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CR 01/28/2020 R qM STEARNS WEAVER MILLER WEISSLER ALHADEFF & SITTERSON, DOCUMENT IN AID OF SETTLEMENT December 6,2019 Collier County Board of County Commissioners 3299 Tamiami Trail Naples,-Florida 34112-5746 RE: Settlement Proposal for Right-of-Way for Big Cypress Parkway and Immokalee Road Dear Commissioners: This firm represents Collier Land Holdings, LTD and CDC Land Investments, LLC, who collectively own the property planned for the Rivergrass Village project (collectively, "Landowners"). Collier Enterprises Management, Inc. ("CEM"), agent for the Landowners, filed an application on February 5, 2019, requesting approval of the Rivergrass Village Stewardship Receiving Area("Rivergrass Application"). The Board of County Commissioners ("Board") is scheduled to consider the Rivergrass Application at a public hearing on December 10, 2019. In advance of the hearing, we are providing this letter on behalf of CEM in a proactive effort to resolve the potential dispute between CEM and County staff concerning right-of-way dedication. County staff has recommended that the Rivergrass Application should be denied, unless a Landowner Agreement is executed concurrently to convey right-of-way for Big Cypress Parkway, including lengthy segments beyond the frontage of the Rivergrass Village project. As explained in our September 18, 2019 letter directed to Mr. Cassalanguida, staff's demand would result in an unlawful exaction since the extent of right-of-way is not based on, or rationally related to, the impacts of the Rivergrass Village project. In fact, the Rivergrass Village project does not result in any impacts requiring additional right-of-way for Big Cypress Parkway. The requested right-of-way also substantially exceeds the impacts rationally related to the proposed Longwater Village and Bellmar Village projects to the south of the Rivergrass Village project. From a practical standpoint, CEM is not currently in a position to define the extent of stormwater improvements that will be required for the proposed right-of-way segments occurring along the frontage of the Longwater Village and Bellmar Village projects. Despite CEM's objections, CEM offered to work with the County on a phased approach as referenced in the September 18, 2019 letter. In order to resolve the disagreement with staff, avoid the County having financial exposure from an unlawful taking, and achieve the County's right-of-way objectives, CEM proposes the following phased approach: MIAMI • TAMPA • FORT LAUDERDALE • TALLAHASSEE • CORAL GABLES Collier County Board of County Commissioners December 6, 2019 Page 2 1. Concurrent with the approval of the Rivergrass Application, the Landowners will: a. Convey 45.41 acres for Big Cypress Parkway right-of-way from 45th Avenue NE to Randall Boulevard (pink segment on Attachment"1") as provided in the Landowner Agreement submitted with the Rivergrass Application, in exchange for transportation impact fee credits pursuant to the terms of the agreement. b. Convey 58.6 acres for Immokalee Road right-of-way and drainage (light blue segment on Attachment "1") as provided by the Landowner Agreement submitted with the Rivergrass Application. 2. 51.4 acres for Oil Well Road right-of-way and associated drainage has been previously conveyed to the County at no cost. 3. Concurrent with the approval of the Longwater Village Stewardship Receiving Area Application, convey 200 feet in width for Big Cypress Parkway right-of-way from Randall Boulevard to the future Vanderbilt Beach Road (purple segment on Attachment "1") and address the necessary stormwater management area and facilities necessary to accommodate the County's proposed road widening, in exchange for transportation impact fee credits. 4. Concurrent with the approval of the Bellmar Stewardship Receiving Area Application, convey 200 feet in width for Big Cypress Parkway right-of-way from the future Vanderbilt Beach Road to 6th Avenue NE (blue segment on Attachment "1") and address the necessary stormwater management area and facilities necessary to accommodate the County's proposed road widening, in exchange for transportation impact fee credits. This proposal represents a reasonable compromise to achieve the County's right-of-way objectives (which exceed right-of-way required for the projects), and which can be formalized in a Landowner Agreement for each project, thereby allowing the parties to evaluate the necessary stormwater needs as each project is reviewed by the County. CEM does not waive any of its legal rights in offering this compromise proposal to Collier County. If, however, the Rivergrass Application is denied, or conditioned for approval, based on County staff's proposal for right-of-way dedication exceeding those specified in Item No. 1 above, CEM will be left with no alternative but to pursue all available legal remedies against Collier County. In such a case, the County will be exposed to unnecessary financial liability as a result of staff's proposed illegal exaction (and resulting project delay and damages) which bears no rational nexus to the Rivergrass Application. Attachment "2" contains a summary of pertinent cases that highlight the County's exposure for following staff's inappropriate recommendation. STEARNS WEAVER MILLER WEISSLER ALHADEFF &SITTERSON.P.A. Collier County Board of County Commissioners December 6, 2019 Page 3 CEM looks forward to discussing this proposal with the Board at the December 10, 2019 public hearing. f /,: S(ncerel , / . ,� ./„ Reggie L. Bouthillier, Esq. Jacob Cremer,Esq. Ron Weaver, Esq. cc: Patrick Utter Collier Enterprises Kenneth B. Metcalf Stearns Weaver Miller Richard D. Yovanovich, Esq. Coleman Yovanovich Koester Nick Cassalanguida Deputy County Manager Collier County Jeffrey Klatzkow, Esq. County Attorney Collier County STEARNS WEAVER MILLER WEISSLER ALHADEFF & S ITTERSON.P.A. #7956900 v3 01/28/2020 to implement SRA uses. 14. Consider: Impacts, including environmental and public infrastructure impacts. 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 BCC hearing as these items relate to these criteria. This item has been approved as to form and legality and requires a majority vote for Board approval. Should there be a dispute as to any of the deviations to the Code requested by the applicant, a vote of four is required. (HFAC) RECOMMENDATION: Staff recommends approval of Petition SRA-PL20190000044, Rivergrass Village SRA,to the Board of County Commissioners subject to the following Conditions of Approval: 1. The companion Landowner Contribution Agreement pertaining to transportation facilities is required to be approved with this SRA request. 2. Interconnections shall be addressed in the companion Landowner Contribution Agreement. 3. Prior to issuance of the first SDP and/or PPL, a Listed Species Management Plan must be provided for review, with approval from FWCC and/or USFWS for management of the Florida panther and all other listed species. 4. The negotiated Interlocal Agreement between Collier County Water-Sewer District and the Big Cypress Stewardship District must be adopted concurrently with the SRA Resolution. 5. The following CCPC requested revisions shall be incorporated into the SRA Document: - Add "as depicted on Master Plan" after the Clubhouse and Amenities reference in Section 5.1.1. A. 6); - Increase the front yard setbacks for all land uses to 12 feet to avoid utility easement conflicts; - Make the lake symbol on the Master Plan one color,not two colors; - Add the words "at least"to Note 2 on Page 3 of the Master Plan; - Change the minimum width of the Right-of-Way Cross Section from 48 feet to 50 feet. Prepared by: Nancy Gundlach, AICP, PLA, Principal Planner,Zoning Division ATTACHMENT(S) 1. Final Staff Report-Rivergrass Village SRA -1-22-20 (PDF) 2.Attachment B-FLUE Consistency Review 11-19-19 (PDF) 3. Resolution 12-30-19 (PDF) 4.Attachment C-Peer Review-final.pdf 11-20-19 (PDF) 5.Attachment D-Public Facilities Impact Assessment (PDF) 6. Attachment E-NIM Summary(6-10-2019)rjm (PDF) 7. [Linked] Attachment G-Application for 12-10-2019 BCC (PDF) 8.Attachment F-Letters of Objection(flat) 11-8-19 (PDF) 9. Reasons for Vote of Planning Commissioner Edwin S. Fryer against Rivergrass Application (PDF) 10. 10-RLSA Villages Map-092419 (PDF) 11. [Linked] 10.3.19 CCPC minutes-approved (PDF) 12. 10.17.19 CCPC minutes - approved (PDF) 13. 11.7.19 CCPC Minutes - draft (PDF) 14. REFERENCE COPY ONLY-OUTDATED CCPC Staff Report.docx 12-2-19 (PDF) (91.1f) - het '' ` = t., u Ess 1 E •r E _ .�-• \. fir. , A ler-.- 4 \!' ^- ,..' dt r ...= -4'r "*7f�� raw liell ` 1, • 14. i �i .. * It A ,.. . .... illiew.....‘143 -,t-,. i ._ • EYsta, iii....„ _ _ 1ti11 • ✓'c r, r'-a[ „`'+ illp *.J'i .....,r1 rte'*-r"'�, "tie t ‘-_ r r air� , A 11r.'. , ', ' -.All I 171.,3, ,,,,,„.,... ..,._.....- -....„ ,„,...-1, ii. .... (..," . C... 4t� 41 1i! 0-...-- -T 1r"gr r HD,11•41111.4 R•� '1_r lig ....is {r , 1)ll) - 4 , U) . 0) 0 . a) ' CD U) 1 r11,„ gill CD /... C.) C.) —• g, .a., 0. 9 1 2 8 . (..) 4.ii ,... I - v _., •,.. el '41*(11:::31:):1 IL-. 2 § a x 3 4 cc 1 (..) 1 0 0 CD --....,,, J : 1111 09 00 1 0 N OD cil 4%1 ... N Cl) ,.- 1..... ch ......, vo. i .... i 1 .... ..., a g-! „1 ..a. -6 4,0 0 i 1 .1 , . II .....9 o Cs4 6 a' En t s 1 . I CI) 0- CO 71 -4••.,1 1 -Q i 1 ti ' N 2 co .,. I u) -4. coH li -.. . w --, A - . 4.... II 1 I 1..._ ?...\'-',,. 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Cti , Ar 1...- a-'. - '•-"...,72,-"-IN-4"-- •• ...../ En ,, _ (..) s - • - j .. , . ..--. 5 = a) i ) 1 . ci) .. ,e., .. #0 a \ ... , 0 .:, „,... a. .. ........„ p I'. i \ 1 ... _ ... •- = c oa - . ,... 1) . >, • I ... .0 .i / o a, c-U) z3 i 04 • T- I cc 0 Ex. c) There is nothing smart about this growth. It is business as usual urban sprawl and an environmental disaster where residents, like me, will suffer. The habitat conservation plan for this area is a farce: a Preserve allowing mining, oil exploration and hunting in a sensitive area the size of New York City situated squarely on Priority 1 primary panther habitat with an incidental take permit... so endangered species can be killed so a developer ar -_a few-tritstAtncfbabieg, can make a buck? This project and the other 15 just like it on the horizon, will destroy our critical ground water resource recharging area. No natural watershed? Welcome to the world of raising taxes to build and maintain desalinization plants. This growth for growth is a hoax. Where's DFPG's transparency or fiscally accountability? Make them "Open" the economic/financial model proving Rivergrass will be financially neutral or even beneficial to the County. Let our watchdog Mark Strain and Planning Commission independently audit it for accuracy! And don't even get me started about Brad Cornell wanting to restore water flows in this area. Dry land for him means my back yard will get flooded. The 225 pound gorrilla in the room is the Real Estate Broker representing District 5 where all this mess is taking place. Commissioner McDaniels is poised to make a fortune if he votes in favor of his own wallet by supporting Rivergrass he should abstain from these proceedings completely. This kind of conflict of interest is enough to make a person want to run for office to stop him. /i / ice' s , ' ,/ J, L E 1 1 SFWMD Land Use Assessment j 2013 ----- CREW District Ownership Map (East of the q/9 Corkscrew Sanctuary) 5, ,..,-.• ;!..t...,.:-..,,;.. -_-.---sl!, , -,.. • ,.-..- . - ',- fr ,...:,.....*.4'..t 4t4+:Jill q-- ....• ;,. :i1;0,.. 4,...,• - - : - - - ''-' ''''-'• l'-I. ..ft4 - f'-'!„.,• tit' r,14.-ii.- 4°-4'-'0'ilz..r.''I ',I=..•‘'. ' :. ' • . . . 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A" . - . ee"l .4- .--gy 1,,,,,-- -41.- '..,---,',-.--:•.-f--,..: . 1 ., . . 1 . - .....-. . .0.1:,, ,„•-,, . .. - „" "ti--e ''s' ....' = ii—,•_-1'.....1.-.' _:-.:_:"...... r.„.."..., i ,,,,..,--,, —____ t :10-•4 4.,'--4 ,..tiv . . .-4 „,.......,. ...., .,,,,,,,, Project Boundary .- - ..., '--.,-. . ,,,,.• 0 0 45)9 1 : 1 SPAIVID Fee 4-.. , , _. . County Stewardship Easement = ' r 1 Collier ,..4- - 4 . . ,,,,,, , MPORTANT DISCLAIMER:All maps in this document are a conceptual or planning tool only.The South Florida Water Management District does not guarantee ' •r make any representation regarding the information contained herein.It is not self-executing or binding,and does not affect the interests of any persons or •roperties,including any present or future right or use of real property. 392 4 Corkscrew Regional Ecosystem Watershed Lee and Collier Counties Partnerships Purpose for State Acquisition archaeological sites are recorded from the project. Up- The large,interconnected swamps of southwest Florida land areas are vulnerable to agricultural and residential must be preserved if such wildlife as the Florida panther development. and black bear are to survive. The Corkscrew Regional Ecosystem Watershed (CREW) project will conserve Public Use connections between three conservation areas and will This project is designated as a wildlife and environ- provide critical protection for rare wildlife; protect mental area, with such uses as hiking, camping and the flow of water feeding the Florida Panther National environmental education. Wildlife Refuge,Fakahatchee Strand,and other areas. Public opportunities will be provided to learn about Acquisition Planning and enjoy these natural resources as southwest Florida On 2/7/190, the Land Acquisition Advisory Council develops rapidly around them. (LAAC) added the Corkscrew Regional Ecosystem Watershed (CREW) project to the Conservation and Manager Recreation Lands (CARL)Priority list. This acquisi- South Florida Water Management District(SFWMD). tion, sponsored by the SFWMD,consisted of approxi- mately 18,205 acres,73 landowners,and a taxable value General Description of$23,704,330. The entire project in both Lee and The project, which mostly consists of excellent ex- Collier counties contains approximately 49,810 acres, amples of cypress swamps and marshes, will connect however,the initial focus of land acquisition is on the'. the Florida Panther National Wildlife Refuge and Camp Keis Strand Corridor(18,205 acres). The Collier 1 Fakahatchee Strand State Preserve with the National family is the largest landowner in the Strand. If fee- Audubon Society's Corkscrew Swamp Sanctuary, simple acquisition is not negotiable,then conservation thereby securing important habitat for the Florida pan- easements or other less-than-fee acquisition techniques ther and Florida black bear. These large expanses of will be pursued. wetlands are believed to be critical to the survival of these critically imperiled species. The project supports On 11/20/1992, LAAC amended the project design to at least two species of rare and endangered orchids,and allow matching funds anywhere within the project for includes an unusual stand of dwarf bald cypress. No "new"acquisitions (those acquired after 11/20/92)by its partners Lee County and the SFWMD. Corkscrew Regional Ecos stem Watershed FNA1 Elements On 9/20/1993, the LAAC approved a 3,182-acre Florida Panther G5T I/S I Florida Black Bear G5T2/S2 Placed on List 1991 Swallow-faded Kite G5/S2 Wood Stork G4/S2 Project Area(GIS Acres) 69,349 Eastern Diamondback Rattlesnake G3/S3 Acres Acquired (GIS) 38,817* Bald Eagle G5/S3 Snow) Egret G5153 at a Cost of $94,659,111* Yellow-crow ned N ight-heron GS/S3 Acres Remaining (GIS) 38,532 Little Blue Heron G5/S4 Tricolored Heron G5/S4 with Estimated(Tax Assessed)Value of $22,725,813 Great Egret G5/S4 *includes acreage acquired and funds spent by the State of Florida in conjunction with the SFWMD,Lee County,Collier 11 rare species are associated n ith the project County,and the United States government. 113 (.---). Homes for sale in Collier County in the Golden Gate Area. January 17, 2020 Stslictu6ry i Showing 500 of 1152 results in this area pee Schco s Draw •'-fir''-; - III 7 112/0 qb •1,0 • .., • eio 11,4• , ea ito •,„ --,40. _ • - • !to_ - 0 • ..... A:It!%IP Hird 1:Zookery • --, r- i S.WiL-Tip IP- • 0 0) • \AO nenothiles ------,----- 0 (0 a 000 0 0,80 -110 1 0 MP da alk eillr4111 .,.. PI ger Ilk 71/47r- 4CF Ot7.-1" e kr0 • -- ri• ii, a dok 0 e•--%-- ib_Co aa0-4- • 40,..g•Pi ,`tioirs - . • Iger....,, 1 w 1113ine wg;'...'-: 14 ne,,v h: es 11:0-- 0 oii iilii Lk, ,,,,,c6. —110"V 0 0 Crf*riii co „.„--41 ,E, - fp ----- 40.' 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PANTHER PRIMARY AREA q'i -- -- mom ----- man -r — —' IR -# ' ii ImUllg_ i_Vi.Sirri\itli , - 1 1 1 —� 6._.- 1 1 I 1 m'' 1, .441 ) 111 ' ' r 1 , ,:i . "III •� 1 29i 'I , 1 ,, 1 iii 11.411\61-111a-- ' - la = ,. , 11. I 1_ Ili L ,, li .. N I 1 e - ii,....._, , q. . . -1 •1 i i ti Leg en d Panther Habitat Zones Florida Land Management Areas c' IOWA eig ti.,preEE riatIcra, P-EE "ve -' LE_4., Cc • 51Fran E erg ce \itc a Ft1 1E _E -E2 Mai FlccIca Fart erNatcral '111,c I'E ='E+_{ 1/27/2020 RLSA Population - Total RL with and without Ave Maria 80,000 Population 70,000 60,000 50,000 -- -- 51,081 RLSA Total 40,000 Ave Maria 30,000 — 29,127 — as*(RLSA-Ave Maria) 20,000 10,000 1111: 111 - 0 2017 2020 2030 2040 2050 Four villages Population at Estd. Buildout Year @ 2.38 persons/DU 7,00Q 6,545 6,545 5,950 6,188 6,000 5,000 4,284 4,000111 j ■ Population 3,000 $2030-2045 2,000 1,000 0 — - — Rivergrass Hyde Park Bellmar Longwater Percent RLSA 25% Buildout Yr: 2030 2035 2040 2045 RLSA,Ave Maria, Rivergrass&3 villages- Population, Dwellings,and Acres regd. •I1/28/2020 Well Road. The lake system serves as part of the Village stormwater system and acts as a deterrent to wildlife. The proposed Big Cypress Parkway is located along the western boundary of the Village. This SRA application for Rivergrass Village SRA will include approximately: - 2,500 residential dwelling units with an SRA density calculation of 3.1 units per acre; - a minimum of 250 multi-family dwelling units; - a maximum of 80,000 square feet of neighborhood commercial; - a minimum of 60,000 square feet of neighborhood commercial; - a minimum of 25,000 square feet of civic,governmental and institutional uses;and - senior housing, including adult living facilities and continuing care retirement communities limited to 300 units. The Village will also have other uses such as a Golf Club and Amenity Center, an 18-hole golf course, a park, and a community green space. The required minimum of 35% open space is 349.14 acres, and 57.3% open space or 571.91 acres has been provided. The Attachment-BCC Staff Report provides specific staff analysis and recommendations including but not limited to Growth Management Plan, Environmental and Transportation review. For further information,see Attachment-Proposed SRA Resolution. FISCAL IMPACT: The Stewardship Receiving Area(SRA) 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 SRA 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 SRA and has found it consistent with the Future Land Use Element (FLUE) of the GMP. See Attachment C-FLUE Consistency Review. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard and continued Petition SRA-PL20190000044, Rivergrass Village SRA from September 19, 2019, to October 3, 2019, to October 17, 2019, hearings and to November 7, 2019, hearing. The CCPC voted 4-1 to deny this petition for the following reasons: - Failure to move from greater,urban density to lesser,more rural density; - Lack of vehicular connectivity: - The presence of 18-20 cul-de-sacs; - Lack of vehicular connectivity to adjacent Village lands as was provided for in the previous Rural Lands West petition; rat 01/28/2020 - Poor accessibility; - Failure to be walkable; - Failure to be innovative; - Housing diversity is insufficient: - 90%of housing is single-family,and 10%of housing is multi-family; - Lack of affordable housing; - Failure of the agent to provide the CCPC requested Fiscal Neutrality document: and - Failure to provide a complete Big Cypress Parkway land reservation. For further information, please see Attachment-Reasons for Vote of Planning Commissioner Edwin S. Fryer against Rivergrass Village SRA Application, which is provided at the request of Planning Commissioner Fryer. The agent has revised the SRA Document to comply with some of the changes that were discussed at the CCPC hearing. Those revisions include the following: - Limit the number of Senior/Group Housing units to 300 units; - Reduce the maximum square footage of a clubhouse from 50,000 square feet to 30,000 square feet in Deviation; - Remove Clubhouse and Amenity Centers as an accessory use; - Increase the front yard setbacks for Clubhouses and Amenity Centers to 12 feet to avoid utility easement conflicts; - Provide a unit mix of commercial; - Remove the Floor Area Ratio(FAR)for Adult Living Facility(ALF)and Continuing Care Retirement Center(CCRC)units; - For clarity,add the words"as defined by the LDC"after"shopping center;" - Locate 125 multi-family units north of Oil Well Road and 125 multi-family units south of Oil Well Road and within 1/2 mile of the Village Center; - Remove statement related to the timing of Parking Analysis submittal and add a Deviation for Parking Analysis submittal time; and - Remove the panther fence from Big Cypress Parkway. The following revision was not requested but made by the agent and staff is in agreement: - Removal of 2-acre, 10,000 square-foot Neighborhood recreation areas from the Neighborhood General Principal Uses list. The CCPC also requested the following revisions which have not been made by the agent and have become part of the Conditions of Approval: - Add"as depicted on Master Plan"after the Clubhouse and Amenities reference in Section 5.1.1.A. 6); - Increase the front yard setbacks for all land uses to 12 feet to avoid utility easement conflicts; - Make the lake symbol on the Master Plan one color,not two colors; - Add the words"at least"to Note 2 on Page 3 of the Master Plan; - Change the minimum width of the Right-of-Way Cross Section from 48 feet to 50 feet. LEGAL CONSIDERATIONS: This petition requests the creation of the Rivergrass Village SRA. A Village is described in LDC Section 4.08.07.C.2 as: Villages are primarily residential communities with a diversity of housing types and mix of uses appropriate to the scale and character of the particular village. Villages 9.A.9 co co Reasons for Vote of Planning Cornmissionor..._EdwinS. Fryer against Rivergrass Village SRA Application oc November 7, 2019 Q Aside from the Town of Ave Maria, Eastern Collier County is essentially a blank 0 slate. Yet much thought has been given by the planning experts — and by that 0 term I mean our own public servants not the developers' hired consultants — to the kinds of development strategies for the RLSA that are most likely to bring a about the overall objective of smart growth. In other words, what makes the most •• sense for the residents of Collier County. Considerable legislation, intended to 0 implement these strategies, has already been enacted by our lawmakers. In my belief, now is the last clear chance for our County to get it right. Whatever o we do — more importantly whatever the BCC does — in acting upon the Rivergrass application will set the norms and expectations for future 131.— developments. developments. a That is why, after careful consideration and research, I continue to hold this proposal in disfavor, and will vote against it. Here are my reasons, and I ask that Staff communicate them directly to the BCC — either in its Staff Report or as a written attachment to it. N 1. Lack.__of...._.Interconnectivity. First and foremost is the total lack of connectivity within the proposed village resulting from the absence of any innovative solutions to the Oil Well Road problem. Such solutions could have included an overpass, an underpass, deployment of two retail and u commercial centers instead of just one, a complete relocation of the v� village to other lands among the vast holdings of this applicant, and probably others. A related manifestation of this problem in the proposal is that it creates about 15 cul-de-sacs - or what are actually dead ends - '03 across which neither automobile, nor bicyclist nor pedestrian may travel. o Another related manifestation is that the proposed retail and commercial center has been designed not with the village residents in mind, but instead to capture as much bypassing auto traffic as possible. There are 0 twice as many points of ingress and egress to the center from the major streets outside the village than there are from inside it. In my opinion this lack of connectivity offends the following provisions of law: a. Section 163.3177 F.S. in that it "results in poor accessibility among linked or related land uses;" it fails to "promote walkable and ° connected communities"; and it fails to provide "an innovative development" that in any manner addresses these obvious flaws. o b. Section 163.3248 F.S. that calls for the use of "innovative planning and development strategies. . . and creative land use planning o techniques..." c. Objective 7 and Policies 7.2 through 7.4 of the FLUE which call for °C the use of "Smart Growth policies and practices" in the RLSA as well as to "use internal accesses or loop roads . . . "to help reduce R Q Packet Pg.249 9.A.9 IIIEI N N vehicle congestion on nearby roads and minimize the need for a, traffic signals . . .and to provide walkable communities." d. Objective 4 and Polices 4.1 through 4.7, which call for "creative E land use planning techniques" in the Stewardship Receiving Areas, nr and "pedestrian and bicycle circulation by including an o interconnected sidewalk and pathway system serving ALL o residential neighborhoods." F) e. Section 4.08.07 of the LDC, which requires villages to be designed "in a compact, pedestrian-friendlyform;" . ."to °. p encourage pedestrian and bicycle circulation by including an interconnected o sidewalk and pathway system serving ALL residential o neighborhoods; . . . and "for a high level of mobility for ALL residents through a design that respects the pedestrian . . . 0 0 U 2. Promotion of Urban Sprawl. With its long neck and tail, this proposal . lays no claim to compactness. No statistics have been offered what d percentage of people will actually find it to be walkable or even bikeable. I 0 see it as incompatible with: rn a. 163.3177 and 163.3248 F.S. which calls for discouragement of ; urban sprawl. E b. FLUE Objective 4 which also calls for the discouragement of urban c sprawl , 03 3. Lack of Diversity of Housing. FLUE Policies 4.1 and 4.7.2 call for i diversification of housing types. For this proposal, 90% are to be single oi family and 10% multifamily. Nor is there any affordable housing, which of c course is not required but is nonetheless a very effective way to achieve diversity, which is required. w 0 c 4. Failure to Move from Greater to Lesser Density. Section 163.3248 F.S. N and Flue Policy 4.11 require a transition from higher density and intensity E uses within the SRA to lower density and intensity uses. We've been E furnished nothing that demonstrates this would be the case in Rivergrass. o m c c 5. No High Level ofConfidence when or even if the Project will Become a Fiscally Neutral. As I noted earlier, the computations showing the effect 5 of Rivergrass upon EMS are flawed. Rivergrass's share of the new station 0 is 42.4% not the 26% shown on table 18. >° 0 o c 0 N o o cc C' d E U as a Packet Pg.250 ah 9.A.14 DEVIATION DISCUSSION: cc on The petitioner is seeking 19 deviations from the requirements of the LDC. The deviations are o directly extracted from SRA Document Section VII. Deviations. The petitioner's rationale and staff analysis/recommendation are outlined below. tn SRA Document Section 7.1.Villaae Center Standards: it Deviation# 1 (SRA Document Section 7.1. 1): Tr, "A Deviation from LDC Section 4.08.07J.3.a.v.: `Village Design Criteria,' which requires that the o Village Center be developed in a progressive rural to urban continuum with the greatest density, intensity and diversity occurring within the Village Center, to the least density intensity and rn diversity occurring within the Neighborhood General, to instead allow the Village Center to be N located as depicted on the SRA Master Plan." "—' a. 0 Petitioner's Justification: The petitioner states the following in support of the deviation: The Village Center is located in the southeast corner of Oil Well and future Big Cypress Parkway.This is more or less in the center of the Village,with about half of the Village located N north of Oil Well Road and half located south. Locating the Village Center at the intersection cv of Oil Well Road is the only location that makes sense to ensure a viable market condition for these uses.Easy access for nearby residents from the surrounding neighborhood and for pass- by traffic on Oil Well Road is critical.Moreover,this is the best location for maximizing use of ° trap • cc Staff Analysis and Recommendation. 'eview staff recommen DENIAL, inding that the - •': '. resu s in a projec a •oes not serve the daily needs and communi y-wide needs as the distance to goods and services are too great given the location of the Village Center. a The deviation is not in compliance with LDC Section 4.08.07J.8(a), and the petitioner has not demonstrated that "the deviations are consistent with the RLSA Overlay" and LDC Section 4.08.07 J.8(b),the petitioner has not demonstrated that the deviation(s)"further enhances the tools, techniques, and strategies based on principles of innovative planning and development strategies, as set forth in §§ 163.3177(11),F.S." 0 Deviation#2(SRA Document Section 7.1.2): 0 "A deviation from LDC Section 4.08.07J.3.d.ii.p)ii) `General Parking Criteria,' which states, 'The >.. majority of parking spaces shall be provided off-street in the rear of buildings or along the side d. O secondary streets. Parking is prohibited in front of buildings,' to instead allow parking in front of buildings in the Village Center. A Type `D' buffer per LDC at time of permitting will be required U when parking is adjacent to or abutting a road." cc w Petitioner's Justification: The petitioner states the following in support of the deviation: Ir The Village Center fronts on Oil Well Road and is separated from Oil Well by a 25 foot wide Type D Buffer. To be viable in the market place, the Village Center commercial uses need to be E both accessible and convenient to motorists from Oil Well Road. This may warrant parking in =i RIVERGRASS VILLAGE SRA,SRA-PL20190000044 September 10,2019 Page 27 of 40 Packet Pg.442 RIVERGRASS VILLAGE SRA DEVELOPMENT DOCUMENT Collier Enterprises Management, Inc. 2550 North Goodlette Road, Suite 100 Naples, FL 34103 The Rivergrass Professional Consulting Team includes: Agnoli, Barber& Brundage (ABB)—Engineering Coleman Yovanovich& Koester—Legal Counsel Development Planning & Financing Group (DPFG)—Fiscal Analysis Hole Montes, Inc. —Planning and Permitting Passarella&Assoc., Inc. (PAI)—Environmental Permitting Stearns Weaver Miller Weissler Alhadeff& Sitterson—Legal Counsel Trebilcock Consulting Solutions, Inc. —Transportation Water Science Associates—Water Permitting CCPC DATE BCC DATE TABLE OF CONTENTS Page I. OVERVIEW/VILLAGE DESIGN 3 II. SRA STATEMENT OF COMPLIANCE/SUITABLITY CRITERIA 3 III. REQUIRED PERIMETER BUFFERS 4 IV. MAXIMUM ALLOWABLE DENSITY AND IN TENSITY 4 V. CONTEXT ZONES 5 5.1 Neighborhood General 5 5.2 Village Center 7 VI. EXCAVATIONS 10 VII. DEVIATIONS 10 7.1 Deviations from Village Center Standards 10 7.2 Deviations from Neighborhood General Standards 11 7.3 Transportation Standards 11 7.4 Signs Standards 12 7.5 Landscape Standards 12 7.6 Other Deviations 12 VIII DEVELOPER COMMITMENTS 13 8.1 Planning 13 8.2 Environmental 14 8.3 Transportation 14 8.4 Parks and Recreation 14 8.5 Other 14 EXHIBITS Exhibit A—Sheet 1: SRA Master Plan(Color) Exhibit A—Sheet 2: SRA Master Plan (Black& White) Exhibit A—Sheet 3: SRA Mobility Plan Exhibit A—Sheet 4: SRA Master Plan with Deviations Exhibit A—Sheet 5: SRA Master Plan with Deviation Description Exhibit A—Sheet 6: Typical Local Street Cross Section Exhibit B—Sheets 1-5: Sketch and Legal Description Tract 1 Exhibit B—Sheets 1-5: Sketch and Legal Description Tract 2 Exhibit C Location Map Exhibit D Property Ownership/Statement of Unified Ownership Exhibit E Natural Resource Assessment Rivergrass Village SRA Document[SRA-PL20190000044] (10-23(11-13-2019)Page 2 of 14 I. OVERVIEW/VILLAGE DESIGN AND PROJECT DEVELOPMENT Rivergrass Village Stewardship Receiving Area(SRA) is located in eastern Collier County in Sections 10, 14, 15,22,23,and 27, Township 48 South,and Range 28 East.Rivergrass Village SRA("Village") contains a total of 997.53+acres. Approximately 46%+/- of the Village acreage is located north of Oil Well Road, with the remaining 54%+ located south of Oil Well Road. A large perimeter lake system runs along the eastern boundary of the Village,both north and south of Oil Well Road, serving both as part of the Village stormwater system and as a deterrent to wildlife. Lands to the east, north, and south of the Village are zoned A-Agriculture, with active agricultural operations. To the west, the Village abuts a proposed future ROW (Big Cypress Parkway). The land within the Village has been in active agricultural production for many years. In accordance with the RLSA Overlay definition, the Village is primarily a residential community which includes a diversity of housing types and a maximum of 2,500 dwelling units. The Village includes a 20.93± acre mixed-use Village Center providing for the required neighborhood-scaled retail, office, civic, and community uses. The SRA is designed to encourage pedestrian/bicycle circulation via an interconnected sidewalk and pathway system serving the entire Village and with an interconnected system of streets, dispersing and reducing both the number and length of vehicle trips. The Village also includes an 18-hole golf course. II. SRA STATEMENT OF SUITABILITY CRITERIA PER LDC SECTION 4.08.07., PARAGRAPHS A.,B., and C. AND RLSA OVERLAY ATTACHMENT C. 1. The SRA contains 997.53± acres. 2. The SRA does not include any lands with a Natural Resource Index(NRI) greater than 1.2. 3. The Village SRA does not include,nor is it adjacent to,any lands designated Flowway Stewardship Area (FSA) or Habitat Stewardship Area (HSA). The Village does not include any lands designated Water Retention Area (WRA); however, within the WRA, along the eastern boundary of the Village,there is perimeter lake system, designed for stormwater management purposes,and as a deterrent to wildlife. Portions of that lake system, outside of the Village boundary, are designated WRA. 4. The SRA does not include any lands within the Area of Critical State Concern(ACSC) Overlay. 5. The required minimum Open Space (35%) is 349.14 acres. The SRA master plan provides for 571.91±acres of Open Space (57.3±percent), 222.77 acres above the RLSA 35%requirement. 6. The SRA is designed to encourage pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system serving all residential neighborhoods. The SRA provides parks within and accessible by neighborhoods. The SRA also includes one 18-hole golf course. 7. The SRA contains two Context Zones (as required for the Village form of SRA): Neighborhood General and mixed-use Village Center. 8. Within the Village Center Context Zone,The SRA includes neighborhood scaled retail and office uses, consistent with the ratios set forth in LDC Section provided in Section 4.08.07 J.1. within the mixed-use Village Center, which is a minimum of 62,500 square feet and a maximum of 80,000 square feet. A minimum of 25,000 square feet of civic, government, and institutional uses is required. 9. The SRA allows for up to 2,500 dwelling units (2.5 dwelling units per gross acre), of which a minimum of 250 units will be multi-family units, based upon the Land Development Code (LDC) definition of Multifamily Dwelling(a group of 3 or more dwelling units within a single building). Rivergrass Village SRA Document[SRA-PL20190000044] (10 23(11-13-2019)Page 3 of 14 10. A minimum of 1 percent of the SRA gross acreage, (9.98 acres), will be provided in the form of Parks & Community Green Space. 11. The SRA has direct access to Oil Well Road,which is classified as an arterial road. 12. The SRA is consistent with the standards set forth in the RLSA Overlay Attachment C, applicable to Villages. 13. The total acreage requiring stewardship credits is 774.76 acres (total SRA acreage excluding open space exceeding 35%)acres.At the required 8 Stewardship Credits per acre, 6.198.08 Stewardship Credits are required to entitle the SRA. 14. The Village will be served by the Collier County Water and Sewer District. 15. The proposed schedule of development within the Village SRA, is as follows: a. Anticipated timeframe for receipt of required jurisdictional agency permits (or permit modifications) and date of commencement of residential development: two years from approval of this SRA. b. Anticipated sequence of residential development: 250 units per year commencing after receipt of jurisdictional permits. c. Anticipated timeframe for commencement of minimum required neighborhood retail and office uses: 8 years from date of approval of this SRA. d. Anticipated project completion date:twelve (12)years from date of approval of this SRA. III. REQUIRED PERIMETER BUFFERS' Adjacent to Oil Well Road Minimum 25' wide Type D Buffer per LDC Section 4.06.02.C.4. All other Perimeter Buffers Adjacent to Preserve or SSA No Buffer Required Adjacent to A—Agriculture Minimum 10' wide Type "A"buffer per LDC Section 4.06.02.C.1. Adjacent to Roadway Along Minimum 25' wide Type"D"Buffer per LDC Section 4.06.02.C.4. SRA Western Boundary Table 1: Village Perimeter Buffer Requirements lAt the developer's discretion, a 10-foot wide pathway may be located within required perimeter landscape buffers 25' or greater in width,provided the required plantings are located between the property line and the pathway,however, in such cases,the buffer width shall be increased in width by 5 feet above the minimum required width. A 10-foot wide pathway may also be located within perimeter buffers that are less than 25'in width,however,in such cases, the buffer width shall be increased in width by 10 feet above the minimum required width. IV. MAXIMUM ALLOWABLE DENSITY AND INTENSITY The maximum total number of dwelling units in the Village shall not exceed 2,500 dwelling units. The minimum number of multi-family dwelling units shall be 250 dwelling units. Multi-family dwelling units may be located within both the Village Center and the Neighborhood General Context Zones. All multi- family dwelling units shall be located within %2 mile of the Village Center, and a minimum of 125 multi- family dwelling units shall be developed north of Oil Well Road and a minimum of 125 multi-family units shall be developed south of Oil Well Road. The minimum required amount of neighborhood commercial development within the Village Center is 62,500 square feet and the maximum shall not exceed 80,000 Rivergrass Village SRA Document[SRA-PL20190000044] (10 23 (11-13-2019)Page 4 of 14 square feet. A minimum of 25,000 square feet of civic, governmental and institutional uses is required. Accessory dwelling units will be limited to guesthouses per LDC Sections 5.03.03.A, B and C." V. CONTEXT ZONES The village contains two distinct Context Zones: Neighborhood General and Village Center. 5.1 Neighborhood General Context Zone The Neighborhood General Context Zone includes approximately 976.60±acres of land,including one 156.53 acre 18-hole golf course located on the portion of the Village south of Oil Well Road. 5.1.1 Allowable Uses and Structures 5.1.1. A. Permitted Uses and Structures2: 1) Single-Family dwelling units. 2) Multi-family dwelling units located within %2 mile of the Village Center. 3) Senior/Group Housing, including but not limited to Adult Living Facilities (ALF) and Continuing Care Retirement Communities (CCRC), subject to Florida statutes and the applicable provisions of LDC Section 5.05.04- Group Housing:, limited to a maximum of 300 units in total in this SRA. 4) One 18-hole Golf Course 5) Utility pump/tank station for water/sewer, subject to the applicable standards set forth in Section 5.05.12 of the LDC. 6) Clubhouses and amenity centers for residents and guests. 7) Neighborhood recreation areas, limited to a maximum of 2.0 acres and a maximum of 10,000 square feet of building area. Neighborhood recreation areas may include swimming pools, 5.1.1. B.Accessory Uses and Structures: 1) Typical accessory uses and structures incidental to residential development including walls, fences,gazebos,swimming pools, screen enclosures,utility buildings(subject to the applicable standards set forth in Section 5.05.12 of the LDC),chickee huts,air conditioning units, satellite antennas, and similar uses and structures. 2) Model homes, sales centers, and temporary uses are permitted throughout Neighborhood General in accordance with LDC Section 5.04.00, and as provided for in this SRA Document. 3) Clubhouses and amenity centers for residents and guests. 4)3) Neighborhood recreation areas; limited to a maximum of 2.0 acres and a maximum of 10,000 square feet of building area. Neighborhood recreation areas may include swimming pools,tennis courts,pickle ball courts, and similar neighborhood recreation facilities. 5)4) Passive parks, limited to landscaped or natural areas and may include hardscape pathways or seating areas, benches, shade structures such as gazebos or pavilions, docks or piers. 2 Note:Existing agricultural operations may continue on an interim basis until a Site Development Plan or Subdivision Plat,as the case may be,is approved for a particular parcel. Rivergrass Village SRA Document[SRA-PL20190000044] (10-23 (11-13-2019)Page 5 of 14 5.1.2. Neighborhood General Development and Design Standards 5.1.2.A. Required Minimum Yards & Maximum Building Heights: SINGLE AND TWO FAMILY MULTI-FAMILY CLUBHOUSES AND SINGLE AMENITY CENTERS PER DEVELOPMENT SINGLE FAMILY ZERO LOT LINE ALF,CCRC& S.1.lA(6)and NEIGHBORHOOD 5.1.1.B.(3); STANDARDS FAMILY ATTACHED &TOWNHOME4 OTHER EI DETACHED &TWO- MULTI-FAMILY5 RECREATION AREAS PER 5.1.1A. and 5.1.1.B. FAMILY PRINCIPAL STRUCTURES 5,000 S.F./ I 3,000 S.F./ MIN.LOT AREA UNIT UNIT 2,500 S.F./UNIT 20,000 S.F./LOT N/A MIN.LOT WIDTH 40' 30' 20'/UNIT 100' N/A MIN.FLOOR AREA 1,200 S.F 1,200 S.F./ UNIT 1,200 S.F./UNIT 700 S.F./UNITUNIT' N/A FLOOR AREA N/A N/A N/A 0.45(only applies to N/A RATIO ALF/CCRC) MIN.FRONT YARD' 20' 20' 20' 20' 4-0112' MIN.SIDE YARD' 5' 0 OR 5' 0 or 5' 10' 10' MIN.REAR 10' 10' 10' 20' 10' YARD6 MIN.LAKE SETBACK' 20' 20' 20' 20' 20' MIN.DISTANCE 15'OR YA SUM of BH BETWEEN 10' 10' 10' for Structures 10' STRUCTURES Exceeding 35'BH MAX.BUILDING 42' 42' 42' 3.5 Stories NTE 50' 3.5 Stories NTE 50' HEIGHT-ZONED MAX.BUILDING HEIGHT- 50' 50' 50' 62' 62' ACTUAL ACCESSORY STRUCTURES MIN.FRONT SPS SPS SPS SPS SPS YARD MIN.SIDE YARD SPS SPS SPS SPS 10' MIN.REAR YARD6 5' S' S' S' S' MIN.LAKE SETBACK' 10' 10' S' S' S' MAX.HEIGHT ZONED& SPS SPS SPS 42' SPS ACTUAL i Table 1: Neighborhood General-Required Minimum Yards Maximum Building Height S.P.S.=same as for principal structure;NTE=not to exceed;S.F.=square feet;BH=building height;N/A=not applicable Footnotes: 1. Front yards shall be measured as follows: — Setback is measured from the back of curb(if curbed)or edge of pavement(if not curbed). — If the parcel has frontage on two streets(corner lot),the frontage providing vehicular access to the unit shall be considered the front yard.The setback along the other frontage shall be a minimum of 10'. — In no case shall the setback be less than 23 feet from the edge of an adjacent sidewalk,except in the case of side-loaded garages where the garage is designed in such a way that a vehicle can be parked in the driveway without conflicting with, or encroaching upon,the adjacent sidewalk. 2. 5' minimum side setbacks for single-family attached,two-family,must be accompanied by another 5' minimum side setback on adjoining lot to achieve minimum 10'separation. 3. The required 20' lake maintenance easement shall be provided in a separate platted tract and the setback for both principal and accessory structures may be reduced to 0'. 4. Zero Lot Line and Townhome Development means 3 or more attached units,typically one or 2 stories in height. 5. Other Multi-family means 3 or more units other than Zero Lot Line or Townhome Development,typically more than 2 stories in height. 6. Rear Setback for lots abutting Golf Course is 0'for both Principal and Accessory Structures. 7. The minimum floor area is not applicable to ALF or CCRC units. Rivergrass Village SRA Document[SRA-PL20190000044] (10 23(11-13-2019)Page 6 of 14 5.1.2.B. Required Development Standards for Utility Sites and Structures: The required Development Standards for Utility Sites and Structures shall be as required by LDC Section 5.05.12, as applicable. 5.2 Village Center Context Zone The Village Center Context Zone includes 20.93±acres of land. 5.2.1. Allowable Uses and Structures The Village Center is mixed use in nature, allowing multi-family development, and neighborhood- scale commercial and office uses, and civic, governmental, and institutional uses. A minimum of 62,500 square feet and maximum of 80,000 square feet of neighborhood-scale commercial and office uses shall be provided. At a minimum, 8 retail or office establishments providing neighborhood-scale commercial and office uses shall be provided. A minimum of 25,000 square feet of civic, governmental and institutional uses shall be provided. 5.2.1.A. Permitted Uses • Multi-Family Dwelling Units subject to the applicable development standards set forth in Paragraph 5.1.2.A, Table 1.; and, • The following neighborhood-scale commercial and office uses, and civic, governmental, and institutional uses, as identified with a number from the Standard Industrial Classification Manual (1987), or as otherwise provided for within this section, are permitted by right, or as accessory uses within the Village Center. 1 1) Accounting and Bookkeeping services (8721). 2) Amusements and recreation services (7999—limited to bicycle sales and rental). 3) Apparel and accessory stores (5611 - 5699). 4) Auto and home supply stores (5531). 5) Banks, credit unions and trusts (6011 - 6099). 6) Barber shops (7241, except for barber schools). 7) Beauty shops(7231, except for beauty schools). 8) Child day care services(8351). 9) Churches. 10) Civic, social and fraternal associations (8641). 11) Computer and computer software stores (5734). 12) Dry cleaning plants (7216,nonindustrial dry cleaning only). 13) Drug stores (5912). 14) Eating places (5812 only). All establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to locational requirements of section 5.05.01. 15) Engineering,Architectural and Surveying Services (8711-8713) 16) Essential services, subject to Section 2.01.03. 17) Federal and federally-sponsored credit agencies(6111). 18) Food stores (groups 5411 - 5499). 19) Garment pressing, and agents for laundries and drycleaners (7212). Rivergrass Village SRA Document[SRA-PL20190000044] (10 23 (11-13-2019)Page 7 of 14 20) Gasoline service stations (5541, subject to LDC Section 5.05.05). 21) General merchandise stores (5331 - 5399). 22) Group care facilities (category I and II, except for homeless shelters); care units, except for homeless shelters; nursing homes; assisted living facilities pursuant to F.S. §400.402 and ch.58A-5 F.A.C.; and continuing care retirement communities pursuant to F.S. §651 and ch. 4-193 F.A.C.; all subject to Section 5.05.04 of the LDC: and limited to a maximum of 300 units in total in this SRA. 23) Hardware stores (5251). 24) Health services, offices and clinics (8011 - 8049, 8071, 8082, 8092, and 8099). 25 Household appliance stores (5722). 26) Insurance carriers, agents and brokers (6311 - 6399, 6411). 27) Legal services (8111). 28) Libraries (8231). 29) Mortgage bankers and loan correspondents (6162). 30) Paint stores (5231). 31) Passenger Car Rental (7514) 32) Physical fitness facilities(7991; 7911, except discotheques). 33) Public Safety Facilities and other governmental services including, but not limited to, fire, emergency management and law enforcement facilities, and public libraries (8231, 9221, 9222, 9224, 9229, 9111, 9121, 9131, 9199). 34) Real Estate (6531 - 6552). 35) Retail Nurseries, Lawn and Garden Supply Stores (5261). 36) Retail services - miscellaneous (5921 - 5963 except pawnshops and building materials, 5992-5999, except auction rooms, awning shops, gravestones, hot tubs, monuments, swimming pools,tombstones and whirlpool baths). 37) Elementary and Secondary Schools, Colleges, Universities, Professional Schools and Technical Institutes,public or private (8211, 8221-8222) 38) Tax return preparation services (7291). 39) Travel agencies (4724,no other transportation services). 40) United State Postal Service (4311, except major distribution center). 41) Veterinary services (0742, excluding outdoor kenneling). 42) Any other use which is comparable and compatible in nature with foregoing list of permitted uses, is considered to be a neighborhood scale commercial, office, or civic, governmental, or institutional uses, as determined by the Board of Zoning Appeals or the Hearing Examiner, pursuant to the applicable procedures set forth in LDC Section 10.08.00. 5.2.1.B. Accessory Uses 1) Customary accessory uses to residential multi-family development subject to the applicable development standards set forth in Paragraph 5.1.2.A, Table 1, including but not limited to pools,tennis courts, bocci ball courts, and other similar recreational facilities 1 facilities. 2) Uses and structures that are accessory and incidental to the permitted neighborhood-scale commercial and office uses, and civic, governmental, and institutional uses above. 3) Parking structures detached or attached, not to exceed 35 feet in Actual height. Rivergrass Village SRA Document[SRA-PL20190000044] (10 23(11-13-2019)Page 8 of 14 5.2.2. Village Center Development and Design Standards 5.2.2.A. Required Minimum Yards (Setbacks) and Maximum Building Heights: ALF,CCRC& MULTI- NON-RESIDENTIAL AND DEVELOPMENT STANDARDS FAMILY ONLY MIXED USE BUILDINGS BUILDINGS PRINCIPAL STRUCTURES MIN.LOT AREA 20,000 S.F. 10,000 S.F. MIN.LOT WIDTH 100' 100' MIN.FLOOR AREA 700 S.F.Per UnitUnit4 800 S.F.for Commercial Units 700 S.F.for Residential Units MIN.SETBACK FROM OILWELL AND 20' 20' ENTRANCE ROAD' FRONT YARDS2 0 to 10' 04e-1-0112' MINIMUM SETBACK FROM A RESIDENTIAL 0' 20' TRACT MINIMUM SETBACK FROM A 15' 5' NONRESIDENTIAL TRACT MIN.LAKE SETBACKS 20' 20' MIN.PRESERVE SETBACK 25' 25' MIN.DISTANCE BETWEEN STRUCTURES 15 Feet or V2 Sum of BH, 15 Feet or'A Sum of BH,whichever whichever is greater is greater MAX.BUILDING HEIGHT-ZONED 4 Stories NTE 50' 4 Stories NTE 50' MAX.BUILDING HEIGHT-ACTUAL 60' I 60' MAX FAR(APPLIES ONLY TO ALF/CCRC/) 0.45 N/A ACCESSORY STRUCTURES MIN.FRONT YARD(ALL) SPS SPS MIN. SETBACK FROM A RESIDENTIAL TRACT SPS SPS MIN.SETBACK FROM A NONRESIDENTIAL TRACT SPS SPS MIN.LAKE SETBACK' 20' 20' MIN.PRESERVE SETBACK 10' 10' MIN.DISTANCE BETWEEN STRUCTURES 10' 10' -- MAX.HEIGHT-ZONED&ACTUAL 35' 35' Table 2: Village Center-Required Minimum Yards Maximum Building Height Footnotes: 1. Tracts abutting the minimum required 25'wide landscape buffer(located in a separate platted tract adjacent to Oil Well Road)shall provide a front yard setback, measured from the abutting landscape buffer tract. Tracts abutting the project entrance road shall provide a front yard setback measured from the 10 foot landscape buffer tract adjacent to the entry road. 2. Except as described in footnote 1 above,front yards for parcels abutting a street or internal driveway shall be measured from the back of curb(if curbed)or edge of pavement(if not curbed).This excludes public roads. 3. The required 20' lake maintenance easement shall be provided in a separate platted tract and the setback for both principal and accessory structures may be reduced to 0'. 4. The minimum floor area is not applicable to ALF or CCRC units. S.P.S.=same as for principal structure;NTE=not to exceed;S.F.=square feet;BH=building height;N/A=not applicable Rivergrass Village SRA Document[SRA-PL20190000044] (10 23 (11-13-2019)Page 9 of 14 . •. •. . . • All required parking shall be consistent with the requirements of the LDC, unless reductions from those requirements are permitted through a shared parking analysis, as required below. At the time of submittal of the first Site Development Plan(SDP)providing for commercial or other nonresidential uses within the Village Center, a Shared Parking Plan shall be submitted as required in LDC Section 4.08.07.J.3.d.ii.q). Parking shall be determined utilizing the modal splits and parking demands for various uses recognized by ITE, ULI or other sources or studies.The analysis recognizing the required parking will vary depending on the multiple functions or uses in close proximity which are unlikely to require the spaces at the same time.At the discretion of the County manager or designee, the shared parking plan may be deferred to a subsequent SDP or SDP Amendment in order to allow for a more comprehensive parking demand analysis based upon the additional mix of uses at the time of the subsequent SDP or SDP Amendment. VI. EXCAVATIONS The following criteria shall apply to excavations within the Rivergrass SRA: (1) All excavation permit applications within the Rivergrass SRA and related Stewardship Sending Areas(SSAs)shall be reviewed as Development Excavation Permit applications. Within the boundary of the Rivergrass SRA and related SSA(s), fill material may be hauled from one construction site to another. Crossing County roadways from one area within the Rivergrass SRA or related SSA to another area within the SRA or SSA shall be acceptable under the Development Excavation Permit. (2) Fill may be placed up to, but not within, the edge of all conservation easements, preserves, and Water Retention Area (WRA's). VII. DEVIATIONS 7.1. Village Center Standards 1) A deviation from LDC Section 4.08.07.J.3.d.ii.p)ii) "General Parking Criteria," which states "The majority of parking spaces shall be provided off-street in the rear of buildings or along the side secondary streets. Parking is prohibited in front of buildings,..."to instead allow parking in front of buildings in the Village Center, when such parking is in support of a shopping center, as defined in the LDC, and which includes a grocery store. A Type `D' buffer per LDC at time of permitting will be required when parking is adjacent to or abutting a road. 2) A deviation from LDC Section 4.08.07.J.3.d.ii.q), which requires that the majority of parking be located in the rear of buildings and prohibits parking in the front of buildings except on street parking within the right-of-way to instead allow parking in the front, side and rear yards, when such parking is in support of a shopping center, as defined in the LDC, and which includes a grocery store. A Type `D' buffer per LDC at time of permitting will be required when parking is adjacent to or abutting a road. Rivergrass Village SRA Document [SRA-PL20190000044] (10-23 (11-13-2019)Page 10 of 14 7.2. Neighborhood General Standards (which apply per LDC Section4.08.07.J.3.d.iii) 1) A deviation from LDC Section 4.08.07.J.2.d.iii.f)iv),"Non-residential uses,"which states "the maximum square footage per[non-residential] use shall be 3,000 square feet and per location shall be 15,000 square feet,"to instead allow the Golf Club and Amenity Center sites and related uses to be a maximum of 3930,000 square feet each. 2) A Deviation from LDC Section 4.08.07J.d.iii.e)ii), which states that in the case of"Multi- Family residential," "side yard setbacks shall be a minimum of 10 feet and rear yard setbacks shall be a minimum of 20 feet for the primary structure..." to instead allow for a side yard setback of 0 or 5 feet and a rear yard setback of 10 feet for zero lot line and townhome development, as set forth in Table 1: Neighborhood General - Required Minimum Yards and Maximum Building Height. 3) A deviation from LDC Section 4.08.07.J.2.d.iii.e)i) and LDC Section 4.08.07.J.3.d.iii, "Maximum Multi-family lot size," which requires that multi-family residential lots be limited to a maximum of 4 acres, to instead allow lot sizes for multi-family to exceed 4 acres, when located within one-half(%Z) mile of the Village Center Boundary and limited to sites 25 acres or less. 7.3 Transportation Standards 1) A deviation from LDC Section: 6.06.01.J,"Street System Requirements,"which states that "Cul-de-sacs in excess of 1,000 feet shall not be permitted unless existing topographical conditions or other natural features preclude a street layout to avoid longer cul-de-sacs,"to instead allow the maximum permanent cul-de-sac length to be 1,200 feet as measured along the center line of the right-of-way from the intersecting right-of-way center line to the end of the cul-de-sac right-of-way. 2) A deviation from LDC Section 4.08.07.J.1.b. "Figure(s) 5, 6, and 7, Local Street (Neighborhood General" for cross-sections requiring 5-foot-wide sidewalks on both sides of a local street,to instead allow for a 10-foot-wide sidewalk or multi-use pathway on only one side of such street only where residential development is located on only one side of the street. 3) A deviation from LDC Section 4.08.07.J.1.b(6), "Figures 5, 6, and 7, Local Street Neighborhood General,"which requires a 6-foot-wide planting area between the travel lane and the sidewalk, to instead allow for a 5-foot-wide planting area in the same location for local roads within the project in Neighborhood General. In such cases, either a root barrier or structural soil shall be utilized. If the option of structural soil is utilized, a minimum of 2 c.f. of structural soil per square feet of mature tree crown projection shall be provided. 4) A deviation from LDC Section 4.08.07.J.3.d.ii.q), which requires that the amount of required parking in the Village Center "be demonstrated through a shared parking analysis submitted with an SRA designation application..." and be "determined utilizing the modal splits and parking demands for various uses recognized by ITE,ULI or other sources or studies..." to instead allow the parking demand analysis to be submitted at the time of initial Site Development Plan(SDP) or, at the discretion of the Rivergrass Village SRA Document[SRA-PL20190000044] (10-23(11-13-2019)Page 11 of 14 County Manager or designee, at the time of a subsequent SDP or SDP Amendment, in order to allow for a more comprehensive parking demand analysis based upon the mix of uses at the time of the initial SDP or subsequent SDP or SDP Amendment. 7.4 Sign Standards 1) A deviation from LDC Section 5.06.02.B.5.a, "On-premises directional signs within residential districts,"which requires on-premise directional signs to be set back a minimum of 10 feet from the edge of the roadway,paved surface or back of the curb,to instead allow a minimum setback of 5 feet from the edge of the roadway, paved surface or back of the curb, limited to signs internal to the SRA only. This excludes signage along County owned roadways. 2) A deviation from LDC Section 5.06.02.B.6, "On-premises signs within residential districts,"which allows"two ground signs with a maximum height of 8 feet at each entrance to a multi-family or single-family development,"to instead allow a maximum height of 12 feet for such signs, limited to the two primary project entrances from Oil Well Road (not including access points to the Village Center Tract). 7.5 Landscape Standards 1) A deviation from LDC Section 4.06.02.C.,Buffer Requirements, "Types of buffers,"Table 2.4 Information,Footnote (3)which requires"Buffer areas between commercial outparcels located within a shopping center, Business Park, or similar commercial development may have a shared buffer 15 feet wide with each abutting property contributing 7.5 feet", to instead allow a shared buffer 10 feet wide with each abutting property contributing 5 feet. 7.6 Other Deviations 1) A deviation from LDC Section 4.05.04.G, "Parking Space Requirements," which requires 1 parking space per 100 square feet for recreation facilities(indoor)sports,exercise,fitness, aerobics,or health clubs to instead allow for parking for the Golf Club and Amenity Center sites to be calculated at 1 space per 200 square feet of indoor square footage, excluding kitchen or storage space. 2) A deviation from LDC Section 3.05.10.A.2. — "Location Criteria," which requires that "LSPA [littoral shelf planting areas] shall be concentrated in one location of the lake(s), preferably adjacent to a preserve area," to instead allow for required littoral shelf planting areas to be aggregated in certain specific development lakes, including the development lake and WRA system that runs along the eastern perimeter of the SRA. 3) A deviation from LDC Section 5.03.02.D.1, "Fences and Walls, Commercial or Industrial Zoning Districts," which states that fences or walls in commercial or industrial areas are limited to a maximum height of 8 feet,to instead allow a maximum height of 10 feet. 4) A Deviation from LDC Section 4.03.08.C, "Potable Water System," which states "separate potable water and reuse waterlines...shall be provided...by the applicant at no cost to Collier County for all subdivisions and developments" and "Reuse water Rivergrass Village SRA Document[SRA-PL20190000044] (10 23 (11-13-2019)Page 12 of 14 lines, pumps, and other appurtenances will not be maintained by Collier County," to instead allow for such facilities and/or appurtenances to be conveyed to and maintained by Collier County. VIII. DEVELOPER/OWNER COMMITMENTS 8.1. Planning A. One entity (hereinafter the Managing Entity) shall be responsible for monitoring of the SRA,as may be required by Collier County,and until no longer required by Collier County. The monitoring and report shall follow the same procedures and requirements set forth in LDC Section 10.02.02.F, PUD Monitoring Report requirements. This entity shall also be responsible for satisfying all commitments set forth in the SRA Document and the Landowner Contribution Agreement dated between the County,the owners and the Managing Entity. At the time of this SRA approval, the Managing Entity is Collier Enterprises Management,Inc. 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, 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, if applicable, an acknowledgement of the commitments required by the SRA Document and the Landowner Contribution Agreement by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity will not be relieved of its responsibility under this Section. When the County determines that the SRA Document commitments and the Developer Agreement commitments have been fulfilled, the Managing Entity shall no longer be responsible for the monitoring of this SRA. B. 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. C. All other applicable state or federal permits must be obtained before commencement of the development. D. Owner shall provide an annual SRA monitoring report, in a form similar to a PUD monitoring report,identifying the number of residential units constructed by type within the SRA, and amount of retail, office, civic, government, and institution square footage constructed within the SRA. The Report shall also address whether or not or to what degree the Developer Commitments contained herein and in the Landowner's Contribution Agreement have been satisfied. 8.2. Environmental A. The Developer shall adhere to the Florida Fish and Wildlife Conservation Commission Black Bear Management Plan, as applicable. The informational brochure created by the Rivergrass Village SRA Document[SRA-PL20190000044] (10 23 (11-13-2019)Page 13 of 14 Florida Fish and Wildlife Conservation Commission(FWCC)and titled"A Guide to Living in Bear County" will be distributed to future homeowners and construction/maintenance personnel. Residents will be provided with information on how to secure their garbage containers to discourage bears from foraging in trash receptacles and the project will utilize bear-proof dumpsters in locations to be determined at the time of Site Development Plan (SDP) approval. 8.3. Transportation A. Intensity of uses under any development scenario for the SRA is limited to a maximum of 1,978 two-way, unadjusted, average weekday pm peak hour total 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. B. The Owner shall convey to Collier County, at no cost to Collier County, an easement in a form acceptable to Collier County to accommodate a transit stop and shelter within the SRA at a location agreed to by the Collier County Public Transit Division Director. As part of the site improvements authorized by the initial Site Development Plan within the SRA,the Owner shall,at its sole expense,convey the easement and install the shelter and related site improvements for the transit stop, utilizing a design consistent with established CAT architectural standards or consistent with project architectural standards if agreed to by CAT. C. No more than 1,750 dwelling units will be issued certificates of occupancy until a minimum of 30,000 sq. ft. of the neighborhood retail and office uses have been developed and issued certificate(s) of occupancy. 8.4 Parks and Recreation A. The SRA shall include a minimum of one (1) children's playground that conforms to appropriate ASTM standards, which shall be a minimum of 2,500 square feet in size. The playground shall be located in the Amenity Center Tract depicted on the SRA Master Plan. 8.5 Other A. Street trees will be provided throughout the Village in locations required by LDC Section 4.08.07. Such street trees shall be spaced forty feet (40') on center and shall have a minimum average mature canopy spread of twenty feet (20') or alternatively, for species with an average mature spread less than 20', street trees shall be spaced a distance equal to twice the average mature spread. Rivergrass Village SRA Document[SRA-PL20190000044] (10 23 (11-13-2019)Page 14 of 14 RIVERGRASS VILLAGE SRA DEVELOPMENT DOCUMENT Collier Enterprises Management, Inc. 2550 North Goodlette Road, Suite 100 Naples, FL 34103 The Rivergrass Professional Consulting Team includes: Agnoli, Barber& Brundage (ABB)—Engineering Coleman Yovanovich& Koester—Legal Counsel Development Planning & Financing Group (DPFG)—Fiscal Analysis Hole Montes, Inc. —Planning and Permitting Passarella& Assoc., Inc. (PAI)—Environmental Permitting Stearns Weaver Miller Weissler Alhadeff& Sitterson—Legal Counsel Trebilcock Consulting Solutions, Inc.—Transportation Water Science Associates—Water Permitting CCPC DATE BCC DATE TABLE OF CONTENTS Page I. OVERVIEW/VILLAGE DESIGN 3 II. SRA STATEMENT OF COMPLIANCE/SUITABLITY CRITERIA 3 III. REQUIRED PERIMETER BUFFERS 4 IV. MAXIMUM ALLOWABLE DENSITY AND INTENSITY 4 V. CONTEXT ZONES 5 5.1 Neighborhood General 5 5.2 Village Center 7 VI. EXCAVATIONS 10 VII. DEVIATIONS 10 7.1 Deviations from Village Center Standards 10 7.2 Deviations from Neighborhood General Standards 11 7.3 Transportation Standards 11 7.4 Signs Standards 12 7.5 Landscape Standards 12 7.6 Other Deviations 12 VIII DEVELOPER COMMITMENTS 13 8.1 Planning 13 8.2 Environmental 14 8.3 Transportation 14 8.4 Parks and Recreation 14 8.5 Other 14 EXHIBITS Exhibit A—Sheet 1: SRA Master Plan (Color) Exhibit A— Sheet 2: SRA Master Plan (Black& White) Exhibit A—Sheet 3: SRA Mobility Plan Exhibit A—Sheet 4: SRA Master Plan with Deviations Exhibit A—Sheet 5: SRA Master Plan with Deviation Description Exhibit A—Sheet 6: Typical Local Street Cross Section Exhibit B—Sheets 1-5: Sketch and Legal Description Tract 1 Exhibit B—Sheets 1-5: Sketch and Legal Description Tract 2 Exhibit C Location Map Exhibit D Property Ownership/Statement of Unified Ownership Exhibit E Natural Resource Assessment Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 2 of 14 I. OVERVIEW/VILLAGE DESIGN AND PROJECT DEVELOPMENT Rivergrass Village Stewardship Receiving Area(SRA) is located in eastern Collier County in Sections 10, 14, 15,22,23,and 27, Township 48 South,and Range 28 East.Rivergrass Village SRA("Village") contains a total of 997.53± acres. Approximately 46%+/- of the Village acreage is located north of Oil Well Road, with the remaining 54%± located south of Oil Well Road. A large perimeter lake system runs along the eastern boundary of the Village, both north and south of Oil Well Road, serving both as part of the Village stormwater system and as a deterrent to wildlife. Lands to the east, north, and south of the Village are zoned A-Agriculture, with active agricultural operations. To the west, the Village abuts a proposed future ROW (Big Cypress Parkway). The land within the Village has been in active agricultural production for many years. In accordance with the RLSA Overlay definition, the Village is primarily a residential community which includes a diversity of housing types and a maximum of 2,500 dwelling units. The Village includes a 20.93+ acre mixed-use Village Center providing for the required neighborhood-scaled retail, office, civic, and community uses. The SRA is designed to encourage pedestrian/bicycle circulation via an interconnected sidewalk and pathway system serving the entire Village and with an • interconnected system of streets, dispersing and reducing both the number and length of vehicle trips. The Village also includes an 18-hole golf course. II. SRA STATEMENT OF SUITABILITY CRITERIA PER LDC SECTION 4.08.07., PARAGRAPHS A., B., and C. AND RLSA OVERLAY ATTACHMENT C. 1. The SRA contains 997.53+ acres. 2. The SRA does not include any lands with a Natural Resource Index(NRI) greater than 1.2. 3. The Village SRA does not include,nor is it adjacent to,any lands designated Flowway Stewardship Area (FSA) or Habitat Stewardship Area (HSA). The Village does not include any lands designated Water Retention Area (WRA); however, within the WRA, along the eastern boundary of the Village,there is perimeter lake system,designed for stormwater management purposes,and as a deterrent to wildlife. Portions of that lake system, outside of the Village boundary, are designated WRA. 4. The SRA does not include any lands within the Area of Critical State Concern(ACSC) Overlay. 5. The required minimum Open Space (35%) is 349.14 acres. The SRA master plan provides for 571.91+ acres of Open Space (57.3+percent), 222.77 acres above the RLSA 35%requirement. 6. The SRA is designed to encourage pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system serving all residential neighborhoods. The SRA provides parks within and accessible by neighborhoods. The SRA also includes one 18-hole golf course. 7. The SRA contains two Context Zones (as required for the Village form of SRA): Neighborhood General and mixed-use Village Center. 8. Within the Village Center Context Zone,The SRA includes neighborhood scaled retail and office uses, consistent with the ratios set forth in LDC Section provided in Section 4.08.07 J.1. within the mixed-use Village Center, which is a minimum of 62,500 square feet and a maximum of 80,000 square feet. A minimum of 25,000 square feet of civic, government, and institutional uses is required. 9. The SRA allows for up to 2,500 dwelling units (2.5 dwelling units per gross acre), of which a minimum of 250 units will be multi-family units, based upon the Land Development Code (LDC) definition of Multifamily Dwelling(a group of 3 or more dwelling units within a single building). Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 3 of 14 10. A minimum of 1 percent of the SRA gross acreage, (9.98 acres), will be provided in the form of Parks & Community Green Space. 11. The SRA has direct access to Oil Well Road, which is classified as an arterial road. 12. The SRA is consistent with the standards set forth in the RLSA Overlay Attachment C,applicable to Villages. 13. The total acreage requiring stewardship credits is 774.76 acres (total SRA acreage excluding open space exceeding 35%)acres. At the required 8 Stewardship Credits per acre, 6.198.08 Stewardship Credits are required to entitle the SRA. 14. The Village will be served by the Collier County Water and Sewer District. 15. The proposed schedule of development within the Village SRA, is as follows: a. Anticipated timeframe for receipt of required jurisdictional agency permits (or permit modifications) and date of commencement of residential development: two years from approval of this SRA. b. Anticipated sequence of residential development: 250 units per year commencing after receipt of jurisdictional permits. c. Anticipated timeframe for commencement of minimum required neighborhood retail and office uses: 8 years from date of approval of this SRA. d. Anticipated project completion date: twelve (12)years from date of approval of this SRA. III. REQUIRED PERIMETER BUFFERS' Adjacent to Oil Well Road Minimum 25' wide Type D Buffer per LDC Section 4.06.02.C.4. All other Perimeter Buffers Adjacent to Preserve or SSA No Buffer Required Adjacent to A—Agriculture Minimum 10' wide Type "A"buffer per LDC Section 4.06.02.C.1. Adjacent to Roadway Along Minimum 25' wide Type "D"Buffer per LDC Section 4.06.02.C.4. SRA Western Boundary Table 1: Village Perimeter Buffer Requirements lAt the developer's discretion, a 10-foot wide pathway may be located within required perimeter landscape buffers 25' or greater in width,provided the required plantings are located between the property line and the pathway,however, in such cases,the buffer width shall be increased in width by 5 feet above the minimum required width. A 10-foot wide pathway may also be located within perimeter buffers that are less than 25'in width,however,in such cases, the buffer width shall be increased in width by 10 feet above the minimum required width. IV. MAXIMUM ALLOWABLE DENSITY AND INTENSITY The maximum total number of dwelling units in the Village shall not exceed 2,500 dwelling units. The minimum number of multi-family dwelling units shall be 250 dwelling units. Multi-family dwelling units may be located within both the Village Center and the Neighborhood General Context Zones. All multi- family dwelling units shall be located within %2 mile of the Village Center, and a minimum of 125 multi- family dwelling units shall be developed north of Oil Well Road and a minimum of 125 multi-family units shall be developed south of Oil Well Road. The minimum required amount of neighborhood commercial development within the Village Center is 62,500 square feet and the maximum shall not exceed 80,000 Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 4 of 14 square feet. A minimum of 25,000 square feet of civic, governmental and institutional uses is required. Accessory dwelling units will be limited to guesthouses per LDC Sections 5.03.03.A,B and C." V. CONTEXT ZONES The village contains two distinct Context Zones:Neighborhood General and Village Center. 5.1 Neighborhood General Context Zone The Neighborhood General Context Zone includes approximately 976.60±acres of land,including one 156.53 acre 18-hole golf course located on the portion of the Village south of Oil Well Road. 5.1.1 Allowable Uses and Structures 5.1.1.A. Permitted Uses and Structures': 1) Single-Family dwelling units. 2) Multi-family dwelling units located within 1/2 mile of the Village Center. 3) Senior/Group Housing, including but not limited to Adult Living Facilities (ALF) and Continuing Care Retirement Communities (CCRC), subject to Florida statutes and the applicable provisions of LDC Section 5.05.04 - Group Housing, limited to a maximum of 300 units in total in this SRA. 4) One 18-hole Golf Course 5) Utility pump/tank station for water/sewer, subject to the applicable standards set forth in Section 5.05.12 of the LDC. 6) Clubhouses and amenity centers for residents and guests. 5.1.1. B. Accessory Uses and Structures: 1) Typical accessory uses and structures incidental to residential development including walls, fences,gazebos, swimming pools, screen enclosures,utility buildings(subject to the applicable standards set forth in Section 5.05.12 of the LDC),chickee huts,air conditioning units, satellite antennas, and similar uses and structures. 2) Model homes, sales centers, and temporary uses are permitted throughout Neighborhood General in accordance with LDC Section 5.04.00, and as provided for in this SRA Document. 3) Neighborhood recreation areas limited to a maximum of 2.0 acres and a maximum of 10,000 square feet of building area. Neighborhood recreation areas may include swimming pools, tennis courts,pickle ball courts, and similar neighborhood recreation facilities. 4) Passive parks, limited to landscaped or natural areas and may include hardscape pathways or seating areas, benches, shade structures such as gazebos or pavilions, docks or piers. 2 Note:Existing agricultural operations may continue on an interim basis until a Site Development Plan or Subdivision Plat,as the case may be,is approved for a particular parcel. Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 5 of 14 5.1.2. Neighborhood General Development and Design Standards 5.1.2.A. Required Minimum Yards & Maximum Building Heights: SINGLE AND TWO FAMILY MULTI-FAMILY CLUBHOUSES AND SINGLE AMENITY CENTERS PER DEVELOPMENT SINGLE FAMILY ZERO LOT LINE ALF,CCRC& S.1.lA(6)and 5.1.1.B.(3); STANDARDS FAMILY ATTACHED &TOWNHOME4 OTHER NEIGHBORHOOD DETACHED &TWO- MULTI-FAMILY' RECREATION AREAS PER 5.1.1A. and 5.1.1.B. FAMILY PRINCIPAL STRUCTURES 5,000 S.F./ 3,000 S.F./ MIN.LOT AREA UNIT UNIT 2,500 S.F./UNIT 20,000 S.F./LOT N/A MIN.LOT WIDTH 40' 30' 20'/UNIT 100' N/A MIN.FLOOR 1,200 S.F./ AREA 1,200 S.F UNIT 1,200 S.F./UNIT 700 S.F./UNIT' N/A FLOOR AREA N/A N/A N/A 0.45(only applies to N/A RATIO ALF/CCRC) MIN.FRONT 20' 20' 20' 20' 12' YARD' MIN.SIDE YARD2 5' 0 OR 5' 0 or 5' 10' 10' MIN.REAR 10' 10' 10' 20' 10' YARD' MIN.LAKE SETBACK' 20' 20' 20' 20' 20' MIN.DISTANCE 15'OR Y2 SUM of BH BETWEEN 10' 10' 10' for Structures 10' STRUCTURES Exceeding 35'BH MAX.BUILDING 42' 42' 42' 3.5 Stories NTE 50' 3.5 Stories NTE 50' HEIGHT-ZONED MAX.BUILDING HEIGHT- 50' 50' 50' 62' 62' ACTUAL ACCESSORY STRUCTURES MIN.FRONT SPS SPS SPS SPS SPS YARD MIN.SIDE YARD _ SPS SPS SPS SPS 10' MIN.REAR 5' S' S' S' S' YARD' MIN.LAKE SETBACK' 10' 10' 5' 5' 5' MAX.HEIGHT ZONED& SPS SPS SPS 42' SPS ACTUAL i Table 1: Neighborhood General-Required Minimum Yards Maximum Building Height S.P.S.=same as for principal structure;NTE=not to exceed;S.F.=square feet;BH=building height;N/A=not applicable Footnotes: 1. Front yards shall be measured as follows: — Setback is measured from the back of curb(if curbed)or edge of pavement(if not curbed). — If the parcel has frontage on two streets(corner lot),the frontage providing vehicular access to the unit shall be considered the front yard.The setback along the other frontage shall be a minimum of 10'. — In no case shall the setback be less than 23 feet from the edge of an adjacent sidewalk,except in the case of side-loaded garages where the garage is designed in such a way that a vehicle can be parked in the driveway without conflicting with, or encroaching upon,the adjacent sidewalk. 2. 5' minimum side setbacks for single-family attached,two-family,must be accompanied by another 5' minimum side setback on adjoining lot to achieve minimum 10'separation. 3. The required 20' lake maintenance easement shall be provided in a separate platted tract and the setback for both principal and accessory structures may be reduced to 0'. 4. Zero Lot Line and Townhome Development means 3 or more attached units,typically one or 2 stories in height. 5. Other Multi-family means 3 or more units other than Zero Lot Line or Townhome Development,typically more than 2 stories in height. 6. Rear Setback for lots abutting Golf Course is 0'for both Principal and Accessory Structures. 7. The minimum floor area is not applicable to ALF or CCRC units. Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 6 of 14 5.1.2.B. Required Development Standards for Utility Sites and Structures: The required Development Standards for Utility Sites and Structures shall be as required by LDC Section 5.05.12, as applicable. 5.2 Village Center Context Zone The Village Center Context Zone includes 20.93+acres of land. 5.2.1.Allowable Uses and Structures The Village Center is mixed use in nature, allowing multi-family development, and neighborhood- scale commercial and office uses, and civic, governmental, and institutional uses. A minimum of 62,500 square feet and maximum of 80,000 square feet of neighborhood-scale commercial and office uses shall be provided. At a minimum, 8 retail or office establishments providing neighborhood-scale commercial and office uses shall be provided. A minimum of 25,000 square feet of civic, governmental and institutional uses shall be provided. 5.2.1.A. Permitted Uses • Multi-Family Dwelling Units subject to the applicable development standards set forth in Paragraph 5.1.2.A, Table 1.; and, • The following neighborhood-scale commercial and office uses, and civic, governmental, and institutional uses, as identified with a number from the Standard Industrial Classification Manual (1987), or as otherwise provided for within this section, are permitted by right, or as accessory uses within the Village Center. 1) Accounting and Bookkeeping services (8721). 2) Amusements and recreation services (7999—limited to bicycle sales and rental). 3) Apparel and accessory stores (5611 - 5699). 4) Auto and home supply stores (5531). 5) Banks, credit unions and trusts (6011 - 6099). 6) Barber shops (7241,except for barber schools). 7) Beauty shops (7231, except for beauty schools). 8) Child day care services(8351). 9) Churches. 10) Civic, social and fraternal associations (8641). 11) Computer and computer software stores (5734). 12) Dry cleaning plants (7216,nonindustrial dry cleaning only). 13) Drug stores(5912). 14) Eating places (5812 only). All establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to locational requirements of section 5.05.01. 15) Engineering,Architectural and Surveying Services (8711-8713) 16) Essential services, subject to Section 2.01.03. 17) Federal and federally-sponsored credit agencies (6111). 18) Food stores (groups 5411 - 5499). 19) Garment pressing, and agents for laundries and drycleaners (7212). 20) Gasoline service stations (5541, subject to LDC Section 5.05.05). Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 7 of 14 21) General merchandise stores (5331 - 5399). 22) Group care facilities (category I and II, except for homeless shelters); care units, except for homeless shelters; nursing homes; assisted living facilities pursuant to F.S. §400.402 and ch.58A-5 F.A.C.; and continuing care retirement communities pursuant to F.S. §651 and ch.4-193 F.A.C.;all subject to Section 5.05.04 of the LDC and limited to a maximum of 300 units in total in this SRA. 23) Hardware stores (5251). 24) Health services, offices and clinics(8011 - 8049, 8071, 8082, 8092, and 8099). 25 Household appliance stores (5722). 26) Insurance carriers, agents and brokers (6311 - 6399, 6411). 27) Legal services (8111). 28) Libraries (8231). 29) Mortgage bankers and loan correspondents (6162). 30) Paint stores(5231). 31) Passenger Car Rental (7514) 32) Physical fitness facilities (7991; 7911, except discotheques). 33) Public Safety Facilities and other governmental services including, but not limited to, fire, emergency management and law enforcement facilities, and public libraries (8231, 9221, 9222, 9224, 9229, 9111, 9121, 9131, 9199). 34) Real Estate (6531 - 6552). 35) Retail Nurseries, Lawn and Garden Supply Stores (5261). 36) Retail services - miscellaneous (5921 - 5963 except pawnshops and building materials, 5992-5999, except auction rooms, awning shops, gravestones, hot tubs, monuments, swimming pools,tombstones and whirlpool baths). 37) Elementary and Secondary Schools, Colleges, Universities, Professional Schools and Technical Institutes,public or private (8211, 8221-8222) 38) Tax return preparation services (7291). 39) Travel agencies (4724, no other transportation services). 40) United State Postal Service (4311, except major distribution center). 41) Veterinary services (0742, excluding outdoor kenneling). 42) Any other use which is comparable and compatible in nature with foregoing list of permitted uses, is considered to be a neighborhood scale commercial, office, or civic, governmental, or institutional uses, as determined by the Board of Zoning Appeals or the Hearing Examiner, pursuant to the applicable procedures set forth in LDC Section 10.08.00. 5.2.1.B. Accessory Uses 1) Customary accessory uses to residential multi-family development subject to the applicable development standards set forth in Paragraph 5.1.2.A, Table 1, including but not limited to pools,tennis courts, bocci ball courts, and other similar recreational facilities 1 facilities. 2) Uses and structures that are accessory and incidental to the permitted neighborhood-scale commercial and office uses, and civic, governmental, and institutional uses above. 3) Parking structures detached or attached, not to exceed 35 feet in Actual height. Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 8 of 14 5.2.2. Village Center Development and Design Standards 5.2.2.A. Required Minimum Yards (Setbacks) and Maximum Building Heights: ALF,CCRC&MULTI- NON-RESIDENTIAL AND DEVELOPMENT STANDARDS FAMILY ONLY MIXED USE BUILDINGS BUILDINGS PRINCIPAL STRUCTURES MIN.LOT AREA 20,000 S.F. 10,000 S.F. MIN.LOT WIDTH 100' 100' MIN.FLOOR AREA 700 S.F.Per Unita 800 S.F.for Commercial Units 700 S.F.for Residential Units MIN.SETBACK FROM OILWELL AND 20' 20' ENTRANCE ROAD' FRONT YARDS' 0 to 10' 12' MINIMUM SETBACK FROM A RESIDENTIAL 0' 20' TRACT MINIMUM SETBACK FROM A 15' 5' NONRESIDENTIAL TRACT MIN.LAKE SETBACK' _ 20' 20' MIN.PRESERVE SETBACK 25' 25' MIN.DISTANCE BETWEEN STRUCTURES 15 Feet or 1/2 Sum of BH, 15 Feet or 1/2 Sum of BH,whichever whichever is greater is greater MAX.BUILDING HEIGHT-ZONED 4 Stories NTE 50' 4 Stories NTE 50' MAX.BUILDING HEIGHT-ACTUAL 60' 60' MAX FAR(APPLIES ONLY TO ALF/CCRC, 0.45 N/A ACCESSORY STRUCTURES MIN.FRONT YARD(ALL) SPS SPS MIN.SETBACK FROM A RESIDENTIAL TRACT SPS SPS MIN.SETBACK FROM A NONRESIDENTIAL TRACT SPS SPS MIN.LAKE SETBACK' 20' 20' MIN.PRESERVE SETBACK 10' 10' MIN.DISTANCE BETWEEN STRUCTURES 10' 10' MAX.HEIGHT-ZONED&ACTUAL 35' 35' Table 2: Village Center-Required Minimum Yards Maximum Building Height Footnotes: 1. Tracts abutting the minimum required 25'wide landscape buffer(located in a separate platted tract adjacent to Oil Well Road)shall provide a front yard setback, measured from the abutting landscape buffer tract. Tracts abutting the project entrance road shall provide a front yard setback measured from the 10 foot landscape buffer tract adjacent to the entry road. 2. Except as described in footnote 1 above,front yards for parcels abutting a street or internal driveway shall be measured from the back of curb(if curbed)or edge of pavement(if not curbed).This excludes public roads. 3. The required 20' lake maintenance easement shall be provided in a separate platted tract and the setback for both principal and accessory structures may be reduced to 0'. 4. The minimum floor area is not applicable to ALF or CCRC units. S.P.S.=same as for principal structure;NTE=not to exceed;S.F.=square feet;BH=building height;N/A=not applicable Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 9 of 14 VI. EXCAVATIONS The following criteria shall apply to excavations within the Rivergrass SRA: (1) All excavation permit applications within the Rivergrass SRA and related Stewardship Sending Areas(SSAs)shall be reviewed as Development Excavation Permit applications. Within the boundary of the Rivergrass SRA and related SSA(s), fill material may be hauled from one construction site to another. Crossing County roadways from one area within the Rivergrass SRA or related SSA to another area within the SRA or SSA shall be acceptable under the Development Excavation Permit. (2)Fill may be placed up to, but not within,the edge of all conservation easements,preserves, and Water Retention Area(WRA's). VII. DEVIATIONS 7.1. Village Center Standards 1) A deviation from LDC Section 4.08.07.J.3.d.ii.p)ii) "General Parking Criteria," which states "The majority of parking spaces shall be provided off-street in the rear of buildings or along the side secondary streets.Parking is prohibited in front of buildings,..."to instead allow parking in front of buildings in the Village Center, when such parking is in support of a shopping center, as defined in the LDC, and which includes a grocery store. A Type `D' buffer per LDC at time of permitting will be required when parking is adjacent to or abutting a road. 2) A deviation from LDC Section 4.08.07.J.3.d.ii.q), which requires that the majority of parking be located in the rear of buildings and prohibits parking in the front of buildings except on street parking within the right-of-way to instead allow parking in the front, side and rear yards, when such parking is in support of a shopping center, as defined in the LDC, and which includes a grocery store. A Type `D' buffer per LDC at time of permitting will be required when parking is adjacent to or abutting a road. 7.2. Neighborhood General Standards (which apply per LDC Section4.08.07.J.3.d.iii) 1) A deviation from LDC Section 4.08.07.J.2.d.iii.f)iv),"Non-residential uses,"which states "the maximum square footage per[non-residential] use shall be 3,000 square feet and per location shall be 15,000 square feet,"to instead allow the Golf Club and Amenity Center sites and related uses to be a maximum of 30,000 square feet each. 2) A Deviation from LDC Section 4.08.07J.d.iii.e)ii),which states that in the case of"Multi- Family residential," "side yard setbacks shall be a minimum of 10 feet and rear yard setbacks shall be a minimum of 20 feet for the primary structure..." to instead allow for a side yard setback of 0 or 5 feet and a rear yard setback of 10 feet for zero lot line and townhome development, as set forth in Table 1: Neighborhood General - Required Minimum Yards and Maximum Building Height. 3) A deviation from LDC Section 4.08.07.J.2.d.iii.e)i) and LDC Section 4.08.07.J.3.d.iii, "Maximum Multi-family lot size," which requires that multi-family residential lots be limited to a maximum of 4 acres, to instead allow lot sizes for multi-family to exceed 4 Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 10 of 14 acres, when located within one-half('/2) mile of the Village Center Boundary and limited to sites 25 acres or less. 7.3 Transportation Standards 1) A deviation from LDC Section: 6.06.01.J, "Street System Requirements,"which states that "Cul-de-sacs in excess of 1,000 feet shall not be permitted unless existing topographical conditions or other natural features preclude a street layout to avoid longer cul-de-sacs,"to instead allow the maximum permanent cul-de-sac length to be 1,200 feet as measured along the center line of the right-of-way from the intersecting right-of-way center line to the end of the cul-de-sac right-of-way. 2) A deviation from LDC Section 4.08.07.J.1.b. "Figure(s) 5, 6, and 7, Local Street (Neighborhood General" for cross-sections requiring 5-foot-wide sidewalks on both sides of a local street,to instead allow for a 10-foot-wide sidewalk or multi-use pathway on only one side of such street only where residential development is located on only one side of the street. 3) A deviation from LDC Section 4.08.07.J.1.b(6), "Figures 5, 6, and 7, Local Street Neighborhood General,"which requires a 6-foot-wide planting area between the travel lane and the sidewalk, to instead allow for a 5-foot-wide planting area in the same location for local roads within the project in Neighborhood General. In such cases, either a root barrier or structural soil shall be utilized. If the option of structural soil is utilized, a minimum of 2 c.f. of structural soil per square feet of mature tree crown projection shall be provided. 4) A deviation from LDC Section 4.08.07.J.3.d.ii.q), which requires that the amount of required parking in the Village Center "be demonstrated through a shared parking analysis submitted with an SRA designation application..." and be "determined utilizing the modal splits and parking demands for various uses recognized by ITE,ULI or other sources or studies..." to instead allow the parking demand analysis to be submitted at the time of initial Site Development Plan(SDP) or, at the discretion of the County Manager or designee, at the time of a subsequent SDP or SDP Amendment, in order to allow for a more comprehensive parking demand analysis based upon the mix of uses at the time of the initial SDP or subsequent SDP or SDP Amendment. 7.4 Sign Standards 1) A deviation from LDC Section 5.06.02.B.5.a, "On-premises directional signs within residential districts,"which requires on-premise directional signs to be set back a minimum of 10 feet from the edge of the roadway,paved surface or back of the curb,to instead allow a minimum setback of 5 feet from the edge of the roadway, paved surface or back of the curb, limited to signs internal to the SRA only. This excludes signage along County owned roadways. 2) A deviation from LDC Section 5.06.02.B.6, "On-premises signs within residential districts,"which allows"two ground signs with a maximum height of 8 feet at each entrance to a multi-family or single-family development,"to instead allow a maximum height of 12 feet for such signs, limited to the two primary project entrances from Oil Well Road (not including access points to the Village Center Tract). Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 11 of 14 7.5 Landscape Standards 1) A deviation from LDC Section 4.06.02.C.,Buffer Requirements, "Types of buffers,"Table 2.4 Information,Footnote(3)which requires"Buffer areas between commercial outparcels located within a shopping center, Business Park, or similar commercial development may have a shared buffer 15 feet wide with each abutting property contributing 7.5 feet", to instead allow a shared buffer 10 feet wide with each abutting property contributing 5 feet. 7.6 Other Deviations 1) A deviation from LDC Section 4.05.04.G, "Parking Space Requirements," which requires 1 parking space per 100 square feet for recreation facilities(indoor)sports,exercise,fitness, aerobics,or health clubs to instead allow for parking for the Golf Club and Amenity Center sites to be calculated at 1 space per 200 square feet of indoor square footage, excluding kitchen or storage space. 2) A deviation from LDC Section 3.05.10.A.2. — "Location Criteria," which requires that "LSPA [littoral shelf planting areas] shall be concentrated in one location of the lake(s), preferably adjacent to a preserve area," to instead allow for required littoral shelf planting areas to be aggregated in certain specific development lakes, including the development lake and WRA system that runs along the eastern perimeter of the SRA. 3) A deviation from LDC Section 5.03.02.D.1, "Fences and Walls, Commercial or Industrial Zoning Districts," which states that fences or walls in commercial or industrial areas are limited to a maximum height of 8 feet,to instead allow a maximum height of 10 feet. 4) A Deviation from LDC Section 4.03.08.C, "Potable Water System," which states "separate potable water and reuse waterlines...shall be provided...by the applicant at no cost to Collier County for all subdivisions and developments" and "Reuse water lines, pumps, and other appurtenances will not be maintained by Collier County," to instead allow for such facilities and/or appurtenances to be conveyed to and maintained by Collier County. VIII. DEVELOPER/OWNER COMMITMENTS 8.1. Planning A. One entity (hereinafter the Managing Entity) shall be responsible for monitoring of the SRA,as may be required by Collier County,and until no longer required by Collier County. The monitoring and report shall follow the same procedures and requirements set forth in LDC Section 10.02.02.F, PUD Monitoring Report requirements. This entity shall also be responsible for satisfying all commitments set forth in the SRA Document and the Landowner Contribution Agreement dated between the County,the owners and the Managing Entity. At the time of this SRA approval, the Managing Entity is Collier Enterprises Management,Inc. 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, 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 Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 12 of 14 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, if applicable, an acknowledgement of the commitments required by the SRA Document and the Landowner Contribution Agreement by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity will not be relieved of its responsibility under this Section. When the County determines that the SRA Document commitments and the Developer Agreement commitments have been fulfilled, the Managing Entity shall no longer be responsible for the monitoring of this SRA. B. 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. C. All other applicable state or federal permits must be obtained before commencement of the development. D. Owner shall provide an annual SRA monitoring report, in a form similar to a PUD monitoring report,identifying the number of residential units constructed by type within the SRA, and amount of retail, office, civic, government, and institution square footage constructed within the SRA. The Report shall also address whether or not or to what degree the Developer Commitments contained herein and in the Landowner's Contribution Agreement have been satisfied. 8.2. Environmental A. The Developer shall adhere to the Florida Fish and Wildlife Conservation Commission Black Bear Management Plan, as applicable. The informational brochure created by the Florida Fish and Wildlife Conservation Commission(FWCC)and titled"A Guide to Living in Bear County" will be distributed to future homeowners and construction/maintenance personnel. Residents will be provided with information on how to secure their garbage containers to discourage bears from foraging in trash receptacles and the project will utilize bear-proof dumpsters in locations to be determined at the time of Site Development Plan (SDP) approval. 8.3. Transportation A. Intensity of uses under any development scenario for the SRA is limited to a maximum of 1,978 two-way, unadjusted, average weekday pm peak hour total 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. B. The Owner shall convey to Collier County, at no cost to Collier County, an easement in a form acceptable to Collier County to accommodate a transit stop and shelter within the SRA at a location agreed to by the Collier County Public Transit Division Director. As part of the site improvements authorized by the initial Site Development Plan within the SRA,the Owner shall,at its sole expense, convey the easement and install the shelter and related site Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 13 of 14 improvements for the transit stop, utilizing a design consistent with established CAT architectural standards or consistent with project architectural standards if agreed to by CAT. C. No more than 1,750 dwelling units will be issued certificates of occupancy until a minimum of 30,000 sq. ft. of the neighborhood retail and office uses have been developed and issued certificate(s) of occupancy. 8.4 Parks and Recreation A. The SRA shall include a minimum of one (1) children's playground that conforms to appropriate ASTM standards, which shall be a minimum of 2,500 square feet in size. The playground shall be located in the Amenity Center Tract depicted on the SRA Master Plan. 8.5 Other A. Street trees will be provided throughout the Village in locations required by LDC Section 4.08.07. Such street trees shall be spaced forty feet (40') on center and shall have a minimum average mature canopy spread of twenty feet (20') or alternatively, for species with an average mature spread less than 20', street trees shall be spaced a distance equal to twice the average mature spread. Rivergrass Village SRA Document Post CCPC Clean [SRA-PL20190000044] (11-13-2019) Page 14 of 14 AREA ADDED TO PROJECT DUE RIVERGRASS VILLAGE SRA LAND USE SUMMARY TO THE BIG CYPRESS PARKWAY SYMBOL DESCRIPTION 1 ACRES R.O.W.EXPANSION REQUESTED NEIGHBORHOOD GENERAL CONTEXT ZONE BY COUNTY STAFF - NEIGHBORHOOD GENERAL INCLUDES 156.53 Ac. -` GOLF COURSE 538.04 t. _ ROAD R.O.W. 105.06 zsn A»NE GOLF CLUB SITE&AMENITY CENTER 23.51 ------------- LAKES(Includes Aqua Range 14.63 Ac.) 230.54 - - LAKE M.E.&OPEN SPACE 65.88 PANTHER FENCE I PERIMETER BUFFERS 13.57 _ 3 ZONING NEIGHBORHOOD GENERAL CONTEXT ZONE TOTAL A-MHO-RLSAO VILLAGE CENTER CONTEXT ZONE 976.60 VILLAGE CENTER 1 20.93 - --- _ONAve ME SRA BOUNDARY TOTAL 997.53 POTENTIAL FUTURE DENOTES HT CU-0RRENTFWAY ANDNOT IN SRA.FUTURE COUNTY I I INTERCONNECTION ZONING WRA LAND USE SUMMARY ESTATES SYMBOL I DESCRIPTION I ACRES LAKE TRACTS(Includes L.M.E.) 124.38 -'-'-'--'-"-"-"-'-'-' _ WRA AREA TOTAL 124.38 NOTE: ZONING I -.". WRA LAND USE IS WITHIN SSA AND IS NOT INCLUDED IN THE SRA BOUNDARY. A-MHO-RLSAO i THE WRA AREA IS NOT INCLUDED IN THE OPEN SPACE CALCULATIONS. OPEN SPACE CALCULATIONS OPEN SPACE OPEN - ,- LAND USE ACRES PERCENTAGE SPACE ACRES LAKES 230.54 100.00% 230.54 SRA BOUNDARY LAKE MAINTENANCE - EASEMENT(L.M.E.)& 25' BUFFER 1 OPEN SPACE 65.88 100.00% 65.88 TYPE(D) N ` PERIMETER BUFFERS 13.571 100.00% 13.57 NI. ZONING NEIGHBORHOOD A-MHO-RLSAO GENERAL 381.51 20.00% 76.30 •/if? -.,.. 0011RGOAD R.O.W. 105.06 15.00% 15.76 OLF COURSE 156,53 100.00% 156.53 i GOLF CLUB SITE b A5EN NITY CENTER 23.51 30.00% 7.05 VAGE CENTER 20.93 30.00% 6.28 ' ,\ SPACE=35%.(349.14 Acj DENOTES 25'PERIMETER ill PROVIDED OPEN SPACE=57.33% BUFFER WITHIN UTILITY SITE \ Vimi' POTENTIAL FUTURE...".„.1 - ' INTERCONNECTION . II . " ACCESS FOR TSITE--; 100'R.O.W.DONATION PURPOSES ONLY 1 �� OR 4514 PG542 • 25'BUFFER ---TYPE(D)----- -- - -- '----------a - � ------- --- -- ----- --- • ]uA<NE - - _low EXIST.OIL WELL - - - ' ROAD R.O.W. 25'BUFFER , If(litII ;; TYPE(D) � ZONING A-MHO-RLSAO 31•Avere ::72:.,: '1.11111111111111111- - ,5111111114A)111111111111111:, 25'BUFFER TYPE(D) ;o=; ______� milimmo, ''s . ZONING ESTATES 1111111111111 -SRA BOUNDARY mA..NE ---_[� 1 -- E I ZONING a A-MHO-RLSAO a POTENTIAL FUNRE INTERCONNECTON _. - PANTHER L 0 _~...:... DISCLAIMER: THE MASTER PLAN IS CONCEPTUAL INTERNAL ROAD FENCE ALIGNMENTS,GOLF COURSE ROUTING,LAKE SITING u° AND CONFIGURATION OF DEVELOPMENT AREAS ARE SUBJECT TO MODIFICATION WITHIN THE RLSA o 250 500 S GUIDELINES AT TIME OF FINAL DEVELOPMENT ORDER. _- 720.sksi.1 COLLIER ENTERPRISES MANAGEMENT,INC. DEnmm BS AEA PRwca No.:14--00121-CY AGNOLI a 010S14, -eo..mw R... R2100ROM.,e.,A•--= RIVERGRASS VILLAGE DAM 0S/19 ACES FEE 12107Su,0 BARBER& 0 =Mg RAg...,..NO.nr..omewn.. NOP Au SETc Ran SONE SCALE 1,0001.17 IORAN SRA SUBMITTAL PLANS OVIO SCALE 10,41 BRUNDAGE,INC. N n.rueineem runners;Surveyors s landau.Architects sT, EXHIBIT(A) ,=..�._N-,,..e.,-,.,a®e "-. x0. WE REASONS 0. MASTER PLAN COLOR ,,,°xm 12107 rcr0 1 A °F s RIVERGRASS VILLAGE SRA LAND USE SUMMARY ; SYMBOL DESCRIPTION I ACRES ..../f.,,,.....,, .. NEIGHBORHOOD GENERAL CONTEXT ZONE -.w. , wE}}22 ,.•Met >2; NEIGHBORHOOD GENERAL INCLUDES 156.53 Ac. ..w > ��c.`, �\P,,�`3 •; GOLF COURSE 538.04 .., >4� X99 l,\ I 1 ROAD R.O.W. 105.06 ------____ ^___ :►; p',�.,' I -_,,,,,..0),,,..t GOLF CLUB SITE&AMENITY CENTER 23.51 -"-"- G�,i .'...... s>$G LAKES(Includes Aqua Range 14.63 Ac.) 230.54 : 'ar, ,..www '" ,Gu 1) �.........1 LAKE M.E.&OPEN SPACE 65.88 PANTHER FENCE ;��'•'""'".2, ,;y `G�i ��/,�///Z/. PERIMETER BUFFERS 13.57 I t."tz�` S4c7%%y7 ZONING NEIGHBORHOOD GENERAL CONTEXT ZONE TOTAL s`.:wrw� 7 A-MHO-RLSAO 976.60 , "i ?�T VILLAGE CENTER CONTEXT ZONE�' 'Pi u II!Ii!ii!ii!iiI VILLAGECENTER 20.93 --= _�•,.� MI ; •OZONl;`A ( SRA BOUNDARY TOTAL + 99753 POTENTIA_FUTURE >k,,A .:.rG,:Y` )I INTERCONNECTION �4,....wvwr..V'N.' (:'77 ZONING I t4``�n'� i°(�%b WRA LAND USE SUMMARY ESTATES ..� � i. SYMBOL DESCRIPTION ACRES t / ############ LAKE TRACTS(Includes L.M.E.) 124.38 ...v$ t L••, WRA AREA TOTAL 124.38 b NOTE: ZONING I 1,' 1,' WRA LAND USE IS WITHIN SSA AND IS NOT INCLUDED IN THE SRA BOUNDARY. I�i� 1111) THE WRA IS NOT INCLUDED IN THE OPEN SPACE CALCULATIONS. A-MHO-RLSAO I <� y� �. � OPEN SPACE CALCULATIONS , r l ..row OPEN I � g 0�y LAND USE ACRES OPEN SPACE SPACE I P``o. •V S', 'v. _ PERCENTAGE ACRES W. ,4 I D•� i,°i.: e LAKES 230.54 100.00% 230.54 `�-`.:.' , i SRA BOUNDARY LAKE MAINTENANCE �i�,� `;- i�z EASEMENT(L.M.E.)& 25' BUFFER I ,doA`,�.,Ps Ht.-mid-1M}�};7,{� ��� 'OPEN SPACE 65.88 100.00% 65.88 Liwa,s�'. TYPE(D) F`imiliuv-p�u,,e-pec? C,j�',4.A.A.j",t.�'......1 I PERIMETER BUFFERS 13.57 100.00% 13.57 y%� ` '�-'��'rf-SPyi>? `�`>' NEIGHBORHOOD. ��s.w►�{ys �;,v,���$j1'��•• ZONING�T�N`�o y '',,pf+�.+7�>y j� �� GENERAL 381.51, 20.00% 76.30 A. ?ti � r , i ROAD R.O.W. 105.08 15.00% 15.76 L'3"'w�t+ �+w„„N ;p��,ww, ,,;.,,,,z,4„ � �p�Z�j� GOLF COURSE 156.53 100.00% 156.53 I i `�5V4 y� ' . �4V 7J..� 1 GOLF CLUB SITE& 1,,O.1..............t (�!����vrw,�,� �q w,.w.�y�5' AMENITY CENTER 23.51 30.00% 7.05 I .`w *,. .A,`8j''ra.,,,A../O-r��J,�..••••••2\74. •,`i> :VILLAGE CENTER 20.93 30.00% 6.28 w �`�. F fH '`a�5....r '4G..' �•i TOTAL OPEN SPACE )i.v........... /ryf+'4 r 3'ii��■i4 PROVIDED 571.91 k.=:".0$ ../ ` w � .T� MINIMUM REQUIRED OPEN SPACE=35%.(349.14 Ac.) DENOTES 25'PERIMETER , wiww�•'"'v �',.p`,�;reX.�iGw�' P Ii 1 PROVIDED OPEN SPACE=57.33% 14 BUFFER WITHIN UTILITY SITE �� E 4)rn ,wr,.,,,.� _ ,� �: _p �� ...:......_ 1� n ii: . llhh h.. is...-.i��*flhi i�UUk POTENTIAL FUTURE f,� �l �•• .• --•'••�" _,,,,�, •�, y.�,0>,,j,y', INTERCONNECTION i 'g j,, p .,,.&, `�-.L.�j�J ,•,..t...4,..•_:-.........s..7,..:,`: � �Q.'„`�. 5�`:�. ACCESS FOR UTIDY SITE----I l V""'•'.' • - a4aWj t4i--�l '�.., ,tr. •! 100'R.O.W.DONATION ,,, vwwww. 'w',�."•w' w••.. ,.. l� S.. vw..yy���� in PURPOSES ONLY ' �� ,y`,';�e c ....• ww�.�.. ',•r••••&N, y %.., i�+�'•�i s OR 4514,PG542 ' . -...ww.w.0 `."".!•� www. '..= ""'Iw n pp i�s�4:tz �+.ww E T.��i 3}! 25'BUFFER I v �`` , o. ......... �� .CC ,-A J Xa•.wool._.,r,..Gi �.,. ; TYPE(D) .10,0_„....... I I I A 1 •;ak.ww :., 0 100'EXIST.OIL WELL I 1 :;:t<...„.4-4:41.. Et., ..w,0 7 , `, - ROAD R.O.W. 25'BUFFER , �IIIIIII�11111� A . " �-'�.. �•.. jy ' 'y %,,q."��� ....r.r....„ TYPE(D) 'id I1 I�I1 I�I1.. : ` =- , `� 0..--.1%i::::.::::•:-......._.:.::. '`� � ,�.. ..`... ... ` ,..:. .:.:%. ' `.w" ZONING ,K,,N,. 4 ll .>`° �Q,. *,, w.'�"'r A-MHO-RLSAO I �� amara*g W.... ..: �..., :•. 11110 ,off,, :.. .a••'.: - .4••::::1 ipir..... 25'BUFFER ' 4r :•y ds y`•?fC w..""""""".....r:''c::•:•:;: ���N>h JIJill 2N.Ave NE I-----_� .A �5;w:::__..nw��„li .„...-.4.4.4.................,./4",_ :•:: " ,•'/.::�, ‘,4,:'......' N •`.M.MV• Vii'..... N.....I `,• i ZONING `✓,o,.44:0`.....:-:•:•:•""!:. l 4„,/,;, 'AV-" •.'..-`:..w/� ESTATES ''r'::•:•...:•:;w/w.---wr�'�••••'.o. --- o�`�'...ww._ .gr #m � w.�.I SRA BOUNDARY 2.x..,,E ___=-_� .;:41"�,''C,:: . fq l ;1- - •11,15-,/ e' e 4S='• ''`: .-• I +- ` •-:-:- : 1 ZONING I`j � l✓ .) A-MHO-RLSAO of i iy'Oi�{�Gw POTENTIAL FUTURE .,.^^^'�"`^ ; hat 1 --- INTERCONNECTION .,_e... „- 4=fn, �w, i 5710th DISCLAIMER: � PANTHER THE MASTER PLAN IS CONCEPTUAL INTERNAL ROAD n. FENCE ALIGNMENTS,GOLF COURSE ROUTING,LAKE SITING AND CONFIGURATION OF DEVELOPMENT AREAS ARE 0 2�Oa 500 I SUBJECT TO MODIFICATION WITHIN THE RLSA GUIDELINES AT TIME OF FINAL DEVELOPMENT ORDER. GNOII ,...r.r...a.ronn.... VW' COLLIER ENTERPRISES MANAGEMENT,INC. ea - CY RIVERGRASS VILLAGE NATE 0'//1' ACAO OLE.12101SAA10 i ARBER Lk ,...om...:0......�r ux� n c.uz-, ,�x,. �P, ,...an,.a.Oam...�. SRA SUBMITTAL PLANS ° Osn. SCAM N/w� •BANDAGE,INC. • o ,...�N.a......a..r _ SAM"e ,, h°Tmi.nal Engine..,Plasmas,S'.e.,.e.Landscape ArcAnm. . . a.......-.........._.. nu EXHIBIT(A)OVG n mn. wmcx N/ '' ....-,�.....A.n...,a..". ".-" NO Ona assns° or MASTER PLAN BLACK&WHITE ,�.., 12107 ....2 ce 6 '.._ Y NMI" NOTES: 1. COLLECTOR AND ENTRY ROADS SHALL INCLUDE 4' WIDE BIKE LANES ON EACH SIDE. 2. ALL ROAD RIGHT-OF-WAYS SHALL BE 50'UNLESS eSt,An!!E ___-__-__-__= 50' I ; OTHERWISE NOTED. PANTHER FENCE o , %� 3. PROJECT SIDEWALKS WILL CONNECT TO FUTURE 60' IZONING PEDESTRIAN FACILITIES INSTALLED DURING OIL ' A-MHO-RLSAO WELL ROAD EXPANSION. I 80' 60' /,. 43,tiA.aSAE �''o.IIt l; 4. AT THE DEVELOPER'S DISCRETION,A 10-FOOT WIDE ---POTENTIAL FUTURE PATHWAY MAY BE LOCATED WITHIN REQUIRED INTERCONNECTION �' PERIMETER LANDSCAPE BUFFERS 25'OR GREATER r, IN WIDTH,PROVIDED THE REQUIRED PLANTINGS ESTATESZNING '; ARE LOCATED BETWEEN THE PROPERTY LINE AND THE PATHWAY,HOWEVER,IN SUCH CASES,THE — : l'\,, BUFFER WIDTH SHALL BE INCREASED IN WIDTH BY ZONING I 5 FEET ABOVE THE MINIMUM REQUIRED WIDTH. A A-MHO-RLSAO ` 10-FOOT WIDE PATHWAY MAY ALSO BE LOCATED '1 Iso' WITHIN PERIMETER BUFFERS THAT ARE LESS THAN I '' _ --i_) 25'IN WIDTH,HOWEVER,IN SUCH CASES,THE I BUFFER WIDTH SHALL BE INCREASED IN WIDTH BY U' 10 FEET ABOVE THE MINIMUM REQUIRED WIDTH. �• -_. _ , 25' BUFFER i , \ TYPE(D) I ` ZONING I rç \ AMHO.RLSAO I •F J � �1,, LABELS REFER TO RIGHT-OF-WAY ,7,- (( WIDTHS FOR ENTRY AND COLLECTOR DENOTES 25'PERIMETER I 5,' ROADS,ALL OTHERS ARE 50' BUFFER WITHIN UTILITY SITE , I I f %is ' --'4 ACCESS FOR UTIITY SITE---I WC4 / g D flfl ,j J:: _-_ TYPE(D) =- _C- 100' _____-__-__-_____-_____ __-___ t___ - __OIL WELL RD.__- --- Viva Ave NE 1—== —=_� 1 _ 1 100'EXIST.OIL WELLItatR.O.W. 25'BUFFER TYPE(D) L_____ILEP w '•� ZONING \ 70' ( A MHO-RLSAO I 70' ( �i 11 25'BUFFER TYPE(D) SIDEWALKS(TYPICAL) Lel, THROUGHOUT DEVELOPMENT I I 1' LEGEND ZONING I 50' /' ' ESTATES I � SIDEWALKS „,j ,. 1 I I 1r31 ZONING II I 1 ),, A-MHO-RLSAO POTENTIAL FUTURE I " INTERCONNECTION I I� /; © • I I � I DISCLAIMER: I '�'� THE MASTER PLAN IS CONCEPTUAL.INTERNAL ROAD PANTHER _-2 ALIGNMENTS,GOLF COURSE ROUTING,LANE SITING _ AND CONFIGURATION OF DEVELOPMENT AREAS ARE FENCE SUBJECT TO MODIFICATION WITHIN THE RLSA ® , GUIDELINES AT TIME OF FINAL DEVELOPMENT ORDER. 0 250 500 AGNOI] A.m.reo.n.... `' COLLIER ENTERPRISES MANAGEMENT,INC. "0 WE Fl 09 ''A'o-," BARBER r� �.e_,__e.... RIVERGRASS VILLAGEPOP q.x2 AC.nu: BRUNDAGE,INC. r" SRA SUBMITTAL PLANS . u::ems. RAN NaIo mal Eopm ,1'Iav:c,x,5.rny,o&Laad.opa Architects � �"�a n� „ k ' 0„,...........,......... EXHIBIT(A) 3 7w:.i sass e+ SRA MOBILITY PLAN ,'T 12107 �T 3 A .4 45th Aw NE 11 ZONING I A-MHO-RLSAO • aal A.erEM1I —__—_POTENTIAL FUTURE --.-- - - ' -.. ®LEGEND INTERCONNECTION j (FXX)DENOTES DEVIATION NUMBER LOCATION. ZONING j SEE SHEET 5 OF 5 FOR DESCRIPTIONS. ESTATES ZONING A-MHO-RLSAO i 1 I f SRA BOUNDARY II1. i I ZONING �', rAFF•1 rAl:f 1 A-MHO-RLSAO I rAl�vr 1� rAl�r- . Ie I" i I rAl v� •_ , , - _- POTENTIAL FUTURE.4.4,,„j VA III rR:Pa INTERCONNECTION 1 Il rireiki. rit461 .C1:) 'MN to tiI,14 I rAr)V] rALIM WEN • rA(:iva 1------ I 1.1.1 z 1 1 rlS:f'J I ( 1.2 ZONING {.. viovi A-MHO-RLSAO 1 I � nv,wrEl=::=-----; rA:11K1 IR-f1 T 1 j i '� i 1 I Irkill P/MIM �i rA cIfta - H:MNE I---_-_� ION ra:ya ZONING i to J EM rA:)f 7 NMI ESTA11E8 I i UM rAC a I I I .0 . t1.1P1 SRA BOUNDARY OMA.NE ___�-_ I tL:ia S'e ^'+w+-'+`' 1 I i ZONING Anl A-MHO-RLSAO I 1. POTENTIAL FUTURE I rim, - MINI INTERCONNECTION `tsbu ewe.�' -.7. L":". -- r DISCLAIMER: .. . THE MASTER PLAN IS CONCEPTUAL INTERNAL ROAD x I ALIGNMENTS,GOLF COURSE ROUTING,LAKE SITING AND CONFIGURATION OF DEVELOPMENT AREAS ARE 1!MI i SUBJECT TO MODIFICATION WITHIN THE RLSA D 250 500 GUIDELINES AT TIME OF FINAL DEVELOPMENT ORDER, AGNOII Marva ..,r.mtro.:ronu.ct,r, Mt' COLLIER ENTERPRISES MANAGEMENT,INC. 'Be nu.m1a-°'' BARBER& n•.ermsi..ow.rwas. RNERGRASS VILLAGE DOMED UTE One •G°tt.,,.r_1moi1rn num MAN BRUNDAGE,INC. ""�por......••"' SRA SUBMITTAL PLANS 0.4 PUN OGLE xi. PrnfcaionalE 5ss44,PL.wnn,Sum75,,&land.npu Architects a�en nri.,..•m.w,.rw�, nni EXHIBIT(A) WSE en naa NOM&DAANV I7T DM mne wmci oxnx:x/ ..,s..-..."Iran..,.,.:., "" o PAX KNOWS a. SRA MASTER PLAN W H DEVIATIONS ,.x,, 12107 ..T 4 eF 4 DEVIATIONS: DEVIATIONS CONTINUED: 7.1. Village Center Standards 7.4 Sign Standards 1) A deviation from LDC Section 4.08.07.J.3.d.ii.p)ii)"General Parking Criteria,"which states"The majority of parking spaces shall be provided 1) A deviation from LDC Section 5.06.02.B.5.a,"On-premises off-street in the rear of buildings or along the side secondary streets.Parking directional signs within residential districts,"which requires on-premise is prohibited in front of buildings,..."to instead allow parking in front of directional signs to be set back a minimum of 10 feet from the edge of the buildings in the Village Center,when such parking is in support of a shopping roadway,paved surface or back of the curb,to instead allow center which includes a grocery store.A Type'D'buffer per LDC at time of a minimum setback of 5 feet from the edge of the roadway,paved surface permitting will be required when parking is adjacent to or abutting a road. or back of the curb,limited to signs internal to the SRA only. This excludes signage along County owned roadways. 2) A deviation from LDC Section 4.08.07.J.3.d.ii.q),which requires that the majority of parking be located in the rear of buildings and prohibits 2) A deviation from LDC Section 5.06.02.B.6,"On-premises signs within parking in the front of buildings except on street parking within the residential districts,"which allows"two ground signs with a maximum height right-of-way to instead allow parking in the front,side and rear yards,when of 8 feet at each entrance to a multi-family or single-family development,"to such parking is in support of a shopping center which includes a grocery instead allow a maximum height of 12 feet for such signs,limited to the two store.A Type'D'buffer per LDC at time of permitting will be required when primary project entrances from Oil Well Road(not including access points parking is adjacent to or abutting a road. to the Village Center Tract). 7.5 Landscape Standards 7.2. Neighborhood General Standards(which apply per LDC Section4.08.07.J.3.d.iii) 1) A deviation from LDC Section 4.06.02.C.,Buffer Requirements, "Types of buffers,"Table 2.4 Information,Footnote(3)which requires 1) A deviation from LDC Section 4.08.07.J.2.d.iii.f)ivl.`Non-residential "Buffer areas between commercial outparcels located within a shopping uses,"which states"the maximum square footage per[non-residential]use center,Business Park.or similar commercial development may have a shall be 3,000 square feet and per location shall be 15,000 square feet."to shared buffer 15 feet wide with each abutting property contributing 7.5 instead allow the Golf Club and Amenity Center sites and related uses to be feet",to instead allow a shared buffer 10 feet wide with each abutting a maximum of 30,000 square feet each. property contributing 5 feet. 2) A Deviation from LDC Section 4.08.07J.d.iii.e)ii),which states that in 7.6 Other Deviations the case of"Multi-Family residential," "side yard setbacks shall be a minimum of 10 feet and rear yard setbacks shall be a minimum of 20 feet for 1) A deviation from LDC Section 4.05.04.G,"Parking Space the primary structure..."to instead allow for a side yard setback of 0 or 5 feet Requirements,"which requires 1 parking space per 100 square feet for and a rear yard setback of 10 feet for zero lot line and townhome recreation facilities(indoor)sports exercise,fitness,aerobics,or health development,as set forth in Table 1:Neighborhood General-Required clubs to instead allow for parking for the Golf Club and Amenity Center Minimum Yards and Maximum Building Height. sites to be calculated at 1 space per 200 square feet of indoor square footage,excluding kitchen or storage space. 3) A deviation from LDC Section 4.08.07.J.2.d.iii.e)i)and LDC Section 4.08.07.J.3.d.iii,"Maximum Multi-family lot size,"which requires that 2) A deviation from LDC Section 3.05.10.A.2.-"Location Criteria," multi-family residential lots be limited to a maximum of 4 acres,to instead which requires that"LSPA[littoral shelf planting areas]shall be allow lot sizes for multi-family to exceed 4 acres,when located within concentrated in one location of the lake(s),preferably adjacent to a one-half(t4)mile of the Village Center Boundary and limited to sites 25 acres preserve area,"to instead allow for required littoral shelf planting areas to or less. be aggregated in certain specific development lakes,including the development lake and WRA system that runs along the eastern perimeter 7.3 Transportation Standards of the SRA. 1) A deviation from LDC Section:6.06.01.J,"Street System 3) A deviation from LDC Section 5.03.02.D.1,"Fences and Walls, Requirements,"which states that"Cul-de-sacs in excess of 1.000 feet shall Commercial or Industrial Zoning Districts,"which states that fences or walls not be permitted unless existing topographical conditions or other natural in commercial or industrial areas are limited to a maximum height of 8 feet. features preclude a street layout to avoid longer cul-de-sacs,'to instead to instead allow a maximum height of 10 feet. allow the maximum permanent cul-de-sac length to be 1,200 feet as measured along the center line of the right-of-way from the intersecting 4) A Deviation from LDC Section 4.03.08.C,"Potable Water System,' right-of-way center line to the end of the cul-de-sac right-of-way. which states'separate potable water and reuse waterlines...shall be provided...by the applicant at no cost to Collier County for all subdivisions 2) A deviation from LDC Section 4.08.07.J.1.b."Fioure(s)5,6,and 7, and developments"and "Reuse water lines,pumps.and other Local Street;Neighborhood General"for cross-sections requiring 5-foot-wide appurtenances will not be maintained by Collier County," to instead allow sidewalks on both sides of a local street,to instead allow for a 10-foot-wide for such facilities and/or appurtenances to be conveyed to and maintained sidewalk or multi-use pathway on only one side of such street only where by Collier County. residential development is located on only one side of the street. 3) A deviation from LDC Section 4.08.07.J.1.b(6),"Figures 5,6,and 7. Local Street Neighborhood General,"which requires a 6-foot-wide planting area between the travel lane and the sidewalk,to instead allow for a 5-foot-wide planting area in the same location for local roads within the project in Neighborhood General.In such cases,either a root barrier or structural soil shall be utilized.If the option of structural soil is utilized,a minimum of 2 c.f.of structural soil per square feet of mature tree crown projection shall be provided. 4) A deviation from LDC Section 4.08.07.J.3.d.ii.q),which requires that the amount of required parking in the Village Center"be demonstrated through a shared parking analysis submitted with an SRA designation application..."and be'determined utilizing the modal splits and parking demands for various uses recognized by ITE,ULI or other sources or studies..."to instead allow the parking demand analysis to be submitted at the time of initial Site Development Plan(SDP)or,at the discretion of the County Manager or designee,at the time of a subsequent SDP or SDP Amendment,in order to allow for a more comprehensive parking demand analysis based upon the mix of uses at the time of the initial SDP or subsequent SDP or SDP Amendment. DISCLAIMER: THE MASTER PLAN IS CONCEPTUAL INTERNAL ROAD ALIGNMENTS,GOLF COURSE ROUTING,LAKE SITING AND CONFIGURATION OF DEVELOPMENT AREAS ARE SUBJECT TO MODIFICATION WITHIN THE RLSA GUIDELINES AT TIME OF FINAL DEVELOPMENT ORDER. COLLIER ENTERPRISES MANAGEMENT,INC. AGNOU E 141:.-.o.e.03. 091LOW m OOP " RIVERGRASS VILLAGE "on. ""a uh norwA.. BARBER IL .xs...e. m ++ar,�m.+e NSETORAEH OE SCALE rmmin. w..�p.xm..rfrovEmagemE SRA SUBMITTAL PLANS 0n° 'SC.�."N, BRUNDAGE,INC. ,sw ws.�p.m�.6,rra,".� N Ovn. mII 'ET 2/A P.ofts "al EnN.rs.Mannasso..zyoaaIA"rupArzhitaa TENSE. ev SRA MASTER PLANIXBIATION DESCRIPTIONS V , 12107 6 °F a � a WCD w aCY " a ,-,- � L, = < <o w m W 0 ', $ r z o w w H n< u w U F-I- 18 I- )- H $' '1'4. ;1' z z ¢ o 'm I--a m V a 2 o 'm o 3z12 m a P o 0 0 X o o`w acs O1111 cf) o LLm ace 0 Oa ? cn °o .. � ' ~i ti ti \ 4,- Oa W o oZ \\ U� 11.1.1 0 0 `nom•° •L4 �NIf)2 111 /////�\ z re 2W J W ° &T ® 7°e QU' Q. 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Z O mU' O zn T 0 C/) 0 —1 � z - -a O CO c — . r mz oN :d A -�-I 0)) m = _G0 o w C Om m D c_W L.5-.L.5-.---1 xi O Z.O p (..) ,,,, o > =-, m E arm 00 D 73 R- z --/" =n m Z C =1 o • Si 0 —1 Z � C � o0 5 D -9 m Oc m = om c Q. LT �. fn m- p 1n cD 6 --1 Op -n co < Co 0 a" D - IX Opp r�. U) o Ca mcn O DRz = I- Porn 71mm > CD -10 -0 O _ Z m `'moi ..r, a O 73 0 C c G) o t-:,,, iTi m -n --1 n amcan 2. 0 O O z Q' I— � z E O z a �■ P 0 O oW o � 1 --1 0o cn o0 !� m 0 , Z rrnzp \,. t ro Cl K v a - � * Z m m Cr) F z D O O 1 0, � 7p mcnt. - ( D '0 Dm —1 71 mmm0 D o73 D zr wJ - 1 Ci) cn D r M O = v w W m0 , CO n Z <Z C/ ) 0 v)e y m --1 momO XIaI- mm Z rC--, � rD p z '<r „- (-) xi 0 a ,_-1 o0 m -< m = = 0 73 M m m "... 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O `s D o I- 2z o0z .. irl o Cu) < -I -0_TC m n C N0 O-n W Zooms ---I O n In o• O .1. -s ` m a Z mzm D taa �m D > -< cC ` k--- `r � mV -I D OD i- Ioocn � � a'm mym z p �1= m m O Ilk ( iD z r cn cn M Or = D Com V ` 2 xj MO m oo < Z V) OF m q , 0 = c0i O m = r m m Z D D 0z r 5� --< m = = 0 M m m 0 ,- m z) > O �-• • 73 Oz z = 0 m 2 77 Z D Z CD O 'a a r- N co CD -< w tJ 0 -o C ks -WG 0 - 5 co O r- D 2 z r� —10 D CCD e--h r m m -010 h+•'• ^a• CD 0 oo m s -1 o = 0 2 -' m c. Z O �mz D zm c w0 --I Pz ,L O r- -1 O 0 O 1" r1/3 -2 oN ' mj ctm = 0o z w 0 zOm m c_w -n D 0 m --1 > �� O 0o c o > sh --1 m EZD7 r m Z0 -n Z 0 � \ om� 1TI � � mO0 a �. —1 Op .n coDOp U) 0 2 . m = xj O D O z 3 r � m omD B rh m „ -rn -‹ (C1/) z �D --i � 7a Oz1 = 74" i Ccoo -( cn � m -1 -Si! rt 3) M- Om O C7 W m •-• 0 I— W p O z 00 D I\ M {1-1 M 0 5), Z 1:2:t M D 0r- O —I 0 , � ooLN . zZzm 0mm 0DK D > - FO t D z -lo ✓ FDomO N 1- -I mKCD 5 Dm _, , -ny �► m � m O 0 > •.. w � cn w D zD C!\ -I * D 7J r- o =0 D cnO DOm m m -W—< �\ Z < z V) 0 F.-i) - - m m = 0 = G) O . 1— mm Z xD D -0 r � r- 0D -< --17i co - � m 2 = 0 x m mm W C') r- m z 2 m 0 D D PO oc' z _ � m 'DGOSD CD /> a Cl) CDCD ca CD -< -0 OO =o su — r_ 03 n D -I n Cl)=D 0 cp - a = o m r- 0 = CD D r O co r rt O C7 corn �_ � � 70 = ". 3 rn CD w —I —1 O n n z � m ompC g ( 0 0 zz \ . m � � �O xi - *' e m oo 73 m0y • D zm m 0zz m Dr 0 m cn D m O 0o ZS m -< z pci r- W W -nm -< S. -Im m * 0iv 0 Z -n Z = -< ow Ca --1 0x _i m0_W ateCD . m p � m LD1'` C. o rn ; END " 1 p 0 -n Ii =� D Cl)C E 03 = � O = m -- ci .� r m XI -Imz V� m T -I^ Ei § E p 70 � = mom �r` C p X/ o c 0 = co O O = O pD C7 rm- � o O D ) z �� rt O m - z E Booz : -0. -moi v � m = gym �< v C) Z O o r --1 W p o T —1 O n y o Wit _ =10 D xi Rc.n m OZ 0 m Z �, , y* m zpci Illii, �� Cr) r -zI OW rn O o 0 I m � m CDD m m � � O oma 95 m m co m j._,,,,,,,ccn � � D m - cc z m ooo � * 0 „,,,14)-0 I— , 7 --I cmo 73 Dm m gym = < z ii) Coop -ZI m G) Cn -0 Ito = 0 Co D D r- m m Z p 1- m z r K O DDp mT' oo < _ � o Ea m z � z = o D P3 7-4I M 'CD a) CD P.frN cm CD -0 p CD I ' 1 = E. D cn ca /' 03 = 0 m r 0 r m r- 0 r-- F. =: D � oWm o OQ 0 Ca M � T � = — , rn - -zi m c � o - 9i Z OO mz 0 G cnz pmz 1 � -1 0 mG0' � ,') • 0 73Do b -▪ I x m -. z o i r�} 11)0 M Oo 70 m � y 0 zm m G' zz -n Dr- 0 m cn D m o -0 --I -I z i 0 -m -< o0r o0 CD -nZ = -< E73 CQ = 0 --1 m G'_w f o m 0. '--'n rn 70cnr () CD • 'O -I O O -n m =Ixi < D cn a- co = � O A =im 40 N Fi. � n` r TI m -7 --I m z ` o " - rn oho CD -1 o -0 O mz0 3 C CD O : 6/3 Cn 73 0 000 rt ✓ u) pO o6' z m z m� c -gy C7z- ° m = � OZ oW --1Wo n nOp i� -1 O Dr rn z0 � Z , mz 0 � m O zoo .. A,) D rz > c -1o O \ '� \�. Cn r -I -I O o '.� I ym -m-1 Dom M mm 0 oMZ 73 m (p N oCD D li m - C ' rn o * 0 0G) -13 m � xi o = cmn 0 _ D m m m = Z < z fn o -1 mG' Cn mO -D-i C) = GD' 0 DSD r- mm Zo1- s rn oz r Koo "'i r < -I -zio co (iia -- m = c cn M z -, cn 0 -1-1 z = r-- 0 > 1 CD D) m D MI3 a CCI CDcn •`- ; CD o o =CD rea n D co —10 DO CSD -p S p Ill r O ,-r 1- _-74m r- O- F- _+; CD 0 Dom 5 Kqu = \' -�\ 3 m -Z(-1 ---1 O 0 - Z n Zm c m S (-(1 m m � O cn00 Pmi1 Oz xi mG) D ',,► CI Dm Ill 0zz m r0 Ill cn > 0 xi 0 o c m1 -< -.r. , W .... :Cr- p 0 Z -n Z = C.C1 -"\, / � oW z0 C •-� z6, D CD = O c --1 m G�_ a. " = m p m ODD`► �' o Cq r0cn CD -2 -1 O O , m =I D to a- cn 1- � m P3 -O cm omcl 7 o rh M m - C/) o Opp (�� �� m c � c > zo v , 0 r cno O oc) z t m r z M -D-I W Z \40 173 T m = -cim v 0 z ,, � � -Z-1 0° � 0 -- 73 1 0 0 Cl) OD m OK Z � mz A.. > m 0 Z p p ^� Cl) r -I D -1 r Z C 71 m O o rin O r cDn m -1 D ,• m � m O omm ►. cn D m 0om � ocm o § pm mi7 o - lnp D rFA m Z Cl) o ' = --II m 0 c r O 2_1 C) _ 0 O D > D r mm Z 7' or m 0 z 1" K O D m - 0 r< < _ O -00 " 6 X m z conn C) z Z 0 D 71 ,a D CD D a CO CD Cl) •`° CO CD -0 O = r v uu co m CD 0 Cl) `C7 -7 — D u r- 0DF o () oQ CD C) o° m s � m73 = 3 0 z � m cc-i/5) q i O � z v om -zI � /� 0 0 ---1 m -r-,,G) -G '.5 " " ■ m m _i O « 07u ( .. 0. m- Oo ,'U m0y ci ym m G) zz -n r0 m Cn > 0 C pa -0 0 .-. m -G z r- co r- 0 s. ID m * 0N ri 0 Z m Z = -O< c7) Z O C --I Z cn D CD = OC mow Q o = m o � m ADD ""1 oo m = D N a- SD 00 = � O � A < m M -cn .0-- Xm omo n e� O 0 � = m `-0 o °° g 3 -"1 cn � xi 0 O V._... = 00 O DOxi -:m m .1 73z0 0 r ci) o O 102 m r,-T-' M Do° D -0 .n -n M -- c V .... O � W m mzN n -n O -Zj WOO o0 1 —1 On C1) � r' o r — , z0 Z omz ,' U D * m v z 0 0 Cn r -I -I_ C.) F Z c N Ow m � -4 I my m � DpN m n D m --1 D 0 -p -s O 1.- u) m IT-1 9D m cn r o * 0 m _ -� m v0 '0 m0 XII 0 ---ICi) D m m w m = < z Do° D --I m 0 CA m O I /s -. C) = 0 0 DSD I F- r- mm Z FJ, Or- D p z I- K O D r z �Wco m z __I 4 z = G) D 70 70 CD coCD - 2 a CC cn m co CD O v c ~' co• C •• �• 0. O n = ce„ SU 13 m � mni ,(4-,- >rO - ` CD > .3 — Op7m 5 ► 0 u m M -m,, 73 = \ . m 2. -i j cc—n o si C'7 cn " '` Z zcnmc m oZ = x' G') z `, � 0 y � m ozz (� ' cJ TI r 0 m cnD m e o -I _ --1 Z 11 -< z _pa 1- m v -- oO v D -1 O0 CO Z -n Z = -00< 3 zO c -1z & D CD = 0 c --1 m G7�' Q o m 0 � m nDD - , Ox aD � « N com O - m - • — � r Opirt m oW CD • O O I V - ." i I = oo 0 7JmL--"' o . O o ° 2 ; -n „ E c n Nig —i DC m = ern �, O Xju Z mzri ' is m O r --1 00 O0 o C l O = n Cn xRcosi o o - Q 0 , m 0 zcic a,, (D D F > coo OF' f� Ci) r -1 m_ ca �� 1( N CO Cf), 40 � Dm , ..f DoNA `� f M � O Dmm r m --4 .• cn wc 171 p = 0 ppm • - Dm m m = Z < z Cl) owy —I m0 CI) m0 -I 0 -i 73= c Co D > Q r m m Z _1730F CAo r ' 0 D m m W 11—--< m = O -WG m z � z = O D 73 70 Z "c; la) co CD mco CD = O =, -1 0 E 0 ii7 = '0 = O Ill rD 0 � D A � r- o� m ...1 CD O w m 3 m 0 CA m C O O �„ z pmz c Z r -nz O 73 > 0 Nth m T -3 --1 cn . , C moz = 36-) ' • (` 4 0 ›Z MD m Ozz 75- -n r0 m c) > o 3 O -ID � — --izm xi 00 W -m -GZ g Ei r rrn y_ O ^-•- •O 0D - * 0 CO r-9 Co Z m Z = -G w Z C -IzU, D CD o m Dy o "'1 O O m = > U) c ,� coo = x O X � m • a- Sy M m � -< • ocm„ o o ems- I O mo C WI- -‹ = MOT O 0 7> D N. r w o O D 0 z 0 m III- Z g D W > a T1 m g -i C Z ��... 5. ___■ O0 � W mzN Z 0TI c), — 1:15! p 2 P m o � Z � l > CI D * m 0 zoo . ii � D mO� C — � a n muk 1cnID -� = Om 17 > _ I Dp -N� c m ... mco „-, O � mm �- m 0 = 0 0 0 70 > m m gym = m0 cn cp -IN -1 mm °OD r m m z D D oz r- � O3 m -n03 U 1— C < -1 --I 0 -G -< m = z � cn 0 z = 0 D 73 "CD MI CD D CO cr •`° cm CD -0 0 CD v W C • = / m Q E = o m r- o `�° CD D �rn op° m o 1 C7 Dom -n ,• 3 m ccn —zi =i - oc ) ` mo • zn z ( m wc 16.govo i Oocn OG) 73 [ Pb c m m Oo 73 mG7y - Is z m m G) z z -n Oro m En > 0 O mo m -ztz .71 OW (.4 � r- O E -1m * WoT 9 0 Z -nz = -< W �, CO z0 C -iz „, > CD = 0 M maw O.rrlC o ° —IO O -•n m -I 70 < D co a- cn =I m _ m m omo C) > z0 O mz M D WDm 4:3"134:3"13n-n -1-1 E _, c mW mNO zzOr -1oT —1 ,nU) > 4,.-1 O r Z = O D :7 i, 1111 mOO -iD ••Z ND m z Crz D -c -� n r — �_ con " Dm mp �cD -' n m � m 0 omm • om D mc'—' � lib m o * 0 oc 55 _ r = ,-p 3 —Icmn V\ Dom m aim = II Z < z Cl) DODO m r' m m Z � pr- m oz r Koo - 73 oa '•< Z0M • - m = � c v 73 m z - cn 0 C--- 2 Z o > 7 �/ NI X Z Dn cfl D CD 'a 2 a 1- O cQ CD "< W .Zm) = a /=1 CIO C --<< 0 = p IY�i•. r z C co CD n 0 z -0 "0 CD = o m al 0 � r- r !]2 r- =II 0 Ib. 4111m c z ilk, 3 - m z (p J m z 0 z O mz D 2 r 0 O qv �- mz oN G) \-1 cnm = w 0o 61, ii D 2m m c � D 0 —I Q O O 0 c m c > ._,r- W 0 -I � m r -� D - m O � z-n Z ° ° o� C -I W CL CS- 1 Op � CODS Coi) n - NIJ 0 _ � O > oC •• 3 II- � m 7] emD 3 m r cn z m Ny -I OJD O - - m O 0 c o o rt O Q X = 'i'' �y p 0,71 C7 m 0 7• ITl m -I D u, m io cp Booz �� -71-1 -nom g m � 0 r , 0• ° c m n o -I on cno�' `' _ = o Docs z D z D ➢ -< � •' � CCI) W -I 73 O �O I m m m z = cu m mm O oD � � co 0 7ar M p D Cn o -•- 73 o co _ Z ITI< z C/) � (75 -I D --1 W , C7 = c O m = v, r m m Z D D oz 1-' *� � m = = m0 `' - m mm co 0 m z D 73y z m mz CD1:3 v m I CC C Co•`° CD C W C • Q. El =. v cn `E I 03 = 11 C,.._m O m D O q / e--F D 55 . r c-)r- r-r- -7 q O . m O CD n oom s Kau = 3 M cnc -zi X00 ! -. P • 0 2Cn m ((i) moc , Z cmi] z 0 omz 0 M v, O --1 z Z ■ rn � -zi 0 CCD , o 'mo � ... P M o z = X c z -- -- o m - > D ym m G-) 2" T1 r0 m ( > O _ �i 70 p O w m -< z --gyp .. m MW r") Z -n Z = -O0o < co (-\\(1Ca z o C -1 z v, D CD = oC -1 moW Q i, immm m � ,, � C - a -1 Op m = > ' � c Ti a coo = � O � -<-im -- - X m 73 O m p1- o iir 0 p't - -1-1 71 z CD -1 O C O � mnW C 3 . W --1 cn 0 .-.• = oo 7 730 zo I- ( p ° C G) z rt TI -r7 M -1 C z IN-I 'p C m -i m n OT (:)3 CO -Z-1 WO18 � o (� —1 OnCn Or4 _ , -1 0 D 73 av Oz __ Z 0 •m D • v 2. 00 F y m z CA 1- -zi D --I-Ioo 1. I mu' -ow m 0 .D D m --1 D p_� m � m O omm > oC D map O z )m o * p oom -0 m =p 7j p = Cn Pa Dm m 2m = Z < z cn o W D 1- mm Dr- �► Z o IHH r m z � 5 e0 , e • z = o D 7:1 :746 I F Al CD 2 D -a a Ca cn -- 22 CD c = Cl)n CO 03 0 _ - . — = 0 m r- 0 �. ` 7'-' R.f. > r 0001-1-7 OCD 09 0 Wm I. � � 33 = rn c) —l _I OC7 0 zv)- m cPnrnpcC� Z vornz O Mno —1zz o O 9m � D �m «cnG) m o m ,-p m Q zDc...m G) v'r 0 D m Z Z -n r0 m CnDn O pa OA) m O --( z o D W N • , E (^ Z -n Z m -WGw \ii z C -12 c71 D CD QC Qw , m= x � mr-mnD rn C.C./) c \ ' o nCL cn CA = CT aa, O -i m CT ' � m - 0Ocmo op el., m Q -1= o 2 o▪ x C me =_ m oo nZo 0 O oQz 8' 13 1 -Im� � m J(� V - Iom _ O w Z m h o 0 "TI rwWp -Io • o w ro = O > 70 - cs, Dm C7 Zoo ,= z xj C o N) -p 7>1 > p a .1 n �� � � O omX rn J > mom D mWp Cl) --IW 0 02 rn O * 0 005-5 'O ,p o cmp mD m < zC ) 0 M D (...n—I m Cn m0i 0 1< n = O DDD I— mm Z o1- rn oz r moo . 0- I � n � '.< m = cFn m z -- ■ cn 00 z 2 Q > c,3� Xi Z z o aCC r- CD CD cQ CD -‹ W m o /= C ' m n - ii E D 20 CO ` SU -v - 13 =o m n rt CD 1— m r- -I O =+ CD D � � . 3 o I' C) W m - C) zcn m O mz 0 zm . 0 g cn O --1 p. z • -0 -1 O co , ` „ r mz div , I -m 70-1 m = 0 Bo M Oo W cin 0 m m c W -n Dp m .HD , O -o --I z Cl) ` 70 o,--- r W W O O� > V - -Im g > Em D z 5 m Z 0 = 0 0 CD --1 070 � D-Ioo -2 = = 0 m = --I (-2-c<3 -. o- - C2. -1 op -. o D70 Cl) c, ma i j rm- cn z m C� -1 m0 -n 0 - _ m .. 3 O 70x OC cor" cn T m -1 C7 Amo -tea O I- cnp O z00D n m Oz . - m g � o \ � W zO .9OOo /V [1 %, m OO Z -D -10 y 1m D -Hom 0 V,. z Cl) r-- —I S � 1 mm m Z � -I CD `.. > m ,_..1 -ImD 71 m Cf) m O O D Z r cn � r 0 m i "0 Or = 0 - m o m Cl z xi < z Cm/) o c-) m0 cn Fii --I 0 _ G) O mm r m m Z D mD oz . �I-- 55 � o > -‹ gym I- c < --1 r_1,1 - m = = p /'D 73 m mm cn 0 Pm z = m 0 D D z _ � m Z z O 'a a a CO E N CD CD -CI 0 W 73 . c. i \ SU CL r zc CQ . + c) D G-) z G 70ccs ► e-1- -� n m 0 CD r m � r -10 = 3 0 W m M - 1 DZ m mcnz =-1C +I -1 s Z mm Oz D zm 0 -v ren p co b . r mz div M .-1 --I z o --i cn z = o ` --� M y Zo m cW i -n Do m --1D O 0 i wO> r co p ' 171 m E D i m 0 > 7J Z =n CO z m Z ° =1m o (fl z 0 D C 0 Q c --i oC m = -1t•2<1 O. a M 7 � mOO cfl C CL —I Op -n o > � N o aao D O 2 cn O D O z a �..F. co mm ,-- � rnD rn � � ocnz t CD CD -I 0 OM 7' - cnn N O 0 zz C _ rt = Op o cmi) = o -2, ---10., Ill -fl --I nDmci O W m m7 n0Dz �. -n -n '5m0D ik 0 --I 'p C m n 0 No � W Oo O OrZ-Ix -nN --I o �' Ci)-1004, � o� W . =1 6 z0zm 0 Zm 0 D � c fl ' m Dom O r. c, W cp m m -1 7 I Dmm-iz-1viD .. • k rn m 0 D D � v mrr- m cE 0 cn o _ - co P3 ml,..... O M ?:1-i W _` Z z Cl) - mO Cl) -1 rzI pp r mm Z � D f oo -.0 = m c - m == = O r- m mm C i-/-5C) rm ` � . n 0 D N. 73 oz = m • 73 z D CD it) CD z o a-a aCC -< r Cl) CD co CD v -<0 C Ffi = o -a = o m 72 o 73 ra; e-�- mK r- -_I0 = CD � c 3 0 Wm -� — = 1► M E -, q � z 5 II Z 0 zv) m Omzz v m � y 0 s, w -I p z lr-� • -a -I O c o Ea m 70 -1 -I oo �, 01 . m pz 2 G� � ` 44 [...)4:;: s) CI DM m CO -n r- 0 m --I y O m -� zcn xi r-r W 0 O K • -71 m m > r _ O n D XR- A'' =n Z T -n Z 0 =1 � o � z o c o o i D v CD -•1 _ 0C ' I� � W Q c .� a -I o p -n CO > N- o 0 haa D' _ 73 O0Doo Cn 0 mCO m0u O - mm �. = �7 m O z z = O 0 C CG7o "I m _'I Cn /tea m -i .4CD . rt 00cAmp O M T1 - y cn r � o Ozw > m � z E0 � z ► �. —I 4Ummoo O � W Zoo -9 V' - O r m � ,, CD o _ o D oc73 1.\ v � -jo - z0 v > c - rH D mom 0 • tn I co m zK � 0 . r ccn D --I � Cn rn m m O O D Zr- - c om D mr -mv • 0 = v u 'l� W. 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