide vehicular, pedestrian and bicycle interconnectivity
throughout the project, including between the commercial and residential components.
FLUE Designation Acres
+/-
Eligible Base
Units/Acre
Eligible
Bonus
Density/Acre
Total
Eligible
Density/Acre
Eligible
Gross
Density
Mixed Use Activity
Center Subdistrict
18.69 16 N/A 16 299.04
Urban Residential
Subdistrict, Density
Band
40.15 4 3 7 281.05
Total 58.84 N/A N/A 9.85 580.00*
FLUE Designation Acres
+/-
MPUD
Density
Units/Acre
Eligible
Density/Acre
MPUD Gross
Density
Mixed Use Activity
Center Subdistrict
18.69 7.700.00 16 143.910.00
Urban Residential
Subdistrict, Density
Band
40.15 4.007.00 7 281.05
Total 58.84 7.224.78 9.859.86 425281.00*
Exhibit A to HEX No. 2015-42
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SECTION I
PROPERTY OWNERSHIP AND DESCRIPTION
1.1 PURPOSE
The purpose of this Section is to set forth the location and ownership of the property, and to
describe the existing conditions of the property proposed to be developed under the project
name of the Tree Farm MPUD.
1.2 LEGAL DESCRIPTION
BEING PART OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY, FLORIDA.
PARCEL 1:
THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE NORTHEAST
QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE
EAST 30 FEET AND SOUTH 30 FEET THEREOF AS ACCESS EASEMENT FOR
HIGHWAY RIGHT-OF-WAY.
PARCEL 2:
THE EAST HALF (1/2) OF THE NORTHEAST QUARTER (1/4) OF THE SOUTHEAST
QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE
EAST 30 FEET AND THE NORTH 30 FEET THEREOF AS AN ACCESS EASEMENT
FOR HIGHWAY RIGHT-OF-WAY.
PARCEL 3:
THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE SOUTHEAST
QUARTER (1/4) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, SUBJECT TO AN EASEMENT FOR PUBLIC RIGHT-
OF-WAY OVER AND ACROSS THE EAST 30 FEET THEREOF; AND EXCEPTING
THE SOUTH 100 FEET THEREOF FOR CANAL RIGHT-OF-WAY.
COMMENCING AT THE NORTHEAST CORNER OF SECTION 22, TOWNSHIP 48
SOUTH, RANGE 26 EAST;
THENCE ALONG THE EAST LINE OF THE NORTHEAST QUARTER (1/4) OF SAID
SECTION 22,
S. 00°51'06" E., A DISTANCE OF 1334.40 FEET TO THE POINT OF BEGINNING OF
THE PARCEL HEREIN DESCRIBED;
THENCE CONTINUE ALONG THE SAID EAST LINE, S. 00°51'06" E., A DISTANCE
OF 1334.40 FEET TO THE EAST QUARTER (1/4) CORNER OF SAID SECTION 22;
THENCE ALONG THE EAST LINE OF THE SOUTHEAST QUARTER (1/4) OF SAID
SECTION 22,
S. 00°50'18" E., A DISTANCE OF 2569.47 FEET TO A POINT ON THE NORTH LINE
OF A 100 FEET WIDE CANAL RIGHT-OF-WAY;
THENCE LEAVING THE SAID EAST LINE, N. 89°57'31" W., A DISTANCE OF 660.13
FEET ALONG THE SAID NORTH LINE;
THENCE LEAVING THE SAID NORTH LINE, N. 00°44'25" W., A DISTANCE OF
2568.56 FEET TO A POINT ON THE EAST-WEST QUARTER (1/4) LINE OF SAID
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SECTION 22;
THENCE LEAVING THE SAID EAST-WEST QUARTER (1/4) LINE N. 00°45'01" W., A
DISTANCE OF 1334.03 FEET;
THENCE N. 89°56'17" E., A DISTANCE OF 653.36 FEET TO THE POINT OF
BEGINNING OF THE PARCEL DESCRIBED HEREIN.
CONTAINING 2,563,283.4 SQUARE FEET OR 58.84 ACRES MORE OR LESS.
SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.
1.3 PROPERTY OWNERSHIP
The subject property is owned by:
Thomas S. Monaghan (Tree Farm Land Trust) (Folio: 00187400000, 00187400002, and
00188040005)
Collier County (Folio: 00190041403, 7.42 ac property conveyed fee simple to Collier
County – ORG4413 PG 3834
1.4 DEVELOPER
The Tree Farm property is intended to be developed by the Tree Farm Land Trust or
assignee. All reference to the “developer” as may be contained in this MPUD Document
shall mean the Tree Farm Land Trust, unless, and until the subject property described and
depicted in this MPUD Document is conveyed, or assigned. It is the responsibility of the
Tree Farm Land Trust to notify Collier County, in writing, of the land conveyance, or
assignment of the subject property described and depicted in this MPUD Document within
six months from the actual conveyance, or assignment.
1.5 PHYSICAL DESCRIPTION
The development property is located in Section 22, Township 48 South, Range 26 East,
Collier County. It consists of ±58.84 acres located in the northwest corner of the
intersection of Immokalee Road (CR 846) and the future extension of Collier Boulevard
(C.R. 951). The property was previously used as a tree nursery. Improvements on the
property consist of a small maintenance shed and the property is generally without
topographic relief, with the average elevation at approximately 13 feet above mean sea
level.
The water management system will consist of approximately ±7.26.4 acres of water
management areas that will receive runoff from structures and parking areas. Run-off is
collected by catch basins and culvert systems for conveyance to the project’s internal lake
system. The project outfall will be at the project’s eastern boundary. Discharge will be into
the Cocohatchee Canal that runs along Immokalee Road. Allowable discharge rates will be
in accordance with applicable County ordinances.
The water management system will be permitted by the South Florida Water Management
District (SFWMD) through the Environmental Resource Permit (ERP) process. All rules
and regulations of SFWMD will be imposed upon this project including, but not limited to:
storm attenuation with a peak discharge rate per Collier County and SFWMD Rules,
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minimum roadway centerline, perimeter berm and finished floor elevations, and water
quality pre-treatment.
1.6 PROJECT DESCRIPTION
The Tree Farm MPUD shall be a mixed-use development. The southern ±18.65 69 acres of
the property, located within Activity Center #3, shall allow for a variety of commercial and
residential uses. The remainder of the property shall be used for residential development.
The commercial land uses within the Activity Center portion of the property are those
typically associated with major intersections, including, but not limited to, convenience
stores with gas pumps, restaurants, banks, and shopping centers anchored by a major
grocery or retail store(s). The commercial uses and signage will be designed to be
harmonious with one another and will be compatible with adjacent and nearby land uses. In
addition to compliance with all applicable provisions of the LDC, except where deviations
are authorized, compatibility and harmony will be achieved by using common architectural
elements and common entryway signage and landscape design themes.
The amenities proposed to be provided as part of the residential and recreational portion of
the project include, but are not limited to structures (clubhouse), and complimentary areas
(swimming pool, children’s playground, and tennis facilities) to provide social and
recreational space, lakes, natural and landscaped open spaces, and a variety of passive
(native preserves) and active recreational opportunities.
Access to the property will be from the future extension of Collier Boulevard (C.R. 951) and
will include an access point off Immokalee Road, when a shared access agreement with the
adjacent property to the west is negotiated. The access from Immokalee Road will be
aligned with the access to the Pebblebrooke Subdivision located south of Immokalee Road,
and across from and to the west of subject property. Access from the future extension of
Collier Boulevard is depicted on the MPUD Master Plan as follows: a right in/right out
access at approximately 660 feet from the Collier Boulevard, Immokalee Road intersection;
a directional median opening at approximately one-quarter (1/4) mile from Collier
Boulevard, Immokalee Road intersection; and a full median opening at approximately one-
half (1/2) mile from the Collier Boulevard, Immokalee Road intersection; and an optional
right in/right out access at approximately three quarter (3/4) mile from the Collier
Boulevard/Immokalee Road intersection. The directional and full median openings will be
aligned with the access points approved for the Heritage Bay DRI, and all access points are
subject to review and approval of Collier County Transportation Services Division.
Additionally, this project has provided adequate land to accommodate the widening of
Immokalee Road and Collier Boulevard, including intersection improvements and the
reconfiguration of the Immokalee canal to facilitate such improvements. Additionally, the
project is designed to provide for adequate land to accommodate the extension of
Immokalee Road, the possibility of an eventual six-laning of Collier Boulevard (adjacent to
the project), and for the future widening of Collier Boulevard, including intersection
improvements and potential relocation of the Collier Boulevard canal to facilitate such
intersection improvements.
The Tree Farm MPUD will be served with centrally provided potable water, sanitary sewer,
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electric power, and telephone facilities. Additional services will be provided as deemed
appropriate.
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1.7 SHORT TITLE
This Ordinance shall be known and cited as the “Tree Farm Mixed-Use Planned Unit
Development (MPUD) Ordinance”.
THIS SPACE INTENTIONALLY LEFT BLANK
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SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.1 PURPOSE
The purpose of this Section is to generally describe the project plan of development,
relationships to applicable County ordinances, the respective land use districts within the
Tree Farm MPUD, as well as other project relationships.
2.2 DESCRIPTION OF PROJECT PLAN AND LAND USE DISTRICTS
The project Master Plan, including layout of streets and use of land is graphically illustrated
by Exhibit “A”, MPUD Master Plan. There shall be three four land use districts, portions of
which may include water management lakes or facilities, and private rights-of-way or drive
aisles. A breakdown of the Tree Farm MPUD land use districts and their respective
acreages is presented in Table I.
TABLE II
PROJECT LAND USE TRACTS
DISTRICT TYPE ACREAGE
“C/MU” COMMERCIAL MIXED-USE ±18.69*
“R”
“RA”
RESIDENTIAL
RECREATIONAL AREA
±39.6439.19
±0.45
“P” PRESERVE ±0.51
TOTAL 58.84
* Note: the MPUD provides for a total of 7.42 acres of right-of-way Reservation
conveyance for future extension of Immokalee Road Collier Boulevard, expansion of
Immokalee RoadCollier Boulevard, and improvements to the intersection of these two
arterial roadways. This right-of-way reservation conveyance includes 4.34 acres within
the “C/MU” Commercial Mixed-Use Tract (Activity Center) and 3.08 acres within the
“R” Residential Tract
2.3 MAXIMUM PROJECT DENSITY AND INTENSITY
A. The Commercial Mixed-Use District will be limited to 18.69 acres within the
designated Activity Center. The Residential District will be limited to 39.6439.19
acres.
B. Intensity: A maximum of 175,000120,000 square feet of commercial uses may be
constructed within the Commercial Mixed-Use District, of which a maximum of
100,00043,500 square feet may be retail or office and the balance (above
143,500100,000 square feet) is limited to office use, as set forth in Section 3.3 of this
MPUD.
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C. Approved Density:
A maximum of 425 281 multi-family/single-family attached/townhouse units or 138
single-family detached residential dwelling units may be constructed in the total
project area. The gross project area is 58.84± acres. The gross project density,
therefore, will be a maximum of 7.224.78 dwelling units per acre. A minimum of 15
percent of the density generated from the Activity Center acreage shall be
constructed within the activity center portion of the project. Additionally, the
balance of the density accumulated from the Activity Center acreage shall be located
within one third (1/3) of a mile of the Activity Center boundary. The portion of the
project within the The Activity Center shall be developed at a human scale, be
pedestrian-oriented, and be interconnected with the remaining portion of the project
with pedestrian and bicycle facilities.
2.4 EXISTING STRUCTURES
The existing principal structures within the MPUD boundaries may be retained and utilized
through the construction and platting phases of the development.
2.5 NATIVE VEGETATION RETENTION REQUIREMENTS
A. A minimum of 0.51 acres (25% of the 2.02 acres of native vegetation on site) is
required to be retained or replanted. The Tracts identified as “P,” contain 0.51 +/-
acres, and fully satisfying the native vegetation requirements.
B. This MPUD is subject to a Compliance Agreement entered into and made on June 6,
2005 by and between Collier County and the Tree Farm Land Trust, with respect to
vegetation removal on the subject property. This Agreement establishes that 0.51
acres of native preserve shall be provided within the MPUD. A copy of this
Compliance Agreement is attached as Exhibit “D”.
2.6 RIGHTS-OF-WAY
At the discretion of the developer, the minimum right-of-way width to be utilized for all
internal project streets may be fifty feet (50’). Deviation #1 from Section 6.06.01(O) of the
LDC Utilization of lands within all project rights-of-way for landscaping, decorative
entranceways, and signage may be allowed subject to review and administrative approval by
the Community Development and Environmental Services Administrator, or his designee,
for engineering and safety considerations prior to installation.
2.7 FENCES AND WALLS
Deviation #2 seeks relief from LDC Section 5.03.02.C, which permits a maximum wall
height of 6’ in residential zoning districts and residential components of a PUD, to allow a
maximum wall height of 8’ along the perimeter of the PUD, and allow a 12’ wall/berm
combination within residential portions of the PUD along Collier Boulevard. The berm
portion of the 12’ wall/berm shall be a minimum of 3’ in height.
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2.72.8 SIGNAGE
A. General
All signs will be provided in accordance with Chapter 5.06.00 of the LDC except in
the following instances.
1. Boundary marker monuments containing project identification signs designed
to identify the project, or any major use within the project, shall be permitted
in locations depicted on the MPUD Master Plan (Exhibit “A”). Said
boundary marker monument shall not exceed 6 feet in height as measured
from finished grade at the location of the boundary marker monument. The
sign face area for such boundary markers shall not exceed 64 square feet in
area and shall not exceed the height or length of the monument on which it is
located. If the sign is two-sided, each sign shall not exceed 64 square feet in
area. Each sign shall only contain the main project name, insignia or motto
of the entire development, and the developer’s name and logo. Boundary
marker monuments shall be setback a minimum of 10 feet from any MPUD
perimeter property line. DEVIATION #23
2. One off-premises sign may be located to the west of the Tree Farm MPUD
generally located near the access to Collier Boulevard from the property
immediately adjacent to the west of Tree Farm MPUD. The off-premise sign
may deviate from the maximum 12 square foot size set forth in Section
5.06.04.C.15.b.i., but may not exceed 16 square feet in size, and may also
deviate from Section 5.06.04.C.15.b.v., which requires such off-site signs to
be located within 1000 feet of the intersection of the arterial roadway serving
the building, structure or use. DEVIATION #24
3. Signage, as permitted by the LDC or this MPUD, may be placed within the
right-of-way reservation tracts with approval from Collier County
Transportation Services Staff, provided that any such signage be removed or
relocated outside of the right-of-way reservation tract within which the
subject sign is located, within 60 days of written request to do so by Collier
County Transportation Services Division. The County shall bear no
responsibility for any costs to remove or relocated such signage.
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SECTION III
COMMERCIAL MIXED-USE DISTRICT (C/MU)
3.1 PURPOSE
The purpose of this Section is to set forth the development plan for areas designated as
District “C/MU”, Commercial on Exhibit “A”, MPUD Master Plan. The general function
and purpose of this District is to provide the opportunity for diverse types of commercial
activities that deliver goods and services, including entertainment and recreational
attractions, to many segments of the population.
3.2 MAXIMUM COMMERCIAL/OFFICE SQUARE FEET AND MINIMUM
RESIDENTIAL DEVLOPMENT
The 18.69 ± acre commercial area (District “C”), is limited to a maximum of
175,000120,000 square feet of commercial/office uses, of which a maximum of
143,500100,000 square feet may be retail or office and the balance (above 143,500100,000
square feet) is limited to office use. A minimum of 5,000 square feet shall be developed
with professional or medical office use. A minimum of 15 percent of the density generated
from the Activity Center acreage shall be developed within the Commercial-Mixed-Use
District, and the balance of the density generated from the Activity Center acreage may be
developed within 1/3 mile of the Activity Center boundary. No more that 50% of the
allowable commercial square footage may be developed prior to the development of at least
one-half of the minimum required dwelling units within the Activity Center, and no more
that 75% of the maximum allowable commercial square footage may be developed prior to
the development of the remaining 50% of the minimum required residential dwelling units
within the Activity Center.
3.3 PERMITTED USES
No building or structure, or part thereof, shall be erected, altered or used, or land used in
whole or in part, for other than the following:
A. Principal Uses1:
1. Group 0742 – Veterinary services for animal specialties (except outdoor
kennel)
2. Establishments furnishing point-to-point communications services as outlined
under Major Group 48 in the Standard Industrial Classification Manual; no
communication towers are permitted.
3. Group 5231 – Paint glass, and wallpaper stores;
4. Group 5251 – Hardware stores;
1 Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification Manual, 1987
Edition.
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5. Group 5261 – Retail nurseries, lawn and garden supply stores;
6. Major Group 53 – General merchandise stores.
7. Major Group 54 - Food stores.
8. Group 5531 – Auto and home supply stores, not including any installation
facility;
9. Group 5541 – Gasoline stations, not including service facilities;
10. Group 7542 – Carwashes only.
11. Industry Group 555 – Boat dealers.
12. Major Group 56 – Apparel and accessory stores.
13. Major Group 57 – Home furniture, furnishings, and equipment stores.
14. Major Group 58 – Eating and drinking places.
15. Major Group 59 – Miscellaneous Retail. Industry Group Numbers: 596 –
nonstore retailers; 598 – and not including retail sale of fireworks.
16. Major Groups 60, excluding 6099 check cashing agencies, 61, 62, 63, 64, 65,
and 67 in the Standard Industrial Classification Manual.
17. Group 7011 – Hotels and motels. The maximum floor area ratio for hotels
shall not exceed a factor of 0.60.
18 Establishments operating primarily to provide personal services for the
following Industry groups:
a. 721 – Laundry, cleaning, and garment services, only including Group
7211 – power laundries, family and commercial, Group 7215 –
Coin-operated laundries and dry-cleaning, and Group 7217 –
carpet and upholstery cleaning;
b. 722 – Photographic portrait studios;
c. 723 – Beauty shops
d. 724 – Barber shops;
e. 725 – Shoe repair shops and shoeshine parlors;
f. 729 – Miscellaneous personal services, only including Group 7291
Tax return preparation services, and Group 7299 personal services,
not elsewhere classified, only including car title and tag service,
computer photography or portraits, costume rental, diet workshops,
electrolysis (hair removal), genealogical investigation service, hair
weaving or replacements service, dress suit or tuxedo rental, and
tanning salons.
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19. Establishments operating primarily to provide business services for the
following Industry Groups:
a. 731 – Advertising, not including Group 7312 outdoor advertising
services agencies;
b. 733 – Mailing, reproduction, commercial art and photography, and
stenographic services;
c. 735 – Group 7352 – medical equipment rental and leasing;
d. 737 – Computer programming, data processing, and other computer
related services, not including Group 7371 – computer programming
services.
20. Establishments primarily engaged in developing film and in making
photographic prints and enlargements for the trade or for the general public,
only including Group 7384, photofinishing laboratories.
21. Group 7513 – Truck rental and leasing, without drivers; Group 7514 –
passenger car rental; Group 7515 – passenger car leasing; and Group 7519 –
utility trailer and recreational vehicle rental.
22. Group 7631 – Watch, clock, and jewelry repair, and Group 7699 – repair
shops and related services, not elsewhere classified.
23. Group 7832 – Motion picture theaters, except drive-in, and Group 7841 –
video tape rental.
24. Major Group 79 – Amusement and recreation services, for the following
industry numbers:
a. Group 7911 – Dance studios, schools and halls
b. Group 7922 – Theatrical producers (except motion picture) and
Group miscellaneous theatrical services
c. Group 7941 – Professional sports clubs and promoters, only including
managers of individual professional athletes, and promoters of sports
events.
d. Group 7991 – Physical fitness facilities
e. Group 7999 – Amusement and recreation services, not elsewhere
classified, to include moped rental, motorcycle rental, rental of
bicycles, schools and camps-sports instructional, scuba and skin
diving instruction, sporting goods rental only.
25. Major Group 80 – Health services for the following industry groups:
a. 801 – Offices and clinics of doctors of medicine;
b. 802 – Offices and clinics of dentists;
c. 803 – Offices and clinics of doctors of osteopathy;
d. 804 – Offices and clinics of other health practitioners.
26. Major Group 807 – Medical and dental laboratories for the following
industry numbers:
a. Group 8071 – Medical laboratories;
b. Group 8072 – Dental laboratories.
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27. Establishments operating primarily to provide legal services as defined under
Major Group 81.
28. Group 8231 – Libraries.
29. Membership organizations engaged in promoting the interests of their member
as defined under Major Group 86.
30. Establishment operating primarily to provide engineering, accounting, research,
and management for the following Industry Numbers:
a. Group 8711 – Engineering services
b. Group 8712 – Architectural services
c. Group 8713 – Surveying services
d. Group 8721 – Accounting, auditing and bookkeeping services
e. Group 8732 – Commercial economic, sociological, and educational
research
f. Group 8741 – Management services
g. Group 8742 – Management consulting services
h. Group 8743 – Public relations services
i. Group 8748 – Business consulting services.
31. Offices of government as defined under Major Group 91 – Executive,
legislative, and general government, except finance.
32. Residential multi-family dwelling units, whether in a free standing residential
building or located in a mixed commercial and residential building. Mixed use
buildings shall adhere to the development standards set forth in Table III below.
Residential units shall not be located on the first floor of a mixed use building,
and shall be subject to a minimum per unit floor area of 1,000 square feet.
Residential buildings with no commercial component shall adhere to the
development standards set forth in Table IV.
B. Accessory Uses
Accessory uses and structures customarily associated with the permitted principal
uses and structures, including, but not limited to:
1. Parking facilities and signage.
2. Uses and structures that are accessory and incidental to the permitted uses
within this MPUD Document.
3. One caretaker’s residence.
3.4 DEVELOPMENT STANDARDS
A. Table III below sets forth the development standards for land uses within the Tree Farm
MPUD Commercial District. Standards not specified herein shall be those specified in
applicable sections of the LDC in effect as of the date of adoption of this Ordinance.
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TABLE III
DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT
* No structure may be located closer than 20 feet to the top of bank of a lake (allowing for the required
minimum 20 foot wide lake maintenance easement).
** Whichever is greater.
*** This is an estimate of Actual Height given the LDC definition thereof, and the following facts and
assumptions: a) the property is not located within a flood zone; b) the Actual Height set forth above
assumes a maximum of 3 feet of vertical feet in distance from existing ground elevation to the average
height of the centerline of the adjacent road and a maximum of 9 additional feet for architectural roof
treatments above the maximum Zoned Height limit; and c) the Actual Height cannot be fully ascertained
until an applicable Site Development Plan is submitted.
**** Per principal structure, kiosk vendor, concessions, and temporary or mobile sales structures shall be
permitted to have a minimum floor area of twenty-five (25) square feet and shall be subject to the
accessory structure standards set forth in the LDC.
***** Total allowable commercial square footage is 175,000120,000 square feet; however no more than
143,500100,000 may be retail or office and the balance, above 143,500100,000 square feet, if developed,
shall be office.
SECTION IV
PRINCIPAL USES ACCESSORY USES
MINIMUM LOT AREA 10,000 sq. ft. N/A
AVERAGE LOT WIDTH 100 ft. N/A
MINIMUM YARDS (External)
From Immokalee Road Canal ROW 25 ft. SPS
From Future Extension of Collier Blvd. 25 ft. SPS
From Western Project Boundary 25 ft. 15 ft.
MINIMUM YARDS (Internal)
Internal Drives/ROW 15 ft. 10 ft.
Rear 10 ft. 10 ft.
Side 10 ft. 10 ft.
Lakes 25 ft. 20 ft.*
Preserves 25 ft. 10 ft.
MIN. DISTANCE BETWEEN STRUCTURES
10 ft. or 1/2 the sum of
building heights** 10 ft.
MAXIMUM HEIGHT ZONED ACTUAL
Retail Buildings (with or without residential uses) 50 ft. 62 ft.*** 35 ft.
Office Buildings (with or without residential uses) 65 ft. 77 ft.*** 35 ft.
MINIMUM FLOOR AREA 1,000 sq. ft.**** N/A
MAX. GROSS LEASABLE COMMERCIAL AREA 175,000120,000 sq. ft.***** N/A
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RESIDENTIAL DISTRICT (R)
4.1 PURPOSE
The purpose of this section is to identify specific development standards for areas
designated as “R” on the MPUD Master Plan, Exhibit “A”. Residential uses, infrastructure,
perimeter land use buffers, and signage, as well as project recreational/social facilities will
occur within this District.
4.2 MAXIMUM DWELLING UNITS
The maximum number of residential dwelling units allowed within the MPUD shall be
established at the time of development plan review, but shall not exceed 425 281 multi-
family/single-family attached/townhouse residential dwelling units or 138 single-family
detached units. Since 15% of the density generated from the Activity Center acreage are
required to be developed within the Commercial Mixed Use District, and the remaining density
generated from the Activity Center acreage must be developed within 1/3 mile of the Activity
Center boundary (as depicted on Exhibit A, the MPUD Master Plan), the remainder of the
dwelling units may be developed north of the line on the MPUD demarcating the 1/3 mile
distance from the Activity Center boundary. For the purpose of calculating the project
density, 4 assisted living facilities (ALF) units shall constitute 1 residential dwelling unit and
the maximum number of ALF units shall not exceed 150 units.
4.3 USES PERMITTED
No building or structure, or part thereof, shall be erected, altered or used, or land used, in
whole or in part, for other than the following:
A. Principal Uses:
1. Single-family attached dwellings (including townhouses intended for fee simple
conveyance);
2. Zero lot line dwellings;
3. Single-family detached dwellings;
4. Duplexes, two-family dwellings;
5. Multiple-family dwellings;
6. ALF with ancillary medical uses and personal services for residents and their
guests, including but not limited to, beauty salon, bank, pharmacy and
convenience store. (Such ancillary medical or personal service uses shall only be
accessed from inside the ALF (no exterior access), and shall not exceed 2,000
square feet in aggregate. No external signage or advertising shall be permitted in
support of these ancillary medical or personal service uses.
Exhibit A to HEX No. 2015-42
Page 19 of 38
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B. Accessory Uses:
1. Customary accessory uses and structures including, but not limited to
clubhouses, private garages, swimming pools with, or without and screened
enclosures, tennis courts, tot lots, playgrounds and other outdoor recreation
facilities.
4.4 DEVELOPMENT STANDARDS
A. GENERAL: Except as provided for herein, all criteria set forth below shall be
understood to be in relation to individual parcel or lot boundary lines, or between
structures. Condominium, and/or homeowners' association boundaries shall not be
utilized for determining development standards.
B. Minimum Residential Density within Activity Center: A minimum of 15 percent of
the density generated from the Activity Center shall be constructed within the 18.69
acre Mixed Use Activity Center portion of the project, and the balance of the density
accumulated from the Activity Center may be developed within 1/3 mile of the
northern boundary of the Activity Center, or within the Activity Center.
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TABLE IV
RESIDENTIAL DEVELOPMENT STANDARDS
Exhibit A to HEX No. 2015-42
Page 20 of 38
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DEVELOPMENT
STANDARDS SINGLE- TWO-FAMILY,
SINGLE- FAMILY PATIO1, 2 & CLUBHOUSE/
FAMILY ATTACHED & ZERO LOT MULTI RECREATION
DETACHED TOWNHOUSE LINE FAMILY BUILDINGS4
PRINCIPAL STRUCTURES
MINIMUM LOT AREA 2,250 S.F. 2,250 S.F. 2,250 S.F. 10,000 S.F. 10,000 S.F.
PER UNIT PER UNIT PER UNIT
MINIMUM LOT WIDTH 35 FEET 20 FEET 35 FEET 100 FEET N/A
MINIMUM FLOOR AREA 1,000 S.F. 1,000 S.F. 1,000 S.F. 1,000 S.F/D.U. N/A
MIN FRONT YARD 3,4 15 FEET 15 FEET 15 FEET 15 FEET N/A
MIN SIDE YARD 56 FEET 0 FEET or 0 FEET or 15 10 FEET N/A
65 FEET 56 FEET
MIN REAR YARD 15 7.5 FEET 15 7.5 FEET 15 7.5 FEET 20 FEET N/A
MIN PRESERVE SETBACK 25 FEET 25 FEET 25 FEET 25 FEET 25 FEET
MIN. DIST.
BETWEEN STRUCTURES 12 10 FEET 12 10 FEET 12 10 FEET 20 FEET or N/A
½ ZONED BH,
WHICIHEVER
IS GREATER
MAX. ZONED HEIGHT 2 STORIES NTE 2 STORIES NTE 2 STORIES NTE 3 STORIES NTE 2 STORIES NTE
42 FEET 42 FEET 42 FEET 50 FEET 50 FEET
ACTUAL HEIGHT 5 54 FEET 54 FEET 54 FEET 62 FEET 62 FEET
ACCESSORY STRUCTURES
FRONT 10 FEET 10 FEET 10 FEET 10 FEET N/A
SIDE 5 FEET 5 FEET 5 FEET 5 FEET N/A
REAR 5 FEET 5 FEET 5 FEET 5 FEET N/A
PRESERVE SETBACK 3 10 FEET 10 FEET 10 FEET 10 FEET N/A
MAX. BLDG. HT. SPS SPS SPS 3 STORIES NTE 2 STORIES NTE
NOT TO EXCEED 42 FEET 42 FEET
S.P.S.: Same as Principal Structures.
NTE: Not To Exceed
BH: Building Height
Exhibit A to HEX No. 2015-42
Page 21 of 38
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General Notes:
Front yards shall be measured as follows: If the parcel is served by a public or private right-of-way, setback is measured
from the adjacent right-of-way line.
If the parcel is served by a private road, setback is measured from the back of curb (if curbed) or edge of pavement (if not
curbed).
Setback from lake easements for all accessory uses and structures may be zero feet (0’).
No structure, other than those permitted within the LDC to be located within a required landscape buffer tract or
easement, shall encroach into a required landscape buffer tract or easement.
Footnotes
1) A patio home is a detached or semi-detached single-family unit from ground to roof wherein each dwelling
unit lot is enclosed by a wall located at the lot line, thus creating a private yard between the house and the
wall.
2) Setback may be either zero feet (0’) on one side and six feet (6’)five feet (5’) on the other side in order to
provide a minimum separation between principal structures of twelve ten feet (12’10’). At the time of
application for subdivision plat approval for each tract, a lot layout depicting minimum yard setbacks and
building footprint shall be submitted.
3) Front loading garages shall have a minimum front yard setback of twenty-three feet (23’), as measured from
the back of sidewalk. Side loaded garages may be located less than twenty-three feet (23’) feet from the
back of sidewalk provided that the driveway design allows for parking of vehicles so as not to interfere with
or block the sidewalk. These provisions apply to a garage whether attached to the principal structure or
detached.
4) Although neither setbacks nor separation between structures are applicable to the clubhouse and other
recreation structures located on the clubhouse tract, neither the clubhouse or any other recreational
structures shall be located closer than twenty (20’) feet from any residential building or residential or
preservation tract boundary.
5) This is an estimate of actual height given the LDC definition thereof, and the following facts and
assumptions: a) the property is not located within a flood zone; b) the actual height set forth above assumes
a maximum of 3 feet of vertical feet in distance from existing ground elevation to the average height of the
centerline of the adjacent road and a maximum of 9 additional feet for architectural roof treatments above
the maximum zoned height limit; and c) the actual height cannot be fully ascertained until an applicable site
development plan is submitted.
4) For corner lots, only one (1) front yard setback shall be required. The yard that does not contain the
driveway shall provide a 10’ setback.
Exhibit A to HEX No. 2015-42
Page 22 of 38
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4.5 PERMITTED USES FOR RECREATIONAL AREA, LABELED “RA” ON MASTER
PLAN
A. Principal Uses:
1. Clubhouse, gazebo, or other structures intended to provide social and
recreational space for the private use of the residents and their guests.
2. Outdoor recreation facilities, such as a community swimming pool, tennis and
basketball courts, playgrounds, pedestrian/bicycle pathways, and water features.
3. Passive open space uses and structures, such as but not limited to landscaped
areas, gazebos, and park benches.
4. Any other principal use which is comparable in the nature with the foregoing list
of permitted principal uses, as determined by the Board of Zoning Appeals
(“BZA”) or Hearing Examiner, as applicable.
B. Accessory Uses:
1. Community maintenance areas, and maintenance structures.
2. Any other accessory use which is comparable in nature with the foregoing list of
permitted accessory uses, as determined by the Board of Zoning Appeals
(“BZA”) or Hearing Examiner, as applicable.
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Exhibit A to HEX No. 2015-42
Page 23 of 38
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TABLE V
RECREATIONAL AREA DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS RECREATIONAL
AREA
PRINCIPAL STUCTURES
MINIMUM LOT AREA 10,000 S.F.
MINIMUM LOT WIDTH N/A
MINIMUM FLOOR AREA N/A
MIN. FRONT YARD 25’
MIN PRESERVE SETBACK 25 FEET
MIN. SIDE YARD 25’
MIN. REAR YARD 25’
MIN. DISTANCE BETWEEN
STRUCTURES
20’
MAX. ZONED HEIGHT 2 STORIES NTE
50 FEET
MAX. ACTUAL HEIGHT 62 FEET
ACCESSORY STRUCTURES
MIN. FRONT YARD 15’
MIN. SIDE YARD 15’
MIN. REAR YARD 15’
PRESERVE SETBACK 25’
MAX. BUILDING HEIGHT
NOT TO EXCEED
2 STORIES NTE
42 FEET
NTE: Not to exceed
Note: Where the Recreational Area abuts residential lots, the required 15’ Type B buffer
shall include a 6’ wall.
Exhibit A to HEX No. 2015-42
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Exhibit A to HEX No. 2015-42
Page 25 of 38
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SECTION V
PRESERVE AREA (P)
5.1 PURPOSE
The purpose of this section is to set forth the development plan for areas designated as
District “P”, Preserve Area on Exhibit “A”, MPUD Master Plan. The primary function and
purpose of this District is to preserve and protect vegetation and naturally functioning
habitats, such as wetlands, including upland buffers, in their natural, and/or enhanced state.
5.2 USES PERMITTED
A. Principal Uses:
1. Open spaces/nature preserves.
B. Accessory Uses:
1. Water management structures.
2. Mitigation areas.
3. Passive recreational uses such as pervious nature trails or boardwalks shall be
allowed within the preserve areas, as long as any clearing required to facilitate
these uses does not impact the minimum required vegetation. For the purpose of
this Section, passive recreational uses are those uses that would allow limited
access to the preserve in a manner that will not cause any negative impacts to the
preserve, such as pervious pathways, benches and educational signs. Fences may
be utilized outside of the preserve to provide protection of the preserve in
accordance with the applicable requirements set forth in the LDC. Fences and
walls shall not be permitted within the preserve area. Perimeter berms and
swales shall be located outside preserve boundaries.
C. The .51 acre preserve tract depicted on the MPUD Master Plan shall be re-vegetated
in compliance with MPUD Exhibit “D”, Compliance Agreement, and in accordance
with the applicable provisions of the LDC.
Exhibit A to HEX No. 2015-42
Page 26 of 38
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SECTION VI
DEVELOPMENT COMMITMENTS
6.1 PURPOSE
The purpose of this Section is to set forth the development commitments for the
development of the project.
6.2 GENERAL
All facilities shall be constructed in accordance with SDP, subdivision plans (if required),
and all applicable State and local laws, codes, and regulations applicable to this MPUD.
Except where specifically noted or stated otherwise, the standards and specifications of the
LDC shall apply to this project, even if the land within the MPUD is not to be platted. The
developer, its successors and assigns, shall be responsible for the commitments outlined in
this Document.
The developer, its successors or assignee, shall follow the Master Development Plan and the
regulations of the MPUD, as adopted, and any other conditions or modifications as may be
agreed to in the rezoning of the property. In addition, any successors or assignee in title to
the developer are bound by any commitments within this Document. These commitments
may be assigned or delegated to a condominium/ homeowners’ association to be created by
the developer. Upon assignment or delegation, the developer shall be released from
responsibility for the commitments.
6.3 TRANSPORTATION
The development of this MPUD Master Development Plan shall be subject to and governed
by the following conditions:
A. All internal roads, driveways, alleys, pathways, sidewalks and interconnections to
adjacent developments shall be operated and maintained by an entity created by the
developer and Collier County shall have no responsibility for maintenance of any
such facilities.
AB. If any required turn lane improvement requires the use of existing County rights-of-
way or easements, compensating right-of-way shall be provided without cost to
Collier County as a consequence of such improvement.
CB. If, in the sole opinion of Collier County, a traffic signal, or other traffic control
device, sign or pavement marking improvement within a public right-of-way or
easement is determined to be necessary, the fair share cost of such improvement
shall be borne by the developer.
Exhibit A to HEX No. 2015-42
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DC. The applicant shall reserve rights-of-way for the future Collier Boulevard extension
and Immokalee Road expansion and intersection improvements as depicted on the
MPUD Master Plan (Right-of-way Reservations Tracts A, B, and C, totaling 7.42 +/-
acres). The applicant shall receive impact fee credits in exchange for Right-of-way
Reservation Tract B (0.47 acres), but shall not receive impact fee credits for the
reservation and eventual dedication of Right-of-way Reservation Tracts A and C.
The applicant shall convey by deed, in fee simple, at no cost to the County (other
than the aforementioned impact fee credits for Tract B) all lands reserved as depicted
on the MPUD Master Plan (as noted herein) within 90 days of written request of the
County.
ED. The applicant shall construct a twelve foot (12’) asphalt greenway within the
Immokalee Road canal right-of-way, or within the adjacent right-of-way reservation
area, at the discretion of the Collier County Transportation Services Division. The
greenway shall be located on the north side of the canal and shall connect to the
greenway that Collier County is constructing to the west of the Tree Farm MPUD
property. The developer shall provide five (5) parking spaces for public use in close
proximity to and accessible from the greenway. These parking spaces may be
located within the Commercial Tract, and may be located within the Right-of-way
Reservation Tract “A” on a temporary or permanent basis, with approval from
Collier County Transportation Services Division. The greenway shall be constructed
prior to the issuance of the first certificate of occupancy (CO) within the MPUD.
FE. The applicant shall design the project stormwater management system so as to accept
and treat stormwater from fifty percent (50%) of the impervious area of proposed
extension of Collier Boulevard adjacent to the Tree Farm MPUD, in accordance with
South Florida Water Management District permitting requirements.
GF. The applicant shall be responsible for fair share costs of improvements to the
Immokalee Road/Collier Boulevard intersection, including bridge replacement
and/or widening as may be necessary to construct a minimum of two north and two
southbound through lanes as well as necessary turn lanes
HG. The applicant shall ensure that any easements necessary to facilitate interconnections
to properties to the west as shown on the MPUD Master Plan shall be granted by the
appropriate instrument(s) at the time of submittal of the first development order
application.
IH. No certificate of occupancy (CO) for development within the Tree Farm MPUD
will be issued until 6 laning of the following roadway segments has been
substantially completed (that is fully open to traffic):
1. Immokalee Road from Collier Boulevard west to I-75
2. Immokalee Road from Collier Boulevard East to 43rd Avenue N.W.Oil Well
Road
3. Collier Boulevard from Immokalee Road south to Golden Gate Boulevard.
Exhibit A to HEX No. 2015-42
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HI. Should it become necessary or desirable to construct a wall to mitigate the impacts
of noise from Collier Boulevard or Immokalee Road, the developer owner successor
or assignee shall be responsible for the costs of designing and installing said wall or
walls for the portion adjacent to the project boundary.
J. The Tree Farm MPUD TIS was based on a development scenario that assumed a
variety of commercial uses and a maximum of 281 multi-family units. The total trip
generation was estimated in the TIS to be 580 PM peak hour two-way external trips
to adjacent streets based on ITE trip generation rates. The development scenario
analyzed in the TIS may change. However, the Project’s estimated trip generation
will not exceed a maximum of 580 PM peak hour two-way external trips to adjacent
streets.
6.4 UTILITIES
The development of this MPUD Master Development Plan shall be subject to and governed
by the following conditions:
A. The developer shall reserve two one (1) areas to be granted as an easements to
Collier County for a raw water wells. The dimensions of these this well easements
shall not to exceed 100 feet by 100 feetbe at a maximum 80 feet by 50 feet. The
approximate location of thisthese well easements is depicted on the MPUD Master
Plan. The northerly raw water well easement site is located at the northeastern
corner of the MPUD, and can be accessed from Immokalee Road ExtensionCollier
Boulevard Extension. There are two possible locations for the southerly raw water
well easement site, Option A is located on the westerly boundary of the project,
south of the “P” Preserve Tract, and is adjacent to an internal drive which, if
selected, will include the necessary access and utility easements. Option B is located
at the southeast corner of the project and is located adjacent to Right-of-way
Reservations Tracts A and B, and can be accessed from Immokalee Road Extension.
The grant of these this easements shall occur at the time of site development plan or
final plat approval for the area within the development phase that contains the
respective well easement sites. At the time of the site development plan and/or final
plat submittal, the developer shall provide the well site easement that meets the
standard setback requirements for water wells. The developer shall also provide a
temporary access easement within Right-of-way Reservation Tract C should the
Collier County Utilities Division require access to the well sites prior to the grant of
said right-of-way to Collier County.
6.5 ENVIRONMENTAL
A. The development shall comply with the guidelines and recommendations of the U.S.
Fish and Wildlife Service (USF&WS) and the Florida Fish and Wildlife
Conservation Commission (FFWCC) regarding potential impacts to “listed species”.
A Big Cypress Fox Squirrel Management Plan shall be submitted to Environmental
Exhibit A to HEX No. 2015-42
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Services Staff for review and approval prior to site plan/construction plan approval.
Where protected species are observed on site, a Habitat Management Plan for those
protected species, or their habitats shall be submitted to Environmental Services
Staff for review and approval prior to site plan/construction plan approval.
6.6 AFFORDABLE-WORKFORCE HOUSING:
A. The applicant shall provide 15% of the total units built in the project in the
affordable housing price range or workforce housing, i.e., for those who earn up to
150% of the median income as calculated annually using the Collier County median
income figure for a family of four as determined by the United States Housing and
Urban Development Department (HUD). The applicant will use the most current
median income figure as defined above at the time of sale to determine if that unit
falls into the 150% median income or below. Currently, that would allow a sales
price of up to $321,000. The applicant will provide verification of the sales prices to
Collier County’s Housing and Human Services Department. The form of
verification shall be determined between the applicant and the Collier County
Housing and Human Services Division.
B. The applicant shall make voluntary contributions to the Collier County Affordable
Housing Trust Fund of $1,000 per dwelling unit and $0.50 per commercial square
foot built in the project.
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Exhibit A to HEX No. 2015-42
Page 30 of 38
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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
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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
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HANNON, CATHERINE & KEVIN 8767 CAVANO ST E NAPLES, FL 34119---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 38
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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 CUTLER CT SUFFERN, NY 10901---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 42
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JEROME D KELLER TRUST 8777 CAVANO ST E NAPLES, FL 34119---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 37
JOHNSON, TAMMY 8750 CAVANO ST NAPLES, FL 34119---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 28
JPMORGAN CHASE BANK NATL ASSN 1111 POLARIS PARKWAY MC OH1-0241 COLUMBUS, OH 43240---2050 CAMERON COMMONS UNIT ONE TRACT 3
KOVAR, JIRI JANA KOVAROVA 9754 NICKEL RIDGE CIR NAPLES, FL 34120---4660 QUARRY PHASE 2 BLK N LOT 14
KROLL, GEOFFREY & FRAN 8742 CAVANO ST E NAPLES, FL 34119---9834 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 26
KUNITZ, MARILYN S 9778 NICKEL RIDGE CIR NAPLES, FL 34120---4660 QUARRY PHASE 2 BLK N LOT 8
KUNZE, GREGORY S & TONI ANN 55 BALDWIN RD PATTERSON, NY 12563---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 30
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LENNAR HOMES LLC 10481 BEN C PRT6 ML CYPRS PKWY FORT MYERS, FL 33966---6460 HERTIAGE BAY COMMONS TRACT C
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LENNAR HOMES LLC 10481 BEN C PRT6 ML CYPRS PKWY FORT MYERS, FL 33966---6460 HERITAGE BAY COMMONS TRACT L-2
LENNAR HOMES LLC 10481 BEN C PRT6 ML CYPRS PKWY FORT MYERS, FL 33966---6460 HERITAGE BAY COMMONS TRACT N
LEVIN FLORIDA LAND TRUST 9784 NICKEL RIDGE CIR NAPLES, FL 34120---0 QUARRY PHASE 2 BLK N LOT 7
LIGHTSEY, EDDIE L 8770 CAVANO STREET EAST NAPLES, FL 34119---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 33
MACDOUGALL, MOLLY 8781 CAVANO ST E NAPLES, FL 34119---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 36
MCDONALD'S CORPORATION C/O MICHAEL LEE ADAMS 1855 VETERANS PARK DR STE 203 NAPLES, FL 34109---446 PEBBLEBROOKE PLAZA LOT 2
MURRAY, EDWARD W & NANCY J 231 BORDEN RD MIDDLETOWN, NJ 07748---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 40
NAPLES COMMUNITY HOSPITAL INC 350 7TH ST N NAPLES, FL 34102---0 CAMERON COMMONS UNIT ONE TRACT 1
PEBBLEBROOK LAKES MASTER ASSOCIATION INC 8610 PEBBLEBROOKE DR NAPLES, FL 34119---9715 PEBBLEBROOKE LAKES TRACT 8, LESS THAT PORTION DESC IN OR 2397 PG 2190
PEBBLEBROOKE LAKES MASTER ASSOCIATION INC % SENTRY MANAGEMENT 2180 WEST SR 434 #5000 LONGWOOD, FL 32779---0 PEBBLEBROOKE LAKES THAT PORTION OF TRACT 8 AS DESC IN OR 2397 PG 2190
PENNIPLEDE, JOHN A PO BOX 4242 BRICK, NJ 08723---0 QUARRY PHASE 2 BLK N LOT 6
QUARRY COMM DEV DISTRICT % SPECIAL DIST SERVICES 27499 RIVERVIEW CENTER BLVD UNIT # 253 BONITA SPRINGS, FL 34134---0 QUARRY PHASE 1 TRACT L-49
QUARRY COMM DEV DISTRICT % SPECIAL DIST SERVICES 27499 RIVERVIEW CENTER BLVD UNIT # 253 BONITA SPRINGS, FL 34134---0 QUARRY PHASE 2 TRACT L-48
QUARRY COMMUNITY ASSN INC % FIRSTSERVICE RESIDENTIAL 8975 KAYAK DRIVE NAPLES, FL 34120---0 QUARRY PHASE 1 TRACT AA
QUARRY COMMUNITY ASSN INC % FIRSTSERVICE RESIDENTIAL 8975 KAYAK DRIVE NAPLES, FL 34120---0 QUARRY PHASE 1 TRACT R, LESS QUARRY BEACH CLUB ADDITION
QUARRY COMMUNITY ASSOCIATION % FIRSTSERVICE RESIDENTIAL 8975 KAYAK DRIVE NAPLES, FL 34120---0 QUARRY PHASE 2 TRACT C2
QUARRY COMMUNITY ASSOCIATION % FIRSTSERVICE RESIDENTIAL 8975 KAYAK DRIVE NAPLES, FL 34120---0 QUARRY PHASE 2 TRACT E2
QUARRY COMMUNITY ASSOCIATION % FIRSTSERVICE RESIDENTIAL 8975 KAYAK DRIVE NAPLES, FL 34120---0 QUARRY PHASE 2 TRACT R
QUARRY GOLF CLUB INC 8950 WEATHERED STONE DR NAPLES, FL 34120---0 QUARRY PHASE 1 TRACT M
RINGHOFER, ROBERT B & JULIE C 9812 NICKEL RIDGE CIR NAPLES, FL 34120---0 QUARRY PHASE 2 BLK N LOT 1
SANSONE, ELIZABETH & KENNETH 9792 NICKEL RIDGE CIR NAPLES, FL 34120---0 QUARRY PHASE 2 BLK N LOT 5
SCHLAGER, NORMA 134 LOGGING TRAIL RD DANBURY, CT 06811---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 8
SETTEMBRINO, FRANK & CRYSTAL 8739 CAVANO ST EAST NAPLES, FL 34119---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 45
SUSAN HAPP LIVING TRUST 9800 NICKEL RIDGE CIR NAPLES, FL 34120---0 QUARRY PHASE 2 BLK N LOT 3
SUSAN L WUDEL LIVING TRUST 9770 NICKEL RIDGE CIR NAPLES, FL 34120---0 QUARRY PHASE 2 BLK N LOT 10
T A & S E KNAPIK REV TRUST 120 DRIFTWOOD DRIVE MOULTONBOROUGH, NH 03254---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 41
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL TRACT L1
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL TRACT L2
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL TRACT O2
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL TRACT P1
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL TRACT R
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 3
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 4
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 5
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 6
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 7
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 9
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 10
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 11
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 13
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 14
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 15
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 16
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 17
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 18
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 19
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMAN RD # 200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES DILILLO PARCEL LOT 20
TAYLOR MORRISON ESPLANADE NAPLES LLC 551 N CATTLEMEN RD #200 SARASOTA, FL 34232---0 ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES TRACT GC2 LESS ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES
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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
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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
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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.
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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.
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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?
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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
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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.
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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
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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
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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
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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
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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.
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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
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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.
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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.
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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